The intent of the Mobile Home Park Residential District (R-4) is intended to accommodate mobile home parks in those areas of the community where such a use will be compatible with existing and projected development. This district will generally be located in outlying areas of the city and should be well served by adequate sewers, water service, streets, police and fire protection, and similar public facilities and services.

   1.   Permitted Principal Uses and Structures.

      A.   Single-family mobile and manufactured homes.

      B.   Mobile and manufactured homes designed for multiple-family use.

   2.   Permitted Accessory Uses and Structures.

      A.   All accessory uses and structures permitted under R-2, provided they meet the requirements outlined under the R-2 District for said use and structure.

      B.   Uses and structures accessory to a principal permitted use or a special exception use are permitted subject to provisions of Section 165.10.

   3.   Mobile Home Park Requirements.

      A.   Minimum Development Requirements. (See Chapter 173 Site Plan Requirements Ordinance).

      B.   Area Requirements. Every lot upon which a manufactured/mobile home unit is located shall front onto an approved public or private street or right-of-way as defined in this chapter and shall conform to the following minimum lot area and width requirements. Only one (1) manufactured/mobile home shall be permitted on each approved manufactured/mobile home lot.

         (1)   Residential Use. The lot area shall be a minimum of 5,500 square feet, have a minimum dimension of 100 feet on its longest side, and a minimum of 50-foot frontage on an approved public or private street or right-of-way and not less than 15 feet in depth from back of curb.

         (2)   Accessory Uses. The lot area shall be a minimum of 4,000 square feet for basic requirements for such uses as direct servicing, management and maintenance of the community. Any such structure shall be of a permanent type construction meeting all local applicable building and zoning codes. Building setbacks shall be the same as defined in the Zoning Ordinance.

      For uses requiring larger lot areas than heretofore set forth under this section, such uses may be permitted if lot sizes are increased proportionately to maintain minimum yard and separation requirements as set forth in this chapter or in the Zoning regulations. The more restrictive rules shall apply.

      C.   Density and Bulk Requirements.

         (1)   The minimum distance between any detached appurtenance and any other detached appurtenance on the same lot or any manufactured/mobile home on the same lot shall be five (5) feet.

         (2)   There shall be provided and maintained a minimum distance of five (5) feet between any detached appurtenance buildings to the side or rear lines.

         (3)   Manufactured/mobile homes shall be separated from each other on opposing sides of public or private streets a minimum of 58 feet, provided that in no event shall the required front yard be less than set forth in this chapter. No manufactured/mobile home accessory use or appurtenance shall be permitted in the required manufactured/mobile home lot front yard or in the required separation between manufactured/mobile homes on opposing sides of public or private streets as provided in this chapter.

         (4)   Manufactured/mobile homes shall be set back a minimum of three (3) feet from side lot line. In addition, the sides of manufactured/mobile homes shall be separated from each other a minimum of ten (10) feet.

         (5)   The Zoning Board of Adjustment is authorized to provide variances from the provisions of this section, in the same manner as provided under the Zoning Ordinance.

      D.   Utilities. No manufactured/mobile home shall be connected to water, sewer or electrical service unless the manufactured/mobile home complies with the standards and requirements prescribed by the United States Department of Housing and Urban Development (HUD) Standards and/or ANSI 119.1. Compliance with this standard shall be determined by the Building Official. The water and sanitary sewer systems shall be designed, constructed and maintained according to the requirements of the State, County and City. If it becomes known to the City that the owner has failed to perform required maintenance on the water system or the sewer system and that said systems are affecting or could potentially affect the health and safety of the users or others, the City will refer the situation to the appropriate State and county regulatory agencies. In addition to the requirements contained in the Zoning Regulations, the following requirements must be met:

         (1)   Any extension of the City water and sewer services shall be provided by the mobile park owner or operator at the owner's expense. Owner of the park is to pay all costs of construction, maintenance and operation of any sewer lift and force main, if required. Any sewer lift is to be located on park property.

         (2)   The mobile home park developer shall provide six-inch water main service with fire hydrants in the park are in accordance with City specifications.

   4.   Streets. In addition to the requirements contained in the Zoning Regulations, the following requirements must be met:

      B.   Repair and maintenance, including snow removal and keeping the street area clean and free of debris, are the responsibility of the mobile home park owner or operator.

   5.   Garbage Collection. The proper removal of trash, garbage and refuse is the responsibility of the mobile home park owner or operator and must meet the requirements of the city, County and State. Refuse, garbage and trash must be kept in covered containers, and collection and disposal must be made at least once a week.

   6.   Individual Manufactured/Mobile Home Requirements. Manufactured/Mobile homes are subject to the following requirements:

      A.   Skirting. Skirting of a permanent-type, fire resistant material and construction shall be installed within sixty (60) days of the installation of the mobile home to enclose the open space between the bottom of a mobile home floor and the grade level of the mobile home stand. This skirting shall be maintained in an attractive manner consistent with the exterior of the mobile home and to preserve the appearance of the mobile home park.

      B.   Anchors. Concrete anchors shall be provided at each lot and each mobile home shall be adequately anchored when installed. Ground anchors shall be placed not more than twelve (12) feet on center beginning from the front end of the home. Not more than six (6) feet of open-end spacing shall be provided at the rear line of the mobile home stand unless additional ground anchors are installed. Each mobile home shall be provided with tie downs to the main framing members of the mobile home.

   7.   Approval by Planning and Zoning Commission and Council. A detailed site plan and landscaping plan of a proposed mobile home park or any alteration or addition to an existing park is required and must be approved by the Planning and Zoning Commission and the Council. Such a plan must be drawn to scale and show the topography at five-foot intervals, all lot and street locations and dimensions, utility lines, fire hydrants, street lights, traffic signs and signals, easements, buildings and other physical features. The construction and development of the mobile home park must conform to the approved site plan. The landscape plan shall provide for the landscaping of the entrance to the park and the perimeter of the mobile home park as per Chapter 173.

   8.   Building Permit. The construction, addition or alteration of a mobile home park requires a City building permit. The person to whom the permit for a mobile home park is issued shall operate the park in compliance with this chapter and regulations specified herein and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair and in clean and sanitary condition.

   9.   Special Exceptions. The following special exceptions are permitted in the R-4 District, subject to provisions of Section 165.15 (F) (4) which mandates that all special exceptions must be approved by the Zoning Board of Adjustment.

      A.   All exceptions permitted under R-2, provided they meet the requirements outlined under the R-2 District for said use and structure.

   10.   Special Requirements. Only manufactured homes, as defined herein, may be placed outside of a mobile home park. Such manufactured homes placed outside of a mobile home park shall conform to the definition of a manufactured home as provided for in this ordinance; be converted to real estate; be at least 22 feet wide; and comply with the same yard and area requirements as single-family dwellings in the R-2 district. In addition, the following requirements must be met:

      A.   A manufactured home must be placed on a permanent foundation compatible with structural design of the home and the permanent foundation must be compatible in design and visual appearance with permanent foundation systems in surrounding residential structures. All manufactured homes must be installed with support and anchorage as recommended by the manufacturer or required by the U.S. Department of Housing and Urban Development. All hitches, wheels, axles, and any types of other towing devices shall be permanently removed. All structures must conform to the site and structure requirements and other provisions applicable to the zoning district in which such structure is located.

      B.   Each manufactured home shall be permanently connected to the City sanitary sewer and any water service in accordance with the ordinances, rules, requirements, and regulations of the City of Lisbon, Iowa.

      C.   Each manufactured home shall have separate and permanent connection to the electric service facilities in accordance with the ordinances, rules, requirements, and regulations of the City of Lisbon, Iowa.

      D.   Each manufactured home shall comply with all the sanitary and health laws, rules, regulations, and requirements of the State of Iowa, the City of Lisbon and further comply with all additional applicable laws, rules, regulations, and requirements of the City of Lisbon and the State of Iowa.

      E.   Prior to the manufactured home being located in said District, it shall first be necessary to make an application to obtain a temporary permit for the location of said home. If the City Council finds the proposed location to be in compliance with all the terms of this ordinance and all the laws, rules, regulations, and requirements of the City of Lisbon and the State of Iowa, the Council shall issue a temporary permit.

      F.   Once a temporary permit has been acquired, a further application shall be made to the City Council in order to obtain an occupancy permit. The Council shall then obtain such information and make such inspections as may be necessary to determine that all the terms of this Ordinance and other laws, rules, regulations, and requirements of the State of Iowa and the City of Lisbon are complied with.

      G.   No manufactured/mobile home shall be located, occupied, or used as a temporary place of residence except in accordance with the provisions of this Ordinance.

      H.   Every manufactured/mobile home community of 10 or more mobile home spaces shall be provided with above- or below-grade storm shelters which shall:

         (1)   Have a minimum floor area of seven (7) square feet for each manufactured/mobile home space in said manufactured/mobile home community.

         (2)   Be designed by a licensed structural engineer or architect and built in accordance with plans as approved by the city Engineer, Building official or licensed structural engineer or architect.

         (3)   Be designed and constructed to meet the minimum lighting, ventilation and existing requirements of the City's currently adopted editions of the Uniform Building Code, Uniform Mechanical Code, Uniform Plumbing Code and National Electrical Code, where applicable.

         (4)   Be designed and constructed to meet all applicable requirements of the Americans with Disabilities Act (ADA).

         (5)   Be located no farther than 1,320 linear feet from the furthest manufactured/mobile home space in the manufactured/mobile home community.

         (6)   Have a manufactured/mobile home community owner or such owner's designated agent or representative responsible for making the storm shelter accessible and usable in times of need. It is unlawful for any required storm shelter to be used for storage purposes if such storage reduces the minimum floor area available for shelter of persons below the requirements of subsection.

   11.   Nonconforming Manufactured/Mobile Home or Park.

      A.   Any nonconforming manufactured/mobile home or manufactured/mobile home park, which is abandoned, unused, or unoccupied for a period of one (1) year or more shall not again be allowed to be used as a manufactured/mobile home or park until it is brought into compliance with the provisions of this chapter.

      B.   Any nonconforming manufactured/mobile home or manufactured/mobile home park which is hereafter damaged by any means to an extent exceeding fifty (50%) percent or more of its replacement cost at the time of destruction exclusive of foundations, shall not be restored or reconstructed for its prior use until it is brought into compliance with the provisions of this ordinance, provided it be reconstructed within one (1) year of such damage.

      C.   Nothing in the section shall prohibit the maintenance and repair of nonconforming manufactured/mobile homes and manufactured mobile home parks to keep such manufactured/mobile homes and parks in sound and safe condition provided no enlargement, extension, alteration, or change shall be made to increase the degree of nonconformity.