As used in this chapter, the following words shall be interpreted and defined in accordance with the provisions in this section.

"Camping unit" means any pick-up camper, motor home, travel mobile home, tent mobile home or similar mobile unit not exceeding either eight feet in body width or thirty-two (32) feet in body length and designed specifically for recreational and vacation purposes.

"Camping unit campground" means any plot of improved property utilized for camping and parking of camping units as herein defined for a period not to exceed thirty (30) days. Such a camping unit campground shall be referred to as a "campground" for the purpose of these regulations.

"Camping unit space" means a plot of ground within a camping unit campground designed for the accommodation of one camping unit as herein defined for a period not to exceed thirty (30) days.

"Dwelling" means a structure used exclusively for residential occupancy for one (1) or more persons or families and including facilities for living, sleeping, cooking and eating.

"Dependent mobile home" means any camping unit as herein defined and any mobile home that does not have a flush toilet and a bathtub or shower.

"Independent mobile home" means a mobile home that has a flush toilet and a bathtub or shower.

"License" means a written license issued by the town council or its authorized representative permitting the construction or alteration of a mobile home park, transient mobile home park or campground under these regulations.

"Mobile home" means a structure designed to be transported after fabrication and exceeding either eight feet in body width or thirty-two (32) feet in body length. Such a structure is built on a chassis and retains the chassis on which it was built, whether or not such structure is placed on a permanent foundation. Such a structure is suitable for human habitation on a year-round basis when provided with the required plumbing, heating, and electrical facilities. This shall include structures which meet the length, width, and chassis requirements outlined above and which were once used and/or designed for human habitation but are currently used in different capacity.

"Mobile home park" means any plot of ground upon which five or more mobile homes, occupied or intended to be occupied for dwelling or sleeping purposes, are located for periods of longer than ninety (90) days, regardless of whether or not a charge is made for such accommodation, and in which the plot of ground is owned by one person or entity and in which mobile home spaces are rented or leased.

"Mobile home space" means a plot of ground within a mobile home park or transient mobile home park designed for the accommodation of one mobile home.

"Mobile home subdivision" means a residential subdivision designed exclusively for and occupied only by mobile homes, in which the homes and the land are owned by the occupants. Such subdivision shall not be included in the definition of "mobile home park" and shall be regulated under Title 16.

"Modular home" means a structure designed to be transported after fabrication and located as a permanent addition to, and becoming a part of, the real property, including specifically any dwelling unit defined as a "manufactured home" under Section 30-28-115, C.R.S. Such a structure must meet minimum construction requirements of the Uniform Building Code or similar requirements as accepted by the Federal Housing Administration or the Veterans Administration. Such structure must be set on a permanent foundation and is subject to all local building, zoning, and housing regulations. Any such modular home meeting the requirements herein defined is not considered a mobile home and is not subject to these regulations.

"Nonconforming mobile home park, transient mobile home park or campground" means any mobile home park, transient mobile home park or campground that is not in compliance with these regulations at the time of their enactment.

"Person" means any individual, firm, partnership, corporation, joint venture, company, or association.

"Service building" means a building housing toilet and bathing facilities for men and women, with laundry facilities and such other facilities as may be required by these regulations.

"Transient mobile home park" means any plot of ground upon which two or more transient mobile homes are located and occupied, or intended to be occupied, for dwelling or sleeping purposes, for periods of ninety (90) days or less within a one-year period, regardless of whether or not a charge is made for such accommodation.

(Prior code § 13-16-010)

A.

Compliance with Local Requirements. It is unlawful within the town limits for any person to park any mobile home or set up camp on any street, alley, or highway, or other public place, or on any tract of land or lot owned by any person, occupied or unoccupied, within the town limits, except as provided in this chapter.

B.

Emergency, Temporary Parking on Streets. Emergency or temporary stopping or parking of mobile homes is permitted on any street, alley, or highway for not longer than seventy-two (72) hours subject to other and further prohibitions, regulations and limitations imposed by traffic and parking regulations or ordinances for the street, alley or highway.

C.

Parking Outside Trailer Parks or Mobile Home Parks.

1.

Mobile homes shall not be permitted to be located on any lot, lots or parcels of land outside of a designated mobile home park for a period exceeding seventy-two (72) hours.

2.

A temporary construction office trailer may be allowed on the site during construction if approved by the town council and under such conditions as may be specified by the town council; but the foregoing shall not permit use of a mobile home for sleeping or cooking.

D.

Application for Permit. Application for approval of a mobile home park, transient mobile home park, or campground shall be made to the town council prior to the commencement of any construction, alteration, or extension of a mobile home park, transient mobile home park or campground, and shall be consistent with the town's subdivisions regulations and shall be accompanied by the following:

1.

A site plan at a scale of one inch equals one hundred (100) feet;

2.

Typical plot plans for individual mobile homes or camping units at a scale of one inch equals ten (10) feet;

3.

Typical street and walk sections, with a lighting and signage plan;

4.

Grading and drainage plans;

5.

The number, location and size of all mobile home spaces;

6.

The location and width of roadways, sidewalks and pedestrian ways;

7.

The location and size of automobile parking lots and recreation areas;

8.

The location of service buildings and any other proposed structures;

9.

Source of water supply, and methods to be used for sewage and garbage disposal;

10.

Plans and specifications of all buildings, utilities, and other improvements constructed or to be constructed within the mobile home park, transient mobile home park or campground;

11.

The number and size of plantings such as trees and shrubs;

12.

The type and size of all screening and fencing;

13.

Landscaping plan;

14.

Such further information as may be requested by the town council to enable it to determine that the proposed mobile home park, transient mobile home park or campground will comply with all legal requirements;

16.

The developer must file a plat of the mobile home park, transient mobile home park or campground covering the location of all existing and proposed utilities and public lands prior to or at the time of final approval of the mobile home park, transient mobile home park or campground.

E.

Zoning Regulations. The site for a mobile home park, transient mobile home park or campground shall be subject to all applicable zoning regulations of the town.

F.

Permits. All buildings and utilities to be constructed, altered, or repaired in a mobile home park, transient mobile home park or campground shall comply with all applicable codes of the town, the county, and the state of Colorado, including building, electrical, plumbing, liquefied petroleum gases and similar codes, and shall require a permit issued by the town council or its authorized representative. A building permit shall be required for the removal or installation of a mobile home on private property. No person shall alter, install or remove any improvement in any mobile home park without first securing a building permit from the inspector, authorizing such alteration, installation or removal.

G.

Licenses. Any person making application for a mobile home park, transient mobile home park or campground shall obtain the approval of the town council or its authorized representative who shall issue a license upon compliance by the person making application with these regulations, with any regulations adopted pursuant thereto and with any other information as may be requested by the town council to enable it to determine that the proposed mobile home park or campground will comply with all applicable legal requirements.

H.

Owner to Control Pets. No owner or person in charge of a dog, cat or other pet animal shall permit it to run at large, or to commit any nuisance within the limits of any mobile home park.

I.

Management of Park.

1.

The owner or operator of any mobile home park, transient mobile home park, or campground shall arrange for the management and supervision of such mobile home park so as to enforce or cause compliance with the provisions of these rules and regulations.

2.

The owner of every mobile home park, transient mobile home park, or campground shall assume full responsibility for maintaining in good repair and condition all regular and ordinary facilities of the mobile home park as required therein.

J.

Open Fires. It is unlawful to have any open fires except in designated fire pits.

K.

Area. The area of the mobile home park, transient mobile home park or campground shall be at least two acres in developable land area and large enough to accommodate the following:

1.

The designated number of mobile home spaces;

2.

Necessary streets and roadways;

3.

Parking areas for motor vehicles;

4.

Service areas; and

5.

Adequate recreational areas.

L.

Utilities.

1.

Water Supply. An accessible, adequate and safe supply of potable water shall be available to each unit in a transient mobile home park or campground and provided to each mobile home in a mobile home park.

2.

Sewage Disposal. An accessible, adequate and safe sewage disposal system shall be available to each unit in a transient mobile home park or campground and provided to each mobile home in a mobile home park.

3.

Electricity. Electricity shall be in conformance with the National Electric Code.

4.

Refuse Disposal. An adequate, common or individual refuse system shall be provided for the storage, collection and disposal of refuse and shall be so managed as to avoid health hazards and located in such a manner so as not to be a fire hazard. Refuse shall be stored in flytight and rodent proof containers.

5.

Cooking Fuel. Liquefied petroleum gas for cooking purposes shall not be used at individual mobile home spaces unless the containers are properly connected by copper or other approved metallic tubing. Liquefied petroleum gas cylinders shall be securely fastened in place and shall be adequately protected from the weather. No cylinder containing liquefied petroleum gas shall be located inside a mobile home, nor within five feet of a door thereof. State and local regulations applicable to the handling of bottled gas and fuel oil must be followed.

6.

Heating Fuel. Fuel tanks for heating purposes shall be detached from the mobile home and mounted upon substantial self-supporting stands at least one foot from any part of the mobile home or any other mobile home. Each service line from the fuel tank to the mobile home shall consist of copper tubing or iron pipe and be provided with a shut-off valve outside the mobile home. State and local regulations applicable to the handling of bottled gas and fuel oil must be followed.

7.

Natural Gas. The use of natural gas for fuel and/or lights shall comply with all town ordinances governing the same.

M.

Fire Protection. Every mobile home park, transient mobile home park, and campground shall be equipped at all times with fire extinguishing equipment in good working order of such type, size and number and so located within the park as prescribed by the local fire prevention authority, or to satisfy local fire regulations.

N.

Parking. Areas eight feet by twenty (20) feet (see Section 17.80.110(C)(2)) shall be provided for the parking of motor vehicles. Two off-street parking spaces shall be provided for each mobile home space and one on- or off-street parking space shall be provided for every two mobile homes.

O.

Storage. No mobile home shall be stored in any required front or side yard as specified for principal buildings by applicable zoning regulations.

P.

Environmental Restrictions. No structure will be allowed to be constructed within the identified one hundred (100) year floodplain, nor shall any structure be allowed to be constructed on slopes in excess of thirty-five (35) percent. Slopes of between twenty-five (25) percent and thirty-five (35) percent shall require special construction.

Q.

Drainage. Every mobile home park, transient mobile home park, and campground shall be located on a well-drained site and shall be so located that its drainage will not endanger any water supply. All mobile home parks or transient mobile home parks shall be in areas free from swamps or other potential breeding places for insects or rodents. It shall not be located in any area subject to flooding.

R.

Lighting. Roadways and walkways within the mobile home park, transient mobile home park, or campground shall be lighted at night to provide safe access as approved by the planning and zoning commission.

S.

Enforcement.

1.

It is unlawful for any person to construct, maintain, operate, or alter any mobile home park, transient mobile home park or campground within the town, unless he or she holds a valid permit or license issued by the town council or its authorized representative in the name of such person for the specific mobile home park, transient mobile home park or campground. All applications for permits or licenses shall be made to the town council or its authorized representative who shall issue a permit or license upon compliance by the applicant with provisions of these regulations and of any regulations adopted pursuant thereto, and of any other applicable legal requirements.

2.

No mobile home or camping unit shall be occupied on any site until all improvements have been made as submitted in the approved site plan, and until proper inspections by the town council or its authorized representative have been made.

T.

Available Space. It is unlawful to allow any mobile home or camping unit to be occupied in either a transient mobile home park or campground for which there are no available spaces conforming to the provisions of these regulations.

U.

Outer Perimeter. The outer perimeter setback shall be landscaped and properly maintained.

(Ord. 2004-12 § 5 (part); prior code § 13-16-020(A)-(U))

A.

Inspections Authorized—Right of Entry. The inspector shall make such inspections as he or she deems necessary of all mobile home parks located within the town and shall enforce compliance with the provisions of this chapter.

1.

Authority. The town shall have the authority to make inspections of mobile home parks, at reasonable times, for the purpose of determining whether this chapter is being complied with and shall have authority to inspect the register of occupants, required herein.

2.

Access. It is unlawful for any person to refuse access to a mobile home park to the inspector for the purpose of inspections.

B.

Mobile Home Park Access and Interior Roads.

1.

All access and interior roads must be surfaced with concrete, oil or any other dust-free surfacing and maintained in good condition.

2.

Each access and interior road shall be so designed as to be in conformance with Title 16, if a public street.

3.

Each access and interior road shall have curbs and sidewalks as approved by the planning and zoning commission.

C.

Mobile Home Setback Requirements. Each mobile home space shall be of adequate size in order to insure the following setback requirements:

1.

Front yard setback of ten (10) feet from the front lot line;

2.

Side yard setback of ten (10) feet from either side yard lot line;

3.

Rear yard setback of ten (10) feet from the rear lot line;

4.

Outer perimeter setback of twenty (20) feet from the lot line;

5.

No part of such mobile home shall obstruct any roadway.

D.

Storage Facilities.

1.

Every mobile home space shall be provided with a covered vault or shed with a minimum of one hundred twenty (120) cubic feet of volume for the storage of fuel containers and personal belongings. This requirement may be met by a building providing a like amount of space for each mobile home space.

2.

There shall be no storage of combustible materials under a mobile home.

E.

Alterations and Additions. No alterations or additions shall be made to or within any mobile home park unless in conformity to this chapter.

F.

Skirting. Skirting of mobile homes is required with proper ventilation within thirty (30) days after installation of any mobile home.

G.

Sign Required—Spaces to Be Numbered. Each mobile home park shall provide a street sign to include the name of the park and the street address in letters of a minimum of six (6) inches in height. Each mobile home space shall be numbered uniformly.

H.

Public Sites, Open Space, Recreation Areas and Land Dedication. All mobile home parks shall comply with Title 16 concerning open space, recreation facilities and land dedication.

I.

License Required—Fee—Duration. No person shall operate a mobile home park within the town limits without first having obtained a license therefor from the town clerk. The license fee shall be established by the town council. All such licenses shall be issued annually and shall expire December thirty-first of each year.

(Prior code § 13-16-030)

A.

Site Selection Criteria. Existing zoning and health regulations must be considered prior to selection of the site for a transient mobile home park or campground. Sites providing shade trees are advantageous. The transient mobile home park or campground shall be on a well-drained site and shall be located so that its drainage will not cause adverse effect on surrounding areas. Existing streams and creeks shall be preserved. Transient mobile home parks and campgrounds shall not be subject to flooding, fire or safety hazards, and natural hazards, and shall not be exposed to chronic nuisances such as noise, smoke, or fumes. The topography should be favorable to minimum grading and ease of maintenance.

B.

Setbacks. Each transient mobile home park or campground shall be subject to the setback requirements as set forth in Section 17.80.030(C).

C.

Access and Interior Roadways. The site shall have at least one direct access to a public street by a roadway that shall be at least thirty-two (32) feet in width. Access roads shall be provided to each mobile home or camping unit space. Interior roadways shall not be less than twenty (20) feet in width if providing for one-way traffic, and thirty-two (32) feet in width if providing for two-way traffic. Roadways shall be surfaced with gravel, asphalt, or concrete. All access and interior roadways shall be properly maintained and be as dust-free as possible. All access and interior roadways shall have curbs and sidewalks as approved by the planning and zoning commission.

D.

Public Sites, Open Space and Recreation Areas. A transient mobile home park or campground shall provide an amount equal to or not less than ten (10) percent of the gross mobile home park area for a private recreational area or areas. The area allowed for recreation shall not include any area designated as roadway, mobile home space, storage area nor any area required for setbacks.

E.

Service Buildings.

1.

Every transient mobile home park or campground shall be provided with one (1) or more service buildings adequately equipped with flush-type toilet fixtures, lavatories, sewers and laundry facilities meeting minimum State Health Department standards.

2.

Service buildings shall be well-lighted at all times of the day and night and shall be well-ventilated with screened openings.

3.

Service buildings shall be subject to the approval of the State Department of Health.

F.

Maximum Residency.

1.

Transient mobile home parks and campgrounds are designed for short-term residency, and it is the intent of these provisions to insure that occupancy within a transient mobile home park or campground will not be perpetuated beyond the time limits set forth below.

2.

No transient mobile home shall be allowed to occupy space within a transient mobile home park for a period exceeding ninety (90) days within a one-year period.

3.

No camping unit shall be allowed to occupy space within a campground for periods exceeding thirty (30) days within a one-year period.

G.

Registration of Occupants.

1.

It shall be the duty of each licensee to keep a register containing a record of all mobile home or camping unit owners and occupants located within the park or campground. The register shall contain the following information:

a.

The name and address of the owner of each mobile home or camping unit and motor vehicle by which it is towed;

b.

The make, model, year, and license number of each mobile home or camping unit and motor vehicle with the state, territory, or country issuing such licenses;

c.

The date of arrival and of departure of each mobile home or camping unit.

2.

The park or campground shall keep the register available for inspection at all times by law enforcement officers, public health officials, and other officials whose duties necessitate acquisition of the information contained in the register. The register record for each occupant registered shall not be destroyed for a period of one (1) year following the date of departure of the registrant from the transient mobile home park or campground.

(Prior code § 13-16-040)

A.

Where an individual mobile home is proposed to be parked on a private lot, it shall be considered as a "dwelling" and, as such, shall comply with applicable zoning, housing, safety, and health regulations. Such a mobile home shall be converted to a permanent improvement or structure supported on a permanent masonry foundation and completely enclosed beneath or skirted with masonry or material matching the mobile home siding, except for necessary openings for access and ventilation which shall not exceed ten (10) percent of the skirt wall. Such a mobile home shall be converted within ninety (90) days of placement on private property, unless an extension of time is granted, in writing, by the town administrator and/or the town council.

B.

Mobile homes may be lowered into the ground with the floor levels of the mobile home being no greater than eight inches or less than five inches from ground level.

(Prior code § 13-16-050)

Any person who violates any provision of this chapter shall be subject to a fine of not more than one thousand dollars ($1,000.00) for each week or portion thereof that the violation continues, and/or a jail sentence not to exceed one (1) year. Each seven-day period or portion thereof that a violation exists shall be deemed to be a separate offense. In addition to the criminal penalties provided herein, the town shall have the right to seek legal relief to enjoin the violation of any provisions of this chapter.

(Ord. 2003-11 § 3(C) (part); prior code § 13-16-060)