It is hereby found that in order to protect and promote the public’s health, morale, convenience, safety and welfare, to preserve the appropriate character of each area within the sound principles of the zoning ordinance, it is necessary to provide for the licensing, regulations, permits and fees for the location and operation of mobile home parks within the jurisdictional area governed by the city’s zoning regulations.

(2005 Code, § 11-1101)

   For the purpose of this article, the following definitions apply unless the context clearly indicates or requires a different meaning.

   DEPENDENT MOBILE HOME. A mobile home which does not have a flush toilet and a bath or shower.

   INDEPENDENT MOBILE HOME. A mobile home which has a flush toilet and a bath or shower.

   LICENSEE. Any person licensed to operate and maintain a mobile home park under the provisions of this chapter.

   MOBILE HOME. A year-round, transportable structure which is a single-family dwelling unit suitable for permanent, more than 30 days of living quarters, more than eight feet wide and 40 feet in length and built to be towed on its own chassis with or without a permanent foundation when connected to the required utilities. This portable dwelling may consist of one or more units that can be telescoped when towed and expanded later for additional capacity, or two or more units, separately towable, but designed to be joined as one integral unit. Nothing in this definition shall be construed so as to include prefabricated, modular, precut dwelling units or these manufactured in sections or parts away from the site and transported thereto for assembly.

   MOBILE HOME PARK. Any area of land which one or more mobile homes are parked, connected to utilities and used by one or more persons for living or sleeping purposes. A mobile home parked in this area can either be placed on a permanent foundation or supported only by its wheels, jacks, blocks or skirtings or a combination of these devices. A MOBILE HOME PARK includes any premises set apart for supplying to the public parking space, either free of charge or for revenue purposes for one or more mobile homes, connected to utilities and used by one or more persons for living, or sleeping purposes and shall include any building, structure, tent, vehicle or enclosure used or intended for use as a part of the equipment of such MOBILE HOME PARK.

   MOBILE HOME SPACE. A plot of ground within a mobile home community or park which is designed for and designated as the location for only one mobile home and not used for any other purposes whatsoever other than the customary accessory uses thereof.

   NATURAL OR ARTIFICIAL BARRIER. Any street, river, pond, canal, railroad, levee, embankment or screening by appropriate fence or hedge.

   PERMITTEE. Any person to whom a temporary permit is issued to maintain an individual mobile home outside of a licensed mobile home community or park and in accordance with the provisions as hereinafter prescribed.

   PERSON. Any natural individual, firm, trust, partnership, association or corporation, whether tenant, owner, lessee, licensee, permittee, agent, heirs or assigns.

   VACATION TRAILER. A vehicle or structure equipped with wheels for highway use that is intended for human occupancy, but is not being used for residential purposes and is being used for vacation or recreational purposes only.

   ZONING ADMINISTRATOR. The legally designated inspection authority of the city or his or her authorized representative.

(2005 Code, § 11-1102)

   It shall be unlawful for any person to establish, maintain, operate or permit to be established, maintained or operated any mobile home park within the jurisdiction of the city without first having secured a license therefor.

(2005 Code, § 11-1103)

   (A)   It shall be unlawful for any person to park, place or abandon any mobile home upon any street, alley, highway or other public place or upon any premises or tract of land located within the jurisdiction of the city and which is situated outside of a licensed mobile home park without first having secured a temporary permit as herein required.

   (B)   The parking of one visiting mobile home in an accessory private garage building, or in the rear yard of any premises for a period not to exceed 14 days shall be permitted; provided that, the temporary permit for such shall not be renewed or another permit issued for such mobile home at the same location within the calendar year that such temporary permit was issued.

(2005 Code, § 11-1104)

   Sections 11-1103 and 11-1104 of this article shall not apply to the following:

   (A)   Emergency or temporary stopping or parking for 24 hours; however, all such cases shall be subject to any other limitations that may be imposed by other ordinances of the city relative to parking;

   (B)   Unoccupied mobile homes for demonstration and sales purposes only may be located within any district permitted by the Zoning Ordinance for such; and

   (C)   The storage of any unoccupied or uninhabited vacation trailer within the corporate limits of the city shall be permitted in the rear yard of any premises; provided that, all such storage is not in conflict with any other articles of this chapter, the zoning regulations or other pertinent ordinances of the city.

(2005 Code, § 11-1105)

   (A)   The annual license fee for each mobile home park shall be $1 for each mobile home space contained therein or a minimum charge of $15.

(2005 Code, § 11-1106)

   (B)   The cost of a temporary permit for each single mobile home as provided herein shall be $5.

(2005 Code, § 11-1107)

   All license fees, except temporary permit fees, shall be for the calendar year, shall not be prorated, and shall expire on December 31 of each year; provided that, a mobile home park license may be transferred to another person during the current year of such license upon payment of $5 to the office of the City Clerk.

(2005 Code, § 11-1108)

   Application for a mobile home park license or a temporary permit for an individual mobile home as provided and required in §§ 11-1103 through 11-1105 of this article shall be filed with the office of the Zoning Administrator.

(2005 Code, § 11-1109)

   The application for an initial mobile home park license shall be in writing, signed by the owner and shall include the following:

   (A)   The name and address of the applicant;

   (B)   The location and legal description of the mobile home community or mobile home park;

   (C)   A complete plan of the mobile home park in conformity with all of the requirements for such as contained in these regulations and the zoning and subdivision regulations of the city;

   (D)   Plans and specifications of all buildings, improvements and other facilities such as electrical wiring, water service pipes, gas service pipes and sewer service, constructed or to be constructed within the mobile home park; and

   (E)   Such further information as may be requested by the Zoning Administrator to enable him or her to determine if the proposed mobile home park will comply with all the requirements of this chapter, and any other ordinances of the city.

(2005 Code, § 11-1110)

   An application for a license to operate an existing trailer park shall be filed with the Zoning Administrator. The Zoning Administrator shall provide for the examination of the park and identify the conditions or facilities which do not meet the standards provided for in this chapter. The Zoning Administrator shall prepare an agreement setting forth any improvements required by this chapter. A license shall not be issued until the owner of the trailer park has signed an agreement with the city, agreeing to install improvements required by this chapter. Before any application as required by this section may be approved for a mobile home park, there must be recommendation from the Planning Commission approving the site, location design and layout of the mobile home park and conformity with this chapter. Upon the receipt of the recommendation for such from the Planning Commission, the City Council shall consider the application and approve or disapprove. Upon approval, the City Clerk shall be authorized to issue a license for such, upon payment of fee or fees as provided in these regulations. If such application is disapproved, the City Council shall advise the applicant in writing, the reasons for such disapproval.

(2005 Code, § 11-1111)

   (A)   The application for a temporary permit shall be filed with the Zoning Administrator and shall contain the following information:

      (1)   The name and address of the applicant;

      (2)   The location and legal description of the property or area upon which the mobile home is to be parked temporarily;

      (3)   The dates that the said mobile home will be temporarily parked;

      (4)   The license number of the mobile home; and

      (5)   Certification by the occupant, owner or tenant that all plumbing fixtures may be sealed by the Zoning Administrator or his or her representative. In the event that such plumbing is sealed, the owner or occupant of such mobile home shall not permit such seal to be broken, except by the direction of the Zoning Administrator or his or her representative.

(2005 Code, § 11-1112)

   (B)   All applications for a temporary permit as herein required shall be approved by the Zoning Administrator. Upon certification by the Zoning Administrator that the applicant for a temporary permit is in compliance with the provisions of this chapter, the office of the City Clerk shall issue the temporary permit upon payment of the fee hereinbefore provided.

(2005 Code, § 11-1113)

   Upon application in writing by a licensee for renewal of a license and after re-inspection by the Zoning Administrator of the mobile home park for conformance with the regulations of this article and upon payment of the annual license fee, the City Clerk shall issue a certificate renewing such license for another year.

(2005 Code, § 11-1114)

   All existing mobile homes or mobile home parks, spaces or areas not meeting the requirements of this chapter shall be declared non-conforming and shall not be permitted to add spaces or make any improvement inconsistent with the terms and conditions of this chapter and any such non-conforming mobile home park, space or area which is not operated for a period of three months, shall not reopen until the conditions of this chapter shall have been complied with.

(2005 Code, § 11-1115)

   Upon inspection of any mobile home park, the Zoning Administrator finds that conditions or practices exist which are in violation of any provision of this chapter or of any regulation adopted pursuant thereto, the Zoning Administrator shall give notice in writing to the person to whom the license was issued; and, unless such conditions or practices are corrected within 30 days, he or she shall give notice in writing to the person to whom the license was issued that the license has been revoked. Upon receipt of the notice of revocation, such person or persons shall cease operation of such mobile home park.

(2005 Code, § 11-1116)

   Any person whose application for a license has been denied or any person whose license has been revoked, may request and shall be granted a hearing of the matter before such body within three days following the day on which such notice was received or license denied and the city governing body shall hold such hearing within 21 days after the filing of such application. The filing of such application shall not suspend any order of the Zoning Administrator in denying an application for license, but shall suspend any order of revocation of said license until the matter has been determined by the city’s governing body.

(2005 Code, § 11-1117)

   A mobile home park may be located in any district as provided by this chapter.

(2005 Code, § 11-1118)

   Mobile home parks shall conform to the following requirements.

   (A)   Location shall be the same as contained in § 11-1116 of this article.

   (B)   Mobile home spaces shall be provided consisting of a minimum of 4,000 square feet for each space and which shall be clearly defined and marked.

   (C)   Each mobile home space shall be provided with a storage locker of at least 100 square feet of floor area; and there shall be no open storage.

   (D)   There shall be no additions made to mobile homes except those additions which shall not be in conflict with any of the provisions of this chapter.

   (E)   Mobile homes shall be harbored on each space so that there shall be at least a 20-foot clearance between mobile homes; provided that, with respect to mobile homes parked end to end, the end to end clearance may be less than 20 feet, but not less than 15 feet. No mobile home shall be located closer than 25 feet from any building within the mobile home park or from any property line bounding the mobile home park. No mobile home shall be located closer than ten feet from the curb line of an interior roadway.

   (F)   (1)   No mobile home shall have direct access to a public right-of-way. Off-street or off-roadway parking spaces shall be maintained on each mobile home space at a minimum ratio of two car parking spaces for each mobile home space. All mobile home spaces shall abut upon a private roadway at least 20 feet in width.

      (2)   No parking shall be permitted on any such roadway which is less than 30 feet in width.

      (3)   All such roadways shall have unobstructed access to a public street or highway; provided that, the sole vehicular access shall not be an alley and that all dead end roadways shall include adequate vehicular turning space or cul-de-sac.

   (G)   All roadways and walks within the mobile home park shall be all weather-surfaced, maintained and adequately lighted as per residential street lighting requirements of the city.

   (H)   A park and recreation area shall be provided having a minimum of 150 square feet per mobile home space; provided that, this requirement may be waived when the mobile home community is adjacent or within 400 feet of a public park or recreation area.

   (I)   All electrical distribution systems, plumbing systems and telephone service systems to each mobile home space, except outlets and risers, shall be underground. Each mobile home space shall be provided with a 115-volt and 230-volt service with a minimum of 100 ampere per individual service outlet.

   (J)   Outdoor laundry drying space of adequate area and suitable location shall be provided and equipped with necessary clothes lines and other essentials.

   (K)   Whenever master television antenna systems are to be installed, the complete plans and specifications for the system must be approved by the Zoning Administrator. Distribution to individual mobile home spaces shall be underground and shall terminate adjacent to the electrical outlet.

   (L)   A landscape buffer shall be provided not less than 15 feet in width and said landscape buffer shall be planted with coniferous and deciduous plant material along all edges of the mobile home park so as to provide proper screening for the park. The landscape buffer shall be properly maintained by the owner. A continuous population of deciduous and conifer trees must be maintained on all lots that will provide a 50% or greater overhead canopy when trees are at mature size.

   (M)   All mobile homes shall be secured to the ground by tie downs and ground anchors in accordance with standards of the state’s Department of Health.

   (N)   All mobile homes shall be clocked at a maximum of ten-foot centers around the perimeter of each mobile home, and this blocking shall provide 16 inches by 16 inches bearing upon the stand.

   (O)   Pad requirements shall be a hard surface of PC concrete or asphalt slab capable of carrying the weight and of sufficient length to support all blocking points of the mobile home.

   (P)   Each mobile home shall be skirted within 30 days after placement in the park by enclosing the open area under the unit with a material that is compatible with the exterior finish of the mobile home and is consistent with the quality of development of the park.

(2005 Code, § 11-1119)

   (A)   If independent mobile home spaces only are provided, no service building shall be required. Any mobile home park providing for dependent mobile homes shall have one or more service buildings constructed in accordance with the provisions of the Building, Plumbing and Electrical Codes of the city.

   (B)   Such service building shall:

      (1)   Be located 20 feet or more from any mobile home space;

      (2)   Be adequately lighted;

      (3)   Have the interior finished with moisture-resistant material to permit frequent washing and cleaning;

      (4)   Provide at least one lavatory, water closet and shower for each sex, one laundry tray, one slop water drain and hot and cold water;

      (5)   Have adequate heating facilities for the building and equipment which will furnish an ample supply of heated water during times of peak demands; and

      (6)   Have all rooms well ventilated, with all openings effectively screened.

(2005 Code, § 11-1120)

   (A)   The water supply shall be connected to the municipal water system and all plumbing shall be constructed and maintained in accordance with the city’s Plumbing Code.

(2005 Code, § 11-1121)

   (B)   Individual water service connections shall be provided for direct use by mobile homes and shall be so constructed that they will not be damaged by the parking of such mobile homes, or as required by the Zoning Administrator.

(2005 Code, § 11-1122)

   (A)   All plumbing in a mobile home park shall comply with state and local plumbing laws and regulations. Each mobile home space shall be provided with at least a four-inch sewer connection. The sewer connection shall be provided with suitable fitting so that a watertight connection can be made between the mobile home drain and the sewer connection. Such individual mobile home connections shall be so constructed that they can be closed when not connected to a mobile home and shall be trapped in such a manner as to maintain them in odor-free condition.

   (B)   Sewer lines shall be constructed with the approval of the Zoning Administrator and in accordance with the Plumbing Code and in accordance with the recommendation of the Zoning Administrator.

(2005 Code, § 11-1123)

   The storage, collection and disposal of refuse in mobile home parks shall be in compliance with the refuse disposal requirements of the city.

(2005 Code, § 11-1124)

   All electric installations shall comply with the electrical code of the city. Such electrical outlets shall be weather-proof. No power line, including service lines to the mobile home shall be permitted to lie on the surface of the ground. All power lines providing service to the parks shall be suspended at a height required by the power companies serving such park.

(2005 Code, § 11-1125)

   Natural and liquefied petroleum gas for cooking purposes may be used at individual mobile home spaces; provided, however, that, the installation is connected by copper or to other suitable metallic tubing and complies with the fire prevention code of the city.

(2005 Code, § 11-1126)

   (A)   Each mobile home community and mobile home park shall be subject to the rules and regulations of the city and the Fire Prevention Code.

(2005 Code, § 11-1127)

   (B)   Portable fire extinguishers of a type approved by the city shall be kept in service buildings and in all other locations named by the city, and shall be maintained at all times in good operating condition.

(2005 Code, § 11-1128)

   (C)   Standard fire hydrants shall be located according to city requirements.

(2005 Code, § 11-1129)

   Any person who violates any provision of this chapter or any provision of any regulation adopted by the city’s governing body pursuant to authority granted by this chapter shall, upon conviction thereof, be fined not more than $100 and each day’s failure of compliance shall constitute a separate offense.

(2005 Code, § 11-1130)

   In any case where a provision of this article is found to be in conflict with a provision of any zoning, building, fire, safety or health ordinance or code of the city, the more restrictive requirement shall apply.

(2005 Code, § 11-1131)

   If any section, subsection, paragraph, sentence, clause or phrase of this article shall be declared invalid for any reason whatsoever, such decision shall not affect the remaining portions of this article, which shall remain in full force and effect and to the end that the provisions of this article are hereby declared to be severable.

(2005 Code, § 11-1132)