A.   Mobile Home Parks Permitted: Upon compliance with the provisions as set forth herein, a mobile home park will be allowed within the MHP district.

B.   Purpose And Intent: The purpose and intent of this chapter is to establish and provide minimum acceptable standards, requirements and regulations for the planned use, development and maintenance of mobile homes within the corporate limits of the city, to include both freestanding mobile homes and those located in mobile home parks, in the interest of the health, safety and general welfare. The standards, requirements and regulations as herein provided are intended to secure safety from fire, panic and other damages to public health and safety, provide adequate light and air, decrease traffic congestion and its accompanying hazards, and prevent undue concentration of population.

C.   Applicability: Except as hereinafter provided, no mobile home shall be used or maintained, and no mobile home park or mobile home site shall be used, maintained or developed, except in conformance with the standards of this chapter. (2010 Code § 22-56)

The following definitions, unless the context otherwise requires, shall apply:

   DEVELOPER: Any person engaged in the development or planning of a mobile home park.

   EXPANSION OF A MOBILE HOME PARK: Increasing either the total land area or the total number of mobile homes or mobile home spaces or lots in a park.

   FREESTANDING MOBILE HOME: Any mobile home not located in a mobile home park or mobile home subdivision.

   HARD SURFACE: A road surfaced with concrete or asphalt and meeting specifications and requirements established by the city of Perkins and being of the following minimum thickness:

   A.   Concrete: Minimum of four inches (4") thick with a strength of three thousand five hundred (3,500) psi.

   B.   Asphalt: Minimum of four inches (4") thick if without a base. Minimum of two inches (2") thick if installed on a packed base in place.

   MOBILE HOME: A manufactured, detached structure which is originally designed, constructed and used for long term occupancy as a complete single-family dwelling, is mounted on a permanent chassis with wheels attached thereto, and which is transportable in one or more sections at least eight feet (8') in width and twenty eight feet (28') in length.

   MOBILE HOME PARK: Land or property that is used or intended to be used or rented for occupancy by mobile homes, including all necessary utilities, streets and other common amenities.

   MOBILE HOME PARK SITE PLAN: A scale drawing prepared by a registered architect, landscape architect, engineer or land surveyor which meets the requirements of section 10-10-6 of this chapter for a mobile home park.

   MOBILE HOME PERMIT: A permit issued by the city for construction and/or operation of a mobile home park or a mobile home site.

   MOBILE HOME SITE: A plat, lot or tract of land designed to accommodate a freestanding mobile home and containing a minimum area of seven thousand (7,000) square feet.

   MOBILE HOME SPACE: A plat, lot or tract of land within a mobile home park designed to accommodate one mobile home, and containing a minimum area of five thousand (5,000) square feet.

   PERMITTEE: Any person to whom a permit has been issued within the scope of this chapter.

   STRUCTURAL ADDITION: Any roofed, canopied or enclosed porch, room or structure used in connection with a mobile home; provided, the construction of a concrete slab porch without a roof or wall shall not be a structural addition. (2010 Code § 22-57)

A mobile home for living or sleeping purposes shall only be located, used, kept and maintained within a mobile home park as duly permitted and provided for in this chapter; provided a freestanding mobile home may be located on a mobile home site that is in compliance with section 10-10-8 of this chapter and all of section 10-10-10 of this chapter. (2010 Code § 22-58)

Any mobile home existing within the corporate limits of the city on the effective date hereof shall be subject to the following requirements:

A.   Any mobile home site permitted, allowed, authorized and maintained within the corporate limits of the city prior to the effective date hereof and in compliance with any laws hereby repealed or amended, may continue to be maintained under the laws then in effect; provided, however, all mobile homes, whether or not previously existing, shall be maintained in compliance with the provisions of section 10-10-10 of this chapter.

B.   A mobile home site permitted under this section shall be deemed abandoned if not used for a period of six (6) months after the effective date hereof, and shall thereafter be required to comply with all of its provisions.

C.   Any person seeking to expand any mobile home site shall comply with all the provisions of this chapter as they affect and pertain to that portion of such mobile home site, or that tract of land, sought to be expanded upon. (2010 Code § 22-59)

It shall be unlawful for any person to establish, operate or maintain or permit to be established, operated or maintained upon any property controlled or owned by him, a "mobile home park", as defined in section 10-10-2 of this chapter, without having first secured a permit therefor and having paid the filing fee for inspection of the construction of such park. (2010 Code § 22-60)

The following general provisions shall apply to mobile home parks:

A.   Site Plan; Application: Every person desiring to create, establish, expand, develop or construct a mobile home park, shall submit a site plan application on the forms supplied by the city. Such application shall include the following:

   1.   A legal description of the site; (2010 Code § 22-61)

   2.   A filing fee as established by resolution of the city commission; and (2010 Code § 22-61; amd. 2012 Code)

   3.   A site plan which shall include the following on a scaled drawing of appropriate dimensions:

      a.   Written legal description of the site, including the size of the property in acres, or a fraction thereof;

      b.   Approval by a registered engineer, architect or landscape surveyor licensed in the state, so indicated by signature and seal;

      c.   A north arrow, date, scale and appropriate legend;

      d.   Two foot (2') contour intervals;

      e.   Location and size of all easements, utilities and rights of ways existing and proposed;

      f.   All public and private streets, including paving type;

      g.   Location and size of all existing and proposed structures, including mobile home spaces;

      h.   Location and size of open space or common areas;

      i.   Location and type of landscaping and ground cover;

      j.   Location and type of material in fences and other screening;

      k.   Language with signature blocks to indicate the approval of the owners of the land and the city for recording purposes; and

      l.   A scale drawing of appropriate dimension of a typical mobile home space, which shows the location and size of all existing permanent improvements, including pads, off street parking with surface types, utility connections and all front, side and rear yard setback distances.

B.   Alterations, Amendments Of Plan: The city may require certain alterations, modifications or amendments of the mobile home park site plan when deemed necessary for the inclusion of easements, rights of way and utilities, etc. Improvement bonds may also be required for public utilities on the subject property for fire hydrants, water lines, sewer lines, drainage structures and other similar projects.

C.   Administrative Staff Review: The site plan shall be reviewed by the administrative staff of the city for compliance with this chapter and other relevant provisions of this code. The findings and recommendations of administrative staff shall then be reported to the governing body.

D.   Decision Of City: The city shall approve, approve conditionally or return for further study, or disapprove the site plan. Approval of the site plan shall be documented by the signatures of the presiding officers of the city, and acceptance by signature of the owner on the certificate located on the original of the site plan. A reproducible copy of the site plan, with all required signatures, shall be furnished to the city at the applicant's expense.

E.   Occupancy Permits: Occupancy permits for the mobile home park will be issued only after inspection by the city and only if the mobile home park has been developed in accordance with the provisions of this chapter and the approved site plan.

F.   Register Of Occupants: It shall be the responsibility of every person owning a mobile home park to maintain a current register of the names of all mobile home owners within such mobile home park and the date every mobile home was brought within such mobile home park. For reasonable cause, such register shall be available during normal working hours for inspection by the city.

G.   Prohibited Location: A mobile home shall not be allowed, permitted or authorized in any street or public right of way. (2010 Code § 22-61)

Development of mobile home parks shall be in accordance with the following standards:

A.   Dimensional And Site Development Requirements: The minimum lot size for a mobile home park shall be ninety thousand (90,000) contiguous square feet. Open space, streets and drainage of the mobile home park shall meet the requirements stated below:

   1.   No less than ten percent (10%) nor more than one acre of a mobile home park, exclusive of easements, rights of way, setbacks or shelters, shall be required to be designated, preserved and set apart for common facilities, open space and recreation. Where possible, this open space or recreation area should be consolidated to provide a meaningful recreation area.

   2.   A convenient circulation system for vehicular movement shall be provided within a mobile home park by means of minor streets and properly located collector streets. Collector streets shall be hard surfaced for a minimum width of twenty nine feet (29'). All public streets abutting a mobile home park shall meet the requirements set forth in title 7, chapter 2 of this code. All other streets and drives shall be hard surfaced for a minimum width of twenty feet (20').

   3.   Private streets and drives:

      a.   May provide parallel parking on one side, provided an additional eight feet (8') of width is hard surfaced;

      b.   May be one-way only when less than five hundred feet (500') long, serving less than twenty five (25) mobile home spaces, and a minimum of sixteen feet (16') wide; and

      c.   Dead end streets shall have a cul-de-sac with a diameter of no less than eighty feet (80').

   4.   The drainage system of all lots shall be designed in accordance with all relevant provisions of this code to minimize the possibilities of soil erosion, sedimentation and increased runoff, which might cause flooding of downstream properties. Adequate easements shall be provided to protect drainageways from encroachment, and to protect property from drainage by periodic flooding. Excavation of topographic area having a grade of more than ten percent (10%) shall be prohibited unless it is determined that adequate provisions to control erosion that may result from such excavation are guaranteed. Alternatives to sodding or seeding may be considered when said alternative method is intended to accomplish the limiting of dust, erosion and sedimentation of drainage areas.

B.   Individual Lot Requirements: Each mobile home space shall satisfy all of the following requirements:

   1.   It shall have a hard surfaced entry area.

   2.   It shall have two (2) hard surfaced off street parking spaces no less than eighteen feet (18') in width by twenty feet (20').

   3.   It shall have a visible identifying number.

   4.   It shall provide setbacks as set forth in subsection 10-10-108B of this chapter.

   5.   No mobile home, mobile home addition, storage building or related structure or appurtenance shall be located, constructed or maintained within any street, dedicated easement, right of way or drainage area.

C.   Sanitation: A mobile home that does not have a built in bathroom with water closet, lavatory and shower or tub in working condition shall not be maintained, authorized, permitted nor occupied in a mobile home park.

D.   Utilities: Utility service shall be provided in a safe and reliable manner in accordance with the following specifications:

   1.   All plumbing and electrical systems, connections, installations, fixtures and equipment shall be installed and maintained in full compliance with those applicable provisions of this section and this code.

   2.   An adequate supply of safe water of satisfactory quality, under sufficient pressure, shall be provided to and for all mobile homes and utility buildings. Water connections shall be made to the city water distribution system where feasible, and when not feasible, to a water system that is maintained in accordance with the standards, regulations and laws of the state relating thereto. Adequate fire hydrant facilities with the required fire flow shall be specified and approved by the city for each mobile home park.

   3.   An approved sewer disposal system, being adequate and safe, shall be provided for each mobile home and community structure having plumbing fixtures therein. A sewer connection shall be made to the city sanitary sewer where feasible, and where not feasible, to a sewer system that is constructed or maintained in accordance with the standards, regulations and laws of the state relating thereto.

   4.   The design of the electrical system shall meet the criteria of the utility company furnishing service.

   5.   All interior private streets, drives and pedestrian walkways within a mobile home park shall be lighted at night with light equivalent to sixty (60) watts at intervals of two hundred feet (200').

   6.   Methods and facilities for the collection, storage, handling and disposal of garbage and refuse shall be provided for as determined and in accordance with this code.

E.   Community Fuel Supply And Storage: The installation, use and storage of gas shall be in accordance with the following requirements:

   1.   A gas piping system, if installed and maintained in accordance with all pertinent provisions of this section, the city fire prevention code, and the laws of the state relating to plumbing, so as to provide a supply of gas sufficient to meet the maximum demand without undue loss of pressure at the connection point to the mobile home furthest from the source of supply. All gas piping shall be installed by a licensed contractor only.

   2.   The gas supply shall be connected in the proper manner, ensuring that the piping is properly purged and free from leaks, and that all appliances are suitable for the supply.

   3.   Before a mobile home is moved, adequate arrangements shall be made to assure that all gas connections are properly disconnected.

   4.   If liquefied petroleum gas is to be used, its installation and storage shall be in strict compliance with all applicable provisions of the city fire prevention code, the statutes of the state and the following provisions:

      a.   Any filling plant may be located in a mobile home park; provided the entire operation of the filling plant, including storage container, shall not be located within fifty feet (50') from a mobile home or building, or the line of adjoining property, and shall not be within twenty five feet (25') from any public street or thoroughfare; provided, further, the same shall be enclosed by industrial type fencing six feet (6') in height, or an equivalent enclosure kept securely locked when unattended.

      b.   Containers at the mobile home may be filled at each location by a tank truck. When containers are accumulated at the tank truck for charging, the charging shall not be done within twenty five feet (25') of any public street or thoroughfare. No vapor or liquid shall be vented to the atmosphere during the filling operation, and all filling or charging shall only be performed by a qualified person.

F.   Service Administrative And Other Buildings: Buildings maintained and intended for uses other than a dwelling shall meet the following requirements:

   1.   One mobile home may be used as an administrative office. Other administrative offices and service buildings for housing sanitation, laundry or other facilities shall be of permanent structure, complying with all pertinent provisions of this code relating to construction and maintenance, for the use of all park residents.

   2.   All service buildings shall be adequately lighted at all times, well ventilated with screen openings, and constructed of such moistureproof material, including painted woodwork to permit repeated cleaning and washing, and shall be provided with space heating equipment adequate to maintain sixty eight degrees Fahrenheit (68oF) temperature at outside design conditions.

   3.   All service buildings and grounds of a mobile home park shall be maintained in a clean and sightly condition, free from any condition that will menace the health of any mobile home park resident therein, or otherwise constitute a nuisance.

G.   Fire Protection: No tow car or mobile home shall be parked, placed or allowed to remain at any time on a public or private street, or pedestrian walkway within a mobile home park. Fire hydrants located no greater than six hundred feet (600') apart, as measured by street travel requiring the inspection and approval of the fire chief, and water mains, both of adequate size and number, shall be provided for the protection of the mobile home park.

H.   Tie Downs: It shall be the responsibility of the owner or occupant of any mobile home to cause such mobile home to be anchored and tied down securely in accordance with the following minimal standards within a period of no longer than thirty (30) days after moving a mobile home into a mobile home park:

   1.   A mobile home of fifty feet (50') or less in length shall be provided two (2) over the home ties, each to be as close to each end of said home as possible with the straps at the stud and rafter point.

   2.   A mobile home of greater than fifty feet (50'), but less than or equal to seventy feet (70') in length shall be provided with two (2) over the home ties, each to be as close to each end of said home as possible, and two (2) frame ties at the center of said home.

   3.   A mobile home greater than seventy feet (70') in length shall be provided with two (2) over the home ties, each as close to the end of said home as possible, and four (4) frame ties spaced along the center of said home.

   4.   Doublewide mobile homes need not be provided with over the home ties. Frame ties shall be provided with at least four (4) required for doublewide mobile homes less than fifty feet (50') in length; at least six (6) required for doublewide mobile homes greater than fifty feet (50') but less than or equal to seventy feet (70') in length; and at least eight (8) required for mobile homes greater than seventy feet (70') in length.

   5.   Tie down anchors shall be securely installed in soil providing a stable foundation to withstand a minimum pull of three thousand seven hundred fifty (3,750) pounds for each ten feet (10') of a mobile home.

   6.   All ties and connectors shall be of a type approved by the United States department of housing and urban development (HUD) for mobile home anchoring.

   7.   All piers shall be of standard concrete block construction, eight inches by sixteen inches (8" x 16"), spaced at no more than ten foot (10') intervals and no further than five feet (5') from the ends of a mobile home. Piers shall rest on solid concrete blocks or pads of concrete measuring no less than eight inches by sixteen inches by four inches (8" x 16" x 4") forming a base sixteen inches (16") square. For leveling purposes, wood blocking no less than the nominal dimensions of eight inches by sixteen inches (8" x 16"), with a maximum thickness of four inches (4") can be used.

I.   Skirting: It shall be the responsibility of the owner or occupant of any mobile home, within a period of no longer than thirty (30) days after moving such mobile home into a mobile home park, to cause such mobile home to be totally skirted of metal or other nondegradable solid material. The skirting shall be secured to the mobile home and to the ground in a manner that will prevent the intrusion of animals and will reduce the hazards of strong winds under said home. (2010 Code § 22-62)

The following general provisions shall apply to freestanding mobile homes:

A.   Every person desiring to expand an existing mobile home site shall submit a site plan which includes the following:

   1.   A legal description of the property.

   2.   A scaled drawing of appropriate dimensions, which includes the following:

      a.   Written legal description of the site, including the size of the site in square feet or in acres.

      b.   Location of the site on the property.

      c.   Location and size of existing and other proposed structures on the property.

      d.   Location and size at all easements, utilities and rights of way, existing and proposed.

      e.   A north arrow, date, scale and appropriate legend.

B.   Each mobile home site shall satisfy all of the following requirements:

   1.   It shall have a hard surfaced entry area.

   2.   It shall have at least two (2) hard surfaced off street parking spaces, together measuring no less than eighteen feet (18') wide and twenty feet (20') long.

   3.   The mobile home shall be not less than twenty feet (20') from any other mobile home or permanent building, including any structural additions thereto.

   4.   The mobile home shall be not less than the setback distance of twenty feet (20') from the front yard line, and twenty feet (20') for the rear and any exterior property line, easement or right of way, and ten feet (10') from the side yard lines.

   5.   Connections to utilities shall adhere to the provisions contained in section 10-10-10 of this chapter.

   6.   The site shall be arranged so that it abuts on a driveway or street of at least sixteen feet (16') in width, giving access directly from a public street. All driveways and roads shall be graded so as to have natural drainage and shall be well lighted at night and unobstructed. (Ord. 444, 10-11-2016)

A.   In every mobile home park there shall be a building in which shall be located the office of the person in charge of the park. A copy of the city permit issued by the city, together with a copy of this chapter pertaining thereto, and a plan of the area involved, shall be posted for public view. The register shall be kept at all times in said office and subject to inspection by city authorities at all times.

B.   It is hereby made the duty of the attendant or person in charge and the permittee of said park to:

   1.   Keep a register at all times of all guests, showing:

      a.   Name of the person owning the mobile home;

      b.   A license number, together with the name of car license number, together with the name of the state where such license was issued;

      c.   Date of entrance into the park;

      d.   Number of people residing in the mobile home and their names.

   2.   Maintain the park in a clean, orderly and sanitary condition at all times.

   3.   Assure that the provisions of this chapter are complied with by the occupants of the park and report promptly to city authorities violations of this or other ordinances. (2010 Code § 22-64)

A.   All plumbing, electrical, building and other work on any park permitted under this chapter shall be performed in accordance with the ordinances of the city regulating the same, unless said ordinances are specifically made inapplicable under the terms thereof or under the terms of this chapter. Only a person who is properly licensed under the provisions of this chapter may connect and disconnect water, gas and sewage facilities to mobile homes located in any park operated under the provisions of this chapter.

B.   Sewer connection inspection fees for mobile home parks shall be those applicable to family dwellings, and each site within the park shall be deemed a family living unit. The monthly sewer service charge for mobile home parks shall be that applicable to multi-family dwellings. (2010 Code § 22-65)

All ordinances enacted by the city pertaining to traffic and vehicles, and the control of pets and/or animals, shall be fully as effective within the park as though the streets and driveways were dedicated to public use, and the consent and agreement of the owner of said park, streets and highways thereto shall be a condition precedent to the issuance of said permit. (2010 Code § 22-66)

No penalty imposed by and pursuant to this chapter shall interfere with the right of the city also to apply to the proper courts of the state for a mandamus and injunction, or other appropriate action against such person, firm or corporation. (2010 Code § 22-67)

Violation of any of the terms or provision of this chapter by any corporation or association shall subject the officers and agents actively in charge of the business of such corporation or association to the penalty provided in this code. (2010 Code § 22-68)