All mobile home communities and modifications of or additions
or extensions to existing communities shall comply with the following:
A. Chapter SPS 326, Wis. Adm. Code, as now existing or hereafter amended,
is hereby made a part of this section and incorporated herein by reference
as if fully set forth, except that such regulations shall not be deemed
to modify any requirement of this article or any other applicable
law or ordinance of the state or Village.
B. The maximum number of mobile home spaces shall be 10 per acre, and
individual spaces shall not be less than 4,350 square feet in area
and shall be arranged to afford ample area for a variety of units
and a setback of 40 feet from all public rights-of-way and 10 feet
from any community drive or common area, including common parking
areas, 10 feet from all community 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
community 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 community;
no mobile home site shall be rented for a period of less than 30 days;
and there shall be two surfaced automobile parking spaces for each
mobile home.
C. No mobile home community shall be laid out, constructed or operated
without Village water supply and sanitary sewer service. All water
or sanitary sewer 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 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 community
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 Health Officer 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 community 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 community to hazards.
K. Exposed ground surfaces in all parts of every mobile home community
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 community shall
be graded and equipped to drain all surface water in a safe, sanitary
and efficient manner.
M. All communities 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 community street system: 0.6 footcandle, with a
minimum of 0.1 footcandle.
(2) Potentially hazardous locations, such as major community 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 communities shall be provided with pedestrian walks between individual
mobile homes, community streets and community 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 communities 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 communities
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 community. Compliance with this requirement
shall be made within five years from the granting of the mobile home
community 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 community, when completed, will be materially enhanced by modification
or elimination of such screen planting requirements.
Q. In all mobile home communities, there shall be one or more recreation
areas easily accessible to all community 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 community
office and service buildings for exclusive use of community residents
shall be the only permitted uses in mobile home communities, provided
that the Village Board may approve the following uses when designed
and limited to exclusive use of community residents:
(2) Clubhouses and facilities for private, social or recreation clubs.
S. All mobile home communities shall be provided with safe and convenient
vehicular access from abutting public streets or roads to each mobile
home space. Entrances to communities shall be designed to minimize
congestion and traffic hazards and allow free movement of traffic
on adjacent streets.
All plumbing, electric, electrical, building and other work
on or at any mobile home community under this article 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 Safety and Professional Services. Licenses
and permits granted under this article 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 communities:
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 community 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 community 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 communities,
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 §
620-57 shall apply and are hereby adopted by reference. Where there is pedestrian or bicycle access from within the community 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 2.5 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 communities; minimum requirements;
occupancy. The following requirements and limitations shall apply
to yards at the outer edges of mobile home communities:
(1) Along public streets. Where R-MH communities 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 communities 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
communities. Along the edges of mobile home communities, 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 community. 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 community facilities and for service and emergency
vehicles, but streets shall not be so laid out as to encourage outside
traffic to traverse the community, nor occupy more land than is required
to provide access as indicated, nor create unnecessary fragmentation
of the community 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.