Reeseville City Zoning Code
ARTICLE XV
Mobile Homes
§ 480-92 Definitions.
The following definitions shall be applicable in this article:
A street designed primarily for through traffic and leading directly to an exit or entrance and permitting two-way traffic.
Any person, partnership or corporation licensed to operate and maintain a mobile home park under the provisions of this article.
A detached single-family dwelling unit with all of the following characteristics:
[Amended 3-6-1997 by Ord. No. A-11; 12-4-1997 by Ord. No. A-13]
Designed and constructed for long-term occupancy and containing sleeping accommodations, a flush toilet, a tub and shower bath and kitchen facilities, with plumbing, electrical and fuel connections provided for attachment to outside systems.
Designed and constructed to be transported after fabrication on its own wheels or on flatbed or other trailers or detachable wheels.
Upon delivery at the site where it is to be occupied as a dwelling containing major appliances and furniture, and ready for occupancy except for minor and incidental unpacking and assembly operations and location on foundational supports that meet or exceed the manufacturers recommendations and connections to utilities and the like.
Any plot of ground upon which two or more mobile homes, occupied for dwelling or sleeping purposes, are located, regardless of whether or not a charge is made for such accommodation.
A plot of ground within a mobile home park designated for the accommodation of one mobile home.
Any mobile home park in existence and otherwise in full compliance with all applicable Village ordinances as of the date of the adoption of this article.
Mobile home park.
Any person to whom a temporary permit is issued to maintain or operate a mobile home park under the provisions of this article.
Any individual, firm, trust, partnership, voluntary association or corporation.
§ 480-93 Mobile home park license.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
It shall be unlawful for any person to maintain or operate a mobile home park within the limits of the Village of Reeseville unless such person shall first obtain a license therefor, except that the maintenance or operation of a mobile home park in existence on the effective date of this article may be continued under the terms set forth in § 480-99. Unless excepted by §§ 480-106 and 480-108, mobile homes shall only be located in mobile home parks.
§ 480-94 License fees and temporary permit fees.
[Amended 12-14-2006 by Ord. No. A-56; at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
The annual fee for a mobile home park license shall be set by the Village Board; 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 by § 66.0435(3)(b), Wis. Stats.
§ 480-95 Application for license.
Application for initial license. Application for an initial mobile home park license shall be filed with the Village Clerk. The application shall be in writing, signed by the applicant and shall include the following:
The name and address of the applicant;
The location and legal description of the mobile home park;
Plans and specifications of all buildings, improvements and facilities constructed or to be constructed within the mobile home park;
Such further information as may be requested by the designated official to enable him to determine if the proposed park will comply with all existing regulations and ordinances of the Village and any applicable state law;
The application and all accompanying plans and specifications shall be filed in triplicate;
The Clerk shall forward the application to the Village Board, which shall investigate the applicant and inspect the application of the proposed plans and specifications. If the proposed mobile home park will, when constructed or altered in accordance with such plans and specifications, be in compliance with all provisions of this article and all other applicable ordinances and statutes, the Village Board may approve the application and, upon completion of the park according to the plans, payment of the license fee and filing of the bond as required elsewhere in this article, may issue the license.
Application for renewal license. Upon application, in writing, by a licensee and upon payment of the annual license fee and the filing of a bond as required elsewhere in this article, the Village Board may issue a certificate renewing such license for another year, providing all the terms and conditions of this article and the terms and conditions of the initial license have been and are being fully complied with.
Application for transfer of license. Upon application, in writing, for transfer of a license and payment of the transfer fee, and the filing of a bond as required elsewhere in this article, the Village Board may issue a transfer, provided all the terms and conditions of this article and the terms and conditions of the initial license have been and are being fully complied with.
§ 480-96 Park location.
Mobile home parks may be located as a conditional use in the R-1 Residential District.
§ 480-97 Mobile home park plan.
Prior to occupancy, the mobile home park shall conform to the following requirements:
The park shall be located on a well-drained site, properly graded to ensure rapid drainage and free from stagnant pools of water.
Each park shall provide mobile home spaces, and each such space shall be clearly defined or delineated. Each space shall have an area of not less than 6,500 square feet, exclusive of roadways; provided, however, that mobile home parks which, at the time of the adoption of this article, existed lawfully with mobile home spaces that do not comply with any of the foregoing minimum area and width or minimum average width requirements, may continue to operate and shall be excused from such compliance. Any additions to any existing mobile home parks shall provide mobile home spaces that have an area of not less than 7,000 square feet.
[Amended 3-6-1997 by Ord. No. A-11]
Each park shall be approved by the Village Board after public notice and hearing.
The right-of-way for collector streets is to be 70 feet in width with a travelled portion of the roadway to be 36 feet in width, same to be provided with a curb and gutter construction or, at the option of the owner, open drain ditch for disposal of surface water and built to Village specifications; said right-of-way beyond the travel portion of the roadway can be used for off-street parking. Noncollector streets may be of lesser size, but the street plan for noncollector streets must be approved by the Village Board before the license is issued. The Village Board shall issue, prior to construction, a street plan approval certificate upon which the owner can rely that the street system, if constructed in conformity with the plans as filed, shall be deemed in compliance with the terms of this article.
All driveways and walkways within the park shall be hard-surfaced and lighted at night with uniform, low-level, ornamental-type lighting for each lot.
Mobile homes shall be so located on each space that there shall be at least a twenty-foot clearance between mobile homes; provided, however, that with respect to mobile homes parked end-to-end, clearance may not be less than 20 feet. No mobile home shall be located closer than 10 feet to any building within the park or closer than 25 feet to any property line of the park which does not abut upon a public street or highway. No mobile home shall be located closer than 25 feet to any property line of the park abutting upon a public street or highway. In addition, the mobile home shall be located on the mobile home space in such a way as to comply with the setback and side yard requirements with respect to conventional buildings in the district in which the mobile home park is located, if said requirements are more restrictive.
Fencing and hedges, excepting boundary screening fencing and hedges referred to in § 480-96, are limited in mobile home spaces to three feet in height, and the design and material used for fencing must be acceptable to the Village Board.
Each mobile home space shall be provided with two blacktop-paved off-street parking spaces no less than 400 square feet and no less that 20 feet in depth. No overnight on-street parking shall be permitted.
[Amended 3-6-1997 by Ord. No. A-11]
§ 480-98 Miscellaneous mobile home park requirements.
Utilities.
Water supply. An adequate supply of pure water for drinking and domestic purposes shall be supplied to all service buildings and to all mobile home spaces within the park to meet the occupancy requirements of the park. Each mobile home space shall be provided with a cold water tap at least four inches above the ground.
Electrical service. An electrical outlet supplying at least 100 to 115/220 to 250 volts, 100 amperes shall be provided for each mobile home space.
Central fuel supply. All mobile homes shall operate from a central fuel supply for the fuel needs of the mobile home.
The licensee shall be obligated to pay to the Village any delinquent utility bills, together with penalties, and charges for damaged meters when said bills or charges are more than two months in arrears. The licensee shall pay the Village promptly on receipt of a statement therefor.
[Added 12-4-1997 by Ord. No. A-13]
Service buildings.
Maintenance. A service building or buildings shall be provided and maintained for the purpose of providing washing and drying facilities, laundry facilities, and public toilet facilities, and said building or buildings shall be a permanent structure(s) complying with all applicable ordinances and statutes regulating buildings, the electrical installation therein and the plumbing and sanitary systems therein. Any mobile home park which contains only manufactured homes which meet the Federal Manufactured Home Construction and Safety Standards, and when any mobile home park requirements require all homes to have hookups for laundry facilities in each unit, then said park shall be excused from such compliance.
[Amended 3-6-1997 by Ord. No. A-11]
Lighting. The service buildings shall be well-lighted at all times of the day and night, shall be well-ventilated with screened openings, shall be constructed of such moisture-proof material, which may be painted woodwork, as shall permit repeated cleaning and washing and shall be maintained at a temperature of at least 65° F. during the period from October 1 to May 1. The floors of the service buildings shall be of water-impervious material.
Cleanliness. All service buildings and the grounds of the park shall be maintained in a clean, sightly condition and kept free of any condition which will menace the health of any occupant or the public or constitute a nuisance.
Sewage and refuse disposal.
Sewer requirement. Waste from showers, bathtubs, flush toilets, urinals and lavatories in service and other buildings within the park shall be discharged into a public sewer system in compliance with applicable ordinances.
Standards. Each mobile home space shall be provided with a sewer at least four inches in diameter which shall be connected to receive the waste from the showers, bathtub, flush toilet, lavatory and kitchen sink of the mobile home harbored in such space and having any or all of such facilities. The sewer in each space shall be connected to discharge the mobile home waste into a public sewer system in compliance with applicable ordinances, or into a privately owned and operated sewage treatment plant and disposal system, provided said privately owned system is approved by the administrative agency having charge of approvals of such systems of the State of Wisconsin, and provided the system is approved by the Village Board in accordance with minimum standards on file with the Village Board.
Personal storage. Waste, debris, and garbage shall be deposited in metal cans or other suitable containers with tight-fitting covers with a sufficient supply of said containers for adequate disposal of all waste. Each space shall have a shed or storage cabinet located within the space fully enclosed, providing a square-foot, ground-level area of not less than 50 square feet, and not to exceed eight feet in height. The storage shed or cabinet shall be of a common design with other like storage sheds or cabinets provided in the park, and the general design shall be compatible with remaining buildings in the park. All equipment and cans used for storage or collection of garbage, refuse or equipment shall be kept in a sanitary condition at all times. Garbage, rubbish and debris shall be collected and disposed of as frequently as is necessary to ensure that garbage and refuse containers do not overflow or create an odor or otherwise cause a nuisance.
Fire protection. Every park shall be equipped at all times with fire-extinguishing equipment in good working order, of such type, size and number and so located within the park as to satisfy applicable reasonable regulations of the Fire Department. No open fires shall be permitted at any place which may endanger life or property. No fires shall be left unattended at any time.
Age, size and roof of mobile homes. No person shall move into a mobile home park nor shall any licensee permit any person to move into a mobile home park a mobile home which is more than one year old. All homes in a mobile home park shall have shingled roofs and residential siding. All homes shall be at least 14 feet wide and shall have at least 900 square feet of living space. Any mobile home under 1,000 square feet shall not have more than two bedrooms.
[Added 12-4-1997 by Ord. No. A-13]
Prohibition against renting. No owner of a mobile home park shall rent said mobile home. All homes in a mobile home park shall be owner occupied, except as follows:
[Added 12-4-1997 by Ord. No. A-13]
The licensee may rent no more than two mobile homes to manager or employees of licensee.
In the event of hardship or sale of a mobile home, a mobile home may be rented for no more than six months upon receipt of written consent of the licensee. The licensee shall give written notice to the Village of such consent.
§ 480-99 Nonconforming mobile home parks.
All mobile home parks in existence upon the effective date of this article shall be deemed nonconforming parks and shall be permitted to continue in operation, provided all other applicable Village ordinances are fully complied with and provided further that all services presently being supplied with or without charge to the customer, including but not limited to heat, water, power, light, parking, drainage, screening, and sanitation shall be continued.
All licenses and fees of this article shall apply to nonconforming parks.
Substantial abandonment of the use being made by the nonconforming park of a continuous period of six months shall terminate the right of the nonconforming park to operate under this section, and thereafter, all remaining provisions of this article shall apply.
The use of a nonconforming park cannot be extended without Village Board approval.
Within 10 days after the original effective date of this article, each mobile home park owner or operator, in order to claim the benefits of this section, shall file with the Village Board a set of pictures, at a cost to the nonconforming park owner or operator not to exceed $25, setting forth such views of the existing park as the Building Inspector shall require, and said pictures shall be filed with the Village Clerk. Each picture is to contain a legend on the reverse side thereof, setting forth as a minimum the date taken, who took the picture and the direction the camera was facing.
§ 480-100 Storage and recreational areas.
[Amended 3-6-1997 by Ord. No. A-11]
Storage area. Each mobile home park shall provide a storage area for recreational vehicles, including trucks. Such area shall be of sufficient size to provide for parking of such vehicles for all residents of the park.
Recreation. Each mobile home park shall provide at least one of the following for recreational purposes as determined by the Village Board based on its size and location to existing parks and recreational facilities:
Recreational area. A playground and recreational area. The area is to be not less that one acre for each 10 acres of mobile home parking spaces or portion thereof (exclusive of streets). The playground and recreational area shall be furnished and equipped and shall be planted with trees and shrubs and kept mowed; or
Community center. A community center of sufficient size to serve the mobile home park, to provide a meeting area for residents of the park and guests, for clubs and organizations to meet and for birthdays, anniversaries, and other similar type of events. Such community center shall be furnished and equipped and shall be landscaped and kept mowed.
§ 480-101 Supervision.
The licensee or permittee, or a duly authorized attendant or caretaker, shall be in charge at all times to keep the mobile home park, its facilities and equipment in a clean, orderly and sanitary condition. The attendant or caretaker shall be answerable, with the licensee or permittee, for the violation of any provision of this article to which the licensee or permittee is subject.
§ 480-102 Posting of license.
The license certificate shall be conspicuously posted in the office of or on the premises of the mobile home park at all times.
§ 480-103 No occupancy prior to complete installation.
No mobile home shall be moved into any mobile home park and no mobile home shall be occupied until the terms and conditions of the initial license have been fully satisfied and all construction therein completed throughout the entire park area; provided, however, that a staged development plan for a mobile home park may be filed and, if approved by the Village Board or by the designated official, the mobile home park may be occupied and operated in accordance with the terms and conditions of that part of the stage of development as is set forth in the plan.
§ 480-104 Private roadways built to existing Village specifications.
Except as expressly modified herein, all private roadway systems within the mobile home park shall be installed and maintained in accordance with existing Village specifications, or as said specifications may from time to time be modified.
§ 480-105 Maintenance of roadways within mobile home park.
All maintenance of private roadways within mobile home park shall be maintained by the licensee and shall not be the responsibility of the Village.
§ 480-106 Location of mobile homes outside of mobile home parks prior to effective date.
Mobile homes which, prior to the original effective date of this article, were located outside of a mobile home park may continue to locate outside of a mobile home park, but only upon the following conditions:[1]
Upon removal of the mobile home, the mobile home shall be subject to this article, and the area formerly occupied by the mobile home shall no longer be used for mobile home purposes, except as permitted by this article.
The right to continue to use the area for mobile home purposes shall not be terminated in the event of a bona fide sale of the mobile home by the owner or his personal representatives or assigns, but a sale of the mobile home by a foreclosing creditor, trustee in bankruptcy, or any other party shall forfeit the right to use the mobile home on the location as granted by this subsection.
§ 480-107 Additional standards.
Outside storage regulated. Outside storage, including, but not necessarily limited to, lawn equipment, lawn chairs, bicycles, toys, utensils, lumber, debris and items of a like or dissimilar nature of any kind and nature whatsoever, shall not be stored outside. "Outside storage" in this subsection shall mean storage outside of any enclosure fully screened from view. Storage under the mobile home shall be deemed outside storage unless the storage is screened from view. This provision concerning outside storage refers to all mobile homes, whether located within or without a mobile home park.
Wrecked, damaged or dilapidated mobile homes. Wrecked, damaged or dilapidated mobile homes shall not be kept or stored either within or without a mobile home park at any time. The Building Inspector shall determine if a mobile home is damaged or dilapidated to a point which makes said mobile home unfit for human occupancy on either a temporary or permanent basis. Whenever such a determination is made, the mobile home shall be vacated and removed from the premises.
Attempt to convert mobile home to permanent abode regulated. Any action to attach a mobile home to the ground by means of posts, piers, foundations or otherwise, or to attach an addition thereto in any way, shall be subject to the requirements of the Building Code as well as this article, and if the Building Code does not permit the addition, said addition shall be prohibited.[1]
§ 480-108 Temporary use of premises for mobile homes in hardship cases.
In hardship cases, the Village Board may in its discretion grant a temporary permit, not to exceed six months; said permit to clearly state the expiration date thereon, provided sanitation rules as set forth in this article are complied with and provided that consent of all adjacent owners or occupiers of land is obtained. The temporary permit may be renewed for additional six-month periods by the Village Board if the hardship continues beyond the licensed period.