The Mobile Home Park District set forth herein is established to protect public health and promote public safety, convenience, comfort, morals, prosperity and the general welfare, and to protect the economic base of the city as well as the value of real estate by regulating mobile home park development in appropriate locations. These general goals or objectives include, among others, the following specific objectives.

   (A)   To provide sufficient space in appropriate locations to meet the probable need for mobile home park expansions.

   (B)   To promote the best use and development of land in accordance with a comprehensive land use plan.

   (C)   To protect and promote public health and comfort by providing for ample space, light and air to mobile homes and the windows thereof.

   (D)   To protect and promote public welfare and safety by providing for adequate drainage, limitations of density, off-street parking, proper set up and location of mobile homes and for recreation and storage facilities in mobile home parks.

(1992 Code, § 155.080) (Ord. 042478, passed 4-24-1978)

   For the purpose of this subchapter, the following definitions shall apply unless the context clearly indicates or requires a different meaning.

   MOBILE HOME. A residential structure, assembled in total or in not more than 3 sections at a factory and transported over the road by truck or temporary wheel carriage to its destination.

   MOBILE HOME-SINGLE WIDE. A mobile home as defined above and being of a width not more than 16 feet measured between the permanent sidewalks thereof with or without an expandable room not exceeding 7 feet in width and 70 feet in length.

   MOBILE HOME-DOUBLE WIDE. A mobile home as defined above and having been built in 2 sections at the factory, which 2 sections are transported over the road separately with assembly into 1 structure of a width not less than 20 feet occurring at the destination.

   MOBILE HOME PARK. A tract of land containing suitable drives, utilities and other supporting elements and devoted to the sole purpose of conveying in fee the individual lots for the location of mobile homes on a permanent or semi-permanent basis.

   MOBILE HOME SPACE. That area of land within a mobile home park set aside for use as a site for 1 mobile home, including the open spaces around the mobile home, as are required in this subchapter.

   MODULAR HOME. A residential structure assembled in total or in several sections at a factory and transported over the road by truck to its destination. A modular home as distinct from a mobile home shall have exterior building materials and appearance similar to the customary single-family structure and shall be permanently situated on a concrete slab or foundation.

   MOVING PERMIT. A written order issued by the city allowing for the location of a mobile home. The order will contain the following information:

      (1)   Name of permittee;

      (2)   Model and year of mobile home;

      (3)   Intended location of mobile home;

      (4)   Date of issuance of permit.

   TRAILER. A vehicle equipped with wheels and normally towed over the road behind an automobile or light truck.

   TRAILER, ADVERTISING. A trailer as defined above but carrying, or having attached thereto, a sign, billboard or other media for advertising purposes, the advertising being the prime purpose and use of the trailer.

   TRAILER, CAMPING. A trailer as defined above and equipped with an enclosure for sleeping while on vacation or other trips of short duration. The camping trailers may also contain cooking, bath and sanitary equipment. Size and furnishing of the camping trailers may vary widely, but in no case shall they be considered structures for residential use of a temporary or permanent nature for purposes of this subchapter.

   TRAILER, HAULING. A trailer as defined above and designed and normally used for over the road transportation of belongings, equipment, merchandise, livestock and other objects, but not equipped for human habitation.

   TRAILER PARK. A tract of land containing sites for the overnight or short term parking of camping trailers.

(1992 Code, § 155.081) (Ord. 042478, passed 4-24-1978)

   Construction of a mobile home park within the city shall begin only after special use permit has been granted by the City Council in compliance with the Zoning Code. No permit shall be granted, however, until a development plan for the proposed mobile home park has been prepared and submitted by the developer to the Plan Commission and found satisfactory by the Commission and further submitted to the City Council with a recommendation for approval.

   (A)   The plan shall be accurately drawn to a scale of not less than 1 inch equals 100 feet and shall show the following:

      (1)   Contours at intervals of 1 foot unless specified otherwise by the Commission;

      (2)   Proposed streets and drive patterns;

      (3)   Proposed mobile home spaces and their dimensions;

      (4)   Any existing streets in or abutting the property;

      (5)   Location and size of parking spaces;

      (6)   Location and size of park and playground area;

      (7)   Screening and landscaping;

      (8)   Legal description of the tract;

      (9)   Name of the developer and the firm preparing the plan;

      (10)   North point, scale and date;

      (11)   Drainage plat.

   (B)   The Commission shall upon submission of 3 copies of the plan and an application for a special use permit, publish notice and hold a hearing on the proposal, in conformance with the Zoning Code. The decision of the Commission to recommend approval or denial of the proposed mobile home park shall be based upon the following criteria:

      (1)   The proposed property will be in harmony, in general, with existing land use in the city;

      (2)   Safe and efficient ingress and egress of vehicles and pedestrian traffic and an adequate level of utility and other services is assured;

      (3)   A safe and healthful living environment will exist for the occupants of the park.

   (C)   Upon hearing and consideration of the project, the Commission shall, within reasonable time, submit its recommendation and an endorsed copy of the plans to the City Council for final action.

   (D)   After 24 months from the date of approval of a special use permit by the City Council, if the mobile home park is not improved in accordance with the plans to the extent that utilities, surfaced drives and occupied mobile home spaces exist over at least 20% of the area of the approved park, the special use permit shall expire and further development and additional occupancy of the park shall be prohibited. All mobile homes shall be removed within 6 months of the date of expiration of a special use permit. The owner or his or her agent may apply for a new special use permit in the case of expiration or cancellation under procedures set out in the Zoning Code.

(1992 Code, § 155.082) (Ord. 042478, passed 4-24-1978)

   (A)   General. In a M-P District, no structure or land shall be used, and no structure shall be altered, enlarged or erected, which is arranged, intended, or designed for other than 1 of the uses listed in the use regulations of this District.

   (B)   Mobile home parks. Mobile home parks shall be subject to the following regulations.

      (1)   The tract to be used for a mobile home park shall not be less than 3 acres in area.

      (2)   The mobile home park shall be under 1 ownership land control and individual occupants other than the owner shall not purchase or own any piece, parcel or portion of the park.

      (3)   Mobile home parks shall be located on a well-drained site, properly graded to insure rapid drainage and freedom from stagnant pools of water.

      (4)   Mobile home parks hereafter approved shall have a maximum density of 8 mobile homes per gross acre and a minimum area of 4,000 square feet shall be provided for each mobile home space.

      (5)   Each mobile home space shall be at least 40 feet wide.

      (6)   Mobile homes shall be located on each space so as to maintain a minimum setback of 30 feet from any public street, highway right-of-way, or M-P District boundary, as to maintain a minimum setback of 10 feet from the edge of a park roadway, or sidewalk or a rear boundary line when the boundary line is not common to any public street, highway right-of-way, or M-P District boundary; and as to maintain a minimum setback of 5 feet from any side boundary line of a mobile home space.

      (7)   Each mobile home space shall have a surface containing pads, runners or piers constructed of portland cement or asphaltic concrete upon which the mobile home will be situated and each home shall be equipped with skirts on all sides, the skirts to be of material harmonious to the mobile home structure.

      (8)   All mobile homes shall be so located as to maintain a clearance of not less than 20 feet from another mobile home and as to maintain a clearance of not less than 12 feet between any mobile home and any appurtenance to a mobile home. No mobile home shall be located closer than 25 feet from any building within the park.

      (9)   At least 2 parking spaces for each mobile home shall be provided within 60 feet of the mobile home. The parking space shall be off the public street or private drive and each shall be not less than 9 feet by 20 feet in size. Each parking space shall be surfaced with at least 6 inches of compact stone base with 2 inches of hot mix bituminous concrete or 6 inches of portland cement concrete.

      (10)   All mobile home space shall front upon a private roadway of not less than 28 feet in width, including curbs on each side. If parallel parking is permitted on both sides of the street, the width shall be increased to 36 feet. All roadways shall have unobstructed access to a public street.

      (11)   Common walks shall be provided in locations where pedestrian traffic is concentrated; for example, to the entrances of the office and other important facilities. Common walks shall preferably be through interior areas removed from the vicinity of streets.

      (12)   All roadways and sidewalks within the mobile home park shall conform to specifications outlined in Chapter 154 of this code.

      (13)   A community building may be provided which may include recreation facilities, laundry facilities, storm shelter and other similar uses.

      (14)   Each mobile home park shall devote a minimum of 300 square feet per mobile home space for recreational area, and required setbacks, roadway, and off-street parking spaces shall not be considered as a recreation space. If individual recreational areas are provided, they shall contain a minimum area of 5,000 square feet and required setbacks, roadway and off-street parking spaces shall not be considered as recreation space. A minimum of 50% of the recreational facilities shall be constructed prior to the development of one-half of the project, and all recreational facilities shall be constructed by the time the project is 75% developed.

      (15)   (a)   A semi-solid fence or wall, minimum 6 feet, maximum 8 feet high, shall be provided between the mobile home park district and any adjoining property or property immediately across an alley which is zoned for purposes other than for mobile homes. The fence shall be so located as to not be in violation of the intersection clear sight distance as defined in Chapter 154 of this code.

         (b)   In lieu of the fence or wall, a landscape buffer may be provided not less than 25 feet in width and the landscape buffer shall be planted with coniferous and deciduous plant material so as to provide proper screening for the park. When the landscape buffer is used in lieu of the fence or wall, the landscape buffer shall not be included as any part of the required rear yard for a mobile home space. The fence, wall, or landscape buffer shall be properly policed and maintained by the owner.

      (16)   Each mobile home space may be provided with a paved patio of not less than 200 square feet. If accessory storage buildings are provided, they shall be designed in a manner that will enhance and park and shall be constructed of weather- resistant materials and set on a permanent foundation or concrete slab and bolted down. If accessory storage or other buildings not contained in the approved plan are erected, they shall be erected in compliance with this subchapter and any applicable ordinances of the city and only after a building permit has been issued by the Building Official.

      (17)   A mobile home park shall not be used for other than residential purposes: mobile homes may be offered for sale in the mobile home park only by resident owners.

      (18)   Any substantial deviation, as determined by the Building Official from the approved plan, shall constitute a violation of the building or zoning permit authorizing construction of the project. Changes in plans shall be resubmitted for reconsideration and approval by the Plan Commission and City Council prior to the issuance of a building or zoning permit.

   (C)   Home occupations.

   (D)   Accessory buildings and uses (if erected after park is built see division (B)(16) herein).

(1992 Code, § 155.083) (Ord. 042478, passed 4-24-1978) Penalty, see § 155.999

   Community buildings, when provided, housing, recreation, sanitation or laundry facilities, or any facilities, shall be permanent structures complying with all applicable regulations, codes and statutes regulating buildings, electric installations, plumbing and sanitation systems.

(1992 Code, § 155.083) (Ord. 042478, passed 4-24-1978) Penalty, see § 155.999

   (A)   An accessible, safe and potable supply of water as approved by the State Health Department shall be provided in each park or camp. If a public water supply is reasonably available to the park, it shall be used.

   (B)   The size and location of water mains and fire hydrants shall be designed by a licensed professional engineer and shall be in accordance with the requirements of the agency from which the water supply is obtained.

   (C)   Individual water service connections shall be provided at each mobile home space.

   (D)   When a private water supply is provided, it shall provide an adequate water supply with minimum flow rates of 4 gallons per minute for each of the first 5 mobile home spaces and an additional 2 gallons per minute for each additional space for the next 10 spaces, and an additional 1½ gallons per minute for each additional space for the next 25 spaces, and an additional 1 gallon per minute for each additional space thereafter. The system shall provide a minimum of 20 pounds per square inch of pressure at all connections provided.

(1992 Code, § 155.085) (Ord. 042478, passed 4-24-1978) Penalty, see § 155.999

   (A)   Individual sewer connections shall be provided for each mobile home space and shall be in accordance with all codes and regulations regarding the systems. If a public sewer system is reasonably available to the park, it shall be used.

   (B)   All sewage systems shall be designed by a licensed professional engineer and shall be submitted to the appropriate governing body for their approval.

   (C)   When the sewer lines of the park are not connected to a public sewer, a sewage treatment plant or sewage disposal system approved by the Health Officer or the engineer having jurisdiction shall be provided.

(1992 Code, § 155.086) (Ord. 042478, passed 4-24-1978) Penalty, see § 155.999

   (A)   (1)   Within the city corporate limits, a single-wide mobile home, a double-wide mobile home or modular mobile home may be permitted in an approved mobile home park or in an R-1 or R-2 zoning district, provided, however, that the single- wide mobile home, double-wide mobile home or modular mobile home shall be located on a permanent slab or permanent piers with underpinning, or a permanent foundation on a lot which complies with all the regulations of the Zoning Code and Chapter 154. The single-wide, double-wide or modular structures to be located outside an approved park shall be first submitted to the Plan Commission for review as to architectural conformity with the surrounding neighborhood based on the following.

         (a)   The physical condition of the structure is sound, well maintained and of neat appearance, including an exterior residential siding and roof, and built to HUD 76 standards.

         (b)   The proposed site of the structure is not in a neighborhood which contains homes of size and value sufficiently higher than will result from the establishment of the single-wide, double-wide or modular structure that the contrast in appearance will depress property value in the neighborhood.

         (c)   The State of Illinois tie-down rules must be followed.

      (2)   A mobile home may also be permitted by the City Council for the purposes of temporary relief from a local disaster, such as fire, wind, or flood damage, provided the mobile home shall be removed from the premises within 6 months of its original placement unless an extension of time is granted. Extensions may be granted for periods not to exceed 6 months. The number of extensions granted shall be determined by the Commission with the approval of the City Council.

   (B)   Existing mobile homes.

      (1)   No section or provisions of this subchapter shall be construed to prohibit the extension, alteration or repair of mobile homes on lots in R-2 General Residence Districts that were permitted by the issuance of a special use permit subsequent to the enactment of the Zoning Code.

      (2)   No section or provision of this subchapter shall be construed to prohibit the continued use of mobile homes on lots in R-2 General Residence Districts that were permitted by the issuance of a special use permit subsequent to the enactment of the Zoning Code.

      (3)   No provision of this division (B), and no section or provision of this subchapter shall be construed to permit the violation of §§ 155.110 through 155.114.

(1992 Code, § 155.087) (Ord. 042478, passed 4-24-1978; Am. Ord. 101182D, passed 10-11-1982) Penalty, see § 155.999

   (A)   Camping trailers.

      (1)   Camping trailers may be parked in a campground or trailer park, provided the camp area is in conformance with the Zoning Code and any other applicable ordinances of the city. No camping trailers shall be used for permanent or semi-permanent residential purposes. Nothing in this subchapter shall prohibit the use of tents, pick-up campers and other the equipment from also utilizing an approved campground or camper park.

      (2)   Camping trailers may also be stored on the basis of 1 per family, in private garages, or in the side or rear yards of private homes, business or industrial area, provided no trailer shall be used for residential purposes.

   (B)   Advertising trailers. Advertising trailers may be permitted only on property zoned B-1, B-2, A-1 and M-1, and trailers shall be off the public street and conform to the setback height and area regulations for other signs.

   (C)   Hauling trailers. Hauling trailers, as defined herein, may be stored or rented in property zoned B-1, A-1 and M-1. Hauling trailers, customarily towed behind passenger cars and not exceeding 8 feet of box length may also be kept or stored on the basis of 1 per family, in private garages or in the side or rear yard of private homes.

(1992 Code, § 155.088) (Ord. 042478, passed 4-24-1978) Penalty, see § 155.999

   One or more mobile homes or trailers may be used as a temporary office or other nonresidential structure on the site of a construction project, provided the structure is removed upon completion of the project. Mobile structures may be used, also, as temporary classroom facilities in connection with public schools, or private schools with equivalent curriculum.

(1992 Code, § 155.089) (Ord. 042478, passed 4-24-1978)

   The mobile home park shall be in compliance with this subchapter and all other applicable regulations and the site shall be in conformance with applicable regulations of the locality and state.

(1992 Code, § 155.090) (Ord. 042478, passed 4-24-1978) Penalty, see § 155.999

   A mobile home may be parked in the mobile home park, providing that it shall not be a nuisance and does not constitute a fire hazard, and further providing the mobile home is not offered for sale by other than the resident owner.

(1992 Code, § 155.091) (Ord. 042478, passed 4-24-1978) Penalty, see § 155.999

   The provisions of ILCS Chapter 210, Act 120, §§ 1 et seq. (Mobile Home Tiedown Act) are hereby incorporated by reference and made a part of this code as if set out in full herein.

(1992 Code, § 155.092)

   Whenever property zoned as a Mobile Home Part District ceases to be occupied for a period of 6 months, the Planning Commission may initiate action and hold a public hearing to consider reclassification of the property and thereafter recommend whatever action they deem necessary.

(1992 Code, § 155.093) (Ord. 042478, passed 4-24-1978; Am. Ord. 012698B, passed 1-26-1998)

   (A)   No mobile home shall be permitted to be moved into the corporate area of the city, except for the purposes of sale by a licensed dealer, until a moving permit has been issued for its location in a specified mobile home park or other approved locations, in compliance with this subchapter and any other applicable ordinances of the city. In the event that all applicable regulations and ordinances are complied with, the applicant shall be issued a moving permit and the mobile home shall be established in accordance therewith within 6 months or the permit shall become invalid. A permit may be extended an additional 3 months with the approval of the Plan Commission.

   (B)   The fee for a moving permit shall be $45 per mobile home.

(1992 Code, § 155.094) (Ord. 042478, passed 4-24-1978; Am. Ord. 01129B, passed 1-12-1998) Penalty, see § 155.999

   Each mobile home park shall be operated in a sanitary, orderly and efficient manner and shall maintain a neat appearance at all times. No damaged or deteriorated mobile home shall be permitted to remain and suitable and effective rules for regulating the outside storage of equipment, the removal of wheels and installation of skirtings, the collection of trash and garbage and the attachment of appurtenances to the mobile homes shall be continually enforced. A map shall be placed at the main entrance to the park, clearly showing the location of each space. All drives, playground area and equipment, lawn and trees, and any recreation or accessory buildings shall be adequately maintained. All portions of the mobile home park buildings shall be adequately maintained. All portions of the mobile home park shall be open and accessible to fire, police and other emergency and protective vehicles and personnel, including city, county and state inspectors.

(1992 Code, § 155.095) (Ord. 042478, passed 4-24-1978) Penalty, see § 155.999

   All mobile home parks shall be subject to an annual license which may be issued by the City Council. Compliance with this subchapter and all other applicable regulations and ordinances of the city shall be necessary prior to the issuance or renewal of the license. A license fee of $20 shall be paid by the owner of the mobile home park upon establishing the park, and the annual renewal of the license shall be in the amount of $2 for each space occupied on the date of expiration of the previous license.

(1992 Code, § 155.096) (Ord. 042478, passed 4-24-1978)

   See §§ 155.160 through 155.172 herein.

(1992 Code, § 155.097) (Ord. 042478, passed 4-24-1978)

   See § 155.150 herein.

(1992 Code, § 155.098) (Ord. 042478, passed 4-24-1978)

   The Building Official is hereby designated with the primary responsibility for the enforcement of this subchapter in compliance with Chapter 10 and Chapter 130 of this code.

(1992 Code, § 155.099) (Ord. 042478, passed 4-24-1978)