A.
Mobile Home Park (MH-1) Zoning Districts may hereafter be established
in accordance with the procedures, requirements and limitations set
forth in this article. Within such district, 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.[1]
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 (MH-1) District except as a conditional use.
Permits may be obtained only after approval by the Common Council.[2]
C.
No person shall park, locate or place any mobile home outside of
a licensed mobile home park in the City of Glenwood City, except unoccupied
mobile homes may be parked on the lawfully situated premises of a
licensed mobile home dealer for the purposes 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 purposes of sales display for
a period not exceeding 120 days, provided no business is carried on
therein; or in an accessory private garage, building or rear yard
of the owner of such mobile home, provided no business is carried
on therein.
A.
MOBILE HOME PARKS
MOBILE HOME SUBDIVISION
RESIDENTIAL MOBILE HOME
The following definitions are used in this article:[1]
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.
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 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 §§ SPS 320.12 to SPS 320.17,
Wis. Adm. Code. "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:
B.
Statutory definitions. In addition to the above, definitions contained
in § 66.0435, Wis. Stats., shall also be applicable.
A.
Where an MH-1 District is to be established for the development of
a 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 zoned site.[1]
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 MH-1 Districts: one-family
detached mobile homes (residential mobile home). 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.
C.
Rental. No mobile home site shall be rented for a period of less
than 30 days.
A.
No person shall construct, alter, modify 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 Zoning Administrator
upon approval by the Common Council.
B.
An application for a mobile home park developer's permit shall
be filed with the Zoning Administrator with sufficient copies for
the Clerk-Treasurer to forward to the Building Inspector and Planning
Commission. The Building Inspector and Planning Commission 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 specification 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 Common Council within 60 days. Such reports shall be considered
by the Common Council before any permit is issued hereunder. Failure
of any officer of body to report within the allotted time shall be
deemed a favorable recommendation.[1]
C.
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.[2]
D.
Applications shall be made on forms furnished by the Zoning Administrator
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.
(3)
A complete plot plan showing compliance with all applicable provisions of this chapter, specifically § 450-31.
(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,
and 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 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 submitted.
(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 Common Council shall be submitted to the
Zoning Administrator and checked by the proper municipal officials
for compliance before the district is approved.
All mobile home parks and modifications of or additions or extensions
to existing parks under the MH-1 District 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 article 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 City.
B.
Yards and parking.
(1)
Each mobile home unit and any attachments thereto and any accessory
structure shall have a street yard of not less than 25 feet and side
and rear yards of not less than 10 feet.
(2)
Each mobile home space shall provide not less than two spaces for
off-street parking of vehicles.
(3)
Movable footing slabs of reinforced concrete or other suitable means
of supporting the mobile home shall be provided. Enclosing the foundation
is recommended for looks and insulating. Basements are not authorized.
(4)
A service slab shall be provided for each mobile home space.
(5)
Areas not hard surfaced shall be seeded or sodded to prevent the
blowing of sand or dirt. Landscaping is encouraged.
C.
Attachments and accessory structures.
(1)
Attachments and/or accessory structures shall be designed and constructed
so that they will blend in with and not detract from the appearance
of the mobile home units. No such attachments or accessory structures
shall be constructed without first securing a building permit from
the Building Inspector.
(2)
Attachments to the mobile home unit, such as a sun porch, windbreaks,
etc., shall not be wider than eight feet or longer than 24 feet.
(3)
Accessory structures, such as a carport, garage, storage shed, etc.,
shall not be wider than 12 feet or longer than 28 feet.
D.
No mobile home park shall be laid out, constructed or operated without
City 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.
E.
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 movements of
pedestrians and vehicles at night:
G.
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 Common Council 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.
H.
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 mobile
home spaces which they serve.
I.
All mobile home parks shall be provided with safe and convenient
vehicular access from abutting public streets or roads to each mobile
home space. Entrance to parks shall be designed to minimize congestion
and traffic hazards and allow free movement of traffic on adjacent
streets.
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 article 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 article 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 article and inform
them of their duties and responsibilities and report promptly to the
proper authorities any violations of this article or any other violations
of law which may come to their attention.
(3)
Report to the City 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.[1] 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.
(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 City, 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.
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 or 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.
The Building Inspector, Fire Chief 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 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.
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 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 article 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 article 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 within the MH-1 District, no
sign intended to be read from any public way adjoining the district
shall be permitted, except that:[1]
(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.
(3)
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.
B.
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.
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, community 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 community center shall contain
not less than 5% of the total area of the park.
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 mobile home parks, 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.[1]
C.
Protection of visibility; automotive traffic, cyclists and pedestrians. At intersections of any streets, public or private, the provisions of § 450-46 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 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.
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.
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 community 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.
