§ 26-27. Design and operational standards.

(a)

Site plan. The site plan shall be filed as required by section 26-23(c) and shall show the following:

(1)

The area and dimensions of the tract of land, with identification of location and boundaries;

(2)

The number, location and size of all mobile home spaces;

(3)

The location, width, and specifications of driveways roadways, and walkways;

(4)

The location and specifications of water and sewer lines and riser pipes;

(5)

The location and details of lighting, electrical and gas systems;

(6)

The location and specifications of all buildings constructed or to be constructed within the park;

(7)

Existing and proposed topography of the mobile home park;

(8)

The location of fire mains, including the size, the hydrants, and any other equipment which may be provided;

(9)

Such other information as municipal reviewing officials may reasonably require.

A print of the site or plot plan shall be circulated to the following city officials, and approval obtained from them prior to issuance of a permit: water department, police department, fire department, and city engineer.

(b)

Site requirements. Any mobile home park constructed after the adoption of the ordinance from which this article is derived, and for any extension or addition to an existing mobile home park in the city, shall be done in compliance with the following site requirements:

(1)

Location. A mobile home park shall have no less than ten mobile home spaces and shall be located only on sites having a zoning classification of MH, mobile home park, as defined in the comprehensive city zoning regulations of the city.

(2)

Basic mobile home minimum site requirements are as follows:

a.

Home size. No mobile home having a square footage of less than 1,250 square feet shall be installed in the city.

b.

Space requirements. Each mobile home space shall provide a minimum area of 3,500 square feet, however no mobile home space shall have dimensions less than 40 feet on the narrow dimension nor 80 feet on the long dimension.

c.

Open space requirements.

1.

The minimum front yard setback shall be ten feet from the nearest corner of the mobile home to the front line of the mobile home space.

2.

No mobile home shall be closer than ten feet to any property line nor closer than 25 feet to the property line adjoining a public street.

3.

For other structures on each space, the minimum front yard setback shall be at least ten feet.

4.

The minimum distance between mobile homes at any point shall be ten feet.

d.

Height regulations.

1.

The height limit for any structure intended for occupancy in the mobile home park shall be 35 feet.

2.

The average height of the mobile home frame above the ground elevation, measured at 90 degrees to the frame, shall not exceed three feet.

e.

Soil and ground cover. Exposed ground surfaces in all parts of every mobile home park shall be paved, covered with stone screenings or other solid material, or protected with a vegetative growth that is capable of preventing soil erosion and of eliminating dust.

f.

Drainage. The ground surface in all parts of a park shall be graded and equipped to drain all surface water in a safe, efficient manner.

g.

Design and location of storage facilities. Unless provided in current mobile home models, storage facilities with a minimum capacity of 200 cubic feet per mobile home space, may be provided on the space, or in compounds located within 100 feet of each space. Where provided, storage facilities shall be designed in a manner that will enhance the appearance of the park and shall be faced with masonry, porcelainized steel, baked enamel steel or other material equal in fire resistance, durability and appearance. Storage outside the perimeter walls of the mobile home shall be permitted only if in such facilities.

h.

Mobile home stands. The area of the mobile home stand or space shall provide support and drainage for placement of the mobile home.

(c)

Access and traffic circulation; parking.

(1)

Internal streets, no-parking area signs, and street name signs shall be privately owned, built, and maintained. Streets shall be designed for safe and convenient access to all spaces and to facilities for common use of park residents. Internal streets shall be kept open and free of obstruction in order that police and fire vehicles may have access to any areas of the mobile home park. The police department shall be authorized to issue citations for the violation of the provisions hereof and to remove and impound offending vehicle.

(2)

On all sections of internal streets on which parking is prohibited under this article, the owner or agent shall erect metal signs prohibiting parking. The sign type, size, height, and location shall be approved by the city engineer prior to installation.

(3)

All internal streets shall be constructed to specifications established by the city council and shall be maintained by the owner or agent free of cracks, holes, and other hazards. Internal street shall be designed by a licensed professional engineer in accordance with good engineering designs and shall be approved by the city engineer prior to issuance of an occupancy permit for the park.

(4)

Internal street dimensions and parking.

a.

An internal street or common access route shall be provided to each mobile home space. Such street shall have a minimum width of 30 feet if off-street parking is provided in the ratio of two parking spaces for each mobile home space. On-street parking shall be permitted-on only one side of the street. The internal street shall be continuous and connect with other internal streets or with public street, or shall be provided with a cul-de-sac having a minimum diameter of 95 feet. No internal street ending in a cul-de-sac shall exceed 500 feet in length.

b.

If no off-street parking is provided or is provided in a ratio of less than two spaces for each mobile home site, the minimum street width shall be 36 feet. All other requirements remain the same as in subsection (c)(4)a with the exception that parking will be permitted on both sides of the street.

(5)

If the park is constructed with an internal street having a width less than 36 feet, off-street parking shall be provided on each mobile home space in the ratio of two parking spaces for each mobile home space. Each parking space shall be hard-surfaced with all-weather material, and located to eliminate interference with access to parking areas provided for other mobile homes and for public parking in the park.

(6)

Internal streets shall permit unobstructed access to within at least 200 feet of any portion of each mobile home.

(7)

Within each mobile home park, all streets shall be named, and mobile homes numbered to conform with block numbers on adjacent public street. All street name signs and house numbers shall be of reflective material. These street signs shall be of a color and size contrasting with those on public streets so that there is no confusion regarding which are private and which are public streets. These signs and numbers shall be of standard size and placement to facilitate location by emergency vehicles.

(8)

Interior streets shall intersect adjoining public streets at approximately 90 degrees and at locations which will eliminate or minimize interference with traffic on those public streets.

(9)

A minimum parking area of 150 square feet per mobile home space shall be provided in a common area for storage of boats or vehicles in excess of two per mobile home space, and for visitors' vehicles, to minimize on-street parking and to facilitate movement of emergency vehicles into and through the park.

(d)

Street lighting. Street lighting within the mobile home park shall be provided along all internal streets. Light standards shall have a height and spacing to ensure an average illumination level of not less than 0.2 foot candles shall be maintained.

(e)

Fire safety standards.

(1)

Storage and handling of liquefied petroleum gases. In parks in which liquefied petroleum gases are stored and dispensed, their handling and storage shall comply with requirements of the city fire code.

(2)

Storage and handling of flammable liquids. In parks in which gasoline, fuel oil, or other flammable liquids are stored and/or dispensed, their handling and storage shall comply with the city fire code.

(3)

Access to mobile homes for firefighting. Approaches to all mobile homes shall be kept clear for firefighting.

(4)

Firefighting instruction. The mobile home park owner or agent shall be responsible for the instruction of his staff in the use of the park fire protection equipment and in their specific duties in the event of a fire.

(5)

Water supply facilities for fire department operations.

a.

Water supply facilities for fire department operations shall be connected to the city public water supply system unless a special exception is granted by city council to use a private water supply system. If a private supply is utilized for service to the park, the private supply must be adequate both for domestic requirements and for firefighting requirements established by the city. The adequacy of the water supply for firefighting requirements shall be determined by the fire chief. If the mobile home park owner and agent utilize a private water supply, it shall have sufficient volume and pressure that the city water supply will not be required for firefighting.

b.

The park owner shall provide standard city fire hydrants located within 500 feet of all mobile home spaces, measured along the driveways or streets. Fire hydrants will be subject to periodic inspection by the city fire department. It shall be the responsibility of the park licensee to ensure that the fire hydrants in need of immediate repair shall be repaired in a satisfactory manner within 24 hours. Non-emergency repairs shall be made within 14 days.

(6)

Rubbish. The mobile home park licensee or agent shall provide an adequate system of collection and safe disposal of rubbish, approved by the fire chief.

(7)

Area grounds to be kept free of combustibles. The mobile home park licensee or agent shall be responsible for maintaining the entire area of the park free of dry brush, leaves and weeds.

(f)

Recreation area. All mobile home parks shall have at least one recreation area.

(1)

Extent. Recreation areas and facilities, such as playgrounds, swimming pools, and community buildings, shall be provided which in the judgment of the park licensee or agent will meet the anticipated needs of the clientele which the park is designed to serve. Provision of separate adult and tot lot recreation areas is encouraged.

(2)

Size of recreation area. Not less than five percent of the gross site area of the mobile home park shall be devoted to recreational facilities, generally provided in a central location. In large parks, this may be decentralized. Recreation areas include space for community buildings and community use facilities such as adult recreation and child play areas, swimming pools, and drying yards, but not including vehicle parking areas.

(g)

Water supply.

(1)

An accessible, adequate, safe and potable supply of water shall be provided in each mobile home park. Connection shall be made to the public supply of water unless a special exception is granted by city council to use a private water supply system. If a private supply is utilized for service to the park, the private supply shall be adequate both for domestic requirements and for firefighting requirements established by the city.

(2)

Water distribution system.

a.

The water supply system of the mobile home park shall be connected by pipes to all mobile homes, buildings, and other facilities requiring water.

b.

All water piping, fixtures, and other equipment shall be constructed and maintained in accordance with state and city regulations and requirements.

(3)

Individual water riser pipes and connections shall be in accordance with city standards.

(h)

Sewage disposal. From and after the effective date of the ordinance from which this article is derived, the following shall apply:

(1)

General requirements. An adequate and safe sewerage system shall be provided in all mobile home parks for conveying and disposing of all sewage. The sewer system for a mobile home park shall be constructed in accordance with city standards. All proposed sewage disposal facilities shall be approved by the city inspector prior to construction except that the use of septic tanks for the disposal of sewage shall not be approved. Effluents from sewage treatment facilities shall not be discharged into any waters of the state except with prior approval of the appropriate regulatory agency of the state.

(2)

Sewer lines. All sewer lines shall be constructed and of materials in accordance with city standards.

(3)

Individual sewer connections.

a.

Each mobile home stand shall be provided with at least a four-inch diameter sewer riser pipe. The sewer riser pipe shall be so located on each stand that the sewer connection to the mobile home drain outlet will approximate a vertical position.

b.

The sewer connection to the mobile home from the sewer riser pipe and any other sewer connections shall be in accordance with the requirements of city standards.

c.

All materials used for sewer connections shall be in accordance with city standards.

d.

Provisions shall be made for plugging the sewer riser pipe when no mobile home occupies the space. Surface drainage shall be diverted away from the riser.

(i)

Electrical and telephone distribution systems. From and after the shall apply:

(1)

All electrical wiring in the mobile home park is underground, and installed in accordance with the city electric code.

(2)

All telephone lines in the mobile home park shall be installed underground.

(3)

General requirements. Every park shall contain an electrical wiring system consisting of wiring, fixtures, equipment and appurtenances which shall be installed and maintained in accordance with applicable codes and regulations for such systems.

(j)

Service building and other community service facilities.

(1)

General. The requirements of this subsection (j) shall apply to service buildings, recreation buildings, and other community service facilities such as:

a.

Management offices, repair shops and storage areas;

b.

Sanitary facilities;

c.

Laundry facilities;

d.

Indoor recreation areas; and

e.

Commercial uses supplying essential goods or services for the benefit and convenience of park occupants.

(2)

Structural requirements for buildings.

a.

All portions of the structure shall be properly protected from damage by ordinary uses and by decay, corrosion, termites, and other destructive elements. Exterior portions shall be of such materials and be so constructed and protected as to prevent entrance or penetration of moisture and weather; and to comply with all applicable codes of the city.

b.

All rooms containing sanitary or laundry facilities shall:

1.

Have sound-resistant walls extending to the ceiling between male and female sanitary facilities. Walls and partitions around showers, bathtubs, lavatories, and other plumbing fixtures shall be constructed of dense, nonabsorbent, waterproof materials or covered with moisture resistant materials;

2.

Have at least one window or skylight facing directly to the outdoors. The minimum aggregate gross area of windows for each required room shall be not less than ten percent of the floor area served by them; and

3.

Have at least one window which can be opened easily, or mechanical device which will adequately ventilate the room.

c.

Toilets shall be located in separate compartments equipped with self-closing doors. Shower stalls shall be of the individual type. The rooms shall be screened to prevent direct view of the interior when the exterior doors are open.

d.

Illumination levels shall be maintained as follows:

1.

General seeing: five footcandles;

2.

Laundry room work area: 40 footcandles;

3.

Toilet room, in front of mirrors: 40 footcandles.

e.

Hot and cold water shall be furnished in every lavatory, sink, bathtub, shower and laundry fixture; and cold water shall be furnished to every water closet and urinal.

f.

Heating. Service buildings shall be maintained at a comfortable temperature by heating equipment permitted by city regulations, between October 1 and May 1.

(3)

Barbecue pits, fireplaces, stoves and incinerators. Cooking shelters, barbecue pits, fireplaces, wood-burning stoves and incinerators shall be so located, constructed, maintained and used as to minimize fire hazards and smoke nuisance both on the property on which used and on neighboring property. No open fire shall be permitted except in facilities provided. No open fire shall be left unattended. No fuel shall be used and no material burned which emits dense smoke or objectionable odors.

(k)

Refuse and garbage handling.

(1)

The storage, collection and disposal of refuse in the mobile home park shall be so conducted as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards, or air pollution. One or both of the systems described in subsections (k)(2) or (3) of this section shall be used in every park.

(2)

If refuse is gathered at the individual sites, it shall be stored in flytight, watertight, rodent-proof containers, which shall be located at each mobile home site. Containers for this use shall be provided in sufficient number and capacity to store properly all refuse.

(3)

Centrally located refuse containers having a capacity of three cubic yards or larger may be provided. If provided, such containers shall be so designed as to prevent spillage, container deterioration, and to facilitate cleaning around them.

(4)

The licensee or agent shall ensure that containers at mobile spaces are emptied regularly and maintained in a usable, sanitary condition.

(l)

Insect and rodent control.

(1)

Grounds, buildings and structures shall be maintained free of insect and rodent harborage and infestation.

(2)

Parks shall be maintained free of accumulation of debris which may provide rodent harborage or breeding places for flies, mosquitoes and other pests.

(3)

The growth of brush, weeds and grass shall be controlled to prevent harborage of noxious insects or other pests. Parks shall be so maintained as to prevent the growth of noxious weeds detrimental to health. Open areas shall be maintained free of heavy undergrowth of any description.

(m)

Fuel supply and storage. From and after the effective date of the ordinance from which this article is derived, the following shall apply:

(1)

Natural gas system.

a.

Natural gas piping systems shall be installed underground and maintained in accordance with applicable codes and regulations governing such systems.

b.

Each mobile home space provided with piped gas shall have a cap on the outlet when not in use to prevent accidental discharge of gas.

(2)

Liquefied petroleum gas system. Liquefied petroleum gas systems shall be installed only if an available natural gas system is more than 1,000 feet from the mobile home park. The liquefied petroleum gas systems shall be maintained in accordance with applicable codes of the city governing such systems and regulations of the state railroad commission pertaining thereto.

(n)

Miscellaneous requirements.

(1)

Responsibilities of the park management.

a.

All responsibilities set out elsewhere in this article.

b.

The licensee or his agent shall operate the park in compliance with this and other applicable ordinances and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition.

c.

The licensee or agent shall notify park occupants of all applicable provisions of this article and inform them of their duties and responsibilities under this article.

d.

The licensee or agent shall maintain a register of park occupancy which shall contain the following information:

1.

Name and address of park residents.

2.

Mobile home registration data, including make, length, width, year of manufacture and identification number.

3.

Location of each mobile home with the park by space or lot number and street address.

4.

Dates of arrival and departure.

e.

A new register shall be initiated on January 1 of each year, and the old register be retired but shall be retained on the premises for at least three years following retirement. Registers shall be available for inspection at all reasonable times by an official of the city whose duties may necessitate access to the information contained therein.

f.

The licensee or agent shall furnish to the tax assessor collector within ten days after the first of January of each year, a list of all mobile home residents in the park on January 1. The list shall contain the owner's name and address; the make, length, width, year of manufacture and identification number of the mobile home; and the address or location description of the mobile home within the park.

Within ten days after July 1 of each year, the licensee or agent shall furnish to the city tax assessor/collector the same data required in the preceding subsection on all residents who have moved into the park after January 1; and information on mobile homes which have moved out of the park after January 1, including the foregoing data plus the date on which each mobile home left the park, and the destination of the mobile home if this destination can be obtained.

(2)

Responsibilities of park occupants.

a.

All responsibilities set out elsewhere in this article.

b.

The park occupant shall comply with all requirements of this article and shall maintain his mobile home space, its facilities and equipment in good repair and in a clean and sanitary condition.

c.

The park occupant shall be responsible for proper placement of his mobile home on its mobile home stand and proper installation of all utility connections in accordance with the instructions of the park management.

d.

Fire resistant skirting with the necessary vents, screens and/or openings shall be required on all mobile homes in mobile home parks and shall be installed within 60 days after emplacement of the mobile homes.

e.

Skirting, porches, awnings, and other additions, when installed, shall be maintained in good repair. The use of space immediately underneath a mobile home for storage shall be permitted only under the following conditions:

1.

The storage area shall have a base of impervious material.

2.

Stored items shall not interfere with the underneath inspection of the mobile home.

(Code 1994, § 4.606)