It is the intent of this article to provide alternative housing by permitting the use of certain mobile and manufactured homes in specific districts and subject to the requirements set forth herein.

(Ord. No. 3023, § 1(23.250), 3-3-2008)

(a)

Structural additions. Structural additions to mobile homes, manufactured homes, any residential design manufactured homes shall comply with the adopted city building codes in effect at the time of construction.

(b)

Tie-down and anchoring requirements. All mobile homes, manufactured homes, and residential design manufactured homes shall be tied-down and anchored according to Oklahoma Admin. Code 765:37-7-4 and the manufacturer's recommended guidelines.

(Ord. No. 3023, § 1(23.251), 3-3-2008)

Mobile homes and mobile home parks existing within the corporate limits of the city shall meet the following identified requirements:

(1)

Any mobile home park or mobile home permitted, allowed, and authorized within the corporate limits of the city prior to April 15, 2008, may continue as prescribed in article VI of this chapter.

(2)

Every mobile home park or occupied mobile home existing at the time of annexation into the city, may continue as prescribed in section 23-426.

(3)

Any person seeking to expand any mobile home park shall comply with all the provisions herein as they affect and pertain to that portion of such mobile home park or that tract of land sought to be expanded upon.

(Ord. No. 3023, § 1(23.252), 3-3-2008)

(a)

Application required; forms. Every person desiring to create, establish, expand, develop or construct a mobile home park, shall submit a mobile home development plan application on the forms supplied by the development services department. Such application shall include the following:

(1)

A legal description of the site;

(2)

A certified list of names and mailing addresses of all property owners within 300 feet of the boundary of the mobile home park;

(3)

A filing fee; and

(4)

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

a.

Certification by a licensed professional engineer, architect or land surveyor, so indicated by signature and seal;

b.

A north arrow, date, scale and appropriate legend;

c.

Two-foot contour intervals;

d.

Location and size of all easements, utilities and rights-of-way existing and proposed;

e.

All public and private streets including paving type;

f.

Location, use, and size of all existing and proposed structures including common facilities;

g.

Location, size and number of mobile home spaces;

h.

Location and size of open space or common areas;

i.

Location and type of landscaping and ground cover;

j.

Location and type of material used in fences or other screening;

k.

Owners certification;

l.

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

(b)

Required modifications. The planning commission may require certain alterations, modifications, or amendments of the mobile home development plan when deemed necessary for the inclusion of easements, rights-of-way and utilities. The planning commission shall approve, approve conditionally, or disapprove the mobile home park development plan.

(c)

Renewal. The MHP mobile home park development plan shall be reviewed by the city staff and the planning commission for compliance with this article, this chapter, other relevant provisions of this Code and the comprehensive plan.

(d)

Minor amendment. Minor amendment of an approved MHP development plan may be authorized administratively by the city manager. A minor amendment shall consist of alterations not involving changes in the use of land or structures, residential density, or reduction in the amount of landscaping or screening, nor involving changes in location, orientation, or increase in size greater than one percent of the gross floor area of buildings, signs, or other structures, and not substantially affecting the appearance or function of a site.

(e)

Register. It shall be the responsibility of every person owning a mobile home park to maintain a current register of the names of all mobile home owners/occupants within such mobile home park and the date every mobile home was brought within such mobile home park. Such register shall be available during normal working hours for inspection.

(f)

Prohibited on residential street. A mobile home shall not be allowed, permitted or authorized on any residential street for the purpose of mobile home park ingress or egress.

(g)

Emergency shelters. To provide for the safety of mobile home park residents, emergency shelters shall be provided and located such that no mobile home is further than 500 feet from a shelter. Design of the emergency shelter shall include adequate ventilation and emergency lighting, shall follow all applicable building codes, and shall be of appropriate size to accommodate all of the residents of the park.

(h)

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

(1)

Dimensional and site development requirements. The minimum size for a mobile home park shall be five acres, having no less than 200 feet of frontage on a major or minor arterial street, or located on a street having direct access to and within 600 feet of such arterial street. Open space, streets, drainage, and screening of the mobile home park shall meet the following requirements:

a.

No less than ten percent of a mobile home park exclusive of easements, rights-of-way, setbacks, or shelters, shall be required to be designated, preserved, and set apart for common facilities, open space and recreation. Where possible, this open space or recreation area shall be consolidated to provide a meaningful recreation area.

b.

A circulation system for vehicular movement shall be provided within a mobile home park by means of private streets. All public streets within or abutting a mobile home park shall meet the requirements set forth in this chapter. All other streets and drives shall be paved for a minimum width of 20 feet and shall be constructed with four-inch Portland cement concrete on a compacted subgrade or an equivalent as approved by the development engineering manager. Private streets and drives:

1.

May provide parallel parking on one side provided an additional seven feet of width is paved;

2.

May be one-way only when less than 500 feet long, serving less than 25 mobile home spaces, shall have an egress route separate from the ingress route, and be a minimum of 12 feet wide; and

3.

Such as dead-end streets shall have a cul-de-sac with a diameter of no less than 80 feet.

c.

The drainage system of all lots shall be designed in accordance with the Stillwater Urban Drainage Criteria Manual and all relevant provisions of this Code to minimize the possibility of soil erosion, sedimentation, and increased runoff which might cause flooding of downstream properties. Adequate easements shall be provided to protect drainageways from encroachment, and to protect property from drainage by periodic flooding.

d.

A buffer zone of no less than 15 feet width from the property line of a mobile home park to any mobile home lot line therein shall be required to provide a continuous buffer along all boundaries not abutting an external public right-of-way of the mobile home park. A buffer zone of no less than 20 feet in depth shall be provided along the entire frontage of the mobile home park where the park abuts a public street.

(2)

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

a.

A paved concrete or all-weather patio area of no less than 150 square feet;

b.

Two off-street parking spaces no less than nine feet in width by 20 feet in length, each, constructed to the requirements of article VI of this chapter;

c.

A visible identifying number located along the street/drive and at the home itself;

d.

Provide setbacks from the buffer zones and/or street rights-of-way for all mobile homes and related structures and appurtenances no less than ten feet from each lot line on any street or drive within the mobile home park; and

e.

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

f.

Be designed so that, if gas is being supplied, the connection between the mobile home and gas service line will not occur underneath the mobile home.

(3)

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

a.

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

b.

All plumbing and electrical systems, connections, installations fixtures, and equipment shall be installed and maintained in full compliance with this Code.

c.

An approved sewer disposal system, being adequate and safe, shall be provided for each mobile home and community structure having plumbing fixtures therein. A sewer connection for each mobile home and common facilities and buildings shall be made to the city's sanitary sewer system.

d.

The design of the electrical system shall meet the following criteria:

1.

All electrical lines shall be placed underground, except for higher voltage lines as determined by the city utilities authority.

2.

The permittee shall supply facilities for and to each mobile home with readily accessible means of disconnecting the same, and shall provide a grounding type supply receptacle with appropriate fuses or circuit breakers for each mobile home.

3.

When the requirements of subsection (b)(3)d.2 of this section do not provide the proper grounding, a ground connection shall be provided, with clamps or other facilities for connection between the ground and the body of each mobile home. Such ground connection shall be made before connecting the electrical supply and shall be kept in place at all times while the electricity is connected.

4.

Before a mobile home is moved, adequate arrangements shall be made to ensure that both electrical supply and ground connections are properly disconnected.

e.

All interior private streets, drives and pedestrian walkways shall be lighted with light equivalent to 60 watts at intervals of 200 feet.

f.

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

(4)

Mobile home standards within the mobile home park. Each mobile home shall comply with the following:

a.

Installation standards of the state shall be followed;

b.

The home must be habitable and anchored and tied down in accordance with the adopted standards;

c.

Each home shall have skirting installed of noncombustible material;

d.

Skirting shall be durable and suitable for exterior exposures;

e.

Skirting shall be installed no later than 60 days after the home is set.

(5)

Service, administrative and other common facilities and buildings. Buildings maintained and intended for uses other than a dwelling shall meet the following requirements:

a.

All administrative offices and service buildings for housing, sanitation, laundry, or other facilities shall be of permanent structure, complying with all pertinent provisions of this Code relating to construction and maintenance, for the use of all park residents.

b.

All service buildings shall be adequately lighted at all times, well ventilated with screen openings, constructed of moistureproof material, and shall be provided with heating equipment adequate to maintain 68 degrees Fahrenheit temperature at outside design conditions.

c.

All service buildings and grounds of a mobile home park shall be maintained in a clean and sightly condition, free from any condition that would constitute a nuisance.

(6)

Structural additions, alterations or modifications. Every building permit issued hereby shall specify therein whether such structural addition, alteration, or modification may permanently remain, or must be removed whenever the mobile home is removed within a specified length of time after the mobile home is moved.

(7)

Fire protection. Fire hydrants and water mains of adequate size and number shall be provided for the protection of the mobile home park. Fire hydrants shall be located no greater than 400 feet apart as measured by street travel.

(Ord. No. 3023, § 1(23.253), 3-3-2008)

Manufactured homes not meeting the requirements of a residential design manufactured home shall be permitted with a specific use permit in the CG Commercial General District and in the A Agriculture District and under the following conditions:

(1)

Each manufactured home shall meet the setup requirements of the state or a plan by a professional licensed engineer;

(2)

Each home shall have skirting installed in accordance with the following requirements:

a.

Skirting shall be of noncombustible material and shall be durable and suitable for exterior exposures;

b.

Any wood framing used to support skirting shall be of approved moisture-resistant, treated wood;

c.

Skirting shall be vented in accordance with state standards;

d.

Skirting manufactured specifically for this purpose shall be installed according to the manufacturer's specifications;

e.

Skirting shall be installed no later than 60 days after the setup of the home;

f.

Skirting shall be properly maintained.

(3)

The hitch, axles and wheels shall be removed;

(4)

All required utilities shall be connected in accordance with manufacturer's specifications and with local regulations;

(5)

Each home shall be certified by a label stating that the unit is constructed in conformance with HUD standards in effect on the date of manufacture;

(6)

Homes shall have a roof pitch of a minimum 4:12 and shall provide not less than 1,200 square feet of living space.

(Ord. No. 3023, § 1(23.255), 3-3-2008)

The establishment, location and use of residential design manufactured homes shall be permitted in any RSL, RSS or RT zoning district and in A districts only as accessory to the principal use, subject to the following conditions:

(1)

The home shall meet all requirements applicable to single-family dwellings and posses all necessary improvement, location, building, and occupancy permits and other certifications required;

(2)

The minimum width of the main body shall not be less than 22 feet as measured across the narrowest portion;

(3)

The home shall be placed on a continuous permanent foundation;

(4)

The home shall be covered with an exterior material customarily used on site-built dwellings, and such material shall extend over the top of the foundation;

(5)

The roof must be gable or hip roof of a minimum four feet of rise for each 12 feet of run and covered with materials residential in appearance. All roof structures shall provide an eaves projection of no less than 12 inches and no greater than 24 inches excluding gutter dimensions;

(6)

The minimum square footage of the home shall be 1,500 square feet of living space;

(7)

The tongue, running gear and axles shall be removed;

(8)

A minimum of 12 inches of crawl space shall be maintained under the manufactured home, unless placed on a basement;

(9)

Each home shall be certified by a label stating that the unit is constructed in conformance with HUD standards in effect on the date of manufacture;

(10)

The exterior foundation shall consist of continuous concrete or masonry suitable for the outer portion of a finished residence.