It is the intent of this section to provide for orderly and creative development of mobile home parks, mobile home subdivisions and camper parks within the City of Lafayette. It is further intended that a high quality of design be encouraged with design standards and amenities provided that are equal to or greater than conventional single-family or multiple-family developments. These regulations are also intended to provide minimum safety standards for utilities, fire protection and protection from excessive winds.

(Ord. No. 1986-01, § 2, 2-4-86)

(a)

General. The provisions of this section shall apply to construction, alteration, extension, location, installation, use and maintenance of all mobile homes, mobile home parks, mobile home subdivisions and camper parks in the City of Lafayette. It shall be unlawful for any person to construct, alter, extend, install, use or maintain a mobile home, mobile home park, mobile home subdivision or camper park within the city that is not in compliance with this section.

(b)

Existing mobile homes, mobile home subdivisions, mobile home parks and camper parks.

(1)

Whenever a mobile home, mobile home park, mobile home park, mobile home subdivision or camper park was in existence in the City of Lafayette on the effective date of this chapter or was annexed to the city after the effective date of this chapter, and the mobile home, mobile home park, mobile home subdivision or camper park was in compliance with the applicable codes or ordinances then in effect, the mobile home, mobile home park, mobile home subdivision or camper park shall be legally nonconforming. If the existing mobile home, mobile home park, mobile home subdivision or camper park is proposed to be altered or extended, the expansion or alteration must be in conformance with this Section, however, the existing uses and locations may be continued or permitted by Section 26-26 of this chapter.

(2)

In the event that a legally nonconforming mobile home is removed from its location, whether within a mobile home park or elsewhere, said mobile home shall not be replaced or relocated except in conformance with the provisions of this Section. If the use of the mobile home, mobile home park, mobile home subdivision or camper park is discontinued for a period of twelve (12) consecutive months or more, the mobile home, mobile home park, mobile home subdivision or camper park shall not be occupied or used until it is in conformance with all applicable regulations in this Section.

(3)

If an existing mobile home is located on a lot within a mobile home park or outside a mobile home park and the lot is not large enough to meet the provisions of this Section, the mobile home shall not be replaced by a larger mobile home, but it may be replaced with a mobile home of the same or lesser size if otherwise permitted by this chapter.

(Ord. No. 1986-01, § 2, 2-4-86; Ord. No. 1987-02, § 17, 2-17-87)

The following permits and licenses shall be required:

(a)

Mobile home park and camper park license. A mobile home park or camper park license is required to operate and maintain a mobile home park or camper park in the City of Lafayette and no license shall be granted by the city council unless the mobile home park or camper park is in compliance with this Section, the fee for which shall be set by resolution.

(b)

Mobile home installer's license. A mobile home installer's license for the City of Lafayette is required for any person engaging in the business of installing mobile homes, the fee for which shall be set by resolution.

(c)

Building permit.

(1)

All buildings, utilities constructed, altered or repaired in a mobile home park or camper park shall be in conformance with applicable city and state codes and shall require a building permit prior to construction.

(2)

A building permit shall be required for installing individual mobile homes anywhere in the city, for tying down of a previously installed mobile home and for the construction of accessory structures.

(Ord. No. 1986-01, § 2, 2-4-86)

All new mobile home parks, camper parks and mobile home subdivisions shall be reviewed pursuant to the provisions of a special use application filed in accordance with the procedures and requirements of Section 26-15. Individual mobile homes shall be permitted only in approved mobile home subdivisions or mobile home parks, however, mobile homes conforming to the criteria listed in section 26-22-5 may be permitted on individual lots through the provisions of a special use.

(Ord. No. 1986-01, § 2, 2-4-86)

Mobile homes placed on individual platted lots must conform to the following criteria:

(a)

The mobile home unit shall be no less than twenty-four (24) feet wide and thirty-six (36) feet in length.

(b)

The mobile home unit shall be installed on a permanent, engineered perimeter foundation.

(c)

The mobile home unit shall have a brick, wood or a cosmetically equivalent exterior siding and a pitched roof.

(d)

The mobile home unit shall be certified by the "National Manufactured Housing Construction and Safety Standards Act of 1974", 42 USC 5401, et seq., as amended.

(e)

All appropriate provisions of the International Residential Code, as adopted by the City of Lafayette, such as snow load, wind shear and energy conservation measures shall apply to mobile homes.

(Ord. No. 1986-01, § 2, 2-4-86; Ord. No. 2007-53, § 2, 11-27-07)

It shall be unlawful for any person to engage in the business of installing mobile homes without first having been issued a valid mobile home installer's license by the city. Further, it shall be unlawful for any person to labor or work for compensation at the job of installing mobile homes without first obtaining a valid mobile home installer's license.

(Ord. No. 1986-01, § 2, 2-4-86)

(a)

Location. The mobile home park or mobile home subdivision shall be located on a well-drained site, and shall be located so that its drainage will not constitute a hazard or nuisance to persons, property or water supply in the immediate vicinity of the site. The site shall be free from marshes, swamps, or other potential breeding places for insects or rodents. Mobile home park and mobile home subdivision sites shall not be subject to undue flooding, fire or safety hazards and shall not be exposed to nuisances, such as undue noise, smoke, fumes or odors. The topography of the site shall be favorable to minimum grading, mobile home placement and ease of maintenance. Initial site grades shall not exceed eight (8) percent.

(b)

Site design. The site design shall provide for a desirable residential environment for mobile home residents which is an asset to the community and the neighborhood in which it is located. Site planning and improvements shall provide facilities and amenities which are appropriate to the needs of the residents; safe, comfortable and sanitary uses by the residents under all weather conditions; and practical and efficient operation and maintenance facilities at reasonable costs. Innovative and imaginative design shall be encouraged.

(c)

Minimum area required. The minimum area required for any mobile home park or subdivision is ten (10) acres.

(d)

Maximum density. The maximum gross density for any mobile home park or subdivision is seven (7) units per acre.

(e)

Recreation area and open area. Not less than thirty (30) percent of the total site area shall be used for common recreation facilities and landscaped open areas. All open areas and common recreational areas shall be in locations convenient to mobile home lots or spaces. Recreation areas may include space for community use facilities, buildings, swimming pools and tennis courts.

(f)

Mobile home setbacks and other miscellaneous requirements. The following regulations shall apply to mobile homes, attached structures, and detached accessory structures:

(1)

For mobile home subdivisions the following setbacks and regulations shall apply:

a.

A minimum side yard setback of seven and one-half (7.5) feet.

b.

A minimum separation between mobile homes of fifteen (15) feet shall be maintained.

c.

A minimum front yard setback of fifteen (15) feet.

d.

A minimum rear yard setback of fifteen (15) feet.

e.

A minimum of ten (10) feet from any point of the mobile home to the pavement of any access road, whether public or private, serving more than one (1) mobile home lot.

f.

A minimum setback of twenty-five (25) feet from the perimeter of the boundaries of the mobile home subdivision; except when abutting another mobile home subdivision or park, in which case, distance between mobile homes shall be fifteen (15) feet.

g.

On corner lots, the sight triangle requirement as defined in section 26-14-16 shall apply.

h.

An outdoor living and service area on the mobile home lot of not less than three hundred (300) square feet. Such area may include paved patio areas, but not vehicle parking areas.

i.

Paved driveways, the minimum width of which shall be ten (10) feet, shall be provided where necessary for convenient access to the mobile home lot.

j.

Garages shall be placed no closer than fifteen (15) feet from the back of a sidewalk, or the back of curb or road surface if a sidewalk is not present.

k.

Carports shall be placed no closer than fifteen (15) feet from the back of a sidewalk, or the back of curb or road surface if a sidewalk is not present. Carports have a minimum of two (2) adjacent open sides.

l.

The mobile home shall be attached to either a permanent or temporary foundation, as defined by the City of Lafayette building official, in accordance with plans prepared by a registered engineer providing for vertical loads, uplift and lateral forces in compliance with current building code in effect at the time of the installation.

m.

All transport features, such as hitches, tongues, axles and wheels shall be removed.

n.

Building height for the principal building and for all accessory structures shall be governed by the underlying zoning district and Table 26-B of this chapter.

o.

Nothing in this chapter, except the underlying zoning regulations, shall prohibit the construction of a conventional residential structure, such as stick-built or modular type structures, in a mobile home subdivision. Any such conventional residential structure shall comply with all of the regulations pertaining to the underlying zoning district.

p.

Legal nonconforming carports existing prior to January 28, 2011, may be converted into a garage subject to the approval of the planning director, who shall review and approve or disapprove such request based on the traffic sight vision clearance requirements for local streets as provided in Chapter 26 of the Lafayette Code of Ordinances.

(2)

For mobile home parks the following setbacks and regulations shall apply:

a.

A minimum separation between mobile homes of fifteen (15) feet shall be maintained, except that a separation of not less than ten (10) feet shall be allowed when mobiles homes are parked end to end.

b.

A minimum of ten (10) feet from any point of the mobile home to the pavement of any access road, whether public or private, serving more than one (1) mobile home space.

c.

A minimum setback of twenty-five (25) feet from the perimeter of the boundaries of the mobile home park; except when abutting another mobile home subdivision or park, in which case, distance between mobile homes shall be fifteen (15) feet.

d.

On corner spaces, the sight triangle requirement as defined in section 26-14-16 shall apply.

e.

An outdoor living and service area on the mobile home spaces of not less than three hundred (300) square feet. Such area may include paved patio areas, but not vehicle parking areas.

f.

Paved driveways, the minimum width of which shall be ten (10) feet, shall be provided where necessary for convenient access to the mobile home space.

g.

Garages shall be placed no closer than ten (10) feet from the back of a sidewalk, or the back of curb or road surface if a sidewalk is not present.

h.

Carports shall be placed no closer than ten (10) feet from the back of a sidewalk, or the back of curb or road surface if a sidewalk is not present. Carports have a minimum of two (2) adjacent open sides.

i.

The mobile home shall be attached to either a permanent or temporary foundation, as defined by the City of Lafayette building official, in accordance with plans prepared by a registered engineer providing for vertical loads, uplift and lateral forces in compliance with current building code in effect at the time of the installation.

j.

All transportation hitches and tongues shall be removed.

k.

Building height for the principal building and for all accessory structures shall be governed by the underlying zoning district and Table 26-B of this chapter.

l.

Conventional residential structures, such as stick-built or modular type structures, are not permitted within mobile home parks.

m.

Legal nonconforming carports existing prior to January 28, 2011, may be converted into a garage subject to the approval of the planning director, who shall review and approve or disapprove such request based on the traffic sight vision clearance requirements for local streets as provided in Chapter 26 of the Lafayette Code of Ordinances.

(g)

Minimum lot area and density:

(1)

The minimum lot or space area in a mobile home park or mobile home subdivision shall be five thousand (5,000) square feet for double-wide mobile homes and four thousand (4,000) square feet for single-wides.

(2)

Camper parks shall not exceed twelve (12) units per net acre.

(h)

Areas reserved for travel trailers, campers, motor homes and camper buses. If areas are to be provided within the mobile home park or mobile home subdivision for accommodation of travel trailers, campers, and the like, on a storage basis, such areas shall be provided in a location where the parking of such vehicles does not constitute a nuisance to other residents of the mobile home park or mobile home subdivision. Such areas shall be screened from view of the rest of the mobile home spaces or lots.

(i)

Screening. All mobile home parks or mobile home subdivisions adjacent to other residential uses, commercial or industrial uses shall be screened with a solid fencing, or landscape buffers along the property boundary separating the mobile home development from the adjacent use.

(j)

Windbreaks. Any mobile home park or mobile home subdivision located on flat open land, without natural barriers (such as hills, bluffs or large stands of trees) to strong winds shall be required to have windbreaks to protect mobile homes from the effects of such winds. Windbreak design and location shall be relative to known wind velocities and direction and to the existing and proposed topography and vegetation, and shall be subject to landscape review and approval by the city planning staff. One (1) or more of the following techniques shall be used to provide windbreak screening:

(1)

Landscape buffering. A combination of trees and "understory" shrubbing of dense deciduous or evergreen plant material, with mature shrub heights ranging from four (4) to twelve (12) feet; or clustered or row-planted tree and/or shrub hedging.

(2)

Earth berming, in combination with landscape buffering.

(3)

Fencing. Opaque (eighty-five (85) percent or more opacity), wood or masonry fencing. (Fencing, whether for screening or for windbreak purposes shall comply with building and zoning code requirements.)

(k)

Streets. The mobile home park or mobile home subdivision site shall have at least two (2) direct accesses to a public street or highway, and access roads shall be provided to each mobile home space or lot.

All streets and accessways providing ingress to and egress from the mobile home park or mobile home subdivision and circulation within the mobile home park or mobile home subdivision shall be constructed in accordance with specifications of the city engineer for public streets and public accessways, and shall be completed prior to issuance of a mobile home placement permit. All such streets and accessways shall include sidewalk, curb and gutter in accordance with city standards.

(l)

Walkways and lighting. Paved walkways at least four (4) feet wide shall be provided from all mobile home spaces or lots to service buildings and other community areas, and along all access roads and streets.

Pedestrian circulation areas shall be lighted at night by 7000-lumen lighting standards (equal to 175-watt mercury vapor bulbs) spaced no more than three hundred (300) feet apart, with a maximum light height of twenty-five (25) feet; or by other lighting methods producing an equivalent level of light at the ground.

(m)

Storage areas. Storage areas for boats, boat trailers, travel trailers, tent trailers, horse trailers and detachable pickup campers shall be provided within the mobile home park in an amount equal to one hundred (100) square feet per mobile home space. Such areas shall be screened from adjacent residential properties and public streets by means of opaque fencing or landscaping.

(n)

Off-street parking. Parking in mobile home parks and mobile home subdivisions shall be provided as required by Section 26-20 for single-family residences.

(o)

Blocking, skirting and tie-down requirements for mobile homes not on a permanent foundation:

General Requirements:

•Every owner and/or occupant of a mobile home within the city shall secure said mobile home against wind damage in accordance with the regulations of this Section.

•In case of mobile home parks or mobile home subdivisions constructed prior to the effective date of this chapter or annexed to the city after said effective date, the City of Lafayette Building Official shall have the authority to reduce the number of required tie-down sets upon presentation of adequate evidence that certain spaces are not subject to the wind forces upon which these requirements are based.

•All mobile homes shall be skirted with a skirting of rigid type material.

Tie-Downs:

•Each mobile home shall be provided with tie-downs to the main framing members of the mobile home as hereinafter described:

Length of mobile home: Up to 30 feet
Required tie-down sets: 2 sets
Number of anchors: 4

Length of mobile home: 30 to 50 feet
Required tie-down sets: 3 sets
Number of anchors: 6

Length of mobile home: 50 to 70 feet
Required tie-down sets: 4 sets
Number of anchors: 8

Length of mobile home: Over 70 feet
Required tie-down sets: 5 sets
Number of anchors: 10

•All ties shall be fastened to an anchorage as described by this Section and shall be drawn tight with one-half inch or larger galvanized, drop-forged turnbuckles or other equivalent tightening device approved by the building official. Turnbuckles shall be ended with jaws or forged or welded eyes. Turnbuckles with hook ends are prohibited.

•All cable ends shall be secured with at least two (2) u-bolt type cable clamps or other fastening device as approved by the building official.

•Cable used for ties shall be of either galvanized steel or stainless steel and shall be either three-eighths inch diameter (7 × 7—7 wires each) steel cable, or three-eighths inch diameter or larger (7 × 19—7 strands of 19 wires each) "aircraft" cable.

•If flat steel strapping is used, it shall be in accordance with Federal Specification QQ-S-781; i.e., 1¼ inches × .035 inches, Type 1, Class B, Grade 1. Zinc coating shall be a minimum of 0.30 ounces per square foot of surface. Breaking strength shall be a minimum of 4,750 pounds. (See Table II of QQ-S-781.) Any other material shall be at least equal to the above specifications in tensile strength and weather resistance.

•Steel bands used for ties shall terminate with a d-ring, bolt or other device that will not cause distortion of the band with the tensioning device attached.

•Sharp edges of the mobile home that would tend to cut the cable when the home is buffeted by the wind shall be protected by a thimble or other device that will prevent such cutting.

•Connection to the I beam shall be by a five-eighths inch drop-forged closed eye, bolted through a hole drilled through the beam. A washer, or equivalent, shall be used so that the beam is sufficiently finish plated through the hole.

•Other connectors or means of securing the cable to the beam of equivalent holding power and permanence are acceptable if approved by the Building Official.

Anchorage:

•Ground anchors shall be aligned with piers required by this Section. Said anchors shall be situated immediately below the outer wall if they are to accommodate over-the-home ties if this placement allows for sufficient angle for the anchor-to-frame connection.

•Steel rods shall be five-eighths inch minimum diameter with a forged or welded eye at the top. For deadman anchors, the bottom of the rod shall be hooked into concrete.

•Augers shall be of minimum diameter of six (6) inches (arrowheads, eight (8) inches) and be sunk to a depth of at least five (5) feet.

•Deadman anchors shall be sunk to a depth of five (5) feet, with a minimum vertical dimension of two (2) feet and a diameter of six (6) inches. Celled concrete blocks are prohibited.

•In lieu of the above, anchors to reinforced concrete slabs shall be of strength comparable to the above as may be approved by the building official. If this method is used, the weight of the mobile home must rest on the slab.

Piers and Footings:

•All piers shall be placed on footers of concrete with minimum dimensions of sixteen inches by sixteen inches by four inches or equivalent thereof as approved by the building official.

Piers shall be constructed of standard eight inches by eight inches by sixteen inches celled concrete blocks placed over the foundation with long dimension crossways to the main frame members and centered under them, with cells vertical. Pier heights shall be such that the mobile home will be located as close to the ground as possible.

•Piers shall be topped with a concrete cap of eight inches by sixteen inches by four inches.

•Hardwood shims shall be driven tight between the cap and the main frame to provide uniform bearing. They shall be four (4) inches or less in thickness and be wide enough to provide bearing over the top cap.

•Other types of piers and foundations of equivalent permanence and weight-bearing ability may be approved by the building official. The use of a heavy metal adjustment column, anchored to both frame and foundation, is recommended.

•Required piers shall be centered under each main frame (or chassis) member within five (5) feet of anchorage. The end piers shall be no farther than five (5) feet from the ends of the mobile home.

Cabanas and Awnings:

Cabanas, awnings and similar accessory structures, shall be secured by a row of support bars with a maximum spacing of twelve (12) feet at the outer edge. The posts shall be adequately secured to the roof and to the concrete patio or equivalent footing. Other adjacent structures such as storage bins, antennas, refuse containers, etc. shall also be secured and approved by the building official.

Alternative Tie-Down and Blocking Methods Permitted:

In the event a mobile home park owner or developer wishes to use different tie-down, block and anchorage systems than those specified herein, he shall comply with the following:

•The method and materials for tie-down pads and for securing the mobile homes to the tie-down pads must be designed by a professional engineer licensed by the State of Colorado and must be approved by the building official both for typical tie-downs and for each individual space as it is shown on the proposed final site plan.

•The approval by the building official must occur prior to the approval of any final mobile home park site plan by the city planning commission.

(Ord. No. 1986-1, § 2, 2-4-86; Ord. No. 1990-4, § 5, 4-17-90; Ord. No. 1991-31, § 14, 11-19-91; Ord. No. 1993-21, §§ 1, 2, 7-20-93; Ord. No. 1993-44, § 2, 10-19-93; Ord. No. 2001-9, § 16, 3-20-01; Ord. No. 2007-53, § 3, 11-27-07; Ord. No. 2011-02, §§ 1—4, 2-1-11; Ord. No. 2019-06, § 3, 2-19-19)

(a)

All accessory structures shall be constructed and maintained in accordance with applicable local and state zoning and construction requirements. They shall be structurally sound, constructed to facilitate cleaning and maintained in good repair.

(b)

All porches, landings, stairs, or other platforms shall comply with the International Residential Code, as adopted by the City of Lafayette.

(c)

Attached structures shall maintain the same setbacks required for a mobile home.

(d)

Except as specified in section 26-22-7(f) of this chapter, detached structures shall be placed no closer than five (5) feet from a side or rear lot or space line and twenty-five (25) feet from a front lot or space line or street. A minimum of five (5) feet shall be maintained between the mobile home and the accessory structure.

(Ord. No. 1986-01, § 2, 2-4-86; Ord. No. 2007-53, § 4, 11-27-07)

(a)

The storage, collection and disposal of refuse, waste, and recycling materials in a mobile home or camper park shall be so conducted as to control odors, rodents, insects, accidents, fire hazards, air pollution, or other nuisance conditions.

(b)

The number of containers used and the frequency of collection shall be sufficient to prevent overfilled containers. Refuse shall be routinely collected and removed from the premises not less than once weekly. Refuse shall be disposed of at a lawful disposal site in accordance with requirements of the Colorado Disposal Sites and Facilities Act.

(c)

All refuse shall be stored, collected and disposed of as prescribed by city ordinance.

(Ord. No. 1986-01, § 2, 2-4-86; Ord. No. 2005-22, § 1, 8-2-05)

(a)

Sanitary facilities shall be provided as follows:

(1)

Toilets. One (1) toilet for each sex for every five (5) campers or dependent mobile home lots or fractional part thereof.

(2)

Urinals. Urinals in male facilities may be substituted for up to one-third of the required number of toilets. Men's toilet rooms hereafter constructed shall include urinals where more than two (2) toilets are required.

(3)

Lavatories. One (1) lavatory for each sex for every ten (10) campers or dependent mobile home lots or fractional part thereof.

(4)

Bathing facilities. One (1) for each sex for each ten (10) campers or dependent mobile home lots or fractional part thereof.

(b)

Hot and cold water under pressure shall be supplied to all required plumbing fixtures, except that cold water only shall be supplied to water closets. Where tempered water is provided, the water heating facilities shall have the capacity to supply hot water one hundred twenty (120) degrees, at the minimum rate of three (3) gallons per hour per camper space lot. Such facilities shall be of approved types and shall be properly installed and maintained.

(c)

A sufficient number of factors with running water shall be provided to wash service buildings, walkways, passageways and other common use areas.

(d)

Drinking fountains, when provided, shall not be located in service rooms or connected to water faucets or lavatories. Drinking fountains shall be of approved types with adequate water pressure. Use of common cups is prohibited.

(e)

Required plumbing fixtures shall be maintained in good working order and in a clean and sanitary condition.

(f)

Toilet paper, soap and single-service towels, or the equivalent, shall be provided in all common use or centralized toilet and lavatory facilities. The use of common towels is prohibited.

(g)

Service rooms and buildings housing required plumbing fixtures shall be constructed of easily cleanable, nonabsorbent materials, maintained in good repair, and in a clean and sanitary condition and be conveniently located.

(h)

Separate rooms containing required plumbing fixtures shall be provided for each sex. If located in the same building, they shall be separated by a solid wall extending from floor to ceiling and shall be clearly marked for "Men" and "Women".

(i)

Service rooms shall have a ceiling height of not less than seven and one-half (7½) feet. In rooms with sloping ceilings, the required ceiling height shall be provided in at least fifty (50) percent of the room, and no portion of any room having a ceiling height of less than five (5) feet shall be considered as contributing to the minimum required areas.

(j)

Service rooms shall be provided with light and ventilation by means of windows or by artificial light and mechanical ventilation. The window area in each service room shall be equivalent to at least ten (10) percent of the floor area with at least one-half of the required window area openable to the outside air. In lieu of the required window area in each service room, an approved mechanical ventilation system may be installed which will provide at least five (5) air changes per hour, be vented directly to the outside, and be connected to the electrical lighting system.

(k)

When necessary for exclusion of flies, mosquitoes and other insects, exterior openings or service buildings shall be protected with fly screens of not less than sixteen (16) mesh per square inch unless other approved protective devices are provided.

(l)

Each exterior door in a service building shall be provided with a landing which has a depth and width not less than the door opening.

(m)

The floors of service buildings shall have a smooth, impermeable and easily cleanable surface, sloped to drain. Floor drains, properly trapped, shall be provided in all shower booths, and shower rooms to remove waste water and to facilitate cleaning. The walls and partitions shall have a smooth, nonabsorbent, easily cleanable surface extending to a height of four (4) feet in toilet rooms and six (6) feet in shower rooms.

(n)

Toilets and showers shall be installed in separate compartments, individually accessible. Each compartment shall have a self-closing door, except showers may be equipped with a waterproof curtain.

(o)

Toilet space shall be not less than thirty (30) inches in width, and the space in front of the toilet shall not be less than twenty-four (24) inches.

(p)

Shower stalls shall be not less than thirty (30) inches by thirty (30) inches in area. Shower floors shall be impervious and skid-resistant or be provided with a nonslip impervious mat. Dry dressing room space, screened from view and equivalent to the size of the total shower floor area, shall be provided adjacent to bathing facilities and shall be equipped with clothes hooks and benches.

(q)

Each service room shall have at least one (1) double convenience outlet adjacent to lavatories and one (1) ceiling light fixture to provide thirty (30) footcandles. At least one (1) light fixture, operated by a switch, shall be provided at each entrance, unless the yard lighting provides light levels of at least five (5) footcandles.

(r)

Service buildings shall be provided with approved heating facilities properly installed, maintained in a safe working condition, and capable of providing a room temperature of sixty-eight (68) degrees Fahrenheit. No open-flame gas or oil-fired stoves, hot plates or unvented heaters shall be approved for heating purposes.

(s)

If service buildings are kept locked, the operator shall provide a key to each tenant.

(Ord. No. 1986-01, § 2, 2-4-86)

(a)

Every mobile home, mobile home subdivision and service building in a mobile home park or mobile home subdivision shall be provided with electrical service properly installed and maintained in a safe condition.

(b)

Standards:

(1)

The installation shall comply with all state and city electrical regulations, including the adopted version of the National Electric Code. Outside electrical outlets shall be weatherproof and all power lines and service connections shall be located in safe conduits below the surfaces of the ground. All electrical and communication utility lines and services, except as provided in this section, shall be installed underground.

(2)

Excepted from requirements of the foregoing and this section shall be the following:

a.

Transformers, switching boxes, terminal boxes, meter cabinets, pedestals, ducts and other facilities necessary appurtenant to such underground and street lighting facilities may be placed above ground within the utility easement provided therefor, or within the street or other public place as appropriate;

b.

All facilities reasonably necessary to connect underground facilities to existing or permitted overground or underground facilities;

c.

Overhead electric transmission and distribution feeder lines and overhead communication long distance, trunk and feeder lines, existing or new.

(Ord. No. 1986-01, § 2, 2-4-86; Ord. No. 2007-53, § 5, 11-27-07)

(a)

Natural gas, liquefied petroleum gas and fuel oil equipment shall be properly installed and maintained in a safe, operable condition.

(b)

The fuel supply system shall be designed to provide a sufficient quantity of fuel to each mobile home and service building.

(c)

Natural gas:

(1)

Underground piping shall be installed at a depth of at least eighteen (18) inches.

(2)

Gas piping shall not be buried in the ground or laid on top of the ground beneath a mobile home. Risers, valves, outlets and connections shall not be located beneath a mobile home.

(3)

Where the mobile home park or mobile home subdivision contains more than fifty (50) lots or spaces, the gas distribution system shall be so designed that no more than twenty (20) percent of the mobile homes will be without gas service in the event of a service line disruption in the mobile home park.

(4)

Each mobile home lot or space shall be provided with a gas service riser pipe of not less than three-fourths inch in diameter, and located outside of the left side of the mobile home stand, and the rear third portion of the mobile home stand.

(5)

Each mobile home lot or space shall have an approved readily accessible shutoff valve installed upstream from the mobile home gas service outlet and located on the outlet riser at a height of not less than four (4) inches above grade. The valve shall not be located under any mobile home. The outlet shall be equipped with an approved cap to prevent leakage of gas when not in use.

(6)

Each mobile home shall be connected to the gas service outlet by an approved flexible connector of three-fourths inch metal or other material not more than six (6) feet in length. Approved rigid pipe and fittings shall be used between the flexible connector and the mobile home lot or space gas outlet when the distance exceeds six (6) feet in length.

(7)

Aboveground horizontal runs of gas piping shall be maintained not less than six (6) inches above grade and shall be securely supported by straps or hooks. Gas piping, risers, valves, outlets and connectors shall be protected from damage.

(Ord. No. 1986-01, § 2, 2-4-86)

(a)

The mobile home park, mobile home subdivision or camper park area shall be subject to the fire rules and regulations of the city.

(b)

Mobile home and camper park areas shall be kept free of litter, rubbish and other flammable materials.

(c)

Portable fire extinguishers of a type approved by the fire prevention authority shall be kept in service buildings, and at all other locations designated by such fire prevention authority, and shall be maintained in good operating condition.

(d)

Fire hydrants shall be located in accordance with city standards, regulations and ordinances.

(e)

Fires shall be made only in stoves, and other equipment intended for such purpose in a mobile home park and only in designated fire pits in camper parks.

(f)

Smoke detectors shall be provided in all mobile homes placed after the date of adoption of this chapter.

(a)

It shall be unlawful for a landlord or mobile home park owner to retaliate against a tenant of space or mobile home owner in a mobile home park in response to any protected action taken by such tenant or mobile home owner.

(b)

Any attempt by a landlord or mobile home park owner to evict a tenant or mobile home owner, or to raise such tenant's or mobile home owner's rent, at any time during the course of the dispute resolution program process handled by the Colorado Division of Housing, or within six (6) months of receiving: (i) a notice of violation or notice of non-violation issued pursuant to Part 11 of the Mobile Home Park Act Dispute Resolution and Enforcement Program; or (ii) an order to cease and desist or an order to take action issued pursuant to Part 11 of the Mobile Home Park Act Dispute Resolution and Enforcement Program, shall create a rebuttable presumption in favor of the tenant or mobile home owner that the eviction action or rent increase was retaliatory.

(c)

The presumption created by subsection (b) above may be rebutted by a preponderance of the evidence. Such evidence may include without limitation: (i) that the landlord or mobile home park owner was authorized to increase rent under Part 2 of the Mobile Home Park Act; (ii) that the landlord or mobile home park owner was authorized to terminate the tenancy at the end of any term of the rental agreement; (iii) that the action for possession was authorized under Article 40 of Title 13 of the Colorado Revised Statutes, as amended; (iv) non-payment of rent; (v) the tenant or mobile home owner has breached the lease or rental agreement; or (vi) the eviction or rent increase is by mutual consent of the landlord and tenant.

(d)

For purposes of this section only, the following terms shall have the following meanings:

Protected action means any of the following actions: (i) expressing an intent to file a complaint or lawsuit alleging a violation of the "Mobile Home Park Act," Part 2 of Article 12 of Title 38, Colorado Revised Statutes, as amended; (ii) filing or bringing a private right of action against a landlord or mobile home park owner for a violation of the Mobile Home Park Act, as amended; (iii) expressing an intent to file a complaint alleging a violation of the "Mobile Home Park Act Dispute Resolution and Enforcement Program," Part 11 of Article 12 of Title 38, Colorado Revised Statues, as amended, with the Division of Housing of the Department of Local Affairs; (iv) filing a complaint alleging a violation of the Mobile Home Park Act Dispute Resolution and Enforcement Program, as amended, with the Colorado Division of Housing of the Department of Local Affairs; (v) expressing an intention to complain or has complained to a governmental agency about conditions in the mobile home park; (vi) expressing an intention to complain or has complained to the mobile home park owner about conditions in the mobile home park; or (vii) expressing an intent to perform or has performed any other act for the purpose of asserting, protecting, or invoking the protection of any right secured under any federal, state or local law.

Retaliate means any of the following actions: (i) increasing a tenant's or mobile home owner's rent; (ii) decreasing any services that are required to be provided to a tenant or mobile home owner under Part 2 of the Mobile Home Park Act or any applicable local law or regulation relating to mobile home parks; (iii) altering or changing the rules and regulations of the mobile home park in an unreasonable manner; (iv) enforcing the rules and regulations of the mobile home park in an unreasonable, arbitrary or capricious manner; (v) altering or seeking to alter the terms of an existing rental agreement as a condition of renewal; or (vi) bringing or threatening to bring any legal action, including without limitation an action for termination, eviction or possession of the mobile home space.

(Ord. No. 2019-21, § 1, 7-2-19)