The R-FB Residential Factory-Built Housing Park Overlay is intended to provide for the placement of manufactured homes, mobile homes and modular homes within factory-built housing parks. The overlay district is intended to provide and maintain for the operation of facilities to be used by manufactured home park residents including laundry, recreational facilities, and other structures or features for the safety and welfare of park residents. The overlay district allows for a residential factory-built housing park to be located anywhere in the City provided it meets the minimum standards provided herein.

1.   R-FB Use Regulations. Principal and accessory uses permitted in the R-FB Zone District shall be prescribed in Table A at the end of this section.

2.   Bulk Regulations. The minimum area, setback, density and maximum height shall be as prescribed in Table B.

3.   Accessory Uses. Accessory uses are permitted subject to this chapter.

4.   Home Occupations. Home occupations are permitted subject to this chapter.

5.   Off-Street Parking. Off-street parking shall be provided in all Mobile Home Parks.

6.   Signs. Signs shall be monument style placed at the entrance and/or exit of the park.

7.   Factory-Built Housing Park Layout Standards. The following standards shall be considered as minimums for the layout of factory-built home parks:

   A.   Minimum Area. The minimum gross area for a park is five (5) acres.

   B.   Maximum Density. Maximum density shall not exceed seven (7) factory-built homes per gross acre.

   C.   Minimum Lot Size. Minimum lot sizes shall be as prescribed in Table B.

   D.   Entrance. Stairs servicing the main entrance of the factory- built home shall be a minimum of thirty-six (36) inches in width and shall include guardrails, and/or handrails. All stairs and entrance landings shall be secured to the factory-built home and the ground surface. The stairs shall be placed on a level, solid surface.

   E.   Clearance Between Homes. No factory-built home shall be located within five (5) feet of the side yard lot line for the space. In determining the clearance requirements, an annex shall be considered an integral part of the factory-built home. No factory- built home shall be located closer than fifteen (15) feet from the front yard lot line or ten (10) feet from the rear yard lot line of the space.

   F.   Yards. Each factory-built home park shall provide a yard not less than fifty-five (55) feet along each boundary abutting a public right-of-way. Such yards shall be landscaped to screen the park from the right-of-way, except for those portions used for ingress and egress.

   G.   Unit Placement. It is preferred that all homes shall have a parallel orientation to the street.

   H.   Alternative Designs. Developers electing to provide a design alternative to parallel orientation should provide a street-front façade. The following illustration provides an example of a perpendicular orientation providing a street-front façade.

   I.   Park Perimeter Buffering. Each yard area abutting on a perimeter public street or adjoining other property shall provide an appropriate width and screening to effectively buffer the park. Perimeter buffering will be reviewed during site plan review and may include a combination of screening trees, vertical berming, and/or screening fencing. A detail regarding the proposed screening combination shall be prepared by a Landscape Architect or other qualified professional and be included in the site plan reviewed by City Planning and Zoning Commission.

   J.   Trees. Trees shall be provided along street frontages at a rate of two trees per lot.

   K.   Access.

      (1)   Entrance/Exit Roadways. Each factory-built home park shall have at least two (2) separate entrance and exit roadways and shall connect to a dedicated public right-of- way not less than fifty (50) feet in width.

      (2)   Private Streets. All factory-built home park spaces shall abut a private street of not less than twenty-four (24) feet in width and with a minimum right-of-way of forty (40) feet. Interior streets greater than 250 feet in length shall be of curvilinear design with curve radius to reduce the straight-line appearance of the park. The actual curve radius to be determined based on the length of the street and site conditions, such as topography and shall provide an overall offset equal to the width of the street.

      (3)   Cul-de-sac Requirements. All dead-end private streets over four hundred (400) feet shall include adequate space for a cul-de-sac with a diameter of one hundred (100) feet.

      (4)   Surfacing. Private streets shall be constructed of a six- inch (6") Portland concrete cement with a rollover curb.

      (5)   On-Street Parking. Parking shall only be allowed on one side of a private street, provided the street is a minimum width of twenty-seven (27) feet and provides a minimum of a forty-five (45) foot right-of-way. Parking shall be allowed on one side only and shall be marked accordingly with signs designating parking.

   L.   Sidewalks. Sidewalks no less than four (4) feet in width shall be provided from factory-built home spaces to service buildings on both sides of all streets within a factory-built home park. Sidewalks shall be located one (1) foot outside the lot line of the factory-built home space and shall be constructed of a thickness of no less than four (4) inch Portland concrete cement, except six (6) inch concrete is required through drives.

   M.   Private Lighting. Sidewalks and driveways shall be properly maintained and shall be lighted at night with a minimum illumination of at least six-tenths (0.6) foot-candle. Forty-watt lamps at intervals of not more than fifty (50) feet shall meet the illumination requirements.

   N.   Off-Street Parking. Two (2) off-street-parking spaces shall be provided on each factory-built home site and shall be located entirely on the factory-built home space. Each such parking space shall measure not less than nine by eighteen (9 x 18) feet.

   O.   Storage Shed. A maximum of one storage shed per lot and no greater than twelve by twelve (12 x 12) feet may be located as an accessory use to the factory-built home, provided the shed is located on the same space as the factory-built home. The storage shed shall not be located in the front yard of the factory-built home space and shall be located no less than four (4) feet from the side or rear lot line of the factory-built home space. The exterior wall and roof covering material shall match the wall and roof covering material of the dwelling unit for which it serves.

   P.   Storage Area. Enclosed storage facilities in clusters throughout the R-FB park, shall be provided in an amount equal to one hundred (100) square feet per mobile factory-built home space. The area shall be for the residents of the park to store trailers of all types, boats, detached pickup campers, motor homes, etc. Such storage area shall be topped with a dust- and growth-free surface facilitating drainage and shall be screened on all four sides by a solid fence not less than eight (8) feet in height.

   Q.   Recreation Area. A general area or areas amounting to not less than five percent (5%) of the gross area of the factory-built home park, excluding any area dedicated as public right-of-way, shall be provided for recreation use. Such areas shall not include any that are designated as a factory-built home space, storage area or required yard.

   R.   Fences. All fences erected or placed within a factory-built home park shall comply with this chapter.

   S.   Storm Shelters. There shall be one or more storm shelters provided and maintained for use by the residents. An architect or engineer, as defined in the Iowa Architectural and Engineering Laws, shall prepare the structural plans for the storm shelters with the following location and design criteria:

      (1)   Locations within 1,200 feet of all units.

      (2)   Shelter size to provide for seven (7) square feet per unit served by that shelter.

      (3)   Shelters to be provided with emergency lighting and battery operated AM radio.

8.   Factory-Built Home Park Standards For Utilities and Services.

   A.   Drainage. The park shall be located on a well-drained site, properly graded to insure drainage and proper retention where required.

   B.   Health Regulations. All factory-built homes and factory-built home parks shall comply with all City, County and State health regulations applicable to other rental properties or owner- occupied housing within the City.

   C.   Underground Utilities. All public utilities within the factory- built home park shall be underground.

   D.   Water Supply. The water supply for the factory-built home park shall be a system that is owned and operated by the City. An adequate supply of pure water for drinking and domestic purposes shall be supplied to all buildings and factory-built home spaces within the park to meet the requirements of the park. Each factory-built home space shall be provided with a cold-water tap of no less than three-quarter inch (3/4") pipe above the ground. The park shall provide a complete water main supply system, including hydrants, valves and other appurtenances, which shall be extended into and through the park to the boundary line and shall connect to the municipal water system when installed. The water system for the factory-built home park shall be installed in accordance with the Wyoming Subdivision Ordinance. Standard fire hydrants shall be located within three hundred (300) feet of each factory-built home.

   E.   Sewer System. The sewage disposal system for the park shall connect to the system owned and operated by the City. All plumbing in the factory-built home park, including but not limited to waste from laundry facilities, showers, bathtubs, flush toilets, urinals, lavatories and kitchen sinks in service and other buildings within the park, shall be discharged into the public sanitary sewer system in compliance with the plumbing laws and health regulations of the State of Iowa, Linn County and the City of Wyoming. Each factory-built home space shall be provided with a sanitary sewer of at least four (4) inches in diameter, which shall be connected to receive the waste from the shower, bathtub, flush toilet, lavatory and kitchen sink of the mobile home. The sanitary sewer pipe in each space shall be connected to discharge the waste into the public sewer system in compliance with applicable City ordinances and specifications.

   F.   Electricity and Natural Gas.

      (1)   Electric outlet supply of two hundred forty (240) volts - two hundred (200) amperes of service shall be provided for each factory-built home space. The installation shall comply with all State and local electrical codes and ordinances. Such electrical outlets shall be weatherproof.

      (2)   Street and yard lights shall be provided in such number and intensity as to ensure the safe movement of vehicles and pedestrians at night. A light shall be located at each outside entrance of the service buildings, which shall be kept lighted during the hours of darkness.

      (3)   Where natural gas is provided, installation shall comply with all applicable code regulations.

   G.   Service Buildings. Accessory uses are permitted subject to the following provisions.

      (1)   Standards. Service buildings shall be permanent structures complying with all applicable ordinances and statutes regulating buildings, electrical installations, plumbing and sanitary systems.

      (2)   Maintenance. All service buildings in the grounds of the park shall be maintained in a clean, safe condition and kept free of any condition that will menace the health of any occupant or the public or constitute a nuisance.

   H.   Tie-Downs and Base. All factory-built homes located within the City limits shall provide, install and maintain a tie-down system in securing and maintaining in position mobile homes, annexes thereto and auxiliary buildings. Said tie-down system shall be in compliance with all applicable Federal, State and local rules and regulations as to factory-built home construction.

P = Permitted A = Accessory N = Not Allowed