Levan City Zoning Code

1. To permit variety and flexibility in land development for residential purposes by allowing the use of mobile homes in certain districts within the municipality.
2. To permit development of facilities for recreational vehicles in appropriate districts within the town.
3. To assure that mobile home development and recreational vehicle accommodations in Levan will be of such character as to promote the objectives and purposes of the zoning ordinance, to protect the integrity and characteristics of the districts contiguous to those in which mobile home parks and recreation vehicle parks are located, and to protect other use values contiguous to or near mobile home park and recreational vehicle park uses. 

1. Location and Use
   1. No mobile home as herein defined shall be located, placed, used, or occupied in Levan Town except within approved mobile home parks, mobile home sales
   2. Areas for mobile home parks shall generally be located adjacent to or in close proximity to an arterial or collector street and near adequate shopping facilities.
   3. A portion of a mobile home park in a generally commercial area may be used as a recreational vehicle park, providing all applicable requirements of the Levan Town Zoning Ordinance for that district and all other applicable requirements of this ordinance are met. 

Mobile home parks may not be constructed unless first approved by the Planning & Zoning Board after review of plans for said mobile home park which satisfy the commission that the proposed development will:

1. Be in keeping with the general character of the zone district within which the proposed development will be located.
2. Be located on a parcel on land containing not less than 2 acres.
3. Have at least 10 spaces completed and ready for occupancy before first occupancy is permitted.
4. Meet all standards and requirements of this ordinance and all other requirements of applicable ordinances of Levan Town, except where such requirements are modified by approval of a planned unit development plan.
5. Have the written approval of the State Board of Health.

1. An overall plan for development of a mobile home park shall be submitted to the Planning & Zoning Board for site plan review LMC 16.28. The plan shall be drawn to a scale no smaller than one inch to thirty feet (30’). At least six (6) hard copies of the plan shall be submitted. The plan shall show the following in addition to that required for site plan review:
   1. The topography of the site represented by contours, shown at not greater intervals than two feet (2’) when required by the Planning & Zoning Board;
   2. The proposed street and mobile home space layout;
   3. Proposed reservations for parks, playgrounds, and open spaces;
   4. Tabulations showing percent of area to be devoted to parks, playgrounds, and open space, percent to mobile homes, and total area to be developed;
   5. Proposed location of parking space;
   6. Generalized landscaping and utility plan, including location of water, electricity, and gas lines, and fire hydrants;
   7. Any other date that the Planning & Zoning Board may require.

1. Approval of a mobile home park shall be subject to the following conditions and regulations, and any additional conditions imposed by the Planning & Zoning Board and/or legislative body.
   1. The area shall be in one ownership, or if in several ownerships, the application for approval of the development shall be filed jointly by all the owners of the
   2. The plans for a mobile home park shall be prepared by such qualified persons and with such additional plans as the Planning & Zoning Board may require.
   3. The number of mobile homes shall be limited to eight (8) units per acre. The mobile homes may be clustered, provided that the total number of units does not exceed the number permitted on one (1) acre multiplied by the number of acres in the development. The remaining land not contained in individual lots, roads, or parking shall be set aside and developed as parks, playgrounds, and service areas for the common use and enjoyment of occupants of the development and visitors thereto.
   4. Not less than eight percent (8%) of the gross land area shall be set aside for the joint use of occupants. The land covered by vehicular roadways, sidewalks, and off-street parking shall not be construed as part of the area required for parks and playgrounds.
   5. No mobile home or add-on shall be located closer than fifteen feet (15’) from the nearest portion of any other mobile home or add-on. All mobile homes and add-ons shall be set back at least ten feet (10’) from road curbs or walks. If the tongue of the mobile home remains attached, it shall be set back a minimum of six feet (6’) from the road curbs or walks.
   6. All areas not covered by mobile homes, hard-surfacing, or building, shall be landscaped as approved by the town, and such landscaping shall be permanently maintained.
   7. All off-street parking spaces and driveways shall be hard-surfaced before the adjacent mobile home spaces may be occupied.
   8. Within forty-five (45) days of occupancy, each mobile home shall be skirted, or shields may be used providing they are fireproof and well-painted or otherwise preserved.
   9. A strip of land at least five feet (5’) wide surrounding the entire parks shall be left unoccupied by mobile homes and shall be planted and maintained in lawn, shrubs, and trees designed to afford privacy to the development.
   10. All storage and solid waste receptacles outside the confines of any mobile home must be housed in a closed structure compatible in design and construction to the mobile homes and to any service buildings within the development. The service buildings shall be constructed to standard commercial practice and kept in good repair as approved by the building inspector.
   11. No mobile home space shall be rented for a period of less than thirty (30) days, and occupancy shall be by written lease.
   12. The roadways shall be of adequate width to accommodate anticipated traffic, but not less than the following unless modified by an approved planned unit development plan.
       1. For one-way traffic: fifteen feet (15’) in width plus extra width as necessary for maneuvering mobile homes.
       2. For two-way traffic: thirty feet (30’) in width.
   13. Each mobile home park must have two (2) accesses to public streets as a minimum.
   14. There shall be standard street lighting on all dedicated streets.
   15. Storm drainage facilities shall be so constructed as to protect residents of the development as well as adjacent property owners. Such facilities shall be of sufficient capacity to insure rapid drainage and prevent the accumulation of stagnant pools of water in or adjacent to the development.
   16. In addition to meeting the above requirements and conforming to the other laws of the town, all mobile home parks shall also conform to the Uniform Fire Code and to requirements adopted by the Utah State Board of Health.
   17. Storm drainage facilities shall be so constructed as to protect those who will reside in the park as well as adjacent property owners by insuring rapid drainage and preventing accumulation of pools of water. A grading and drainage plan, including primary on-site drainage water containment such as a sump, shall be submitted to the Planning & Zoning Board. Primary on-site containment shall accommodate a twenty-five year rain storm of one hour's duration. 

1. For mobile home parks, adequate and reasonable guarantees must be provided as determined by the Planning & Zoning Board for permanent retention of open space and for the maintenance of roadways, storage facilities, service facilities, and landscaping resulting from the application of these regulations. Guarantees may be in the form of a bond, letter of credit, escrow, cash deposit, or in other form to be determined by the Planning & Zoning Board, which form must be approved by the legislative body and town attorney.
   1. In any case when a mobile home park is owned by more than one person or when the owner will not be present as manager, the developer shall establish and appoint a park manager. The manager shall be a resident of Levan and shall be authorized to receive, process, and represent fully the interest of the owners with respect to management and maintenance of the park.
   2. Prerequisite to the operation of any mobile home park in Levan shall be the obtaining of an annual business license. 
2. For recreational vehicle parks, adequate and reasonable guarantees must be provided as determined by the Planning & Zoning Board for permanent retention of open space and for the maintenance of roadways, storage facilities, service facilities, and landscaping resulting from the application of these regulations. 

1. RECREATION VEHICLE LOCATION AND USE
   1. A RECREATIONAL VEHICLE (RV) as defined in 16.04 may be used or occupied only on a temporary basis with the following provisions:
      1. The RV must be placed in such a way as to not block clear view triangles on corners and driveways, or other locations that would create a safety issue.
      2. The RV may be safely connected to electricity and culinary water. The sewer connection may be made to a regular RV dump system approved by the County Department of Health.
      3. The time limit of occupancy is not to exceed 14 days in a 90 day period. Longer occupancy must be approved by the Planning Commission and will require a Conditional Use Permit.
      4. The RV owner assumes all liability if the RV is parked on any public street or right-of-way.
      5. If the RV is owned by anyone other than the owner of the property where it is parked, the RV owner and occupants must have the permission of the property owner and must not be charged any fees.
   2. OCCUPANCY DURING CONSTRUCTION. The Planning Commission may approve a Conditional Use Permit For Temporary Dwelling for the land owner to occupy a recreational vehicle during construction of a new home on the same property, or in case of a disaster which makes the primary home unlivable with the following conditions:
      1. Occupancy is not to exceed twelve (12) months in conjunction with a current Building Permit.
      2. Utility connections must be approved by the Town Building Inspector.
      3. Reasonable progress must be made on construction/repairs of the primary residence to minimize occupancy time of the RV.
         
2. RECREATIONAL VEHICLE STORAGE. Recreational vehicles may be stored anywhere within the town in accordance with the following provisions:
   1. Recreational vehicle may be placed, kept, or maintained wholly within a structure lawfully existing on the premises; or
   2. Recreational vehicle, may be placed or stored on a lot provided that they shall not be located in any clear view triangle of corners and driveways, or other locations that would create a safety issue.
3. RECREATIONAL VEHICLE SALES LOT
   1. Recreational vehicles may be stored, displayed, sold, and serviced in a sales lot.
   2. With the exception of use as displays on said sales lot, such recreational vehicles shall not be used or occupied for any use or reason, for any period of time even temporarily or overnight, including, but not limited to, use as business or office space.
4. RECREATIONAL VEHICLE PARKS
   1. Recreational vehicle parks shall generally be located:
      1. Adjacent to or in close proximity to a major traffic artery or highway;
      2. Near adequate shopping facilities.
   2. No space or spaces in a recreational vehicle park shall be used by one individual vehicle for more than one (1) year.  However, one space may be designated for and occupied by a permanent manager.
5. RECREATIONAL VEHICLES IN MOBILE HOME PARKS. Recreational Vehicles may be accommodated in an approved and licensed mobile home park, provided that:
   1. The recreational vehicle park portion of the development is separated by barriers, screens, or otherwise from the area of mobile homes.
   2. The recreational vehicle use area shall have direct access to a collector or arterial street shown on the Transportation and Circulation Map of Levan Town.
   3. Separate ingress and egress shall be provided for recreational vehicles when required by the Planning Commission.
   4. The Planning Commission recommends approval.
6. Any other uses or occupancy of recreational vehicles is prohibited.
   

The development of a recreational vehicle park shall conform to the following standards and requirements:

1. The area shall be in single ownership.
2. The site shall abut upon a collector or arterial street shown on the transportation and circulation map of Levan Town.
3. All entrances and exits from the recreational vehicle park shall be by forward motion only.
4. No exit or entrance from a recreational vehicle park shall be through a residentially-developed area.
5. No entrance or exit of a recreational vehicle park shall be located closer than thirty feet (30’) to an intersection of two or more streets.
6. All vehicle spaces or pads shall be set back at least twenty feet (20’) from any public street right-of-way.
7. All one-way roadways shall be at least twelve feet (12’) in width, and all two-way roads at least twenty feet (20’) in width, and all roadways shall be hard-surfaced.
8. All areas within the park which are not hard-surfaced, including the twenty foot (20’) setback space, shall be landscaped and maintained with lawns, trees, and shrubs designed to provide privacy and noise containment and shall be equipped with adequate sprinkling devices as determined by the building inspector.
9. In a recreational vehicle park, the number of vehicle spaces shall be limited to twenty (20) units per acre. The spaces may be clustered, provided that the total number of units does not exceed the number permitted on one acre, multiplied by the number of acres in the development. The remaining land not contained in individual vehicle spaces, roads, or parking shall be set aside and developed as park, playground, or service areas for the common use and enjoyment of occupants of the development and visitors thereto.
10. Each vehicle space shall be at least twenty feet (20’) in width and at least thirty feet (30’) in length, for spaces planned to have the recreational vehicle and towing vehicle park side-by-side, and at least fifteen feet (15’) in width and at least forty-five feet (45’) in length for spaces planned as drive-through spaces in which the towing vehicle parks in front of the recreational vehicle. Drive-through spaces are recommended whenever the size and shape of the property permits this design.
11. All storage and solid waste receptacles must be housed in a closed structure compatible in design and construction to the character of the parks.
12. The service buildings shall be constructed and maintained to standard commercial practice as approved by the building inspector.
13. Off-street and off-roadway parking spaces shall be provided for visitors at the rate of one such space for each five (5) recreational vehicle spaces in the recreational vehicle park; such spaces shall have a minimum width of ten feet (10’) and a minimum length of twenty feet (20’) and may be grouped in appropriate locations.
14. Storm drainage facilities shall be so constructed as to protect those who will reside in the park as well as adjacent property owners by insuring rapid drainage and preventing accumulation of pools of water. A grading and drainage plan, including primary on-site drainage water containment such as a sump, shall be submitted to the Planning & Zoning Board. Primary on-site containment shall accommodate a twenty-five (25) year rain storm of one hour’s duration.
15. Every recreational vehicle park shall provide utility service as may be required by Levan Town ordinances and as required by the Planning & Zoning Board.
16. Public rest rooms and a dump station shall be provided.