This ordinance regulates mobile home parks, manufactured home parks, and recreational vehicle and travel trailer parks and campgrounds, which provide for affordable permanent and temporary housing or seasonal recreational developments. Manufactured home parks are intended to provide for the leasing of spaces for the placement of manufactured homes, owned or rented by tenants, as well as spaces or campsites for recreational vehicles, within a planned residential community, park, or campground. A manufactured home park is different from a residential subdivision in that the individual spaces for manufactured homes, campsites, or recreational vehicles are leased rather than platted and sold. By requiring less land per home or vehicle space, manufactured home parks are built at densities greater than those for other detached dwellings. Service facilities such as laundry and leasing office are often planned and provided as a part of the park development.

Accessory building: A building subordinate to the main building on a lot or space and used for purposes customarily incidental to those of the main building or use.

Active recreational facilities: Equipment and areas prepared for active use for recreational and leisure purposes, including but not limited to: playground equipment (swing sets and climbing structures); courts for basketball, volleyball, and tennis; leveled, striped fields for football, soccer, or all-purpose fields; community picnic pavilion (including covered facilities with grills and/or fire pits); and community buildings for recreational events. Trails and bikeways through open spaces shall not be considered active recreational facilities.

Manufactured home (mobile home): A structure, transportable in one or more sections which, in the traveling mode is eight body feet or more in width or 40 body feet or more in length; when erected on site, is 320 or more square feet in floor area, and which is built on a permanent chassis and designed to be used as a dwelling with or without a permanent foundation when connected to the required utilities, and includes the plumbing, heating, air-conditioning, and electrical systems contained therein; or a structure that otherwise comes within the definition of a "manufactured home" under the National Manufactured Housing Construction and Safety Standards Act of 1974, as amended (42 USC 5401-5445).

Manufactured home park: Any property on which three or more manufactured homes, recreational vehicles, or combination thereof are located or intended to be located for purposes of residential or recreational occupancy of a temporary, seasonal, or permanent nature. A campground designed to serve recreational vehicles is also included in this definition.

Manufactured home space: An area within a manufactured home park, distinguished from a lot in a subdivision under fee simple ownership, upon which a single manufactured home or recreational vehicle is or may be placed. If designed for seasonal or permanent occupancy, a manufactured home space may provide area and be used for storing the belongings of the occupant.

Recreational vehicle: A vehicular-type, portable structure without a permanent foundation that can be towed, hauled, or driven and is primarily designed as a temporary living accommodation for recreational, camping, and travel use which includes, but is not limited to, travel trailers, truck campers, camping trailers, and self-propelled motor homes.

No manufactured home park shall be developed until and unless a site plan shall have been approved by the City of Sky Valley, and a land use permit [has been] issued by the City of Sky Valley. The City of Sky Valley shall not issue a land use permit for a manufactured home park unless it is in conformity with all the provisions of this ordinance.

1404.1.

Site conditions. Manufactured home parks shall be sited on land that is not subject to hazards such as flooding, erosion, land subsidence, and areas with possible insect or rodent infestation. The condition of the soil, groundwater level, drainage, rock formations, and topography shall be appropriate for the use to ensure that no hazards to the property or to the health and safety of the occupants occurs.

1404.2.

Site planning. Planning for the manufacturing home park should be adapted to individual site conditions and the type of use or uses served, reflect advances in site planning techniques, and be adapted to the trends in the design of the manufactured home or recreational vehicle itself. Site planning and improvements shall: provide for facilities and amenities appropriate to the needs of the occupants; safe, comfortable, and sanitary use by the occupants under all weather conditions; and practical and efficient operation and maintenance of all facilities at reasonable costs. The street and block pattern for the park shall be designed to attain proper sizes and shapes of manufactured home spaces so as to provide desirable areas and to reduce excessive length of street construction without impairing convenient circulation and access.

Manufactured home parks shall meet the following requirements:

1405.1.

Site frontage, access, and minimum width. Properties containing manufactured home parks shall have a minimum of 200 feet of property frontage on a public street, and direct vehicular access to the manufactured home park shall be provided by means of an abutting public street with at least 200 feet of property frontage. The manufactured home park shall have a minimum lot width of 200 feet throughout the entire depth of the developed portion of the property.

1405.2

Perimeter buffer or landscape screen. A minimum 20-foot-wide buffer, where natural vegetation exists and provides a more or less opaque screen; or, where no natural vegetation forming an opaque screen exists, a minimum 20-foot-wide landscape strip with evergreen trees that will grow to a height of at least six feet within three years shall be installed and maintained around the entire perimeter of the development, except for approved access and utility crossings.

1405.4[1405.3].

Open space and recreational areas. A minimum of 20 percent of the site area shall be open space and recreational area, including the required perimeter buffer or landscape screen. A minimum of eight percent of the total site area, counted as part of the required 20 percent site area that is open space and recreation area, shall be devoted to one or more active recreation facilities.

1405.4.

Community services. As part of the site plan review process, the developer may propose and the City may approve one or more other structures for manufactured home park occupants, such as laundries, storage, garages, and a park leasing or management office. Any structure that draws its trade from outside the park boundaries is prohibited.

1405.5.

Interior access roads, addresses, and signing. The road system within the manufactured home park shall be designed to meet the requirements of all emergency services and the traveling public to include the following:

(a)

All interior roads shall be private but constructed to provide fire apparatus access and paved.

(b)

One-way interior roads shall be constructed with a minimum surface width of 14 feet, and shall be designated "no parking."

(c)

Two-way interior roads shall be constructed with a minimum surface width of 24 feet, and shall be designated "no parking."

(d)

Interior roads shall be clearly marked at each intersection with signs to identify traffic directions and space numbers served by the road.

(e)

Driveways shall be provided on the site where necessary for convenient access to service entrances of buildings, to delivery and collection points for refuse and other material, and elsewhere as needed.

1405.6.

Guest parking. In addition to on-site parking, guest parking spaces shall be provided as part of the development, at a ratio of one parking space per each six manufactured home spaces. Guest parking spaces shall be grouped and distributed evenly throughout the manufactured home park.

1405.7.

Utilities. All manufactured home parks, and each manufactured home space within the park, shall be served by approved public water and public sanitary sewer or community sewerage system, and electricity. All utilities shall be installed underground with above-ground connections.

1405.8.

Drainage. Drainage facilities shall be designed by an engineer and are subject to the approval of the City of Sky Valley as part of the site plan review process.

1405.9.

Refuse collection. Each manufactured home park shall provide refuse collection pads at locations convenient to each manufactured home space.

1405.10.

Park rules. The property owner or manager shall submit operating rules and regulations governing the park to the City of Sky Valley prior to occupancy.

1406.1

Design. Each manufactured home space shall be designed and constructed at such elevation, distance, and angle with respect to its access to provide for safe and efficient placement and removal of manufactured homes or recreational vehicles, as the case may be. Each manufactured home space shall be designed with no more than a five- percent gradient and compacted with appropriate material to support maximum anticipated loads during all seasons.

1406.2.

Width, depth, and size of spaces and markings. Each manufactured home space shall be at least 40 feet wide and 75 feet in depth. The minimum area for a manufactured home space shall be 3,000 square feet. The corners of each manufactured home space shall be clearly marked on the ground by permanent flush stakes, makers, or by other similar means.

1406.3.

Stands. Each manufactured home space shall be provided with a concrete pad of sufficient size to accommodate the typical manufactured home to be located within that space, and the pad should be large enough to accommodate a patio of at least 180 square feet and also provide for the anchoring of the home to secure it against movement; provided, however, that any individual stand shall be no less than 14 feet by 60 feet and spaces intended to serve double-wide homes shall be at least 24 feet by 60 feet.

1406.4.

Use of spaces. No more than one manufactured home or recreational vehicle shall occupy any individual space. Use of a mobile home shall not be permitted in the manufactured home park. Accessory uses and structures on individual spaces may be permitted, subject to compliance with the development standards provided in this ordinance.

1406.5.

Space identification numbers. Manufactured home space numbers at least four inches in height shall identify each space and shall remain readily identifiable while in use.

1406.6.

Parking. Two on-site parking spaces shall be provided on each manufactured home space or immediately off-site.

1406.7.

Walkways. A walkway at least two feet wide must be provided from each individual space to connect the manufactured home with the common walk or street.

1406.8.

Setbacks. No manufactured home shall be located closer than five feet to a manufactured home space boundary, and spaces shall be designed to provide for a minimum of 15 feet of separation between manufactured homes on abutting spaces.

1406-9.

Additions and accessory structures. Decks, porches, outdoor storage, or other exterior additions may be constructed or erected on a manufactured home space, subject to the approval of the manufactured home park management. No such accessory structure shall be located closer than five feet to a manufactured home space boundary.

1406.10.

Maximum density. The total number of spaces and total number of manufactured homes or recreational vehicles within the manufactured home park shall not exceed 10 homes or vehicles, or combination thereof, per acre.