Mercedes City Zoning Code
ARTICLE 29
CLASS R-MH DISTRICT
§ 1 Definitions.
A.
Accessory building or use:
A subordinate building having a use customarily incident to and located on the lot occupied by the main building; or a use customarily incident to the main use of the property. A building housing an accessory use is considered an integral part of the main building when it has any part of a wall in common with the main building, or is under an extension of the main roof and designed as an integral part of the main building.
B.
Associated recreation:
Recreational uses which are an integral part of a common ownership or associated with high-density residential development (example: homeowners’ association with a private club, swimming pool, and tennis courts).
C.
Lot:
An undivided tract or parcel of land having frontage on a public street, or upon an approved open space, having direct street access, and which is, or in the future may be, offered for sale, conveyance, transfer, or improvement, which is designated as a distinct and separate tract, and which is identified by a tract or lot number or symbol in a duly approved subdivision plat which has been properly filed of record.
D.
Mobile home:
A movable or portable dwelling which is constructed on a chassis, and which is designed to be towed over Texas roads and highways under special permit, designed for year-round occupancy, designed primarily to be used without a permanent foundation, and designed to be connected to utilities. It may consist of one (1) or more units that can be telescoped when transported and expanded later for additional capacity, or of two (2) or more units, separately transportable, but designed to be joined together into one (1) integral unit. The following shall not be included in this definition:
1.
Travel trailers, pickup coaches, motor homes, camping trailers, or other recreational vehicles.
2.
Manufactured modular housing which is designed to be set on a permanent foundation, and which uses standard sheathing, roofing, siding, and electrical[,] plumbing, and heating systems which comply with chapters of the Mercedes City Code.
E.
Mobile or modular home park:
A unified development of four (4) acres or more arranged on a tract of land owned by an individual or a single business entity for the purpose of renting or leasing spaces, and meeting the requirements of the mobile home park ordinance (Ordinance #107, Approved June 12, 1972) [article 3.08 of the Code of Ordinances].
F.
Mobile home space:
An area within a mobile home park which is designed for, and designed and approved as the location for a single mobile home and the exclusive use of its occupants.
G.
Mobile home subdivision:
A unified development for mobile homes arranged on a tract of land in such manner as to provide an individual platted lot of record for each of the mobile homes.
H.
Modular home:
Any permanent, single-family dwelling unit which has been prefabricated or factory constructed as a single unit or in sections or modules, and assembled at the factory or construction site and moved to a permanent location as a unit or in sections or modules, as a permanent single-family dwelling unit placed on a permanent foundation at such site and connected with all utility services.
I.
Modular home subdivision:
A unified development for modular homes arranged on a tract of land in such manner as to provide an individual platted lot of record for each of the modular homes.
J.
Recreational Vehicle or travel trailer:
A vehicular, portable structure built on a chassis, designed to be used as a temporary dwelling for travel, recreational and vacation uses, permanently identified as a travel trailer by the manufacturer of the trailer and, when factory equipped for the road, it shall have a body width not exceeding eight (8) feet and a body length not exceeding state maximums.
K.
Recreational vehicle or travel trailer park:
A unified development of four (4) acres or more arranged on a tract of land owned by an individual or a single business entity for the purpose of renting or leasing spaces, and meeting the requirements of the mobile home park ordinance (Ordinance #107) [article 3.08 of the Code of Ordinances].
L.
Recreational vehicle or travel trailer subdivision:
A unified development for recreational vehicles arranged on a tract of land in such manner as to provide an individual platted lot of record for each recreational vehicle.
M.
Space:
A plot of ground within a mobile home or recreational vehicle park designated for the accommodation of one (1) mobile home or one (1) recreational vehicle; a space is generally rented or leased and is not a lot as herein defined.
N.
Storage building:
Any building either portable or constructed on-site, utilized for storage purposes, and not requiring plumbing and electrical wiring, and not used for residential purposes.
O.
Street:
A public or approved private thoroughfare which affords the principal means of access to abutting property, excluding alleys.
P.
Street, private or service drive:
A vehicular access way under private ownership and maintenance, that has not been dedicated to the city and accepted by the city.
Q.
Structure:
Any thing constructed, erected, or artificially built up; or composed of parts and joined together in a permanent manner.
R.
Travel trailers:
Any vehicular, portable structure designed as a temporary dwelling for travel, recreational and vacation uses, and includes folding, hard-top campers transported behind a motor vehicle, truck-mounted campers attached to and transported behind a motor vehicle or pickup, camper, converted bus, tent trailer, tent or similar device used for temporary, portable housing, or a similar type of temporary dwelling intended for short-term occupancy, travel, and/or recreation.
(Ordinance 86-4 adopted 3/18/86)
§ 2 Purpose and general conditions.
A.
The R-MH Mobile Home District is established to provide adequate space and site diversification for mobile home, modular home, and recreational vehicle parks and subdivisions.
B.
Mobile home lots have different area requirements than spaces in a mobile home park. In addition, mobile home subdivisions have public streets and utilities, built to City standards, whereas mobile home parks do not. While mobile home parks and subdivisions fall under the same zoning category, a mobile home park will not be allowed to convert to a subdivision until the area requirements of a mobile home subdivision have been met, the requirements of the subdivision ordinance have been met, and a plat has been approved.
C.
Mobile home developments are not a buffer between single-family and commercial uses, and should be properly buffered from nonresidential uses, and protected from high volumes of non-single-family traffic, or from pollution and/or environmental hazards.
D.
A development designed as a mobile home, modular home, or recreational vehicle park shall meet all requirements of the Mobile Home Ordinance of the City of Mercedes [article 3.08 of the Code of Ordinances], and any applicable sections of the Subdivision ordinance of the City of Mercedes.
E.
A development designed as a Mobile home, modular home or recreational vehicle subdivision shall meet all requirements of the City of Mercedes Subdivision ordinance.
F.
Before a park or subdivision is approved, the applicant must submit a development plan to be reviewed by the planning and zoning commission. The plan must include lot layout, setbacks, density, spacing, access, screening walls or landscaping, open space, pedestrian ways, public or private streets, alleys, recreational facilities, and other development and protective requirements considered necessary to protect the health, safety, and general welfare, and to create a reasonable transition to and protection from property adjacent to a mobile home park or recreational vehicle park.
G.
At no time shall any fences or any other structures be placed over or on a utility easement.
(Ordinance 86-4 adopted 3/18/86)
§ 3 Uses.
A.
Permitted Uses:
1.
One (1) mobile home, modular home, or recreational vehicle per lot or space, and accessory uses.
2.
One (1) single-family site-built dwelling per lot, on lots of 4500 sq. ft. or larger, unless prohibited by covenants and deed restrictions.
3.
Public and private directional signs, official signs, political signs, nameplates, or real estate signs.
4.
Recreational and commercial facilities designed for the exclusive use of the subdivision’s occupants.
5.
Greenhouses and gardens, where products are not to be sold.
6.
Storage buildings or portable buildings not larger than 120 square feet and not to be used for residential or commercial purposes.
7.
Boats, travel trailers, and recreational vehicles may be parked or stored off-street on any lot or space, provided that the vehicle is not occupied or connected to utilities for occupancy. Such vehicles must meet the applicable setback requirements.
B.
Conditional Uses:
1.
Churches, schools, and other institutional uses.
2.
Day care centers.
3.
Home occupations.
4.
Storage buildings or portable buildings larger than 120 square feet.
5.
A paved storage area for unoccupied recreational vehicles and equipment, such as boats and canoes, which must have a fence and a buffer as defined to separate and protect adjacent residential uses.
C.
Prohibited Uses:
1.
Any building or land used for other than one or more of the preceding specified uses.
2.
Any use of property that does not meet the required minimum lot size; front, side and rear yard dimension; and/or lot width; or exceeds the maximum height, building coverage or density per gross acre as required.
3.
On- and off-premises signs, portable signs, animated or illuminated signs.
(Ordinance 86-4 adopted 3/18/86)
§ 4 Area requirements.
A.
Parks:
1.
Minimum size of tract for development, 4 acres.
7.
Minimum width of side setback, 5 ft. A minimum ten-foot (10') side yard setback shall be imposed on all corner side yards of all ‘corner lot’ properties in all zoning districts.
The above does not preclude any corner side yard setbacks that may be required through the recorded plat process.
8.
Maximum number of residential structures per approved space, 1.
9.
Maximum height of structures, 25 ft.
10.
Minimum number of paved off-street parking spaces required: 1 parking space per approved space.
11.
Minimum distance between separate structures on same space or parcel of land, 10 ft.
B.
Subdivisions:
6.
Minimum width of side setback: 5 ft. A minimum ten-foot (10') side yard setback shall be imposed on all corner side yards of all ‘corner lot’ properties in all zoning districts.
The above does not preclude any corner side yard setbacks that may be required through the recorded plat process.
7.
Maximum number of residential structures per lot, 1.
8.
Maximum height of structures, 25 ft.
9.
Minimum number of paved off-street parking spaces per lot: 2 parking spaces per lot.
10.
Minimum distance between separate structures on the same lot or parcel of land, 10 ft.
(Ordinance 86-4 adopted 3/18/86; Ordinance 2020-16 adopted 11/3/20)