Provo City Zoning Code
14.15 RM
Residential Manufactured Home Park Zone
The main entrance to the park must be in compliance with the following standards:
(1) Entryways. Entry masonry walls to park entrances may not exceed six (6) feet at the highest point, except lamps on pillars, and must comply with the provisions of Section 14.34.100, Provo City Code. Fence pillars shall be allowed to extend up to eighteen (18) inches above the allowable height of a fence provided that the pillars shall have a minimum spacing of no less than six (6) feet, measured face to face, as approved by the Planning Commission;
14.15.010 Purpose and Objectives.
The Residential manufactured home park (RM) zone is established to provide a residential environment within the City primarily for the accommodation of manufactured homes and modular housing units, either within a manufactured home park under one (1) ownership and control, or with a manufactured home subdivision or manufactured home co-op, under multiple ownership, where all are controlled by restrictive covenants. The manufactured home residential zone is intended to reflect standards established for five-star parks and become a high quality development. A park should be characterized by attractively landscaped manufactured homes and modular units with amenities comparable to that of any residential development. This zone is intended to have a residential density of approximately five (5) to seven (7) units per acre. These provisions are intended to create more attractive and more desirable environments within the residential areas of Provo City. Properties should be located on arterial or collector streets with good freeway access or within a reasonable proximity which will permit traffic to utilize the arterial or collector streets subject to the City Engineer’s recommendation and Planning Commission’s approval. A traffic study may be required to determine appropriate locations.
14.15.020 Definitions.
As used in this Chapter, the following terms shall apply:
“Awning” A shade structure supported by posts or columns and partially supported by a home installed, erected, or used on a lot. Must be architecturally compatible with main home as to color and style, and professionally installed. (See Section 14.15.220, Provo City Code for clarification.)
“Community building” A substantial permanent building providing management offices, indoor recreation areas, toilet facilities, laundry and/or other facilities for use in common by the occupants of the manufactured home parks.
“Decorative masonry walls” Walls consisting of brick, or concrete block, with decorative styles that may include but not be limited to the following: Split face, scored, fluted, combed, hi-lite projection shadow wall. The intent is to provide a wall with a pattern(s) that would give variations to style. A grey cinder block wall is not acceptable unless a sufficient number of decorative blocks are used to provide a pattern subject to the Planning Commission’s approval. If the wall is required by the Planning Commission to be painted, the paint should be a type that will resist graffiti or where graffiti could be easily removed.
“Fence” The term shall include any tangible barrier, lattice work, screen, wall, hedge, or continuous growth of shrubs or trees with the purpose of, or having the effect of preventing passage or view across the fence line. Fences must be architecturally compatible and comply with Restrictive Covenants.
“Manufactured home” A manufactured home means a transportable factory-built housing unit constructed on or after June 15, 1976, as defined in Utah Code Annotated, Title 58 Chapter 56, as amended. As used in this Chapter “mobile home” and “manufactured home” have the same meaning.
“Mobile home” See definition of “manufactured home.”
“Permit” An official written document issued by the Building Inspection Division, authorizing performance of a specific activity.
“Recreational vehicles (RV)” Campers, trailers, boats, wave runners, snowmobiles and motor homes, etc. are considered recreational vehicles for the purposes of this Chapter.
“Skirting” A continuation of the facing material of the home, or a decorative masonry, block, brick, vinyl material that is architecturally compatible with the home and is professionally installed.
14.15.030 Permitted Uses.
(1) Those uses or categories of uses as listed herein, and no others, are permitted in the RM zone.
(2) All uses contained herein are listed by number as designated in the Standard Land Use Code published and maintained by the Planning Commission. Specific uses are identified by a four-digit number in which all digits are whole numbers. Classes or groupings of such uses permitted in the zone are identified by a four-digit number in which the last one (1) or two (2) digits are zeros.
(3) Manufactured Home (PD) Performance Development. The Performance Development Overlay Zone may be used in conjunction with the RM Manufactured Home Park Zone, for purposes of accommodating land ownership. However, use of the PD Overlay may not be construed to allow variations from the normal requirements of this Chapter regarding setbacks, lot size, lot width etc.
(4) All such categories listed herein and all specific uses contained within them in the Standard Land Use Code will be permitted in the RM zone, subject to the limitations set forth herein.
(5) Permitted Principal Uses. The following principal uses and structures, and no others, are permitted in the RM zone:
Use No. | Use Classification |
|---|---|
One-family dwelling - detached (See Section 14.34.310, Provo City Code) | |
Residential Facility for Elderly Persons (See Section 14.34.230, Provo City Code) | |
Residential Facility for Persons with a Disability (See Section 14.34.230, Provo City Code). | |
Manufactured home parks/manufactured home co-op/manufactured home planned unit development | |
Communications | |
Electric transmission right-of-way (Identifies areas where the surfaces devoted exclusively to the right-of-way of the activity) | |
Gas pipeline right-of-way (Identifies areas where the surface is devoted exclusively to the right-of-way of the activity) | |
Gas pressure control stations | |
Water pipeline right-of-way (Identifies areas where the surface is devoted exclusively to the right-of-way of the activity) | |
Irrigation distribution channels | |
Water pressure control stations and pumping plants | |
Sewage pipeline right-of-way (Identifies areas where surface is devoted exclusively to right-of-way activity) | |
Sewage pumping stations | |
Combination utilities right-of-way (Identifies areas where surface is devoted exclusively to right-of-way activity) | |
Storm drain or right-of-way (Predominantly covered pipes or boxes) | |
Religious activities |
(6) Conditional Uses. The following uses and structures are permitted in the RM zone only after a Conditional Use Permit has been issued, and subject to the terms and conditions thereof:
Use No. | Use Classification |
|---|---|
Travel Trailer Parks (meeting standards of Chapter 14.39, Provo City Code) | |
Electricity regulating substations | |
4818 | Small Generation |
4829 | Other gas utilities, NEC |
Water storage as part of a utility system (covered including water storage standpipes) | |
Debris basin (A dam and basin for intercepting debris) | |
Spreading grounds (Area for percolating water into under-ground) | |
Police Protection and related activities, branch (Office only) |
(7) Permitted Accessory Uses. Accessory uses and structures are permitted in the RM zone, provided they are incidental to and do not substantially alter the character of the permitted principal use or structure. Such permitted accessory uses and structures include, but are not limited to, the following:
(a) Accessory buildings such as carports, gardening sheds and similar structures (provided they comply with the HUD Code and Section 14.15.110, Provo City Code) which are customarily used in conjunction with, and incidental to, a principal use or structure; and
(b) Household pets, provided that no more than two (2) dogs and two (2) cats six (6) months of age or older shall be kept at any residence or commercial establishment at any time. Nothing herein shall be construed as authorizing the keeping of any animal capable of inflicting harm or discomfort or endangering the health and safety of any person or property.
14.15.040 Minimum Development Standards.
Development standards are established under the provisions of this Chapter and all developments shall conform to the standards and requirements of this Section 14.15.040, Provo City Code. Development permits shall be granted or denied on the basis of performance measured against development standards adopted in accordance with this Chapter 14.15, Provo City Code, as amended, and on the findings by the Planning Commission as outlined.
(1) General Standards.
(a) SINGLE OWNERSHIP OR CONTROL. The area proposed for a manufactured home park shall be in one (1) ownership or control during development to provide for full supervision and control of said park, and to ensure conformance with these provisions and all conditions imposed upon the preliminary and final development plans. Mere development agreements between individuals may not satisfy this requirement. Individual ownership, partnerships, corporations, and other legally recognized entities are acceptable. A cooperative ownership may be considered by the Planning Commission upon verification of compliance with Utah Code.
(b) DESIGN TEAM. The preliminary development plans shall be prepared by a design team composed of a landscape architect and an engineer or land surveyor. Said architect, engineer and land surveyor shall be licensed to practice in the State of Utah.
(c) SENSITIVE LANDS. If located in “sensitive lands,” “high water table,” and/or "floodplain,” the project must comply with all provisions of the Sensitive Lands and/or Floodplain sections and chapters of the Provo City Code and other applicable ordinances.
(d) HOMEOWNERS ASSOCIATION. When multiple owners exist, a homeowners association must be formed and restrictive covenants must be submitted to and approved by Provo City and recorded in the Utah County Recorder’s Office prior to or in conjunction with the recording of the final plan.
(e) RESTRICTIVE COVENANTS. When they are required in Subsection (1)(d) of this Section, the restrictive covenants must contain provisions regarding landscaping maintenance, parking prohibitions, RV storage, etc., maintenance of homes, yards, noise and pet control, and failure to comply with restrictive covenants provides management methods to correct any discrepancies and bill the home owner for a reasonable fee. The covenants shall provide for an architectural review committee to be established within the park to review any homes that are to be placed within the park for compatibility with other homes within said park as to age, appearance, style, etc. These covenants must be approved by the Planning Commission or their representatives. These covenants are considered as a part of the park rules and may not be modified without noticing and explaining the changes to the home owners and receiving approval from the City.
(f) TOWING HITCHES/WHEELS. All towing hitches or devices and wheels must be removed from the manufactured or modular home prior to occupancy of the unit.
(g) AGE OF HOMES. Manufactured or mobile homes may not be permitted in the park unless:
(i) It complies with Utah Code Annotated, Title 58, Chapter 56, as amended.
(ii) It is not older than five (5) years from the date of construction. Any home that is older than five (5) years must be reviewed by an architectural review committee (regulated by the homeowners association) and must comply with standards as established within the approved restrictive covenants. These standards shall address issues such as the style of home, architecture, and other issues which address the compatibility of said home with the intent of the park regulations, Provo City Code, or other laws.
(iii) Existing homes can not be removed based on age of structure once structure is approved and complies with current code, unless it is deemed by park management to be noncompliant with Covenants.
14.15.050 Lot Area.
(1) Area of Zone. The RM zone may not be applied to a land area of less than fifteen (15) acres.
(2) Subdivided Lots or Manufactured Home Spaces. Each subdivided lot or manufactured home space or parcel of land in the RM zone shall have an area of not less than four thousand five hundred (4,500) square feet.
14.15.060 Lot Width.
Each lot, parcel of land in the RM zone, or each individual space within a manufactured home park shall have a minimum average width of not less than fifty (50) feet.
14.15.070 Lot Frontage.
Each site or space in a manufactured home park shall abut a paved, private or public street constructed to standards required by this Chapter for the distance of thirty-five (35) feet, on a line parallel to the center of said street or along the circumference of a cull-de-sac improved to standards approved by the Provo City Planning Commission.
14.15.080 Prior Created Lots.
Lots or parcels of land which were created prior to the effective date of this Chapter (November 26, 1995) shall have the RM zone applied to them only if they meet the minimum area requirements set forth in this Chapter. Manufactured home parks existing prior to the above date may have the RM zone applied to them and may not be denied occupancy of spaces and use of facilities solely because of nonconformance to the provisions of this Chapter.
14.15.090 Lot Area Per Dwelling.
Not more than one (1) manufactured home or modular housing unit shall be placed upon each lot, parcel of land or space in a manufactured home subdivision or park approved under the provisions of this Chapter.
14.15.100 Yard Requirements.
The following yard requirements shall apply to all lots, parcels or spaces in a manufactured home park or subdivision: (Note: All setbacks are measured from the property line or approved manufactured home space.)
(1) Front Yard. Each lot, parcel site or space in the RM zone shall have a front yard of not less than ten (10) feet;
(2) Side Yard. Except as provided in Subsections (3), (4), and (5) of this Section, each lot, parcel, site or space in a manufactured home subdivision or manufactured home park shall have a side yard of at least six (6) feet;
(3) Side Yard - Corner Lot. On corner lots or spaces, the side yard contiguous to a private street shall not be less than ten (10) feet; except that when the side yard is adjacent to a public street which is not within the manufactured home park or manufactured home subdivision, the side yard adjacent to said street shall be twenty (20) feet. This side yard may not be used for vehicle parking;
(4) Side Yard - Driveway. When used for access to a carport or a parking area, a side yard shall be wide enough to provide an unobstructed, twelve (12) foot, paved driveway; and
(5) Rear Yard. Each lot, parcel, space, or site shall have a rear yard of not less than ten (10) feet in depth.
14.15.110 Accessory Buildings.
An Accessory building may be located in the rear or interior side yard setback area if the following conditions are met:
(1) Only one (1) accessory structure is permitted on said lot, space or site;
(2) Said structure may not be larger than twelve (12) feet high;
(3) The structure may not have more than two hundred (200) square feet in area; and
(4) The structure must be of uniform design provided by the mobile home park owner.
14.15.120 Projections into Yards.
The following structures may be erected on or projected into any required yard in the RM zone:
(1) Fences and walls in conformance with the Provo City Code and other City codes and ordinances;
(2) Landscape elements including trees, shrubs, agricultural crops and other plants which do not hinder the movement of the manufactured home in or out of manufactured home spaces;
(3) Necessary appurtenances for utility service;
(4) Awnings, decks, carports that are open on three (3) sides may project into any yard (except street side yards on corner lots) no closer than three (3) feet from said property line or required sidewalk, whichever is closer, of said lot or space; and
(5) Required sidewalks which abut and run parallel with streets.
14.15.130 Building Height.
No lot or parcel of land in the RM zone shall have a building or structure which exceeds a height of fifteen (15) feet with the exception of club houses with a maximum height of thirty-five (35) feet. Chimneys, flagpoles, or similar structures not used for human occupancy are excluded in determining height.
14.15.140 Second Access.
A manufactured home park shall have at least two (2) vehicle accesses to public streets (one (1) of which may be controlled access as approved by the Fire Department).
14.15.150 Parking, Loading and Access.
(1) Each lot, space or site in the RM zone shall have on the same lot, located within the buildable area or an interior side yard, a paved parking area for two (2) vehicles with minimum measurements that comply with Section 14.37.100, Provo City Code. Said parking area shall only serve one (1) lot, space or site and shall not be located closer than ten (10) feet from a parking area on an adjacent lot, space or site.
(2) Visitor parking must be provided throughout the park at one (1) space for each five (5) units. The location of the visitor parking is subject to Planning Commission approval and must be distributed evenly throughout the park.
(3) No parking is permitted on the street unless the street is wider than twenty-four (24) feet.
(4) All parking spaces shall be built as described in Section 14.37.090, Provo City Code, provided with a paved access from an approved street, and well maintained.
(5) In addition to the above requirements, space shall be provided within the park or subdivision for the storage of boats, campers, trailers, and other recreational vehicles, etc. Said spaces shall be provided at a rate of one (1) space for each ten (10) dwelling units. This storage area is to be fully enclosed with a six (6) foot masonry wall, opaque fence or screening material as approved by the Planning Commission.
(6) When multiple owners exist, provisions shall be made for perpetual maintenance of said parking facilities through a homeowners association.
14.15.160 Building Permits and Business License Required.
(1) A Building Permit must be obtained from the Building Inspection Division of the City prior to any placement, including relocation of homes within same park, additions, accessory buildings, prior to placement or construction.
(2) The Park owner must obtain a Business License from the City prior to the occupancy of homes within the park and said license must be renewed on a yearly basis.
14.15.180 Fencing Requirements and Perimeter Buffer Yard.
(1) Fences seven (7) feet or less in height do not require a building permit. Fences over seven (7) feet in height must obtain a building permit from the Building Inspection Division. Any fence, wall, screen, hedge or other material serving as a fence may not create a sight distance hazard to vehicular or pedestrian traffic as determined by the Provo City Traffic Engineer. All interior fencing, if permitted by park management, must be consistent with restrictive covenants on file and all materials used must be consistent within park.
(2) A decorative masonry wall, (See Section 14.15.020 - Definitions, Provo City Code), six (6) feet in height is required around the perimeter of the manufactured home park or subdivision where the manufactured home park or subdivision fronts a public street. A decorative masonry wall or an alternative style of fencing six (6) feet in height is required around the remaining perimeter of the manufactured home park or subdivision as approved by the Planning Commission. Where the manufactured home park or subdivision fronts a public street, said wall must be set back a minimum of ten (10) feet from property line. However, a greater setback may be required depending on the zoning of adjacent properties. This area must be appropriately landscaped as outlined in Section 14.15.200, Provo City Code.
(3) Grade differences. Where there is a difference in the grade of the properties on either side of a fence, wall or other similar structure, the height of the fence shall be measured from the natural grade of the property upon which it is located.
(4) Retaining Walls. Where a retaining wall protects a cut below or a fill above the natural grade and is located on the line separating lots or properties, such retaining wall may be topped by a fence, wall or hedge of the same height that would otherwise be permitted at the location if no retaining wall existed.
(5) Double Frontage Lots. A fence or wall may be erected in the rear yard of a double frontage lot subject to staff review.
(6) Exceptions. The provisions of this Section do not apply to certain other fences such as tennis court backstops or patio enclosures as approved by the Zoning Administrator, if it is determined that such do not create a hazard or violation of the Provo City Code or other ordinances. All other exceptions must obtain Planning Commission approval. Standards for barbed wire and similar types of fences are listed in Section 9.14.020, Provo City Code, as amended.
14.15.190 Entrance Treatments.
The main entrance to the park must be in compliance with the following standards:
(1) Entryways. Entry masonry walls to park entrances may not exceed six (6) feet at the highest point, except lamps on pillars, and must comply with the provisions of Section 14.34.100, Provo City Code. Fence pillars shall be allowed to extend up to eighteen (18) inches above the allowable height of a fence provided that the pillars shall have a minimum spacing of no less than six (6) feet, measured face to face, as approved by the Planning Commission;
(2) Entrance treatments shall include a monument sign or entrance wall sign stating the name and address of the mobile home park or subdivision not to exceed the height of five (5) feet. Said sign may not exceed thirty-two (32) square feet in area; and
(3) Second entrances shall be required as outlined in Section 14.15.140, Provo City Code.
14.15.200 Landscaping Requirements.
See Chapter 15.20, Provo City Code.
14.15.210 Signs.
See Chapter 14.38, Provo City Code.
14.15.220 Other Requirements.
(1) Street Standards. Streets constructed within a manufactured home park shall be provided in such a pattern as to provide convenient traffic circulation within said park. Streets shall be built to the following standards:
(a) All manufactured home park streets shall have a width of not less than thirty-six (36) feet, including curbs and sidewalks.
(b) There shall be concrete standard (non-rolled) curbs on each side of all manufactured home park streets. Each curb shall have a width of not less than two (2) feet and shall be designed to minimize an automobile’s travel from the street onto the sidewalk (non-rolled), except at designated driveways or at other places required by the Americans with Disability Act (ADA).
(c) The manufactured home park shall have paved streets in accordance with street paving standards of Provo City.
(2) Sidewalk Standards. There shall be concrete sidewalks on each side of all manufactured home park streets. Each sidewalk shall have a width of not less than four (4) feet. An additional pedestrian circulation system may be provided, which can be separate from the street circulation system. Any additional pedestrian system shall be constructed of concrete, be at least four (4) feet in width and may not be in lieu of the sidewalks required to abut and run parallel with the streets.
(3) Street Lighting Standards. Streets shall be lighted in accordance with the requirements of the Provo City Energy Department. Streets within a manufactured home subdivision shall meet all of the public street standards established by Provo City.
(4) Administrative Office. Every mobile home park shall include a permanent building for office/administrative use and a Community Center. Said building may include a one-family dwelling for the exclusive use of the owner or manager. This building shall provide adequate square footage for gatherings and recreational purposes to accommodate a minimum of twenty percent (20%) of the residents within the park to meet.
(5) Laundry Facilities. Every manufactured home subdivision, park or Recreational Vehicle Park shall have one (1), or more, laundry room equipped with automatic washers and dryers unless every home has its own electrical and water fixtures for laundry.
(6) Manufactured Home Skirting. Skirting materials shall be provided entirely around the periphery of a mobile home to conceal the open area beneath the manufactured home frame. Said skirting materials shall be of durable construction and shall be compatible with the exterior finish of the mobile home unit and comply with Subsection 14.15.020(6), Provo City Code, as amended.
(7) Utilities. All utility distribution facilities, including electrical service and television antenna services, within a manufactured home park or manufactured home subdivision shall be placed underground. Transformers, terminal boxes, meter cabinets, pedestals, and other such necessary appurtenances to the underground facilities may be placed above ground. All manufactured home sites and lots, whether within a manufactured home park or manufactured home subdivision, must be served with water, gas, electricity, and City sewer.
(8) Porches, Decks and Landings. All porches, landings, which are required to be erected in front of any doorway, must be covered by an awning and be architecturally compatible and professionally installed. This includes all structures over twenty-four (24) inches in height, with the exception of decks and other similar structures which are detached from the main structure three (3) feet or greater. The minimum size of said porch, deck or landing to be located in front of the main entrance must be eight (8) feet by fourteen (14) feet in size and the required awning must cover said porch as required in this Chapter.
(9) Park Management. Park management shall have the responsibility set forth as follows:
(a) The person to whom a license for a manufactured home park is issued shall operate the park in compliance with this Title and regulations issued hereunder and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition;
(b) The park management shall notify park occupants of all applicable provisions of this Title and inform them of their duties and responsibilities under this Title and of restrictive covenants approved and filed in the Office of the Utah County Recorder;
(c) The park management shall supervise the placement of each manufactured home on its space which includes securing its stability and installing all utility connections;
(d) The park management shall ensure that prior to any manufactured home is located or relocated within the park, a building permit has been obtained as required by the City;
(e) The park management shall maintain a register containing the names of all park occupants. Such register shall be available to any authorized person inspecting the park;
(f) A member of the park management must reside within the park; and
(g) If tenant does not maintain property, then park management has the responsibility to bring property into compliance with restrictive covenants and park rules after a fourteen (14) day notice. A reasonable fee may be collected by park management for work completed.