To create a zone that allows for mobile homes and related uses in a well planned and safe environment within Kamas City.

(Ord. 2015-04, 11/10/2015)

Editor's note— Ord. 2019-02, adopted Feb. 12, 2019, repealed § 15.12.020 which derived from Ord. 2015-04, adopted Nov. 10, 2015.

The following development standards apply to all new development in the zone:

Minimum Lot and Development Standards

(Ord. 2015-04, 11/10/2015)

Walls and/or fences in a mobile home park or district shall be erected with a type of material to be approved by the planning commission. If the mobile home park sides or backs upon a single-family residential district, a screening wall of not more than six feet shall be erected on the property line separating the districts. All fences along city streets will be required to be four feet.

(Ord. 2015-04, 11/10/2015)

The operation of any use permitted in this district is subject to the following standards of performance:

1.

All uses must be operated so that all practical means are used to confine any noise, odor, dust, smoke, vibration or other similar feature to the premises upon which they are located.

2.

Any light used to illuminate signs, parking areas, or for any other purpose shall be non-glaring, energy efficient and so arranged as to confine direct light beams to the lighted property by appropriate wattage and directional hooding.

(Ord. 2015-04, 11/10/2015)

Parking standards in KMC 15.25 also apply to the following on-site parking requirements:

(Ord. 2015-04, 11/10/2015)

All land, except for building areas, driveways, and parking areas, within the mobile home park shall be landscaped and maintained with trees, plants, shrubs, lawn and ground cover, specifically native and drought tolerant species.

(Ord. 2015-04, 11/10/2015)

1.

License and permits.

a.

No person shall construct, maintain or operate any mobile home park within the city limits without first obtaining a license for the mobile home park from the city office and a certificate of occupancy from the city building inspector.

b.

No person shall use, permit or cause to be used a mobile home which is structurally unsound, which constitutes a safety hazard, or which does not adequately protect its occupants against the elements. All structures must comply with current Uniform Building Code.

c.

No person shall construct, enlarge, alter, improve or convert any lands within the city limits for use as a mobile home park without first obtaining a valid permit for such work from the city office.

d.

In addition to any applicable regulations in this chapter, all development of mobile home parks shall conform to the procedures and standards set forth in KMC 15.18, Subdivisions of the Kamas City Land Use Ordinance.

2.

Inspections.

a.

The building inspector and/or city engineer shall make such inspections of the mobile home park, during development and upon completion, as may be necessary to determine satisfactory compliance with this and other applicable ordinances and regulations and shall take such steps as necessary to enforce compliance.

b.

The building inspector and/or fire marshal shall have the power to enter at reasonable times upon any private or public property for the purpose of inspecting and investigating conditions relating to the enforcement of this ordinance or regulations issued under it for the purpose of its enforcement.

3.

Certificate of occupancy.

a.

Upon the final approval by the building inspector that the newly developed mobile home park complies with all applicable city and state regulations, the building inspector shall issue the developer a certificate of occupancy.

4.

Physical requirements for mobile home parks.

a.

The soil conditions, groundwater level, drainage and topography of mobile home parks shall not create hazards to the property, adjacent properties or to the health and safety of the occupants. The site shall not be exposed to objectionable smoke, dust, noise, odors or other adverse environmental influences, and no portion shall be subject to predictable sudden flooding or erosion. The site shall not be used for any purpose which would expose persons or property to hazards of health or safety.

5.

Plans and lot placement.

a.

Mobile home parks within the city shall have acceptable lot markers for each individual mobile home lot. Lot markers for individual mobile home lots shall substantially conform to the depicted lot markers and lot size on the approved plan. The mobile home park owner shall have responsibility to ensure that lot markers conform with this ordinance.

6.

Lot markers.

a.

The limits of each mobile home lot shall be clearly marked on the ground by permanent flush stakes or other suitable means.

7.

Open space.

a.

Twenty percent of the gross area of any mobile home park shall be devoted to useable common open space. This open space and any other area not improved for parking, circulation, buildings, and mobile home sites shall be completely landscaped and maintained. Open space shall be provided on each mobile home lot in an amount equal to at least 20 percent of the lot area.

8.

Utilities.

a.

All utility lines to individual lots shall be underground. Risers for connections, meters and necessary service attachments which must be above ground shall be as uniform in appearance and as unobtrusive as possible.

9.

Water supply and distribution.

a.

The park culinary water supply system shall be connected to the city water system and shall be the only water system used. All water piping fixtures and other equipment shall be constructed in accordance with applicable local, state and federal regulations and shall be of a type and in locations approved by appropriate health agencies.

10.

Gas and electricity.

a.

Gas equipment and installations within the mobile home park shall be designed and constructed in accordance with applicable codes and regulations.

b.

All electrical wiring, fixtures, and other material or equipment shall be designed and constructed in accordance with applicable electrical codes.

11.

Telephone and television.

a.

When telephone or cable television service is provided, the distribution system shall be underground unless evidence can be presented demonstrating that such installation is impractical.

12.

Sewage disposal.

a.

Connections shall be made to a public sewage system. All joints shall be watertight. Provisions shall be made for sealing riser pipes on unoccupied lots.

b.

Surface drainage shall be diverted away from risers. Rims of risers shall extend at least four inches above ground elevation.

13.

Setback, yard size, separation of buildings.

a.

No two mobile homes shall have any point less than 20 feet apart, and all mobile homes shall be set back at least 20 feet from the lot line within the mobile home park. The minimum distance from the shorter dimension side of a mobile home to a boundary of the mobile home park shall be ten feet. The minimum distance from the longer dimension side of a mobile home to a boundary of the mobile home park shall be 20 feet. A strip of land at least ten feet wide surrounding the mobile home park shall be left unoccupied. All separations between lots and boundaries shall be landscaped and maintained.

14.

Skirting.

a.

Each mobile home shall be skirted within 30 days after installation in a mobile home park. Skirting shall be of aluminum or other durable and non-corrosive metal or other material so constructed and attached to the mobile home as to deter and prevent the entry of animals and to screen from view any materials that might be stored under the mobile home.

15.

Carports, awnings, patio covers, etc.

a.

All carports, awnings, patio covers or similar accessory structures shall meet all applicable city building codes, including building permit and inspection requirements.

16.

Individual structures.

a.

Freestanding or attached structures may not be located in any portion of the required open space on individual mobile home lots including the ten foot zone that shall surround the outside of the mobile home park. Any such structure shall be separated from any structure on any neighboring lot by at least five feet of open space.

17.

Streets and street lighting.

a.

All streets within a mobile home park will be private and maintained by the home owners association.

b.

Streets, drives, parking and service areas within the mobile home park shall provide safe and convenient access to dwelling units and supporting facilities and shall allow convenient access for service and emergency vehicles. Access to individual lots within the mobile home park shall be limited to streets internal to the park.

c.

Streets and roads shall have a minimum width of 40 feet, shall be durable, paved and be well drained under normal use and weather conditions.

d.

Adequate space will be provided for snow removal/storage within the trailer park.

e.

Lighting shall be designed to produce a minimum of 0.1 foot candles throughout the street system. Potentially hazardous locations such as major street intersections shall be illuminated with a minimum of 0.3 candles.

18.

Parking.

a.

Three off-street parking spaces shall be provided for each mobile home lot. The parking spaces must be located on the lot and must have a minimum area of 162 square feet for each space (9 feet × 18 feet).

19.

Inspection of mobile home parks.

a.

The building inspector and fire marshal are hereby authorized and directed to inspect the mobile home park, at least yearly by the first business day in June, to determine satisfactory compliance with this ordinance and the regulations issued hereunder.

b.

The building inspector and fire marshal, or their representatives, are hereby authorized to enter at reasonable times upon any private or public property for the purpose of inspecting and investigating conditions relating to the enforcement of this ordinance.

20.

Penalty and procedure for violating this ordinance.

a.

Any person or other entity who violates any provision of this ordinance shall be guilty of an infraction and shall be fined an amount not to exceed $1,000.00 for each offense and shall be required to correct the violation.

b.

Before issuing a citation for an infraction, the building inspector or other authorized person shall issue a warning notice, describing the alleged offense, the location, the ordinance or code section involved, and a statement of what must be done to correct the violation. The notice shall state the date by which such correction must be completed. Such date shall give five calendar days from the date of the notice, provided that a shorter time shall be specified if there is substantial immediate danger to persons or property. A longer time than five days shall be stated if there would be practical physical difficulties in completing the correction within five days and there is no emergency.

c.

Failure of the city to issue a warning as described in this section, shall not affect the validity of any prosecution for an infraction.

21.

Safety and fire protection.

a.

Mobile home parks shall be subject to the fire and safety rules and regulations as set up by the South Summit Fire Department.

b.

Mobile home parks shall be kept free of litter, rubbish and other flammable materials.

c.

Portable fire extinguishers of a type approved by the fire marshal or his authorized representative shall be kept in mobile home park service buildings and at all other locations designated by the fire marshal and shall be maintained in good operating condition.

d.

Cooking shelters, barbecue pits, fireplaces and stoves shall be located, constructed, maintained and used as to minimize fire hazards and smoke nuisance, both on the property on which they are used and on neighboring property. Installation of stoves and fireplaces must meet current building code regulations. Stoves must be UL approved for mobile homes. An inspection shall be made by the fire marshal prior to operation of such stoves and/or fireplaces.

e.

Fire hydrants shall be installed in accordance with all applicable fire and building codes.

22.

Responsibilities of mobile home park management.

a.

The person to whom a license for a mobile home park is issued shall operate the park in compliance with this ordinance and regulations issued hereunder and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair, in a clean and sanitary condition and in a manner free of fire hazards.

b.

The mobile home park management shall notify park occupants of all applicable provisions of this ordinance and shall inform them of their duties and responsibilities under this ordinance and regulations issued hereunder.

c.

The park management shall supervise the placement of each mobile home on its mobile home space, including securing its stability and installing all utility connections.

d.

The park management shall maintain a register containing the names of all park occupants.

23.

Responsibilities of mobile home park occupants.

a.

Mobile home park occupants shall comply with all applicable requirements of this ordinance and regulations issued hereunder and shall maintain their mobile home lots, facilities and equipment in good repair, in a clean and sanitary condition and in a manner free of fire hazards.

24.

Permit required prior to relocation and occupancy.

a.

A mobile home permit shall be required to move any mobile home into a mobile home park. Occupancy may occur after inspection and approval by the city building inspector.

25.

Conflict with state or federal law.

a.

Nothing in this ordinance or in its interpretation, application or enforcement shall act or be allowed to operate in conflict with any state or federal law.

(Ord. 2015-04, 11/10/2015)