Paxton City Zoning Code

MH-1 MOBILE

HOME DISTRICT

§ 151.060 TRAILERS AND MOBILE HOMES.

(A) Shall not be permitted in any district as accessory buildings.

(B) May be used as temporary offices or storage space incidental to construction of a building development for the period of time such construction is actively undertaken, provided the trailer is located on the same or continuous lot as the building development.

(C) Shall not be occupied for dwelling or lodging purposes except in a mobile home or trailer park meeting state requirements. A mobile home/trailer may be parked or occupied for lodging purposes on a vacant lot or on the same lot as a dwelling, but not for more than 72 hours in any consecutive 30 day period.

(Ord. 88-30, passed 8-8-88) Penalty, see § 151.999

§ 151.061 PLANNED MOBILE HOME PARKS.

(A) Continuation of existing parks. Any mobile home or trailer park now in operation may be continued in operation under the supervision of the Building Administrator, provided, however, that the owner of the premises or the authorized representative of such owner shall, on or before July 1st, next, and thereafter, pay to the City Clerk the annual license fee provided in this chapter.

(B) Application procedure.

(1) It is unlawful for any person to construct, alter, or extend any mobile home park unless a valid building permit has been issued by the Building Administrator in the name of such person for the specific construction, alteration, or extension proposed.

(2) The permit application is to be accompanied by plan documents prepared by a registered engineer or architect licensed to practice in the State of Illinois with registration seal affixed. The plan documents must contain the information in conformance with Illinois Statutes.

(3) Each application shall be accompanied by an application fee in the sum as set forth in § 151.166(C)(1) for each ten acres of land or fraction thereof, proposed to be used as a mobile home trailer park.

(4) If the application for a permit to construct or an original license is declined, the Building Administrator shall give the reasons therefore in writing to the applicant; and if the objection can be corrected, the applicant may amend his or her application and resubmit it for approval without additional fee.

(5) No change in any sanitary facilities, methods of water supply, sewer, drainage, garbage or waste disposal, and no change in the plot plan shall be made without first making a written application to the city and receiving a written permit therefrom. Such application shall be made in the way and manner herein before set forth; such change or changes shall comply with such safety and sanitary code, rules and regulations as are applicable thereto. The fee to accompany such an application shall be in the sum as set forth in § 151.166(C)(2). Such permit does not relieve the applicant from securing building permits or from complying with any other ordinance applicable thereto.

(Ord. 88-30, passed 8-8-88; Am. Ord. 07-21, passed 7-9-07 )

§ 151.062 USE REGULATIONS.

All mobile homes/trailers shall be established upon or within a Mobile Home Zoning District, and those not in said district shall be considered nonconforming uses. Such use shall be permitted until such mobile home or trailer is moved from its present location.

(A) Nonconforming use. All trailers in a nonconforming use status and outside a designated mobile home park shall be removed by January 1, 1989. Whenever a trailer is moved from any existing mobile home park, the lot or space left vacant shall not again be occupied by another trailer except that the lot or space be made to meet the requirements of this chapter.

(B) Annual license fee.

(1) The mobile home park licensee shall pay to the City Clerk on or before July 1st each year, an annual license fee which shall be in the sum as set forth in § 151.166(C)(3) for each trailer space in the mobile home park which is occupied or developed for occupancy as of July 1st of each year. All licenses shall expire on July 1st of each year unless renewed as herein provided. Each license fee paid to the city shall not be refunded. Continued operation after expiration of the license shall constitute a violation of this chapter.

(2) Any license granted hereunder shall be subject to revocation or suspension by the city. However, the Building Administrator shall first serve or cause to be served upon the licensee a written notice in which shall be specified the way or ways in which such licensee has failed to comply with the chapter, or any rules or regulations promulgated by the city pertaining thereto. Said notice shall require the licensee to remove or abate such nuisance, unsanitary or objectionable condition specified in such notice, within the time specified or such extended period of time, the Building Administrator may revoke or suspend such license.

(3) All permits to construct, all licenses to operate, and all permits to make alterations therein shall be prominently displayed in the office of the mobile home park.

(Ord. 88-30, passed 8-8-88 ; Am. Ord. 07-21, passed 7-9-07 )

§ 151.063 SIZE AND DENSITY OF MOBILE HOME PARK.

(A) Minimum requirements.

(1) Area of mobile home/trailer 10 acres

(2) Number of spaces completed and ready for

occupancy before first occupancy is permitted 25 spaces

(3) Lot size 4,000 sq. ft.

(4) Width 40 ft.*

* Any mobile home/trailer unit greater than 12 feet in width, the minimum lot width shall be 45 feet.

The lot width shall be maintained between points ten feet in front of and five feet to the rear of the stand.

(5) Distance between mobile homes/trailers 15 ft.

(6) Yard requirements:

Front yard 15 ft.

Side yards - each side minimum 7.5 ft.

Rear yard 7.5 ft.

(7) Setback requirements. Distance from the line or corner of the mobile home stand. Right-of-way line of United States or State of Illinois highways 45 ft.

Right-of-way line of other highway, street or road which borders the mobile home park 35 ft.

(8) Fences. All mobile home/trailer park boundaries adjacent to existing residential development shall be provided with a six-foot high fence that has 50% of the surface open for free air.

(9) Mobile home stand.

(a) A mobile home/trailer stand shall be solid continuous concrete slab constructed so as not to shift or settle unevenly under the weight of the mobile home or other forces due to frost, vibration, wind, or water.

(b) The mobile home/trailer shall be secured to the ground with an approved tiedown or anchoring device.

(10) Base enclosure. All mobile homes which are placed on foundations or piers shall have the entire perimeter enclosed. The enclosure shall be of a material approved by the city. The metal panels manufactured for mobile home enclosures shall be considered to meet these standards.

(11) Distance mobile homes to be located from park boundary 15 ft.

Park boundary is either the:

(a) Lot or parcel line; or

(b) Right-of-way line of a public street or road.

(12) Markers for mobile home lots. Every mobile home lot shall be clearly defined on the ground by permanent markers. There shall be posted and maintained in a conspicuous place on each lot as shown on the plot plan submitted as required herein so that each lot may be easily identified.

(13) Patio.

(a) Each mobile home lot shall provide an appropriate outdoor living space to supplement the limited interior space of a mobile home. The minimum size of each mobile home/trailer patio living space shall be 180 feet.

(b) Construction shall provide a useful outdoor surface constructed or formed either monolithically or in movable units with weather resistant materials placed sufficiently close together to create a paved area.

(14) Tenant storage. If storage facilities are provided, they shall be conveniently located near each mobile home lot:

(a) For the active storage of outdoor equipment, furniture or tools.

(b) For the inactive storage of such other material as is used only seasonally or infrequently by the typical tenant and cannot be conveniently stored in the typical mobile home.

1. Size. There shall be a minimum of 90 cubic feet provided for general storage for each mobile home lot.

2. Design and location of storage facilities. Storage facilities shall be provided on the lot, or in compounds located within a reasonable distance, not more than 500 feet from each stand and located not closer to private streets and public streets than the mobile home itself. Storage facilities shall be designed in a manner that will enhance the appearance of the court and shall be constructed of suitable weather resistant materials appropriate under the use and maintenance contemplated.

(15) Streets and walks. All publicly dedicated streets shall conform to the requirements of the subdivision regulations of this chapter.

(a) Private streets. Where private streets are provided within the mobile home park, the minimum private street width on which an individual mobile home fronts shall be 24 feet and:

1. Shall be located approximately in the center of a parcel of property equal to the width of right-of-way for a local residential street.

2. All future private streets constructed in connection with a mobile home park shall be designed and laid out in accordance with the subdivision regulations of this chapter. This requirement shall not apply to mobile home parks existing at the time of the passage of this chapter.

(b) Walks. Walks shall be provided for safe, convenient, all-season pedestrian access; of adequate width for intended use, durable and convenient to maintain. There shall be:

1. Individual walks to each mobile home stand from a paved street or from a paved driveway or parking space connecting to an approved street.

2. Walks shall be constructed in accordance with §§ 151.120 and 151.121.

a. Entrance walks on individual walks width = 3 ft.

b. Common walks width = 5 ft.

c. Thickness with solid base material 4 inches

d. Required walks are not to be used for drainage ways.

(16) Parking spaces.

(b) Each parking space shall be:

1. Width 10 ft.

2. Length 20 ft.

3. Each parking space shall be surfaced for its entire area with concrete or asphaltic concrete.

(17) Service buildings. Each mobile home park may provide service buildings to house such toilet, bathing or other sanitation facilities and such laundry facilities as are hereinafter more particularly prescribed.

(a) All service buildings shall be permanent structures complying with all applicable laws and ordinances regulating the construction of buildings.

(b) All service buildings shall be adequately lighted at all times of day and night.

(d) All service buildings shall be constructed of such moisture-proof material, including painted woodwork, as shall permit repeated cleaning and washing and shall be maintained at a temperature of not less than 68 degrees (Fahrenheit) during the period of September 1st to May 15th.

(e) Floors of all service buildings shall be of water-impervious material, shall contain a drain or drains and shall be constructed as to assure efficient drainage to such drain or drains.

(f) All service buildings and the grounds of the park shall be maintained in a clean, sightly condition and kept free of any condition that will menace the health of any occupant or the public or constitute a nuisance or fire hazard.

(18) Laundry facilities. When laundry facilities are provided, such facilities shall conform to the following standards:

(a) Hot and cold water outlets shall equal not less than the number of laundry trays and washing machines.

(b) An ample number of electrical outlets shall be provided supplying current sufficient to operate each such machine.

(c) The laundry facilities shall be in a separate service building, or, if in the same building where sanitation facilities are housed, shall be separated from the area housing sanitation facilities by a soundproof wall.

(19) Garbage and trash disposal.

(a) Corrosion resistive metal garbage cans or other noncombustible containers, with tight- fitting covers, shall be provided in quantities adequate to permit disposal of all garbage and rubbish. Each mobile home lot shall have at least one garbage can within 100 feet of it. The cans shall be kept in a sanitary condition as determined through inspection of proper city officials.

(b) Garbage and rubbish shall be collected and disposed of as frequently as may be necessary, but not less than weekly, to insure that the garbage cans shall not overflow.

(20) Electric lighting and outlets.

(a) All entrances, exits and driveways shall be lighted at night. Not less than a 100 watt electric light shall be provided for each 200 lineal feet of private street and at each entrance and exit to the mobile home park.

(b) At least one receptacle outlet for each mobile home space shall be provided. This exterior receptacle and other electric wiring shall conform to the requirements of the National Electric Code.

(21) Storage tanks. No individual storage facilities for gasoline, oil, gas, liquefied petroleum or other fuels shall be permitted within the mobile home park.

(22) Playgrounds.

(a) The size of the recreational area shall be not less than 8% of the gross site area, generally provided in a central location, including suitable landscaping, fencing and benches. In larger courts, decentralization will be allowed.

(b) Recreation areas shall include space for community buildings and community use facilities, such as adult recreation, child playgrounds and natural open space.

(23) Additions to mobile homes.

(a) No permanent or semi-permanent structure shall be affixed to any mobile home as an addition to such mobile home, nor shall any accessory structure be permitted on any mobile home lot or in any mobile home park except those accessory structures required by this section and a structure to house an office.

(b) If an office structure is provided, its construction shall comply with all applicable laws and ordinances.

(c) The prohibition herein against any addition or accessory to a mobile home shall not apply to a canopy or awning designed for use with a mobile home, nor to any expansion unit or accessory structure specifically manufactured for mobile homes. The lot coverage of a mobile home together with an expansion or accessory structure permitted thereto by this chapter, shall not exceed 40% of the total mobile home lot area.

(Ord. 88-30, passed 8-8-88) Penalty, see § 151.999

§ 151.064 PERMITTED OBSTRUCTIONS.

For the purpose of this chapter, the following shall not be considered as obstructions when located in the yards indicated:

(A) In any yards. Chimneys, overhanging roof eaves, open terraces and awnings adjoining the mobile home if they do not exceed 10% of the depth of the yard; and ornamental light standards and flagpoles, fences, trees and shrubs, except that on corner lots, fences, trees and shrubs shall not be higher than 30 inches above the centerline grade of the intersecting streets if located in that portion of a required front or side yard situated within 20 feet of the lot corner formed by the intersection of any two street lines.

(B) In front yards. Six feet wide parking bays may occupy that part of the front yard. Driveways are not considered as an obstruction in a front yard. No other obstructions shall be permitted.

(D) In rear yards. Private garages or carports, if attached or structurally a part of the mobile home, open accessory off-street parking paces, accessory sheds, tool rooms, or other similar accessory buildings; private swimming pools in accordance with the regulations of the city. Accessory buildings or structures may occupy not more than 30% of a rear yard.

(Ord. 88-30, passed 8-8-88)

§ 151.065 SCREENING.

(A) Planting shall be hardy, appropriate for use and location, and planted so as to thrive with normal maintenance. There shall be provided planting adequate to screen views effectively.

(B) Views to be screened shall include:

(1) Laundry drying yards;

(2) Garbage;

(3) Trash collection stations;

(4) Non-residential uses; and

(5) Yards of all adjacent properties.

(Ord. 88-30, passed 8-8-88)

§ 151.066 CERTIFICATION OF USE OCCUPANCY REQUIRED.

(A) No mobile home/trailer unit and/or park shall be occupied until a certificate of use and occupancy shall have been issued by the Building Administrator to the effect that the mobile home park or the portion thereof for which such certificate is requested is in compliance with all provisions of this chapter.

(B) Every mobile home occupied as a dwelling unit located in the city after the date of adoption of this chapter shall meet the minimum standards for plumbing, heating and electrical systems as defined by the American Standards Association project A 119.1 approved 1974. Mobile homes that display the official seal and register number of the Mobile Home Manufacturers Association and the Trailer Coach Association will be considered to comply with the American Standards Association standard 119.9. Mobile homes that do not meet these minimum standards for plumbing, heating and electrical systems will not be issued a certificate of use and occupancy permit by the Building Administrator.

(C) The minimum standards for plumbing, heating and electrical systems as defined by the American Standards Association Project A 119.1 approved 1974, are hereby made a part of and incorporated by reference into this chapter.

(D) This requirement will not apply to occupied mobile homes in the city prior to the adoption of this chapter, nor to units built prior to March 12, 1963.