Condition of soil, groundwater level, drainage and topography
shall not create unreasonable hazards to the property or the health
or safety of the occupants. The site shall not be exposed to objectionable
smoke, noise, odors or other adverse influences created within the
manufactured home park. Land within the manufactured home park which
is subject to periodic flooding, sinking or severe erosion shall not
be used for manufactured home lots until these conditions have been
corrected as determined by the City.
All manufactured home parks shall be designed in such a manner as to conform to the provisions of the major street and highway plans for the City. The owner shall dedicate all rights-of-way and construct his proportionate share of all major, local or collector streets, sewers, feeder water mains and storm drainage facilities as required under Chapter 260, Subdivision of Land, of the El Paso City Code. All construction of the above public improvements shall be completed in accordance with applicable City construction standards, and shall, after their acceptance, become the maintenance responsibility of the City.
Exposed ground surfaces in all parts of every manufactured home
park shall be paved, or substantially covered with other solid material,
or protected with a vegetative growth that is capable of preventing
soil erosion and of eliminating objectionable dust.
The ground surface in all parts of every manufactured home park
shall be graded and equipped to drain all surface water in a safe,
efficient manner. Proposed drainage improvements shall maintain any
natural watercourses and shall prevent the collection of water at
any low spot.
A.
All manufactured home lots shall contain a minimum of 5,000 square
feet.
B.
Manufactured homes shall not be placed closer than 10 feet to another
manufactured home or accessory structure on an adjoining lot in any
direction. In order to ensure the proper placement of permanent marking
devices, the City shall have the ability to determine the location
of manufactured home lot lines with the assistance of the park management.
C.
In no case shall the sum of the area covered by the manufactured
home, accessory structures or existing additions exceed more than
1/2 of the manufactured home lot.
D.
All accessory structures are to be built in accordance with the standards
specified in the current edition of the International Code Council
(ICC) International Building Code, current edition. Accessory structures
may be built on a floating slab or grade.
[Amended 2-6-2017 by Ord.
No. 994]
E.
All accessory structures shall be built as freestanding structures
and shall not be permanently attached to any manufactured home. The
exceptions include factory-built structures that are designed as tipout-style
structures. Double-wide manufactured homes which are factory designed
to be assembled by two or more individual units shall not be considered
accessory structures.
F.
All accessory structures will be placed at either zero feet or a
minimum of three feet from any manufactured home. An accessory structure
may be located in the side or rear yard of a manufactured home lot.
No accessory structure shall be located in the required front yard
areas.
G.
An accessory structure such as an awning, cabana, storage shed, carport,
windbreak or porch which has a floor area exceeding 25 square feet,
or has an opaque top or roof, shall, for purposes of all separation
requirements, be considered to be a part of the manufactured home.
H.
The adjoining of two manufactured home sections not originally designed
by its production facility as double-wide sections shall not be allowed;
nor shall the adjoining of two separate pieces of different double-wide
units be allowed.
I.
In no case shall the area covered by an accessory structure be greater
than the area covered by the manufactured home or 1,000 square feet,
whichever is less.
J.
Accessory structures closer than five feet to a manufactured home
shall not obstruct openings for natural light and ventilation.
A.
Any manufactured home for installation in any manufactured home park
shall be one that was constructed in compliance with the Department
of Housing and Urban Development's (HUD) Mobile Home Construction
and Safety Standard. The data plate of the home shall reference snow/roof
loading for the south zone of 20 pounds per square foot and Zone I
wind load of 15 pounds per square foot as identified by NCSBCS/ANSI
A225.1-1994.
B.
An older mobile home not in compliance with HUD standards or local
building codes may be replaced with another manufactured home that
conforms with the Federal Manufactured Housing and Construction Safety
Act of 1974, which became effective June 16, 1976 (24 CFR 3280).
C.
The manufactured homes stand shall be designed by an Illinois licensed
architect or engineer and be constructed of reinforced concrete material.
The stand shall have a minimum design of the floating slab design
and the top of the stand shall be level (within a one-inch-in-ten-foot
maximum grade) or shall be stepped accordingly.
D.
The length and width of a manufactured home stand shall be at least
equivalent to the length and width of the manufactured home to be
placed on that stand.
E.
Stands that do not meet the requirement stated in Subsection D shall require an extension to be poured prior to the placement of a longer and/or wider manufactured home on that stand. This extension shall be designed by an Illinois licensed architect or engineer. Deviations from this requirement shall be at the discretion of the Zoning Officer.
F.
Each manufactured home shall be anchored and installed in accordance
with the manufacturer's instruction or in accordance with the requirements
set forth in ANSI A-225.1-1994, but not less than that prescribed
by the State of Illinois Mobile Home Tie Down Act of 1980 (210 ILCS
120/1 et seq.).
G.
In no case shall an addition for a habitable space be constructed,
except as may be properly designed as part of plans approved by the
manufactured home manufacturer.
H.
The manufactured home shall be properly skirted with noncombustible
materials. There shall be a section of the skirting 36 inches in length
and located in the area of the plumbing, sewage, and utility connections
which shall be easily removable for inspections.
[Amended 2-6-2017 by Ord.
No. 994]
I.
Alterations or repairs to an existing manufactured home which are
nonstructural and do not adversely affect any structural member or
any part of the building or structure may be made with materials equivalent
to those of which the manufactured home structure is constructed,
subject to approval by the Commission.
J.
Manufactured homes shall be installed with permits and by personnel
who have successfully completed the Illinois Manufactured Home Association
manufactured home installation course or an otherwise approved course
of instruction. A copy of the certification shall be provided to the
Zoning Officer at the time of permit application.
[Amended 2-6-2017 by Ord.
No. 994]
A.
Permits are required for, but not limited to, the following items
in regard to manufactured homes:
(1)
To install or remove a manufactured home into, on, off or out of
a park under the jurisdiction of this chapter. The movement of a manufactured
home from one lot within a park to another lot within the same park
shall also require a permit.
(2)
To build, modify or locate any accessory structures or permanently
designed additions approved by the manufactured home manufacturer.
(3)
To perform any electrical, plumbing, heating, ventilation or air-conditioning
work, except those items listed in the International Code Council
(ICC) International Building Code, current edition.
[Amended 2-6-2017 by Ord.
No. 994]
(4)
Solid fuel and gas fireplace installation.
(5)
To pour additional foundation or concrete-style slab to be used in
expanding the existing manufactured home stand or for use as the foundation
for an accessory structure or principal structure.
B.
All other general electrical, plumbing, heating, ventilation and/or
air-conditioning work, including those required for new construction,
is to be done by licensed and registered contractors with proper permits.
An owner-occupant shall be allowed to perform the above-listed work
on his own manufactured home and/or lot after obtaining the proper
permits.
C.
Prior to the issuance of a permit for the moving of a manufactured
home onto a lot, building or placing of an addition or accessory structure,
a site plan for the lot in question shall be provided to the Zoning
Officer. This site plan shall contain measurements that reflect the
total lot size, the size of the manufactured home, all accessory structures
already in place or to be placed on the lot. Measurements will also
be provided to show the distance between all existing structures and
the distances to the nearest manufactured homes, principal structure
or property line on all sides of the lot in question. The Zoning Officer
reserves the right to conduct a field inspection prior to the issuance
of the permit.
D.
Framing inspections may be required for any accessory structure built
on-site.
E.
Rough-in inspections may be required for any building, electrical,
plumbing, heating, ventilation and/or air-conditioning work performed
on any manufactured home or accessory structure.
F.
A final inspection may be performed upon completion of any building,
electrical, plumbing, heating, ventilation and/or air-conditioning
work performed on any manufactured home or accessory structure.
G.
Fees for permits shall be based upon the valuation of the work to
be performed, including the cost of labor and materials.
A.
In any parks accommodating or designed to accommodate 25 or more
manufactured homes, there shall be one or more recreation areas which
shall be easily accessible to all park residents.
B.
The size of such recreation areas shall be based upon a minimum of
10% of the gross land area of the manufactured home park. The total
of all outdoor recreation areas shall be no less than 10,000 square
feet in area. Any lot to be considered recreational area shall have
no dimension of less than 25 feet in length along any one side and
shall have a minimum area of 1,000 square feet. Stormwater basins
shall not be used to meet the minimum recreation area requirement.
C.
Recreation areas shall be so located as to be free of traffic hazards
and shall be centrally located.
D.
The completion percentage of the recreation areas shall be equal
to the completion percentage of the manufactured home park. Further,
a development plan for the recreation area shall be submitted prior
to the start of the development for the manufactured home park.
A.
All manufactured homes shall be located at least 25 feet from any
park property boundary line.
B.
All manufactured home parks shall be provided with a screening buffer
strip at least five feet wide along all property boundary lines, except
those boundaries which are adjacent to a public street. Where effective
visual barriers do not exist, the buffer strip shall consist of fences,
freestanding walls or natural growth of shrubbery, hedges, evergreens
or other suitable planting sufficient to serve as an effective visual
screen. The buffer strip shall be considered part of the manufactured
home lot when calculating setbacks and lot areas.
A.
General requirements. All parks shall provide safe, continuous and
convenient vehicular access from abutting public streets or roads
to each manufactured home space. For purposes of this chapter, all
streets or roads providing such vehicular access shall hereinafter
be referred to as the "park street system" and shall be maintained
by the owner.
B.
Primary entrance road. A primary entrance road connecting the park
street system with a public street or road shall be provided, and
any such road constructed after the effective date of this chapter
shall have a minimum road width of 24 feet.
C.
Interior streets. All interior streets in the park street system
shall have a minimum pavement width of 24 feet. Dead-end streets shall
be limited in length to 3,000 feet and shall provide, at the closed
end, an adequate turnaround for passenger vehicles.
D.
Secondary entrance road. In addition to the required primary entrance
road, all parks containing 25 or more acres in total area and/or providing
for the accommodation of 200 or more manufactured homes shall have
at least one secondary entrance road connecting the park street system
with a public street or road. Such a secondary road or roads shall
have a minimum pavement width of 24 feet. Where primary and secondary
entrance roads connect to the same public street or road, there shall
be a minimum separation of 300 feet between such access points.
E.
Street construction and design standards.
(1)
Pavements. All streets shall be provided with a smooth bituminous concrete or Portland cement concrete surface which shall be durable and well drained under normal use and weather conditions. Streets shall be designed with a normal crown with curb and gutter arrangement that will allow for the quick disposal of surface water. Streets shall be maintained free of holes, raveled edges and other hazards. The thickness and construction materials utilized in building and maintaining the streets shall be in compliance with Chapter 163, Article I, and Chapter 255, Article III, of the El Paso Municipal Code.
(2)
Intersections. The acute angles of street intersections shall not
be less than 85°. A distance of at least 80 feet shall be maintained
between the center lines of offset intersecting streets. Intersections
of more than two streets at one point shall be prohibited.
F.
Street signs and manufactured home lot numbers.
(1)
Street signs conforming to the specifications as provided by the
Zoning Officer shall be installed by the owner so as to identify every
street in the manufactured home park. Street names shall be assigned
or approved by the Zoning Officer.
(2)
Each manufactured home lot shall be designated by a consecutive number
as a means of identification which has been approved by the Zoning
Officer. Each number shall be constructed of weather-resistant material
and located in such a manner as to permit lot identification from
the park street. These numbers shall be of colors which contrast the
colors in use on the manufactured home, and shall be a minimum of
three inches in height.
The manufactured home stand shall be constructed of material
adequate to support 10 tons on the weight-bearing surface.
