A.
Mobile home parks may be established in the R-3 Multiple-Family Residence
District in accordance with the procedures, requirements and limitations
set forth in this article. Within such mobile home parks, mobile homes,
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.
[Amended 3-6-2013]
B.
It is the intent of this article to recognize mobile homes constructed
prior to October 1, 1974, as distinct and different from units designated
as mobile homes within the definitions of this article and to prohibit
units not meeting the requirements for mobile homes as defined herein.
Units constructed prior to 1974 are prohibited. Mobile homes meeting
the requirements of the Uniform Dwelling Code shall not be permitted
in a mobile home park except as a conditional use. Permits may be
obtained only after approval by the Common Council. Manufactured homes
are not mobile homes.[1]
C.
No person shall park, locate or place any mobile home outside of
a licensed mobile home park in the City of Fox Lake, except:
(1)
Unoccupied mobile homes may be parked on the lawfully situated premises
of a licensed mobile home dealer for the purpose of sales display;
the lawfully situated premises of a vehicle service business for purposes
of servicing or making necessary repairs; the premises leased or owned
by the owner of such mobile home for the purpose of sales display
for a period not exceeding 120 days, provided that no business is
carried on therein; or in an accessory private garage, building or
rear yard of the owner of such mobile home, provided that no business
is carried on therein.
(2)
Individual mobile homes may be allowed by the Common Council in residential
districts as temporary uses not to exceed 120 days under exceptional
circumstances, such as to provide temporary housing during reconstruction
following a fire.
A.
MOBILE HOME
MOBILE HOME PARK
MOBILE HOME SUBDIVISION
The following
definitions are used in this article:[1]
A single-family dwelling built on or after October 1, 1974,
in accordance with the ANSI Code (American National Standards Institute)
or in accordance with the HUD Code (Housing and Urban Development),
both of which govern the heating and cooling systems, electrical systems,
fire safety, body and frame construction, thermal protections and
plumbing systems. All said homes shall bear the proper approved Wisconsin
insignia as required by the Wisconsin Administrative Code, §§ SPS
320.12 to SPS 320.17. "Mobile home" also means a dwelling which is,
or was as originally constructed, designed to be transported by any
motor vehicle upon a public highway and designed, equipped and used
primarily for sleeping, eating and living quarters, or is intended
to be so used, and includes any additions, attachments, annexes, foundations
and appurtenances, except that a mobile home is not deemed a mobile
home if the assessable value of such additions, attachments, annexes,
foundations and appurtenances equals or exceed 50% of the assessable
value of the mobile home. The term "mobile home" shall not include
a factory-built structure meeting the following requirements:
Any lot on which two or more mobile homes are parked for
the purpose of permanent habitation and including any associated service,
storage, recreation and other community service facilities designed
for the exclusive use of park occupants. Mobile home parks are 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 land subdivision, as defined in Ch. 236, Wis. Stats., and Chapter 512, Subdivision of Land, of this Code, with lots intended for the placement of individual mobile home units. Individual home sites are in separate ownership as opposed to the rental arrangements in mobile home parks.
B.
Statutory
definitions. In addition to the above definitions, definitions contained
in § 66.0435, Wis. Stats., shall also be applicable.
A.
Mobile homes 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
such unit is located shall apply to the Zoning Administrator within
60 days after the original 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 City. Such nonconforming use shall be automatically
terminated upon a discontinuance for any reason for 12 consecutive
months or if the total structural repairs and alterations to the mobile
home exceed 50% of the net value.[1]
B.
The owner or occupant of a mobile home shall, within five days after
entering a licensed mobile home park or removing to another park within
the City, obtain a permit from the Zoning Administrator. Such permits
shall be issued only for mobile homes which bear a seal, stamp or
certificate of the manufacturer guaranteeing that the mobile home
is constructed in accordance with the standards of the American National
Standards Institute Book A 119.1, as originally existing, or, if amended,
as amended.
C.
Nothing herein shall prevent the owner of a mobile home under Subsection A hereof from replacing the mobile 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, not at the date of manufacture of the replacement unit.
A.
Where a mobile home park is to be established for the development
of a single mobile home park, the minimum area shall be three acres.
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 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 authorized mobile home parks: one-family detached mobile homes (residential mobile home) and other uses specified in § 520-80O. In mobile home parks, recreational vehicles shall not be occupied as living quarters and sales lots shall not be permitted, but dwellings may be sold on lots they occupy in residential use.[1]
B.
Permitted accessory uses and structures. Uses and structures 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.
A.
No person shall construct or extend any mobile home park or mobile
home park building or facility within the limits of the City without
first securing a mobile home park developer's permit from the City.
Such permits shall be issued by the City Clerk upon approval by the
governing body.[1]
B.
Application for a mobile home park developer's permit shall be filed
with the City Clerk with sufficient copies for the City Clerk to forward
one each to the Building Inspector, Fire Chief and Chief of Police,
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 City 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.[2]
C.
An application for a mobile home park developer's permit shall be
accompanied by a fee set by the Common Council to cover the cost of
investigation and processing, plus regular building permit fees for
all buildings or structures to be erected within the proposed park.[3]
D.
Applications shall be made on forms furnished by the City Clerk and
shall include the following information:[4]
(1)
Name and address of applicant.
(2)
Location and legal description of the proposed park, addition, modification
or extension.
(3)
A complete plot plan showing compliance with all applicable provisions
of this chapter and the Municipal Building Code and Zoning and Subdivision
Ordinances.[5]
(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 applicant in proposed mobile home park or extension thereof.
If the owner of the tract is a person other than the 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.
E.
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
City Clerk and checked by the proper municipal officials for compliance
before the permit is issued.[6]
All mobile home parks and modifications of or additions or extensions
to existing parks 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 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 City.
B.
Mobile home spaces shall be a minimum of 50 feet wide and 100 feet
in depth, have a setback of 20 feet from all street rights-of-way,
and have a side yard setback of 10 feet, except that driveways may
extend to within four feet of a property line. 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. No mobile home site
shall be rented for a period of less than 30 days. All mobile home
parks shall have a greenbelt or buffer strip not less than 10 feet
wide along all boundaries. Unless adequately screened by existing
vegetative cover, a mobile home park shall be screened around its
outer perimeter by a planting of hedges or trees, capable of reaching
a height of 15 feet or more, 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 15 feet
when mature.
C.
No mobile home park shall be laid out, constructed or operated without
City sanitary sewer service.
D.
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 City 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.
E.
Adequate provision shall be made for the disposal of solid and liquid
wastes in a manner approved by the Common Council. Open burning of
waste or refuse is prohibited.
F.
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.
G.
Each space shall be provided with direct electrical service of not
less than 100 amperes for two-hundred-twenty-volt service.
H.
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.
I.
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.
J.
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.
K.
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.
L.
All parks shall be furnished with individual outdoor lot lighting
of 25 to 60 watts so spaced and equipped with luminaires placed for
the safe movement of pedestrians and vehicles at night.
M.
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.
N.
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. Grade and surfacing of walks shall be approved by the
City Engineer as safe and comparable to sidewalks in other areas of
the municipality subject to similar usage, except that, as an alternative,
inverted curbing may be used which provides approximately three feet
of concrete walking area adjacent to the curbline.
O.
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
Common Council may approve the following uses when designed and limited
to exclusive use of park residents:
P.
No signs shall be erected in mobile home parks.
Q.
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.
It shall be unlawful for any person to establish, operate, maintain
or administer or permit to be established, operated or maintained
upon any property owned, leased or controlled by him a mobile home
park within the City without a valid, unexpired mobile home park license
issued by the City Clerk and approved by the Common Council upon determination
that the standards in this section have been met and payment of the
required fees.[1]
B.
Mobile home park licenses shall be issued for a calendar year and
shall expire on December 31 next succeeding 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.
C.
The annual fee for a mobile home park license shall be set by the
Common Council; such fee shall also be paid upon the renewal of such
license. Licenses may be transferred during a license year for a fee
set by the Common Council.[2]
D.
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:
(1)
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.
(2)
Conviction of any offense under the laws of the state or ordinances
of the City 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.
(3)
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 City, including but not limited to repeated violations of laws
or ordinances relating to health, sanitation, refuse disposal, fire
hazards, morals or nuisances.
(4)
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.
E.
Except as provided in Subsection F 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:
(1)
All standards and requirements set forth in § 520-80 except as specifically waived or modified in writing by the Common Council and endorsed on the mobile home park developer's permit. This requirement includes a valid certificate from the Wisconsin Department of Safety and Professional Services that the park complies with the provisions of Ch. SPS 326, Wis. Adm. Code, applicable thereto.[3]
(2)
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.
(3)
The applicant shall file with the Common Council certificates certifying
that all equipment, roads, sanitary facilities, water facilities and
other equipment and facilities 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, Building Inspector, and the Fire Chief 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 Common Council 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.[4]
(4)
Location and operation of the park shall comply with all zoning and
land use ordinances of the state and City.
F.
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 City, shall be exempt from the requirements hereof relating to land use and occupancy, provided that such use and occupancy complied with the applicable laws and ordinances in effect at the time of issuance of the original license, but shall file application for a mobile home park developer's nonconforming use permit and 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 § 520-80 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 City. 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 City and state and their agents or officers and shall have
the following duties:
(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)
Report to City law enforcement officials all cases of persons or
animals affected or suspected of being affected with any dangerous
communicable disease.
(4)
Supervise the placement of each mobile home on its stand, which includes
securing its stability and installing all utility connections and
tie-downs.
(5)
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.
(6)
Maintain the park free from growth of noxious weeds.
(7)
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.
(8)
Check to ensure that every mobile home unit has furnished and in
operation a substantial, flytight, watertight, rodent-proof container
for the deposit of garbage and refuse in accordance with the ordinances
of the City.
(9)
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 Fire Chief.
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 City 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 City.
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 City. The
Building Inspector of Common Council 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 Building Inspector or Common Council 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.
B.
Authorized representatives of the Common Council 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 City 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 City.
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 and may be performed by a professional
mobile home service technician.
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 Building Inspector. 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.
G.
Storage under mobile homes is prohibited.
All plumbing, electric, electrical, building and other work
on or at any mobile home park under this chapter shall be in accordance
with the ordinances of the City 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 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 mobile
home park 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.[1]
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; automotive traffic, cyclists and pedestrians. At intersections of any streets, public or private, the provisions of § 520-41 shall apply and are hereby adopted by reference.
D.
Ways for pedestrians and/or cyclists in exterior yards. In any exterior
yard, required or other, ways for pedestrian 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.
E.
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.
