West Unity City Zoning Code

CHAPTER 1142

Manufactured/Mobile Home Parks

1142.01 PURPOSE.

It is the intent and purpose of the Manufactured/Mobile Home Park District, in conformity with all applicable laws and regulations, to regulate the location of and to encourage, stabilize, and protect the development of well-planned Manufactured/Mobile Home Parks in the Village, whether new or previously existing. All existing manufactured/mobile homes and Manufactured/Mobile Home Parks will be subject to this ordinance if modified at any time after January 1, 2023. The replacement of a manufactured/mobile home in a previously established Manufactured/Mobile Home Park is not considered a modification. However, the replacement unit shall be subject to the manufactured/mobile home standards set forth in this Chapter, with the exception that the setbacks existing in the park prior to January 1, 2023, shall be permitted. The Village Administrator shall approve the replacement through a permit to ensure it conforms to all sections of this Chapter, except for setbacks existing prior to January 1, 2023.

(Ord. 2022-12. Passed 3-9-23.)

1142.02 APPROVAL PROCEDURES.

Manufactured/Mobile Home Parks may be located only in the Manufactured/Mobile Home Park District. The procedure for approval shall follow those in this chapter.

(Ord. 2022-12. Passed 3-9-23.)

1142.03 GENERAL STANDARDS.

The Commission shall review the particular facts and circumstances of each proposed Manufactured/Mobile Home Park in terms of the following standards and shall find adequate evidence showing that the Manufactured/Mobile Home Park:

(a) Will be designed, constructed, operated, and maintained so as to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area;

(b) Will not be hazardous or detrimental to existing or future neighboring uses;

(c) Will be served adequately by essential public facilities and services such as highways, streets, police, and fire protection, drainage, refuse disposal, and schools; or that the persons or agencies responsible for the establishment of the proposed park shall be able to provide adequately any such services;

(d) Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community;

(e) Will be consistent with the intent and purpose of the Village's Zoning Ordinance;

(f) Will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets or roads;

(g) Will not result in the destruction, loss, or damage of natural, scenic, or historic features of major importance; and

(h) Will meet all applicable federal, state, and local Codes and Laws including, but not limited to those under Ohio Revised Code Chapter 4781, Ohio Administrative Code Chapter 4781-12, Ohio Department of Health or local health district regulations, Ohio Sanitary Code, and all federal or applicable local or state electrical codes.

(Ord. 2022-12. Passed 3-9-23.)

1142.04 CONTENTS OF APPLICATION.

A written application shall be filed with the Zoning Inspector. At a minimum, the application shall contain the following information:

(a) Name, address, and phone number of the applicant;

(b) Legal description of the property;

(d) A vicinity map at a scale approved by the Commission, showing existing property lines, streets, utility lines, drainage ways, structures, and such other items as the Commission may require;

(e) A Professional Engineer stamped drawing showing the location and dimensions of streets and other roadways, lots, typical lot improvements; areas for recreation, storage, off or on-street parking, area for stormwater retention, a landscape plan showing plant material location and size, buffering, screening, or fencing; provisions for garbage and trash removal; location of utilities including street lighting, pedestrian walkways; and such other things the Commission deems necessary. (Ord. 2022-12. Passed 3-9-23.)

1142.05 MANUFACTURED/MOBILE HOME PARK REQUIREMENTS.

Manufactured/Mobile Home Parks shall meet the following requirements:

(a) Park Size. A Manufactured/Mobile Home Park shall contain a minimum of ten acres.

(b) Density. The maximum density shall not exceed six (6) mobile homes per gross acre.

(c) Width and Depth. The minimum width of the Manufactured/Mobile Home Park development shall not be less than three hundred (300) feet. The ratio of width to depth shall not exceed one to five (1:5).

(d) Yards. All manufactured homes or accessory buildings shall be located no closer than thirty-five (35) feet from the front property lines, nor closer than twenty (20) feet from the side or rear property line. However, if the side or rear property line abuts a street, the minimum side or rear yard shall be thirty-five (35) feet. Porches, steps, and awnings are to be included in the dimensions of the home when considering this requirement.

(e) All Manufactured/Mobile Home Parks containing three (3) or more mobile homes shall be licensed by the State of Ohio.

(f) Access. All Manufactured/Mobile Home Parks should have access to adequate collector streets with a right-of-way not less than sixty (60) feet in width. Marginal access roads may be required if deemed necessary for parks that would have direct access to a public street.

(g) Streets. Refer to the Village of West Unity Subdivision Regulations.

(h) Recreation and Open Space. At least ten percent (10%) of the gross land area of the Manufactured/Mobile Home Park shall be reserved for recreational and open space uses. This figure is in addition to any other open space areas required by yard requirements or other sections of this chapter.

(i) Buffering and Screening. The outer boundaries of a Manufactured/Mobile Home Park shall contain a buffer zone. This buffer zone shall be composed of a grass strip, not less than twenty (20) feet in width, located along all park boundaries. The green strip may be in a yard adjacent to a street or road, provided all other provisions of the Ordinance are met. The Manufactured Home/Mobile Home Park shall be screened by a vinyl privacy fence that is at least 8 feet in height. The green strip and the vinyl privacy fence shall be approved by the Commission.

(Ord. 2022-12. Passed 3-9-23.)

1142.06 MANUFACTURED/MOBILE HOME PARK LOT REQUIREMENTS.

Individual manufactured/mobile home lots within Manufactured/Mobile Home Parks shall conform to the following requirements.

(a) Lot Size. Each manufactured/mobile home lot shall contain a minimum area of six thousand, two hundred (6,200) square feet.

(b) Lot Width and Depth. The minimum width of each manufactured/mobile home lot shall be fifty-five (55) feet, and the minimum depth of each lot shall be one hundred (100) feet. The minimum width of comer lots shall be sixty-five (65) feet.

(c) Clearance. There shall be a minimum clearance of twenty (20) feet between individual manufactured/mobile homes and a minimum clearance of thirty (30) feet between an individual manufactured/mobile home and another building not directly accessory to the manufactured/mobile home itself. Any free-standing auxiliary building shall not be placed in the clear area required between homes, homes and lot lines, and homes and roadways.

(d) Driveway and Parking. Each manufactured/mobile home lot shall be provided with a paved driveway to accommodate off-street parking for two (2) vehicles. The size of the driveway shall not be less than four hundred (400) square feet.

(e) Walkway. Each manufactured/mobile home lot shall be provided with a two (4) foot in width walkway made of Portland concrete of a thickness of not less than four (4) inches, leading from the main entrance to the main walkway or adjacent street. The design and construction of the system shall be subject to the approval of the Village Council.

(f) Manufactured/Mobile Home Base. Each manufactured/mobile home lot shall be provided with a stable base upon which to place the home. This base shall be approved by the Commission.

(g) Patio. Each manufactured/mobile home lot shall be provided with a paved concrete patio area of at least one hundred (100) square feet in area. The patio should be located on the entrance side of the home.

(h) Anchors. Each manufactured/mobile home lot shall be provided with anchors and tie-downs as recommended by the manufactured/mobile home manufacturer.

(i) Corner Markers. The four corners of each manufactured/mobile home lot shall be marked in a manner acceptable to the Commission.

(j) Skirting. Each manufactured/mobile home shall be skirted, entirely enclosing the bottom section, within thirty (30) days after its placement.

(k) Floor Area. Each manufactured/mobile home placed within the Manufactured/Mobile Home Park shall have a minimum area of four hundred (980) square feet.

(l) Roof. Manufactured/mobile homes must have a shingled or steel, gable pitched roof.

(m) Height. The maximum height of manufactured/mobile homes and accessory buildings shall not exceed twenty (20) feet.

(n) Age. At the time that the manufactured/mobile home is moved into the Manufactured/Mobile Home Park the manufactured/mobile home shall not be more than fifteen (15) years old.

(Ord. 2022-12. Passed 3-9-23.)

1142.07 MANUFACTURED/MOBILE HOME UTILITIES AND OTHER SERVICES.

Manufactured/Mobile Home Park utilities and other services shall conform to the following requirements:

(a) Storm Drainage. If more than one acre of land is disturbed, the OEPA requires that a stormwater retention area shall be installed. Refer to the Village of West Unity Subdivision Regulations.

(b) Water. Refer to the Village of West Unity Subdivision Regulations.

(d) Electrical System. Refer to the Village of West Unity Subdivision Regulations.

(e) Lighting. Refer to the Village of West Unity Subdivision Regulations.

(f) Underground Utilities. Within each Manufactured/Mobile Home Park, all utility lines, including those for electricity and telephone service shall be located underground.

(g) Garbage and Refuse Storage. The storage and collection of garbage and refuse within each Manufactured/Mobile Home Park shall be conducted so as to create no health hazards, rodent harborage, insect breeding areas, fire hazards, or air pollution. All garbage shall be stored in rust-resistant, watertight, fly-tight, rodent-proof containers. These containers shall be located no more than one hundred and fifty (150) feet from any manufactured/mobile home lot, and shall be collected at least once weekly.

(h) Fire Protection. Within each Manufactured/Mobile Home Park there shall be provided a fire protection system approved by the Ohio Department of Health and the local fire authority. There shall also be a hard surface road that follows the Ohio State Fire Code for fire trucks to turn around.

(i) Service Buildings. Service buildings shall be provided by the management for offices, repair and storage, laundry facilities, and indoor recreation areas. No such building shall be located closer than fifty (50) feet from any manufactured/mobile home. (Ord. 2022-12. Passed 3-9-23.)

1142.08 LENGTH OF OCCUPANCY.

No mobile home shall remain in a Manufactured/Mobile Home Park for a period exceeding ten (10) days without connection to the permanent sanitary sewer system of the park.

(Ord. 2022-12. Passed 3-9-23.)

1142.09 INITIAL PLACEMENT OF HOMES; EXCHANGE OR REPLACEMENT OF HOMES.

(a) All manufactured/mobile homes must obtain a permit from the Zoning Inspector prior to being placed in a Manufactured/Mobile Home Park.

(b) The exchange or replacement of a manufactured/mobile home within a Manufactured/Mobile Home Park must be completed within fourteen days of the removal of the existing home from the park. Extensions for weather delay are available at the discretion of the Village Administrator for a maximum of thirty concurrent days.

(c) Existing manufactured/mobile homes within the park shall only be replaced with newer homes not more than fifteen years old.

(Ord. 2022-12. Passed 3-9-23.)

1142.10 SUPPLEMENTARY CONDITIONS AND SAFEGUARDS.

In approving any Manufactured/Mobile Home Park, the Commission may prescribe appropriate conditions and safeguards in conformity with this chapter. Violation of such conditions and safeguards, when made a part of the Zoning permit, shall be deemed a violation of this Ordinance and punishable under Chapter 1161.

(Ord. 2022-12. Passed 3-9-23.)

1142.11 PERMITTED USES.

Within a Manufactured/Mobile Home Park the following uses only shall be permitted:

(a) One permanent type dwelling structure if the such dwelling is to be occupied by a resident manager.

(b) Buildings or permanent type structures used exclusively to provide services for occupants of the park, such as a recreation building, swimming pool, bathhouse, laundry room, park office, or storage rooms.

(c) Accessory buildings or structures that are clearly incidental and attached to a manufactured/mobile home, such as a carport, cabana, Florida room, and the like.

(d) Directional signs as approved necessary by the Commission to assist in guiding persons to various locations within the park. Such signs may be double-faced and lighted. The maximum area of each sign shall not exceed two (2) square feet.

(Ord. 2022-12. Passed 3-9-23.)

1142.12 PROHIBITED USES.

Within a Manufactured/Mobile Home Park only these uses specifically listed as permitted uses shall be authorized, and all other uses including, but not necessarily limited to the following shall be prohibited:

(a) Boats, recreational vehicles of any type, or any other detached units, except those owned by the occupants of the park and stored in the area within the park designed and intended as a common storage area for such vehicles.

(b) Repair and/or sale of vehicles of any type, including manufactured/mobile homes, except for the repair or sale of an individual vehicle by the owner or occupant thereof.

(d) Any advertising sign other than that listed as a permitted use.