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.
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:
(1)
All parts of the park street systems: 0.6 footcandle, with a
minimum of 0.1 footcandle.
(2)
Potentially hazardous locations, such as major park street intersections
and steps or stepped ramps: individually illuminated, with a minimum
of 0.3 footcandle.
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.
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:
(2)
Clubhouses and facilities for private, social or recreation
clubs.
S. Signs shall comply with the requirements of §
590-106 of this article.
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.
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.
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.
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.