The purpose of these regulations is to regulate the location and design of mobile home parks in such a manner as to create neighborhoods designed for long-term residential occupancy, to ensure compatibility with surrounding areas and with the natural environment, and to provide safe, sanitary and attractive living conditions for occupants of mobile homes located in such parks.

(Ord. passed 10-30-06)

   No building permit shall be granted for the construction of a mobile home park until a land development project application is approved in accordance with the procedures set forth in the Middletown Rules and Regulations Regarding the Subdivision and Development of Land.

   In addition to the items listed on the applicable land development project submission checklist, an application to construct a mobile home park shall contain the following:

   (A)   A development plan showing the location and dimensions of streets and other roadways; lot or spaces intended for the placement of mobile homes, required buffer zones, recreation areas and open space, and the location and nature of all proposed land uses;

   (B)   Typical lot improvements to include lot dimensions, required yards, setbacks and location of mobile homes, off- or on-street parking;

   (C)   A plan or other description indicating all utilities and methods of sewage disposal and water supply;

   (D)   Proposals for garbage and trash removal, and outdoor storage;

   (E)   Evidence of compliance with all appropriate state laws and regulations, particularly those dealing with licensure of mobile home parks;

   (F)   Preliminary architectural plans of any proposed permanent buildings, such as community buildings, recreation halls or service buildings.

   The following standards of development shall apply to all mobile home parks.

(Ord. passed 10-30-06)

   A mobile home park shall contain a minimum of ten acres.

(Ord. passed 10-30-06)

   For purposes of the tract used for general vehicular entrances and exits only, the lot width shall be a minimum of 50 feet; for portions containing mobile home lots and buildings open generally to occupants, the width of the lot shall be a minimum of 250 feet.

(Ord. passed 10-30-06)

   Along all exterior property lines of a mobile home park, a landscaped buffer zone shall be maintained.

   (A)   Such buffer zone shall be no less than 100 feet wide along all property lines.

   (B)   Such buffer zone shall be planted, screened, or otherwise maintained in a natural condition in order to provide year round visual obstruction of the mobile home lots from abutting land and streets. Such buffer zone may be used for recreation of a non-intensive character provided, however, that no structure be located thereon.

(Ord. passed 10-30-06)

   At least 10% of the gross land area of the mobile home park shall be reserved for recreational open space uses. Such recreation and open space may be located within the required buffer zone required in § 2306. However, this figure is in addition to any other open areas required by yard provisions or other sections of this chapter.

(Ord. passed 10-30-06)

   All mobile home parks shall have a minimum lot frontage of 50 feet on a public street.

(Ord. passed 10-30-06)

   Individual mobile home lots or spaces which are leased as lots, within mobile home parks shall conform to the following requirements:

   (A)   Lot size. Each individual mobile home lot shall contain a minimum area of 6,000 square feet.

   (B)   Lot width and depth. The minimum width of each mobile home lot shall be 60 feet and the minimum depth of each lot shall be 100 feet.

   (C)   Required separation between mobile homes. 

      (1)   Mobile homes shall be separated from each other and from other buildings by at least 30 feet.

      (2)   Any accessory structure which has a horizontal area exceeding 25 square feet, is attached to a mobile home or located within ten feet of a window, and has an opaque top or roof that is higher than the nearest window shall, for purposes of all separation requirements, be considered to be part of the mobile home.

   (D)   Setback. No mobile home shall be located closer than 20 feet to a lot line abutting an internal street.

(Ord. passed 10-30-06)

   All mobile home parks shall be provided with safe and convenient vehicular access from abutting public streets. Alignment and gradient shall be properly adapted to topography. Each mobile home lot shall have frontage on an internal street.

   (A)   Access. 

      (1)   Access to mobile parks shall be designed to minimize congestion and hazards at the entrance and exit and allow free movement of traffic on adjacent streets.

      (2)   The entrance street connecting the park streets with a public street shall have a minimum street pavement width of 34 feet where parking is permitted on both sides, or a minimum street pavement width of 28 feet where parking is limited to one side. Where the primary entrance street is more than 100 feet long and does not provide access to abutting mobile home lots within such distance, the minimum street pavement width may be 24 feet, provided parking is prohibited at both sides.

      (1)   All streets except minor streets: 26 feet;

      (2)   Minor streets, no parking: 24 feet (acceptable only if less than 500 feet long and serving less than 25 mobile homes or of any length if one-way and providing access to abutting mobile home lots on one side only);

         (b)   All surfaced streets shall be constructed in a manner consistent with § 1301(A).

   (C)   Required off-street parking areas.

      (1)   Off-street parking areas shall be provided in all mobile home parks for the use of park occupants and guests. Such areas shall be furnished at the ratio of at least two car spaces for each dwelling unit, and shall be located upon the lot of the mobile home it is intended to serve.

      (2)   Use of joint carports is allowed, provided that no carport shall have an area greater than 450 square feet.

(Ord. passed 10-30-06)

   The following uses are permitted in any mobile home park.

   (A)   Principal uses. Mobile homes as defined in § 2301.

   (B)   Accessory uses. Uses directly accessory to a mobile home including parking areas, carports, patios and semi-enclosed outdoor storage sheds. Provided, however, that the total floor area of enclosed accessory buildings does not exceed 400 square feet per mobile home.

   (C)   Community buildings, recreation halls, or service buildings intended primarily to serve the residents of the mobile home park.

   (D)   Temporary model homes provided they are used only for display of mobile homes for sale within the mobile home park. Under no circumstances shall any retail sales of mobile homes be permitted in any mobile home park.

   (E)   Administrative offices for the management of the mobile home park, including maintenance and service areas for same.

(Ord. passed 10-30-06)

   Mobile home parks as permitted in this chapter are intended for long-term residential occupancy. No lot shall be rented for placement of a mobile home, and no mobile home shall be rented or sold for residential occupancy except for periods of 90 days or more.

(Ord. passed 10-30-06)

   (A)   A subdivision of land for the purpose of selling individual lots for the placement and occupancy of mobile homes shall be permitted only in zoning districts where mobile home parks are permitted as provided in § 602; and

   (B)   Each lot within the subdivision shall contain the land area required for single-family homes under the provisions of § 603 for the zoning district in which it is located; and

   (C)   The subdivision of land shall meet all the procedures and construction requirements of the Middletown Rules and Regulations Regarding the Subdivision and Development of Land, as amended.

(Ord. passed 10-30-06)

   No mobile home shall be permitted to be used as a dwelling on any individual lot in the town except in a mobile park as provided in this subchapter.

(Ord. passed 10-30-06)