Prescott City Zoning Code
ARTICLE XI
Manufactured and Mobile Homes
§ 635-92 Establishment of communities; intent; parking outside licensed community.
A.
Manufactured and mobile home communities may be established in the MH Manufactured and Mobile Home Residence District in accordance with the procedures, requirements and limitations set forth in this article. Within such manufactured and mobile home communities, manufactured and mobile homes, with such additional supporting uses and occupancies as are permitted herein, may be established subject to the requirements and limitations set forth in these and other regulations.
B.
It is the intent of this article to recognize manufactured and mobile homes constructed prior to June 15, 1976, as distinct and different from units designated as manufactured and mobile homes within the definitions of this article and to prohibit units not the requirements for manufactured and mobile homes as defined herein. Manufactured and mobile homes meeting the requirements of the One- and Two-Family Dwelling Code shall not be permitted in a manufactured and mobile home community except as a conditional use. Permits may be obtained only after approval by the Common Council.
C.
No person shall park, locate or place any manufactured or mobile home outside of a licensed manufactured and mobile home community in the City of Prescott, except:
(1)
Unoccupied manufactured and mobile homes may be parked on the lawfully situated premises of a licensed manufactured and mobile home dealer for the purposes of sales display; the lawfully situated premises of a vehicle service business for purposes of servicing or making necessary repairs; the premises leased or owned by the owner of such manufactured or mobile home for purposes of sales display for a period not exceeding 120 days, provided that no business is carried on therein; or in an accessory private garage, building or rear yard of the owner of such manufactured or mobile home, provided that no business is carried on therein.
(2)
Individual manufactured and mobile homes may be allowed by the Common Council in residential districts as temporary uses not to exceed 120 days under exceptional circumstances, such as to provide temporary housing during reconstruction following a fire.
§ 635-93 Definitions.
A. FOUNDATION SIDING MANUFACTURED AND MOBILE HOME COMMUNITIES MANUFACTURED AND MOBILE HOME SUBDIVISION MANUFACTURED HOME MOBILE HOME PRIMARY EXPOSURE SECONDARY EXPOSURE
The following definitions are used in this article:
A fire- and weather-resistant, prefinished material surrounding the entire perimeter of a home and completely enclosing a space between the exterior wall of such home and the ground. Foundation siding shall be properly vented, harmonious, and compatible with the home and installed within 60 days from the date of placement on site.
Manufactured and mobile home communities are distinguished from subdivisions lacking common facilities and continuing management services. The latter would be controlled by general subdivision regulations, which would apply also to manufactured and mobile home subdivisions without common open space or continuing management.
A parcel of land platted for subdivision according to all requirements of the Comprehensive Master Plan, designed or intended for lots to be conveyed by deed to individual owners for residential occupancy primarily by manufactured and mobile homes.
Any of the following:
A vehicle manufactured or assembled before June 15, 1976, designed to be towed as a single unit or in sections upon a highway by a motor vehicle and equipped and used, or intended to be used, primarily for human habitation, with walls of rigid, uncollapsible construction, which has an overall length in excess of 45 feet. "Mobile home" includes the mobile home structure, its plumbing, heating, air-conditioning and electrical systems, and all appliances and all other equipment carrying a manufacturer's warranty.
Open areas adjacent to the front wall (or main entrance) of a dwelling unit.
Open areas adjacent to side and rear walls of a dwelling unit.
§ 635-94 Existing homes.
A.
Manufactured and mobile homes legally located and occupied on premises outside a licensed manufactured and mobile home community prior to the enactment of this chapter may be continued in such location, provided that the owner of the premises on which such unit is located shall apply to the Zoning Administrator within 60 days after the original effective date of this chapter for a use permit showing the date on which such use and occupancy commenced, the names of the owner and occupants and that such use and occupancy are otherwise in conformity with the applicable laws and regulations of the state and City. Such nonconforming use shall be automatically terminated upon a discontinuance for any reason for 12 consecutive months or if the total structural repairs and alterations to the manfactured or mobile home exceed 50% of the net value. A nonconforming manufactured or mobile home damaged or destroyed by violent wind, vandalism, fire, flood, ice, snow, mold or infestation after March 2, 2006, may be restored in accordance with § 62.23(7)(hc), Wis. Stats., and § 635-51C of this chapter.
B.
The owner or occupant of a manufactured or mobile home shall, within five days after entering a licensed manufactured and mobile home community or removing to another community within the City, obtain a permit from the Zoning Administrator. Such permits shall be issued only for manufactured and mobile homes which bear a seal, stamp or certificate of the manufacturer guaranteeing that the manufactured or mobile home is constructed in accordance with the standards of Ch. SPS 326, Wis. Adm. Code.
C.
Nothing herein shall prevent the owner of a manufactured or mobile home under Subsection A hereof from replacing the manufactured or mobile home with a newer model, provided that the replacement unit meets all applicable standards of construction in the industry existing as of the date of replacement, not at the date of manufacture of the replacement unit.
§ 635-95 Minimum number of lots or spaces.
A.
Where a manufactured and mobile home community is to be established for the development of a single manufactured and mobile home community, the minimum area shall be three acres. Minimum number of lots or spaces completed and ready for occupancy before first occupancy is permitted shall be established as 25% of total units permitted on the site.
B.
These limitations shall not apply where expansion of an existing manufactured and mobile home community is concerned and where such expansion will not increase variation from requirements applying to manufactured and mobile home communities, as set forth herein.
§ 635-96 Permitted principal and accessory uses and structures.
A.
The following principal uses and structures are permitted within authorized manufactured and mobile home communities: one-family detached manufactured and mobile homes. In manufactured and mobile home communities, recreational vehicles shall not be occupied as living quarters and sales lots shall not be permitted, but dwellings may be sold on lots they occupy in residential use.
B.
Permitted accessory uses and structures. Uses and structures that are customarily accessory and clearly incidental to permitted principal uses and structures shall be permitted, except for those requiring specific approval as provided below.
§ 635-97 Developer's permit.
A.
No person shall construct or extend any manufactured and mobile home community or manufactured and mobile home community building or facility within the limits of the City without first securing a manufactured and mobile home community developer's permit from the City. Such permits shall be issued by the City Clerk upon approval by the governing body.
B.
Application for a manufactured and mobile home community developer's permit shall be filed with the City Clerk with sufficient copies for the City Clerk to forward one each to the Building Inspector, Fire Chief and Chief of Police, who shall investigate and review said application to determine whether the applicant, the premises on which said community will be located and the proposed design and specifications thereof and all buildings proposed to be constructed thereon will comply with the applicable regulations, ordinances and laws of the state and City and report their findings in writing to the governing body within 60 days. Such reports shall be considered by the governing body before any permit is issued hereunder. Failure of any officer or body to report within the allotted time shall be deemed a favorable recommendation.
C.
Application for a manufactured and mobile home community developer's permit shall be accompanied by a fee as prescribed in the City's fee schedule[1] to cover the cost of investigation and processing, plus regular building permit fees for all buildings or structures to be erected within the proposed community.
[1]
Editor's Note: The fee schedule is on file in the City Clerk's office.
D.
Applications shall be made on forms furnished by the City Clerk and shall include the following information:
(1)
Name and address of applicant.
(2)
Location and legal description of the proposed community, addition, modification or extension.
(3)
A complete plot plan showing compliance with all applicable provisions of this chapter and the municipal building code and zoning and subdivision ordinances.
(4)
Complete preliminary engineering plans and specifications, including a scale drawing of the proposed community showing, but not limited to:
(a)
Plans and specifications of all utilities, including sewage collection and disposal, stormwater drainage, water and electrical distribution and supply, refuse storage and collection, lighting, telephone and television antenna systems.
(b)
Location and width of roadways and walkways, buffer strips, and recreational and other common areas.
(c)
The location of manufactured and mobile home stands within the manufactured and mobile home spaces, including a detailed sketch of at least one typical manufactured and mobile home space and stand therein.
(d)
Landscape plan showing all plantings.
(e)
Plans and specifications of all community buildings and structures.
(5)
Interest of the applicant in the proposed manufactured and mobile home community or extension thereof. If the owner of the tract is a person other than the applicant, a duly verified statement by the owner that the applicant is authorized by him to construct and maintain the proposed community, addition, modification or extension and make the application shall be provided.
(6)
Written statements describing proposed community operations, management and maintenance, including proposed fees and charges and other requirements to be imposed on community occupants by the community operator.
E.
Final engineering plans and specifications complying with the provisions of this article and the zoning regulations and any modifications or conditions imposed by the governing body shall be submitted to the City Clerk and checked by the proper municipal officials for compliance before the permit is issued.
§ 635-98 Standard requirements for manufactured and mobile home communities, additions or extensions.
All manufactured and mobile home communities and modifications of or additions or extensions to existing communities shall comply with the following:
A.
Chapter SPS 326, Wis. Adm. Code, as now existing or hereafter amended, is hereby made a part of this chapter and incorporated herein by reference as if fully set forth, except that such regulations shall not be deemed to modify any requirement of this chapter or any other applicable law or ordinance of the state or City.
B.
Manufactured and mobile home spaces shall be a minimum of 50 feet wide and 100 feet in depth, have a setback of 20 feet from all street rights-of-way, and have a side yard setback of 10 feet, except that driveways may extend to within four feet of a property line. Accessory structures, such as awnings, cabanas, storage cabinets, carports, windbreaks or attached porches, shall be considered part of the unit for purposes of determining compliance with this provision. No manufactured and mobile home site shall be rented for a period of less than 30 days. There shall be two surfaced automobile parking spaces for each manufactured and mobile home. Unless adequately screened by existing vegetative cover, a manufactured and mobile home community shall be screened around its outer perimeter by a planting of hedges or trees capable of reaching a height of 15 feet or more, the individual trees to be such a number and so arranged that within 10 years they will have formed a screen equivalent in opacity to a solid fence or wall. Such permanent planting shall be grown or maintained to a height of not less than 15 feet when mature.
C.
No manufactured and mobile home community shall be laid out, constructed or operated without City sanitary sewer service.
D.
All liquid wastes originating at units, service or other buildings shall be discharged into a sewerage system extended from and connected with the public sewerage system. Such systems shall comply with all provisions of the state code and City ordinances relating to plumbing and sanitation. Each individual space shall be provided with a three-inch watertight sewer connection protected from damage by heaving and thawing or parking of the unit and located within the rear 1/3 of the stand, with a continuous grade which is not subject to surface drainage, so constructed that it can be closed when not in use and trapped in such a manner that it can be kept odor-free.
E.
Adequate provision shall be made for the disposal of solid and liquid wastes in a manner approved by the Common Council. Open burning of waste or refuse is prohibited.
F.
All television cable systems, electrical and telephone distribution lines and oil or gas piping serving the community or spaces therein shall be installed underground. Distribution systems shall be new and all parts and installations shall comply with all applicable federal, state and local codes.
G.
Each space shall be provided with direct electrical service of not less than 100 amperes for 220 volt service.
H.
A minimum of two off-street parking spaces surfaced with bituminous concrete or similar material capable of carrying a wheel load of 4,000 pounds shall be provided for each manufactured and mobile home space.
I.
Condition of soil, groundwater level, drainage and topography shall not create hazards to the property, health or safety of occupants of manufactured and mobile home spaces or living units. The site shall not be exposed to objectionable smoke, noise, odors or other adverse influences, and no portion subject to unpredictable and sudden flooding, subsidence or erosion shall be used for any purpose which would expose persons or property within or without the community to hazards.
J.
Exposed ground surfaces in all parts of every manufactured and mobile home community shall be paved or covered with stone screenings or other solid material or protected with a vegetative growth that is capable of preventing soil erosion and eliminating objectionable dust.
K.
The ground surface in all parts of every manufactured and mobile home community shall be graded and equipped to drain all surface water in a safe, sanitary and efficient manner.
L.
All communities shall be furnished with individual outdoor lot lighting of 25 to 60 watts so spaced and equipped with luminaires placed for the safe movement of pedestrians and vehicles at night.
M.
All manufactured and mobile home spaces shall abut upon a street. All streets shall be provided with a smooth, hard and dense surface which shall be well drained under normal use and weather conditions for the area. Pavement edges shall be curbed and protected to prevent raveling of the wearing surface and shifting of the pavement base. Grades of streets shall be sufficient to ensure adequate surface drainage but not more than 8%, provided that a maximum grade of 12% may be used if approved by the Director of Public Works as safe and designed to avoid traffic hazards. Streets shall be at approximately right angles within 100 feet of an intersection. Intersections of more than two streets at one point shall not be allowed. A distance of at least 150 feet shall be maintained between center lines of offset intersecting streets.
N.
All communities shall be provided with pedestrian walks between individual manufactured and mobile homes, community streets and community facilities of not less than three feet in width. Grade and surfacing of walks shall be approved by the City Engineer as safe and comparable to sidewalks in other areas of the municipality subject to similar usage, except that, as an alternative, inverted curbing may be used which provides approximately three feet of concrete walking area adjacent to the curbline.
O.
All manufactured and mobile home communities shall have a greenbelt or buffer strip not less than 10 feet wide along all boundaries. Unless adequately screened by existing vegetative cover, all manufactured and mobile home communities shall be provided within such greenbelt or buffer strip with screening of natural growth or screen fence, except where the adjoining property is also a manufactured and mobile home community. Compliance with this requirement shall be made within five years from the granting of the manufactured and mobile home community developer's permit. Screening or planting requirements may be waived or modified by the governing body if it finds that the exterior architectural appeal and functional plan of the community, when completed, will be materially enhanced by modification or elimination of such screen planting requirements.
P.
Manufactured and mobile home community operators shall, at the time of approval, pay the park development fees required for conventional subdivisions in § 510-47.
Q.
Single-family nondependent manufactured and mobile homes and approved accessory structures included in the original plans and specifications or revisions thereof, parks, playgrounds, open space, off-street parking lots, one community office and service buildings for exclusive use of community residents shall be the only permitted uses in manufactured and mobile home communities, provided that the Common Council may approve the following uses when designed and limited to exclusive use of community residents:
R.
No signs shall be erected in manufactured and mobile home communities.
S.
All manufactured and mobile home communities shall be provided with safe and convenient vehicular access from abutting public streets or roads to each manufactured and mobile home space. Entrances to communities shall be designed to minimize congestion and traffic hazards and allow free movement of traffic on adjacent streets.
§ 635-99 Manufactured and mobile home community license.
A.
It shall be unlawful for any person to establish, operate, maintain or administer or permit to be established, operated or maintained upon any property owned, leased or controlled by him a manufactured and mobile home community within the City without a valid, unexpired manufactured and mobile home community license issued by the City Clerk and approved by the Common Council upon determination that the standards in this section have been met and payment of the required fees.
B.
Manufactured and mobile home community licenses shall be issued for a calendar year and shall expire on December 31 next succeeding date of issue. Licenses may be issued after January 1 of any year but no rebate or diminution of the fee shall be allowed therefor.
C.
The annual fee for a manufactured and mobile home community license shall be as prescribed in the City's fee schedule; such fee shall also be paid upon the renewal of such license. Licenses may be transferred during a license year for a fee as prescribed in the City's fee schedule.
D.
Licenses granted under this section shall be subject to revocation or suspension by the governing body for cause in accordance with § 66.0435(2), Wis. Stats., and the procedures in that section shall be followed. "Cause" as used in this subsection shall include, but not be limited to:
(1)
Failure or neglect to abide by the requirements of this chapter or the laws or regulations of the State of Wisconsin relating to manufactured and mobile home communities and their operation.
(2)
Conviction of any offense under the laws of the state or ordinances of the City relating to fraudulent or misleading advertising or deceptive practices regarding the sale or renting of manufactured and mobile homes or the leasing or rental of manufactured and mobile home spaces or sale, lease or operation of community facilities.
(3)
Operation or maintenance of the manufactured and mobile home community in a manner inimical to the health, safety or welfare of community occupants or the inhabitants of the City, including but not limited to repeated violations of laws or ordinances relating to health, sanitation, refuse disposal, fire hazards, morals or nuisances.
(4)
Transfer or sale of an ownership interest in any manufactured and mobile home space or the underlying land other than to another eligible licensee. Such action shall also subject the owner of the underlying land to all requirements of the state or municipal subdivision control laws and regulations regardless of the size or number of lots or spaces so transferred or sold.
E.
Except as provided in Subsection F of this section, no manufactured and mobile home community license shall be granted for any premises or to any person not meeting the following standards and requirements:
(1)
All standards and requirements set forth in § 635-98 except as specifically waived or modified in writing by the Common Council and endorsed on the manufactured and mobile home community developer's permit. This requirement includes a valid certificate from the Wisconsin Department of Safety and Professional Services that the community complies with the provisions of Ch. SPS 326, Wis. Adm. Code, applicable thereto.
(2)
Manufactured and mobile home communities should be used only for the parking and occupancy of single-family nondependent manufactured and mobile homes and accessory structures and appurtenances and uses.
(3)
The applicant shall file with the Common Council certificates certifying that all equipment, roads, sanitary facilities, water facilities and other equipment and facilities, including roads, have been constructed or installed in the community as required by this chapter and are in required operating condition at the time of said application. In addition, the Chief of Police, Building Inspector, and the Chief of the Fire Department shall inspect or cause to be inspected each application and the premises to determine compliance with all applicable laws, regulations and ordinances applicable thereto. These officials shall furnish the Common Council in writing the information derived from such investigation and a statement as to whether the applicant and the premises meet the requirements of the department for which the officer is certifying.
(4)
Location and operation of the community shall comply with all zoning and land use ordinances of the state and City.
F.
Manufactured and mobile home communities in existence and operating under a valid manufactured and mobile home community license upon the effective date of this chapter, including communities in areas hereafter annexed to the City, shall be exempt from the requirements hereof relating to land use and occupancy, provided that such use and occupancy complied with the applicable laws and ordinances in effect at the time of issuance of the original license, but shall file application for a manufactured and mobile home community developer's nonconforming use permit and comply with all other provisions of this chapter within six months after the effective date hereof, provided that an existing manufactured and mobile home community having a density in excess of that provided in § 635-98 shall not increase its density and shall be operated in other respects in accordance with this chapter. The governing body may extend the time for compliance as herein required upon such conditions as it shall determine necessary to protect the health, safety and welfare of community occupants or inhabitants of the City. All extensions, modifications or additions to lawfully licensed existing communities or facilities or structures therein shall comply with this chapter.
§ 635-100 Operation of communities; responsibilities of management.
A.
In every manufactured and mobile home community there shall be located an office of the attendant or person in charge of said community. A copy of the community license and of this chapter shall be posted therein and the community register shall, at all times, be kept in said office.
B.
The attendant or person in charge and the community licensee shall operate the community in compliance with this chapter and regulations and ordinances of the City and state and their agents or officers and shall have the following duties:
(1)
Maintain a register of all community occupants, to be open at all times to inspection by state, federal and municipal officers, which shall show:
(a)
Names and addresses of all owners and occupants of each manufactured and mobile home.
(b)
Number of children of school age.
(c)
State of legal residence.
(d)
Dates of entrance and departure of each manufactured and mobile home.
(e)
Make, model, year and serial number or license number of each manufactured and mobile home and towing or other motor vehicles and state, territory or country which issued such licenses.
(f)
Place of employment of each occupant, if any.
(2)
Notify community occupants of the provisions of this chapter and inform them of their duties and responsibilities and report promptly to the proper authorities any violations of this chapter or any other violations of law which may come to their attention.
(3)
Report to City law enforcement officials all cases of persons or animals affected or suspected of being affected with any dangerous communicable disease.
(4)
Supervise the placement of each manufactured and mobile home on its stand, which includes securing its stability and installing all utility connections and tiedowns.
(5)
Maintain community grounds, buildings and structures free of insect and rodent harborage and infestation and accumulations of debris which may provide rodent harborage or breeding places for flies, mosquitoes and other pests.
(6)
Maintain the community free from growth of noxious weeds.
(7)
Maintain the community free of litter, rubbish and other flammable materials; provide portable fire extinguishers of a type approved by the Fire Chief in all locations designated by the Chief and maintain such extinguishers in good operating condition and cause every area within the community designated as a fire lane by the Fire Chief to be kept free and clear of obstructions.
(8)
Check to ensure that every manufactured and mobile home unit has furnished, and in operation, a substantial, flytight, watertight, rodentproof container for the deposit of garbage and refuse in accordance with the ordinances of the City.
(9)
Provide for the sanitary and safe removal and disposal of all refuse and garbage at least weekly. Removal and disposal of garbage and refuse shall be in accordance with the laws of the State of Wisconsin and the ordinances and regulations of the municipality, including regulations promulgated by the Fire Chief.
§ 635-101 Responsibilities and duties of community occupants.
A.
Community occupants shall comply with all applicable requirements of this chapter and regulations issued hereunder and shall maintain their manufactured or mobile home space, its facilities and equipment in good repair and in a clean and sanitary condition.
B.
Community occupants shall be responsible for proper placement of their manufactured and mobile homes on the manufactured and mobile home stand and proper installation of all utility connections in accordance with the instructions of the community management.
C.
No owner or person in charge of a dog, cat or other pet animal shall permit it to run at large or to cause any nuisance within the limits of any manufactured and mobile home community.
D.
Each owner or occupant of a nonexempt manufactured or mobile home within a manufactured and mobile home community shall remit to the licensee or authorized community management the cash deposit and monthly municipal permit fee.
E.
It shall be the duty of every occupant of a community to give the community licensee or management, or his agent or employee, access to any part of such community or manufactured or mobile home premises at reasonable times for the purpose of making such repairs or alterations as are necessary to effect compliance with this chapter or any law or ordinance of the state or City or lawful regulation or order adopted thereunder.
F.
Manufactured and mobile homes shall be parked only on the manufactured and mobile home stands provided and shall be placed thereon in accordance with all requirements of this chapter.
G.
No manufactured or mobile home owner or occupant shall conduct in any unit or any manufactured and mobile home community any business or engage in any other activity which would not be permitted in single-family residential areas in the City.
H.
No person shall discharge any wastewater on the surface of the ground within any manufactured and mobile home community.
I.
No person shall erect or place upon any manufactured and mobile home space any permanent or temporary structure intended to be used for dwelling purposes or in connection with any manufactured or mobile home unit except as specifically authorized by this chapter.
§ 635-102 Additional regulations.
A.
Wrecked, damaged or dilapidated manufactured and mobile homes shall not be kept or stored in a manufactured and mobile home community or upon any premises in the City. The Building Inspector or Common Council shall determine if a manufactured or mobile home is damaged or dilapidated to a point which makes it unfit for human occupancy. Such manufactured and mobile homes are hereby declared to be a public nuisance. Whenever the Building Inspector or Common Council so determines, he or it shall notify the licensee or landowner and owner of the manufactured or mobile home in writing that such public nuisance exists within the community or on lands owned by him giving the findings upon which his or its determination is based and shall order such home removed from the community or site or repaired to a safe, sanitary and wholesome condition of occupancy within a reasonable time, but not less than 30 days.
B.
Authorized representatives of the Common Council are authorized and directed to inspect manufactured and mobile home communities not less than once in every twelve-month period to determine the health, safety and welfare of the occupants of the community and inhabitants of the City as affected thereby and the compliance of structures and activities therein with this chapter and all other applicable laws of the state and ordinances of the City.
C.
Fires in manufactured and mobile home communities shall be made only in stoves and other cooking or heating equipment intended for such purposes. Outside burning is prohibited except by permit and subject to requirements or restrictions of the Fire Chief.
D.
All plumbing, building, electrical, oil or gas distribution, alterations or repairs in the community shall be in accordance with the regulations of applicable laws, ordinances and regulations of the state and municipality and their authorized agents and may be performed by a professional manufactured and mobile home service technician.
E.
All manufactured and mobile homes in manufactured and mobile home communities shall be skirted unless the unit is placed within one foot vertically of the stand with soil or other material completely closing such space from view and entry by rodents and vermin. Areas enclosed by such skirting shall be maintained free of rodents and fire hazards.
F.
No person shall construct, alter or add to any structure, attachment or building in a manufactured and mobile home community or on a manufactured and mobile home space without a permit from the Building Inspector. Construction on or addition or alteration to the exterior of a manufactured or mobile home shall be of the same type of construction and materials as the manufactured or mobile home affected. This subsection shall not apply to addition of awnings, antennas or skirting to manufactured and mobile homes. Accessory structures on manufactured and mobile home spaces shall comply with all setback, side yard and rear yard requirements for manufactured and mobile home units.
G.
Storage under manufactured and mobile homes is prohibited.
§ 635-103 Compliance with plumbing, electrical and building standards.
All plumbing, electric, electrical, building and other work on or at any manufactured and mobile home community under this chapter shall be in accordance with the ordinances of the City and the requirements of the State Plumbing, Electrical and Building Codes and the regulations of the State Department of Safety and Professional Services. Licenses and permits granted under this chapter grant no right to erect or repair any structure, to do any plumbing work or to do any electric work.
§ 635-104 General site planning for manufactured and mobile home communities.
The following guides, standards and requirements shall apply in site planning for manufactured and mobile home communities:
A.
Principal vehicular access points. Principal vehicular access points shall be designed to encourage smooth traffic flow with controlled turning movements and minimum hazards to vehicular or pedestrian traffic. Merging and turnout lanes and/or traffic dividers shall be required where existing or anticipated heavy flows indicate need. In general, minor streets shall not be connected with streets outside the district in such a way as to encourage the use of such minor streets by substantial amounts of through traffic. No lot within the community shall have direct vehicular access to a street bordering the development.
B.
Access for pedestrians and cyclists. Access for pedestrians and cyclists entering or leaving the community shall be by safe and convenient routes. Such ways need not be adjacent to or limited to the vicinity of vehicular access points. Where there are crossings of such ways and vehicular routes at edges of planned developments, such crossings shall be safety located, marked and controlled and where such ways are exposed to substantial vehicular traffic at edges of communities, safeguards may be required to prevent crossings except at designated points. Bicycle paths, if provided, shall be so related to the pedestrian way system that street crossings are combined.
C.
Protection of visibility for automotive traffic, cyclists and pedestrians. At intersections of any streets, public or private, the provisions of § 635-53 shall apply and are hereby adopted by reference.
D.
Ways for pedestrians and/or cyclists in exterior yards. In any exterior yard, required or other, ways for pedestrian and/or cyclists may be permitted, if appropriately located, fenced or landscaped to prevent potential hazards arising from vehicular traffic on adjacent streets or other hazards and annoyances to users or to occupants of adjoining property. When otherwise in accord with the requirements concerning such ways set forth above, approved ways in such locations shall be counted as common recreation facilities and may also be used for utility easements.
E.
Internal relationships. The site plan shall provide for safe, efficient, convenient and harmonious groupings of structures, uses and facilities and for appropriate relation of space inside and outside buildings to intended uses and structural features. In particular:
(1)
Streets, drives and parking and service areas. Streets, drives and parking and service areas shall provide safe and convenient access to dwellings and community facilities and for service and emergency vehicles, but streets shall not be so laid out as to encourage outside traffic to traverse the community, nor occupy more land than is required to provide access as indicated, nor create unnecessary fragmentation of the community into small blocks. In general, block size shall be the maximum consistent with use, the shape of the site and the convenience and safety of the occupants.
(2)
Vehicular access to streets. Vehicular access to streets from off-street parking areas may be direct from dwellings if the street or portion of the street serves 50 units or fewer. Determination of units served shall be based on normal routes anticipated for traffic. Along streets or portions of streets serving more than 50 dwelling units, or constituting major routes to or around central facilities, access from parking and service areas shall be so combined, limited, located, designed and controlled as to channel traffic conveniently, safely and in a manner that minimizes marginal traffic friction, and direct vehicular access from individual dwellings shall generally be prohibited.
(3)
Ways for pedestrians and cyclists; use by emergency, maintenance or service vehicles.
(a)
Walkways shall form a logical, safe and convenient system for pedestrian access to all dwellings, project facilities and principal off-street pedestrian destinations. Maximum walking distance in the open between dwelling units and related parking spaces, delivery areas and trash and garbage storage areas intended for use of occupants shall not exceed 100 feet.
(b)
Walkways to be used by substantial numbers of children as play areas or routes to school, bus stops or other destinations shall be so located and safeguarded as to minimize contracts with normal automotive traffic. If an internal walkway system is provided, away from streets, bicycle paths shall be incorporated in the walkway system. Street crossings shall be held to a minimum on such walkways and shall be located and designated to provide safety and shall be appropriately marked and otherwise safeguarded. Ways for pedestrians and cyclists, appropriately located, designed and constructed may be combined with other easements and used by emergency, maintenance or service vehicle but shall not be used by other automotive traffic.