It is unlawful for any person to construct, alter, or extend any manufactured home park or structures within the park that are permanent in nature within the limits of the city unless he or she holds a valid permit issued by the building inspector in the name of such person for the specific construction, alteration or extension proposed, where the term "permanent" means structures that are not on wheels or mobile.

(1)

All applications for permits shall contain the following:

a.

Name and address of the applicant.

b.

Location and legal description of the manufactured home park.

c.

Complete engineering plans and specifications of the proposed park showing, but not limited to, the following:

1.

The area and dimensions of the tract of land; topography sketch of land.

2.

The number, location and size of all manufactured home lots.

3.

The location and width of roadways and walkways.

4.

The location of water and sewer lines and riser pipes.

5.

Plans and specifications of the water supply and refuse and sewage disposal facilities.

6.

Plans and specifications of all buildings constructed or to be constructed within the manufactured home park.

7.

The location and details of lighting and electrical system.

(2)

All applications for a permit shall be accompanied by a fee, which shall be based on total valuation of the work to be done. Such fees shall be in accordance with established building permit fees required in the city, as provided in the city fee schedule.

(3)

The planning commission may, at the request of the building inspector, review all applications for permits which have been forwarded to them by the building inspector under the provisions of this article, and shall be granted a hearing before the planning commission. The results of the planning commission findings shall be forwarded to the city council for their review and action.

(4)

Any person whose application for permit under this article has been denied may request and shall be granted a hearing on this matter before the planning commission.

(Code 2015, § 10.31(1))

The building inspector is hereby authorized and directed to make such inspections as are necessary to determine satisfactory compliance with this article. The building inspector 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 article, and he or she shall have the power to inspect the register containing a record of all residents of the manufactured home park. It shall be the duty of the park management to give the building inspector free access to all lots at reasonable times for the purpose of inspection. It shall be the duty of every occupant of a manufactured home park to give the owner thereof or his or her agent or employee access to any part of such manufactured home park at reasonable times for the purposes of making such repairs or alterations as are necessary to effect compliance with this article.

(Code 2015, § 10.31(3))

(a)

Notice.

(1)

Whenever the building inspector determines that there has been a violation of any provision of this article, the building inspector shall give notice of such alleged violation to the person to whom the permit was issued, as hereinafter provided. Such notice shall:

a.

Be in writing.

b.

Include a statement of the reasons for its issuance.

c.

Allow 30 days for the performance of any act it required. If work cannot be completed in the 30-day period, extensions may be granted if reasons for hardship do prevail and can be verified.

(2)

The notice shall be served upon the owner or his or her agent as the case may require, provided that such notice or order shall be deemed to have been properly served upon such owner or agent when a copy thereof has been sent by registered mail to his or her last known address, or when he or she has been served with such notice by any method authorized or required by the laws of this state.

(b)

Hearing. Any person affected by any notice which has been issued in connection with the enforcement of any provision of this article may request and shall be granted a hearing of the same before the board of adjustments and appeals.

(c)

Orders. Whenever the building inspector finds that an emergency exists which requires immediate action to protect the public health, he or she may without notice or hearing issue an order reciting the existence of such an emergency and requiring that such action be taken as he or she may deem necessary to meet the emergency, including the suspension of the permit. Notwithstanding any other provisions of this article, such order shall be effective immediately. Any person to whom such order is directed shall comply therewith immediately, but upon petition to the building inspector shall be afforded a hearing as soon as possible. The provisions shall be applicable to such hearing and the order issued thereafter.

(Code 2015, § 10.31(4))

(a)

General requirements. Conditions of soil, groundwater level, drainage and topography shall not create hazards to the property or the health and safety of the occupants. The site should not be exposed to objectionable smoke, noise, odors, or other adverse influences, and no portion subject to unpredictable or sudden flooding. These provisions shall not apply to existing manufactured home courts until 20 years after the effective date of the ordinance from which this chapter is derived.

(b)

Soil and ground cover requirements. Exposed ground surfaces in all parts of every manufactured home park shall be paved, or covered with stone, screenings, or other solid material, or protected with a vegetative growth that is capable of preventing soil erosion and of eliminating objectionable dust.

(c)

Site drainage requirements. The ground surface in all parts of every manufactured home park shall be graded and equipped to drain all surface water in a safe, efficient manner.

(d)

Certain provisions. No part of any park shall be used for nonresidential purposes, except such uses that are required for the direct servicing and well-being of park residents and for the management and maintenance of the park. Nothing contained in this section shall be deemed as prohibiting the sale of a manufactured home located on a manufactured home stand and connected to the pertinent utilities. No such nonconforming use as provided in this section may be continued for more than five years after the effective date of the ordinance from which this chapter is derived.

(e)

Required separation between manufactured homes.

(1)

Manufactured homes shall be separated from each other and from other buildings and structures by at least 15 feet. Manufactured homes placed end-to-end must have a minimum clearance of ten feet.

(2)

An accessory structure such as an awning, cabana, storage cabinet, carport, windbreak and porch which has a floor exceeding 25 feet and has an opaque top or roof shall, for the purposes of all separation requirements, be considered to be part of the manufactured home.

(3)

Minimum lot sizes shall not be less than 4,000 square feet with a maximum lot coverage of 25 percent or less of the total lot area. Where minimum lot sizes are 5,000 square feet or more, lot coverage may be increased to a maximum of 30 percent of the total lot coverage.

(f)

Required recreation areas. Provisions for park recreation areas shall come under this chapter.

(g)

Required setbacks, buffer strips, and screening.

(1)

All manufactured homes shall be located at least 25 feet from any property boundary line abutting upon a public street or highway and at least 15 feet from other property boundary lines.

(2)

There shall be a minimum distance of ten feet between the manufactured home stand and abutting park street.

(3)

All manufactured home parks located adjacent to recreational or commercial land uses shall provide screening such as fences or natural growth along the property boundary line separating the park and such adjacent nonresidential uses, and shall be maintained in a neat and orderly fashion.

(h)

Park street system and car parking.

(1)

General requirements. All manufactured home parks shall be provided with safe and convenient vehicular access from abutting public streets or roads to each manufactured home lot. Such access shall be provided by streets, driveways, or other means.

(2)

Park entrance. Entrances to manufactured home parks shall be designed to minimize congestion and hazards and allow free movement of traffic on adjacent streets. No parking shall be permitted on the park entrance street for a distance of 100 feet from its point of beginning.

(3)

Internal streets. Surface roadways shall be of adequate width to accommodate anticipated traffic, and in any case shall meet the following minimum requirements:

a.

All streets except minor streets shall be 20 feet in width from face of curb to face of curb. Streets without curb shall be considered minor streets.

b.

Dead-end streets shall be limited in length to 500 feet and shall be provided at the closed end with a turnaround having an outside roadway diameter of at least 60 feet. All dead-end streets shall be marked with approved signs at the entrance to the dead-end streets.

c.

Minor streets may be 16 feet in width from face of curb to face of curb (acceptable only if less than 500 feet long and serving less than 25 manufactured homes or of any length if manufactured home lots abut on one side only).

(4)

Car parking. Off-street parking areas or on-street parking lanes shall be provided for the use of park occupants and guests. Such areas shall:

a.

Be furnished at a rate of at least two car spaces for each manufactured home lot.

b.

Be located within a distance of 200 feet from the manufactured home to be served, unless other vehicular access is provided. The minimum street width requirement under subsection (h)(3) of this section shall be increased by eight feet if on-street parking is the only type of car parking provided in a manufactured home park.

(5)

Required illumination of park street system. All parks shall be furnished with lighting units so spaced and equipped with luminaires placed at such mounting heights as will provide the following average maintained levels of illumination for the safe movement of pedestrians and vehicles at night:

a.

All parts of the park street system: 0.6 footcandle.

b.

Potentially hazardous locations, such as major street intersections and steps or stepped ramps: individually illuminated, with a minimum of 0.6 footcandle.

(6)

Street construction and design standards.

a.

Pavements. All streets shall be provided with a paved concrete or bituminous surface. Pavement edges shall be protected to prevent raveling of the wearing surface and shifting of the pavement base. Street surfaces shall be maintained, free of cracks, holes and other hazards.

b.

Grades. Longitudinal grades of all streets shall range between 0.4 percent and 8.00 percent. Transverse grades (crown) of all streets shall be sufficient to ensure adequate transverse drainage. If conditions warrant, an adequate storm sewer system shall be provided to dispose of all runoff water. The storm sewer system may be connected to the existing city storm system upon city approval.

c.

Intersections. Within 50 feet of an intersection, streets shall be at right angles. A distance of at least 85 feet shall be maintained between the centerlines of offset intersection streets. Intersections or more than two streets at one point shall be avoided.

(i)

Walks.

(1)

General requirements. All parks shall be provided with safe, convenient, all-season pedestrian access of adequate width for intended use, durable and convenient to maintain, between individual manufactured homes, the park streets and all community facilities provided for park residents. Sudden changes in alignment and gradient shall be avoided.

(2)

Common walk system. A common walk system shall be provided and maintained between locations where pedestrian traffic is concentrated. Such common walks shall have a minimum width of 4.5 feet.

(3)

Individual walks. All manufactured homes shall be connected to common walks, to paved streets, or to paved driveways or parking spaces connecting to a paved street. Such individual walks shall have a minimum width of two feet.

(Code 2015, § 10.31(5))

An accessible, adequate, safe, and potable supply of water shall be provided in each manufactured home park. Where a public supply of water of satisfactory quantity, quality, and pressure is available at the site or at the boundary of the site, connection shall be made thereto and its supply used exclusively. When a satisfactory public water supply system is not available, a private water supply system may be developed and used as approved by the state until such time as a public supply system becomes available.

(Code 2015, § 10.31(6))

An adequate and safe sewerage system shall be provided in all manufactured home parks for conveying and disposing of all sewage. Such system shall be designed, constructed and maintained in accordance with state and local laws.

(Code 2015, § 10.31(7))

(a)

Generally. The requirements of this section shall apply to service buildings, recreation buildings, and other community service facilities, such as:

(1)

Management offices, repair shops and storage areas.

(2)

Sanitary facilities.

(3)

Laundry facilities.

(4)

Indoor recreation areas.

(5)

Commercial uses supplying essential goods or services for the exclusive use of park occupants.

(b)

Structural requirements for buildings. All portions of the structure shall be properly protected from damage by ordinary uses and by decay, corrosion, termites and other destructive elements. Exterior portions shall be of such materials and be so constructed and protected as to prevent entrance or penetration of moisture and weather.

(c)

Barbecue pits, fireplaces, stoves, and incinerators. Cooking shelters, barbecue pits, fireplaces, woodburning stoves and incinerators shall be so located, constructed, maintained, and used as to minimize fire hazards and smoke nuisances both the property on which used and on neighboring property. No open fire shall be left unattended. No fuel shall be used and no material burned which emits dense smoke or objectionable odors.

(Code 2015, § 10.31(8))

The storage, collection and disposal of refuse in the manufactured home park shall be so conducted as to create no health hazards, rodent harborage, insect breeding, accident or fire hazards, or air pollution.

(Code 2015, § 10.31(9))

Grounds, buildings and structures shall be maintained free of insect and rodent harborage and infestation. Extermination methods and other measures to control insects and rodents shall conform with the requirements of the city health code. Parks shall be maintained free of accumulations of debris which may provide rodent harborage or breeding places for flies, mosquitoes and other pests. Storage areas shall be so maintained as to prevent rodent harborage; lumber, pipe and other building material shall be stored at least one foot above ground. Where the potential for insect and rodent infestation exists, all exterior openings in or beneath any structure shall be appropriately screened with wire mesh or other suitable materials. The growth of brush, weeds and grass shall be controlled to prevent harborage of ticks, chiggers, and other noxious insects. Parks shall be so maintained as to prevent the growth of ragweed, poison ivy, poison oak, poison sumac, and other noxious weeds considered detrimental to health. Open areas shall be maintained free of heavy undergrowth of any description.

(Code 2015, § 10.31(10))

Natural gas piping systems, liquefied petroleum gas systems, and all fuel oil supply systems shall be installed and maintained in accordance with applicable codes and regulations governing such systems.

(Code 2015, § 10.31(11))

Manufactured home parks shall be kept free of litter, rubbish, and other flammable material. Portable fire extinguishers rated for Classes A, B, and C fires shall be kept visible in service buildings and at other locations conveniently and readily accessible for use by all of the occupants and shall be maintained in good operating condition. Their capacity shall be not less than 2.5 gallons for Class A extinguishers and five pounds carbon dioxide or ten pounds dry powder for Class B and C extinguishers. Fires shall be made only in stoves, incinerators, and other equipment intended for such purposes. Fire hydrants shall be installed if the park water supply system is capable to serve them in accordance with the following requirements:

(1)

The water supply system shall permit the operation of a minimum of 1.5-inch hose streams.

(2)

Fire hydrants, if provided, shall be located within 500 feet of any manufactured home, service buildings or other structure in the park.

(Code 2015, § 10.31(12))

The manufactured home park operator shall operate the park in compliance with this article and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition. The park management shall notify park occupants of all applicable provisions of this article and inform them of their duties and responsibilities under this article.

(Code 2015, § 10.31(13))

Any lawful nonconforming use of land existing at the date of enactment of the ordinance from which this chapter is derived may be continued, except that any nonconforming use or buildings may not be:

(1)

Changed to another nonconforming use.

(2)

Re-established after discontinuance for one year if it involves a substantial building; or after discontinuance for any period in other cases.

(3)

Extended.

(4)

Rebuilt after damage exceeding 50 percent of its assessed market value.

(Code 2015, § 10.31(14))