A.
Residential-Mobile Home (R-MH) Zoning Districts may hereafter be
established by amendments to the Official Zoning Map in any district
previously classified as residential in accordance with the procedures,
requirements and limitations set forth in this article. Within such
districts, mobile homes and manufactured homes containing less than
the minimum floor areas and widths as established in each zoning district,
with such additional supporting uses and occupancies as are permitted
herein, may be established subject to the requirements and limitations
set forth in these and other regulations.
B.
No person shall park, locate or place any mobile home or manufactured
home containing less than 1,000 square feet of floor space, exclusive
of basement, breezeway, porch and garage, outside of a licensed mobile
home park in the Village of Stratford; provided, however, that unoccupied
mobile homes and manufactured homes may be parked on lawfully situated
premises of a licensed mobile home dealer for the purpose of sales
display, on the lawfully situated premises of a vehicle service business
for purposes of servicing or making necessary repairs, or on the premises
leased or owned by the owner of such mobile home or manufactured home
for purposes of sales display for a period not exceeding 120 days,
provided that no business is carried on therein.
A.
DEPENDENT MOBILE HOME
FOUNDATION SIDING
LICENSEE
LICENSING AUTHORITY
MANUFACTURED HOME
MOBILE HOME
MOBILE HOME PARKS
MOBILE HOME SUBDIVISION
NONDEPENDENT MOBILE HOME
PRIMARY EXPOSURE
SECONDARY EXPOSURE
SPACE
UNIT
The following
definitions are used in this article:
A mobile home which does not have complete bathroom facilities.
A fire- and weather-resistant, prefinished material surrounding
the entire perimeter of a home and completely enclosing a space between
the exterior wall of such home and the ground. Foundation siding shall
be properly vented, harmonious, and compatible with the house and
installed within 60 days from the date of placement on site.
Any person licensed to operate a mobile home park under this
article.
The Village Board of the Village of Stratford, Marathon County,
Wisconsin.
A one- or two-family home certified or labeled as a manufactured
home and containing a certification required by the Secretary of Housing
and Urban Development as complying with standards established under
42 U.S.C. §§ 5401 to 5424 which when placed on the
site is set on an enclosed foundation constructed at a minimum to
the requirements of § Comm 21.18, Wis. Adm. Code, or a comparable
foundation as approved by the local building inspector is installed
according to manufacturer's instructions, and is properly connected
to utilities. For purposes of this chapter, a manufactured home shall
be treated the same as a single-family residence and, where appropriate,
a two-family residence.
[Amended 11-12-1996[1]]
A vehicle manufactured or assembled before June 15, 1976,
designed to be towed as a single unit or in sections upon a highway
by a motor vehicle, and equipped and used, or intended to be used,
primarily for human habitation, with walls of rigid, uncollapsible
construction, which has an overall length in excess of 45 feet. "Mobile
home" includes the mobile home structure, its plumbing, heating, air-conditioning
and electrical systems, and all appliances and all other equipment
carrying a manufacturer's warranty.
Distinguished from subdivisions lacking common facilities
and continuing management services. The latter would be controlled
by general subdivision regulations, which would apply also to mobile
home subdivisions without common open space or continuing management.[2]
A parcel of land platted for subdivision according to all
requirements of the Comprehensive Plan designed or intended for lots
to be conveyed by deed to individual owners for residential occupancy
primarily by mobile homes.
A mobile home equipped with complete bath and toilet facilities,
all furniture, cooking, heating, appliances and complete year-round
facilities.
Open areas adjacent to the front wall (or main entrance)
of a dwelling unit.
Open areas adjacent to side and rear walls of a dwelling
unit.
A plot of ground within a mobile home park designed for the
accommodation of one mobile home unit.
A mobile home unit.
B.
Statutory
definitions. In addition to the above definitions, definitions contained
in § 66.0435, Wis. Stats., shall also be applicable.
A.
Mobile homes and manufactured homes containing less than 1,000 square
feet of floor space, exclusive of basement, breezeway, porch and garage,
legally located and occupied on premises outside a licensed mobile
home park prior to the enactment of this chapter may be continued
in such location, provided that the owner of the premises on which
said unit is located shall apply to the Zoning Administrator within
60 days after the effective date of this chapter for a certificate
of occupancy showing the date on which such use and occupancy commenced,
the names of the owner and occupants, and that such use and occupancy
are otherwise in conformity with the applicable laws and regulations
of the state and Village. Such nonconforming use shall be automatically
terminated upon the discontinuance of occupancy or use of such mobile
or manufactured home for a period of 12 consecutive months or if the
total structural repairs and alterations to such mobile or manufactured
home exceed 50% of the assessed value thereof, subject, however, to
the provisions of § 62.23(7)(hc), Wis. Stats.[1]
B.
The owner or occupant of a mobile home or of a manufactured home
shall, within five days after entering a licensed mobile home park
or removing to another park within the Village, obtain a permit from
the Zoning Administrator. Such permits shall be issued only for a
mobile home bearing a seal, stamp or certificate of the manufacturer
guaranteeing that the home was constructed in accordance with the
standards of the American National Standards Institute Book A119.1
as originally existing or, if amended, as amended, and for manufactured
homes a home certified and labeled as a manufactured home under 42
U.S.C. §§ 5401 to 5424.[2]
C.
Nothing herein shall prevent the owner of a mobile home or manufactured home under Subsection A hereof from replacing such home with a newer model, provided that the replacement unit meets all applicable standards of construction in the industry existing as of the date of replacement and the same complies with the standards established under 42 U.S.C. §§ 5401 to 5424.
A.
Where an R-MH District is to be established for the development of
a single mobile home park, the minimum area shall be 10 acres. The
minimum number of lots or spaces completed and ready for occupancy
before first occupancy is permitted shall be established as 25% of
total units permitted on the zoned site.
B.
These limitations shall not apply where expansion of an existing
mobile home park is concerned and where such expansion will not increase
variation from requirements applying to mobile home parks as set forth
herein.
A.
Permitted principal uses and structures. The following principal
uses and structures are permitted within the R-MH Districts: one-family
detached mobile homes and manufactured homes containing less than
1,000 square feet of floor space, exclusive of basement, breezeway,
porch and garage.
B.
Permitted accessory uses and structures. Uses and structure that
are customarily accessory and clearly incidental to permitted principal
uses and structures shall be permitted, except for those requiring
specific approval as provided below.
C.
Prohibited
uses. In mobile home parks, recreational vehicles shall not be occupied
as living quarters and sales lots shall not be permitted.
A.
Application for a mobile home park developer's permit shall be filed
with the Village Clerk with sufficient copies to forward one each
to the Zoning Administrator, Fire Chief and Police Chief, who shall
investigate and review said application to determine whether the applicant,
the premises on which said park will be located and the proposed design
and specifications thereof and all buildings proposed to be constructed
thereon will comply with the applicable regulations, ordinances and
laws of the state and Village and report their findings in writing
to the governing body within 60 days. Such reports shall be considered
by the governing body before any permit is issued hereunder. Failure
of any officer or body to report within the allotted time shall be
deemed a favorable recommendation.[1]
B.
Applications shall be made on forms furnished by the Village Clerk
and shall include the following information:
(1)
Name and address of applicant.
(2)
Location and legal description of the proposed park, addition, modification
or extension.
(4)
Complete preliminary engineering plans and specifications, including
a scale drawing of the proposed park showing, but not limited to:
(a)
Plans and specifications of all utilities, including: sewage
collection and disposal, stormwater drainage, water and electrical
distribution and supply, refuse storage and collection, lighting,
telephone and television antenna systems.
(b)
Location and width of roadways and walkways, buffer strips,
and recreational and other common areas.
(c)
The location of mobile home stands within the mobile home spaces,
including a detailed sketch of at least one typical mobile home space
and stand therein.
(d)
Landscape plan showing all plantings.
(e)
Plans and specifications of all park buildings and structures.
(5)
Interest of the applicant in the proposed mobile home park or extension
thereof. If the owner of the tract is a person other than applicant,
a duly verified statement by the owner that the applicant is authorized
by him to construct and maintain the proposed park, addition, modification
or extension and make the application shall be provided.
(6)
Written statements describing proposed park operations, management
and maintenance, including proposed fees and charges and other requirements
to be imposed on park occupants by the park operator.
C.
Final engineering plans and specifications complying with the provisions
of this article and the zoning regulations and any modifications or
conditions imposed by the governing body shall be submitted to the
Village Clerk and checked by the proper municipal officials for compliance
before the permit is issued.[2]
All mobile home parks and modifications of or additions or extensions
to existing parks shall comply with the following:
A.
Chapter Comm 26, Wis. Adm. Code, as now existing or hereafter amended,
is hereby made a part of this chapter and incorporated herein by reference
as if fully set forth, except that such regulations shall not be deemed
to modify any requirement of this chapter or any other applicable
law or ordinance of the state or Village.
B.
The maximum number of individual mobile home spaces shall be six
per acre and shall be arranged to afford ample area for a variety
of units. Each space shall have a setback of 40 feet from all public
rights-of-way and 10 feet from any park drive or common area, including
common parking areas, 10 feet from all park boundary lines and 15
feet from any other unit, building or structure. Accessory structures,
such as awnings, cabanas, storage cabinets, carports, windbreaks or
attached porches, shall be considered part of the unit for purposes
of determining compliance with this provision. The minimum size of
a mobile home park shall be 10 acres; the minimum dimensions of a
mobile home site shall be 50 feet wide by 85 feet long; all drives,
parking areas and walkways shall be hard-surfaced; there shall be
a minimum yard setback of 40 feet at all lot lines of the mobile home
park; no mobile home site shall be rented for a period of less than
30 days; there shall be two surfaced automobile parking spaces for
each mobile home; and unless adequately screened by existing vegetative
cover, it shall be screened by a temporary planting of fast-growing
material, capable of reaching a height of six feet or more, such as
hybrid poplar, and a permanent evergreen planting, such as white or
Norway pine, the individual trees to be such a number and so arranged
that within 10 years they will have formed a screen equivalent in
opacity to a solid fence or wall. Such permanent planting shall be
grown or maintained to a height of not less than six feet.[1]
C.
No mobile home park shall be laid out, constructed or operated without
Village water supply and sanitary sewer service. All water or sanitary
sewerage facilities in any unit not connected with public water or
sewer systems by approved pipe connections shall be sealed, and their
use is hereby declared unlawful.
D.
Individual valved water service connections shall be provided for
direct use of each unit, so constructed and installed that they will
not be damaged by frost or parking of the unit. Water systems shall
be adequate to provide a pure, potable water supply of six gallons
per minute at a minimum pressure of 20 pounds per square inch (psi)
and capable of furnishing a minimum of 150 gallons per unit per day.
Fire hydrants shall be installed within 500 feet of every mobile home
stand and park building.
E.
All liquid wastes originating at units or service or other buildings
shall be discharged into a sewerage system extended from and connected
with the public sewerage system. Such systems shall comply with all
provisions of the state code and Village ordinances relating to plumbing
and sanitation. Each individual space shall be provided with a three-inch
watertight sewer connection protected from damage by heaving and thawing
or parking of the unit and located within the rear 1/3 of the stand,
with a continuous grade which is not subject to surface drainage,
so constructed that it can be closed when not in use and trapped in
such a manner that it can be kept odor free.
F.
Adequate provision shall be made for the disposal of solid and liquid
wastes in a manner approved by the Village Board and Fire Chief. Open
burning of waste or refuse is prohibited.
G.
All television cable systems, electrical and telephone distribution
lines and oil or gas piping serving the park or spaces therein shall
be installed underground. Distribution systems shall be new, and all
parts and installations shall comply with all applicable federal,
state and local codes.
H.
Each space shall be provided with a weatherproof electrical overcurrent
protection device, disconnect means and branch service of not less
than 60 amperes for two-hundred-twenty-volt service located adjacent
to the water and sewerage outlets. Receptacles shall be of the four-pole
four-wire grounding type and have a four-prong attachment for 110
to 220 volts.
I.
A minimum of two off-street parking spaces surfaced with bituminous
concrete or similar material capable of carrying a wheel load of 4,000
pounds shall be provided for each mobile home space.
J.
Condition of soil, groundwater level, drainage and topography shall
not create hazards to the property, health or safety of occupants
of mobile home spaces or living units. The site shall not be exposed
to objectionable smoke, noise, odors or other adverse influences,
and no portion subject to unpredictable and/or sudden flooding, subsidence
or erosion shall be used for any purpose which would expose persons
or property within or without the park to hazards.
K.
Exposed ground surfaces in all parts of every mobile home park shall
be paved or covered with stone screenings or other solid material
or protected with a vegetative growth that is capable of preventing
soil erosion and eliminating objectionable dust.
L.
The ground surface in all parts of every mobile home park shall be
graded and equipped to drain all surface water in a safe, sanitary
and efficient manner.
M.
All parks shall be furnished with lighting so spaced and equipped
with luminaires placed at such heights as will provide the following
average maintained levels of illumination for the safe movement of
pedestrians and vehicles at night:
N.
All mobile home spaces shall abut upon a street. All streets shall
be provided with a smooth, hard and dense surface which shall be well
drained under normal use and weather conditions for the area. Pavement
edges shall be curbed and protected to prevent raveling of the wearing
surface and shifting of the pavement base. Grades of streets shall
be sufficient to ensure adequate surface drainage but not more than
8%, provided that a maximum grade of 12% may be used if approved by
the Director of Public Works as safe and designed to avoid traffic
hazards. Streets shall be at approximately right angles within 100
feet of an intersection. Intersections of more than two streets at
one point shall not be allowed. A distance of at least 150 feet shall
be maintained between center lines of offset intersecting streets.[2]
O.
All parks shall be provided with pedestrian walks between individual
mobile homes, park streets and park facilities of not less than three
feet in width. Walks in locations where pedestrian traffic is concentrated
shall be a minimum of 3 1/2 feet wide. Grade and surfacing of walks
shall be approved by the Director of Public Works as safe and comparable
to sidewalks in other areas of the municipality subject to similar
usage.
P.
All mobile home parks shall have a greenbelt or buffer strip not
less than 20 feet wide along all boundaries. Unless adequately screened
by existing vegetative cover, all mobile home parks shall be provided
within such greenbelt or buffer strip with screening of natural growth
or screen fence, except where the adjoining property is also a mobile
home park. Compliance with this requirement shall be made within five
years from the granting of the mobile home park developer's permit.
Permanent planting shall be grown and maintained at a height of not
less than six feet. Screening or planting requirements may be waived
or modified by the governing body if it finds that the exterior architectural
appeal and functional plan of the park, when completed, will be materially
enhanced by modification or elimination of such screen planting requirements.
Q.
In all mobile home parks, there shall be one or more recreation areas
easily accessible to all park residents. No single recreation area
shall contain less than 2,500 square feet unless each mobile home
site is provided with a contiguous common recreational area not less
than 20 feet wide at the narrowest dimension. Recreation areas shall
be so located as to be free of traffic hazards and convenient to the
mobile home spaces which they serve.
R.
Single-family nondependent mobile homes and approved accessory structures
included in the original plans and specifications or revisions thereof,
parks, playgrounds, open space, off-street parking lots, one park
office and service buildings for exclusive use of park residents shall
be the only permitted uses in mobile home parks, provided that the
Village Board may approve the following uses when designed and limited
to exclusive use of park residents:
T.
All mobile home parks shall be provided with safe and convenient
vehicular access from abutting public streets or roads to each mobile
home space; entrances to parks shall be designed to minimize congestion
and traffic hazards and allow free movement of traffic on adjacent
streets.
A.
License
required.
(1)
It
shall be unlawful for any person to establish, operate, maintain or
administer or permit to be established, operated, maintained or administered
upon any property owned, leased or controlled by him a mobile home
park within the Village without a valid, unexpired mobile home park
license issued by the Village Clerk and approved by the Village Board
upon determination that the standards in this section have been met
and payment of the required fees.
(2)
For
mobile home parks in existence as of August 26, 1987, the new license
shall be required at the expiration of any license issued under previous
ordinances. For any mobile home park in existence, which park has
no current license issued under Ordinance Z-2 (New Series), the park
operator shall be required to obtain a license under this section.
Issuance of a mobile home park license under this section shall not
constitute a waiver by the Village of its right to enforce penalties
for failure to secure a mobile home license under the previous Ordinance
Z-2 (New Series).
B.
Fee.
The fee for a mobile home park license shall be as set by the Village
Board.
C.
Bond. Each applicant for an original or renewal license shall file with the Village Clerk a bond in the sum of $1,000 for each 50 mobile home spaces or fraction thereof guaranteeing the collection by the licensee of the monthly parking permit fees as provided in § 590-109 of this article and the compliance of the licensee and the park management with the provisions of this chapter. Such bond shall also be for the use and benefit and may be prosecuted and recovery had thereof by any person who may be injured or damaged by reason of the licensee violating any provision of this chapter.
D.
Term
of license. Mobile home park licenses shall be issued for a calendar
year and shall expire on December 31 next succeeding the date of issue.
Licenses may be issued after January 1 of any year, but no rebate
or diminution of the fee shall be allowed therefor.
E.
Transfer
of license. Mobile home park licenses may be transferred. Application
for transfer may be made to the Village Clerk, who shall refer the
matter to the Village Board for action at the next regular Village
Board meeting, consistent with the requirements of the Wisconsin Open
Meeting Law (§§ 19.81 to 19.98, Wis. Stats.). If the
Village Board approves the transfer of a license, the transferee shall
pay to the Village Clerk a fee as set by the Village Board prior to
issuance of the transfer.
F.
Suspension
or revocation of license.
(1)
Licenses
granted under this section shall be subject to revocation or suspension
by the governing body for cause in accordance with § 66.0435(2),
Wis. Stats., and the procedures in that section shall be followed.
"Cause" as used in this subsection shall include but not be limited
to:
(a)
Failure or neglect to abide by the requirements of this chapter
or the laws or regulations of the State of Wisconsin relating to mobile
home parks and their operation.
(b)
Conviction of any offense under the laws of the state or ordinances
of the Village relating to fraudulent or misleading advertising or
deceptive practices regarding the sale or renting of mobile homes
or the leasing or rental of mobile home spaces or sale, lease or operation
of park facilities.
(c)
Operation or maintenance of the mobile home park in a manner
inimical to the health, safety or welfare of park occupants or the
inhabitants of the Village, including but not limited to repeated
violations of laws or ordinances relating to health, sanitation, refuse
disposal, fire hazards, morals or nuisances.
(d)
Transfer or sale of an ownership interest in any mobile home
space or the underlying land other than to another eligible licensee.
Such action shall also subject the owner of the underlying land to
all requirements of the state or municipal subdivision control laws
and regulations regardless of the size or number of lots or spaces
so transferred or sold.
(2)
Complaints.
(a)
Any license granted under the provisions of this article shall
be subject to revocation or suspension for cause by the Village Board
upon complaint filed with the Village Clerk signed by any law enforcement
officer, health officer or building inspector.
(b)
Upon receipt of the signed complaint, the Village Clerk, in
consultation with the Village Attorney, shall schedule a public hearing
upon the complaint.
(c)
The licensee shall receive written notice of the public hearing
at least 10 days prior to the scheduled hearing.
(d)
The licensee shall have the right to appear at the hearing and
be heard as to why the license should not be revoked or suspended.
(e)
The proceedings at a hearing under this subsection shall be
transcribed by a certified court reporter so as to allow a typewritten
transcript to be prepared if any party should request one.
(3)
Appeals.
A licensee whose license is revoked or suspended by the Village Board
under this section may, within 20 days from the date of the revocation
or suspension, appeal to the Circuit Court for Marathon County by
filing a written notice of appeal with the Court and a copy of the
notice of appeal with the Village Clerk, together with a bond executed
to the Village in the sum of $500, with two sureties approved by the
Village Clerk, or a bonding company licensed to do business in the
State of Wisconsin, conditioned for the faithful prosecution of the
appeal and payment of costs adjudged against the licensee.
G.
Standards
and requirements.
(1)
Mobile
home parks shall comply with the provisions of Ch. Comm 26, Wis. Adm.
Code, as amended. Mobile home park operators shall comply with Ch.
ATCP 125, Wis. Adm. Code, as amended.
(2)
Except as provided in Subsection H of this section, no mobile home park license shall be granted for any premises or to any person not meeting the following standards and requirements:
(a)
The mobile home park shall comply with all standards and requirements set forth in § 590-100, except as specifically waived or modified in writing by the Village Board and endorsed on the mobile home park developer's permit. This requirement includes a valid certificate from the Wisconsin Department of Commerce that the park complies with the provisions of Ch. Comm 26, Wis. Adm. Code, applicable thereto.
(b)
Mobile home parks should be used only for the parking and occupancy of single-family nondependent mobile homes and accessory structures and appurtenances and uses authorized and approved under § 590-100R.
(c)
The applicant shall file with the Village Board certificates
of the Zoning Administrator certifying that all equipment, roads,
sanitary facilities, water facilities and other equipment and facilities,
including roads, have been constructed or installed in the park as
required by this chapter and are in required operating condition at
the time of said application. In addition, the Chief of Police and
the Chief of the Fire Department shall inspect or cause to be inspected
each application and the premises to determine compliance with all
applicable laws, regulations and ordinances applicable thereto. These
officials shall furnish the Village Board in writing the information
derived from such investigation and a statement as to whether the
applicant and the premises meet the requirements of the department
for which the officer is certifying.
(d)
Location and operation of the park shall comply with all zoning
and land use ordinances of the state and Village, and no license shall
be issued until the proposed use has been certified by the Zoning
Administrator as complying with such ordinances.
H.
Existing parks. Mobile home parks in existence and operating under a valid mobile home park license upon the effective date of this chapter, including parks in areas hereafter annexed to the Village, shall be exempt from the requirements hereof relating to land use and occupancy, provided that such use and occupancy comply with the applicable laws and ordinances in effect at the time of issuance of the original license, but shall comply with all other provisions of this chapter within six months after the effective date hereof, provided that an existing mobile home park having a density in excess of that provided in § 590-100B shall not increase its density and shall be operated in other respects in accordance with this chapter. The governing body may extend the time for compliance as herein required upon such conditions as it shall determine necessary to protect the health, safety and welfare of park occupants or inhabitants of the Village. All extensions, modifications or additions to lawfully licensed existing parks or facilities or structures therein shall comply with this chapter.
A.
In every mobile home park there shall be located an office of the
attendant or person in charge of said park. A copy of the park license
and of this chapter shall be posted therein, and the park register
shall at all times be kept in said office.
B.
The attendant or person in charge and the park licensee shall operate
the park in compliance with this chapter and regulations and ordinances
of the Village and state and their agents or officers and shall have
the following duties. They shall:
(1)
Maintain a register of all park occupants, to be open at all
times to inspection by state, federal and municipal officers, which
shall show:
(a)
Names and addresses of all owners and occupants of each mobile
home.
(b)
Number of children of school age.
(c)
State of legal residence.
(d)
Dates of entrance and departure of each mobile home.
(e)
Make, model, year and serial number or license number of each
mobile home and towing or other motor vehicles and state, territory
or country which issued such licenses.
(f)
Place of employment of each occupant, if any.
(2)
Notify park occupants of the provisions of this chapter and
inform them of their duties and responsibilities and report promptly
to the proper authorities any violations of this chapter or any other
violations of law which may come to their attention.
(3)
Supervise the placement of each mobile home on its stand, which
includes securing its stability and installing all utility connections
and tie-downs.
(4)
Maintain park grounds, buildings and structures free of insect
and rodent harborage and infestation and accumulations of debris which
may provide rodent harborage or breeding places for flies, mosquitoes
and other pests.
(5)
Maintain the park free from growth of noxious weeds.
(6)
Maintain the park free of litter, rubbish and other flammable
materials and provide portable fire extinguishers of a type approved
by the Fire Chief in all locations designated by the Chief and maintain
such extinguishers in good operating condition and cause every area
within the park designated as a fire lane by the Fire Chief to be
kept free and clear of obstructions.
(7)
Check to ensure that every mobile home unit has furnished and
in operation a substantial, flytight, watertight, rodentproof container
for the deposit of garbage and refuse in accordance with the ordinances
of the Village and the regulations of the Village Board. The management
shall provide stands for all refuse and garbage containers so designed
as to prevent tipping and minimize spillage and container deterioration
and facilitate cleaning.
(8)
Provide for the sanitary and safe removal and disposal of all
refuse and garbage at least weekly. Removal and disposal of garbage
and refuse shall be in accordance with the laws of the State of Wisconsin
and the ordinances and regulations of the municipality, including
regulations promulgated by the Village Board and the Fire Chief.
(9)
Collect a security deposit equal to three months' parking fee
for each occupied, nonexempt mobile home within the park and remit
such fees and deposits to the Village Clerk.
A.
Park occupants shall comply with all applicable requirements of this
chapter and regulations issued hereunder and shall maintain their
mobile home space, its facilities and equipment in good repair and
in a clean and sanitary condition.
B.
Park occupants shall be responsible for proper placement of their
mobile homes on the mobile home stand and proper installation of all
utility connections in accordance with the instructions of the park
management.
C.
No owner or person in charge of a dog, cat or other pet animal shall
permit it to run at large or to cause any nuisance within the limits
of any mobile home park.
D.
Each owner or occupant of a nonexempt mobile home within a mobile
home park shall remit to the licensee or authorized park management
the cash deposit and monthly parking permit fee.
E.
It shall be the duty of every occupant of a park to give the park
licensee or management, or his agent or employee, access to any part
of such park or mobile home premises at reasonable times for the purpose
of making such repairs or alterations as are necessary to effect compliance
with this chapter or any law or ordinance of the state or Village
or lawful regulation or order adopted thereunder.
F.
Mobile homes shall be parked only on the mobile home stands provided
and shall be placed thereon in accordance with all requirements of
this chapter.
G.
No mobile home owner or occupant shall conduct in any unit or any
mobile home park any business or engage in any other activity which
would not be permitted in single-family residential areas in the Village.
H.
No person shall discharge any wastewater on the surface of the ground
within any mobile home park.
I.
No person shall erect or place upon any mobile home space any permanent
or temporary structure intended to be used for dwelling purposes or
in connection with any mobile home unit except as specifically authorized
by this chapter.
A.
Wrecked, damaged or dilapidated mobile homes shall not be kept or
stored in a mobile home park or upon any premises in the Village.
The Zoning Administrator or Village Board shall determine if a mobile
home is damaged or dilapidated to a point which makes it unfit for
human occupancy. Such mobile homes are hereby declared to be a public
nuisance. Whenever the Zoning Administrator or Village Board so determines,
he or it shall notify the licensee or landowner and owner of the mobile
home in writing that such public nuisance exists within the park or
on lands owned by him giving the findings upon which his or its determination
is based and shall order such home removed from the park or site or
repaired to a safe, sanitary and wholesome condition of occupancy
within a reasonable time, but not less than 30 days.[1]
B.
The Zoning Administrator, Fire Chief, Village Engineer, or their
lawful agents or employees are authorized and directed to inspect
mobile home parks not less than once in every twelve-month period
to determine the health, safety and welfare of the occupants of the
park and inhabitants of the Village as affected thereby and the compliance
of structures and activities therein with this chapter and all other
applicable laws of the state and ordinances of the Village.[2]
C.
Fires in mobile home parks shall be made only in stoves and other
cooking or heating equipment intended for such purposes. Outside burning
is prohibited except by permit and subject to requirements or restrictions
of the Fire Chief.
D.
All plumbing, building, electrical, oil or gas distribution, alterations
or repairs in the park shall be in accordance with the regulations
of applicable laws, ordinances and regulations of the state and municipality
and their authorized agents.
E.
All mobile homes in mobile home parks shall be skirted unless the
unit is placed within one foot vertically of the stand with soil or
other material completely closing such space from view and entry by
rodents and vermin. Areas enclosed by such skirting shall be maintained
free of rodents and fire hazards.
F.
No person shall construct, alter or add to any structure, attachment
or building in a mobile home park or on a mobile home space without
a permit from the Village Zoning Administrator. Construction on or
addition or alteration to the exterior of a mobile home shall be of
the same type of construction and materials as the mobile home affected.
This subsection shall not apply to the addition of awnings, antennas
or skirting to mobile homes. Accessory structures on mobile home spaces
shall comply with all setback, side yard and rear yard requirements
for mobile home units.[3]
G.
Storage under mobile homes is prohibited.
All plumbing, electrical, building and other work on or at any
mobile home park under this chapter shall be in accordance with the
ordinances of the Village and the requirements of the State Plumbing,
Electrical and Building Codes and the regulations of the State Department
of Commerce. Licenses and permits granted under this chapter grant
no right to erect or repair any structure, to do any plumbing work
or to do any electric work.
A.
In connection with mobile home parks, no sign intended to be read
from any public way adjoining the district shall be permitted, except:
(1)
No
more than one identification sign, not exceeding 20 square feet in
area, may be erected for each principal entrance.
(2)
No
more than one sign, not exceeding four square feet in area, advertising
property for sale, lease or rent, or indicating "Vacancy" or "No Vacancy,"
may be erected at each principal entrance.
B.
In the case of new mobile home parks consisting in whole or in part
of mobile home subdivisions or condominiums, one sign, not exceeding
20 square feet in area, may be erected for a period of not more than
two years at each principal entrance to advertise the sale of lots
or dwellings.
C.
No source of illumination for any such signs shall be directly visible
from adjoining streets or residential property, and no such signs
shall be erected within five feet of any exterior property line.
A.
No less than 10% of the total area of any mobile home park established
under these regulations shall be devoted to common recreational areas
and facilities, such as playgrounds, swimming pools, park buildings,
ways for pedestrians and cyclists away from streets and play areas
for small children or other recreational areas in block interiors.
At least one principal recreation and park center shall contain not
less than 5% of the total area of the park.
B.
To be countable as common recreational area, interior block ways
for pedestrians or cyclists shall form part of a system leading to
principal destinations. Such ways may also be used for installations
of utilities.
C.
Common recreational area shall not include streets or parking areas,
shall be closed to automotive traffic except for maintenance and service
vehicles, and shall be improved and maintained for the uses intended.
The following guides, standards and requirements shall apply
in site planning for mobile home parks:
A.
Principal vehicular access points. Principal vehicular access points
shall be designed to encourage smooth traffic flow with controlled
turning movements and minimum hazards to vehicular or pedestrian traffic.
Merging and turnout lanes and/or traffic dividers shall be required
where existing or anticipated heavy flows indicate need. In general,
minor streets shall not be connected with streets outside the district
in such a way as to encourage the use of such minor streets by substantial
amounts of through traffic. No lot within the park shall have direct
vehicular access to a street bordering the development.
B.
Access for pedestrians and cyclists. Access for pedestrians and cyclists
entering or leaving the park shall be by safe and convenient routes.
Such ways need not be adjacent to or limited to the vicinity of vehicular
access points. Where there are crossings of such ways and vehicular
routes at edges of planned developments, such crossings shall be safety
located, marked and controlled, and where such ways are exposed to
substantial vehicular traffic at edges of parks, safeguards may be
required to prevent crossings except at designated points. Bicycle
paths, if provided, shall be so related to the pedestrianway system
that street crossings are combined.
C.
Protection of visibility for automotive traffic, cyclists and pedestrians. At intersections of any streets, public or private, the provisions of § 590-59 shall apply and are hereby adopted by reference. Where there is pedestrian or bicycle access from within the park to a street at its edges by paths or across yards or other open space without a barrier to prevent access to the street, no material impediment to visibility more than three feet above ground level shall be created or maintained within 25 feet of said street unless at least 25 feet from said access measured at right angles to the path.[1]
D.
Exterior yards for mobile home parks; minimum requirements; occupancy.
The following requirements and limitations shall apply to yards at
the outer edges of mobile home parks:
(1)
Along public streets. Where R-MH parks adjoin public streets
along exterior boundaries, a yard at least 25 feet in minimum dimensions
shall be provided adjacent to such streets. Such yard may be used
to satisfy open space depth requirements for individual dwellings
but shall not contain carports, recreational shelters, storage structures
or any other structures generally prohibited in yards adjacent to
streets in residential districts. No direct vehicular access to individual
lots shall be permitted through such yards, and no group parking facilities
or active recreation areas shall be allowed therein.
(2)
At edges of R-MH Districts (other than at streets or alleys).
Where R-MH parks are so located that one or more boundaries are at
the edges of R-MH Districts and adjoining neighboring districts without
an intervening street, alley or other permanent open space at least
20 feet in width, an exterior yard at least 20 feet in minimum dimension
shall be provided. Where the adjoining district is residential, the
same limitations on occupancy and use of such yards shall apply as
stated above concerning yards along public streets. Where the adjoining
district is nonresidential, such yards may be used for group or individual
parking, active recreation facilities or carports, recreational shelters
or storage structures.
E.
Ways for pedestrians and/or cyclists in exterior yards. In any exterior
yard, required or other, ways for pedestrians and/or cyclists may
be permitted, if appropriately located, fenced or landscaped to prevent
potential hazards arising from vehicular traffic on adjacent streets
or other hazards and annoyances to users or to occupants of adjoining
property. When otherwise in accord with the requirements concerning
such ways set forth above, approved ways in such locations shall be
counted as common recreation facilities and may also be used for utility
easements.
F.
Yards, fences, walls or vegetative screening at edges of mobile home
parks. Along the edges of mobile home parks, walls or vegetative screening
shall be provided where needed to protect residents from undesirable
views, lighting, noise, or other off-site influences or to protect
occupants of adjoining residential districts from potentially adverse
influences within the mobile home park. In particular, extensive off-street
parking areas and service areas for loading and unloading other than
passenger vehicles, and for storage and collection of trash and garbage,
shall be screened.
G.
Internal relationships. The site plan shall provide for safe, efficient,
convenient and harmonious groupings of structures, uses and facilities
and for appropriate relation of space inside and outside buildings
to intended uses and structural features. In particular:
(1)
Streets, drives and parking and service areas. Streets, drives
and parking and service areas shall provide safe and convenient access
to dwellings and park facilities and for service and emergency vehicles,
but streets shall not be so laid out as to encourage outside traffic
to traverse the park, nor occupy more land than is required to provide
access as indicated, nor create unnecessary fragmentation of the park
into small blocks. In general, block size shall be the maximum consistent
with use, the shape of the site and the convenience and safety of
the occupants.
(2)
Vehicular access to streets. Vehicular access to streets from
off-street parking areas may be direct from dwellings if the street
or portion of the street serves 50 units or fewer. Determination of
units served shall be based on normal routes anticipated for traffic.
Along streets or portions of streets serving more than 50 dwelling
units or constituting major routes to or around central facilities,
access from parking and service areas shall be so combined, limited,
located, designed and controlled as to channel traffic conveniently,
safely and in a manner that minimizes marginal traffic friction, and
direct vehicular access from individual dwellings shall generally
be prohibited.
(3)
Ways for pedestrians and cyclists; use by emergency, maintenance
or service vehicles.
(a)
Walkways shall form a logical, safe and convenient system for
pedestrian access to all dwellings, project facilities and principal
off-street pedestrian destinations. Maximum walking distance in the
open between dwelling units and related parking spaces, delivery areas
and trash and garbage storage areas intended for use of occupants
shall not exceed 100 feet.
(b)
Walkways to be used by substantial numbers of children as play
areas or routes to school, bus stops or other destinations shall be
so located and safeguarded as to minimize contacts with normal automotive
traffic. If an internal walkway system is provided, away from streets,
bicycle paths shall be incorporated in the walkway system. Street
crossings shall be held to a minimum on such walkways and shall be
located and designated to provide safety and shall be appropriately
marked and otherwise safeguarded. Ways for pedestrians and cyclists,
appropriately located, designed and constructed, may be combined with
other easements and used by emergency, maintenance or service vehicles
but shall not be used by other automotive traffic.
There is hereby imposed on each owner of a nonexempt, occupied
mobile home in the Village of Stratford a monthly municipal permit
fee as determined in accordance with § 66.0435(3), Wis.
Stats., which is hereby adopted by reference and made part of this
section as if fully set forth herein. It shall be the full and complete
responsibility of the licensee to collect the proper amount from each
mobile home owner. Licensees shall pay to the Village Clerk such permit
fees on or before the 10th day of the month following the month for
which such fees are due in accordance with the terms of this section
and such regulations as the Village Clerk may reasonably promulgate.
A.
Licensees of mobile home parks and owners of land on which are parked
any occupied, nonexempt mobile homes shall furnish information to
the Village Clerk and Assessor on such homes added to their park or
land within five days after arrival of such home on forms furnished
by the Village Clerk in accordance with § 66.0435(3)(c)
and (e), Wis. Stats. Failure to comply with this reporting requirement
shall be subject to a forfeiture of $25. Each failure to report is
a separate offense.
B.
Occupants or owners of nonexempt mobile homes parked outside of a
mobile home park shall remit such fees directly to the Village Clerk
as provided in this section.