This chapter of the Bloomington City Code, 1960, as amended, shall be known, cited and referred to as the Manufactured Home and Recreation Vehicle Park Ordinance of the City of Bloomington, Illinois and at times referred to as "this Ordinance" in this chapter.
[Amended by Ord. No. 1996-84; Ord. No. 2000-43; Ord. No. 2000-166; Ord. No. 2017-96; Ord. No. 2018-89; Ord. No. 2018-93; 8-10-2020 by Ord. No. 2020-53; 12-11-2023 by Ord. No. 2023-112]
A.
Context. Unless the context clearly requires otherwise, the words and phrases in this Ordinance shall have the meaning as set forth in Subsection D of this section.
B.
Language. The language set forth in the text of this Ordinance shall be interpreted in accordance with the following rules of construction, unless the context clearly requires a different construction:
(1)
The singular number includes the plural and the plural the singular;
(2)
The present tense includes the past and future tenses, and the future tense includes the present;
(3)
When used in connection with an action of an owner or park manager, the word "shall" is mandatory, while the word "may" is permissive;
(4)
Terms connotating a particular gender shall include each and every gender;
(5)
Whenever a word or term defined hereinafter appears in the text of this Ordinance, its meaning shall be construed as set forth in the definition thereof, and any word appearing in parenthesis between a word and its definition shall be construed in the same sense as that word;
(6)
All measured distances shall be to the nearest integral meter, if a fraction is 1/2 meter or more, the integral meter next above shall be taken;
(7)
All words and terms not defined herein shall be construed in their generally accepted meanings; and
(8)
All provisions of this Ordinance imposing duties upon the City, its officers or agents are directory, unless the context clearly requires that the provision be construed as mandatory.
D. ACCESSORY STRUCTURE(1) (2) (3) (4) (5) ANSI A225.1 - 1994 CITY COMMISSION COUNCIL DEPARTMENT OF PUBLIC WORKS DIRECTOR OF THE DEPARTMENT OF ECONOMIC & COMMUNITY DEVELOPMENT DIRECTOR OF THE DEPARTMENT OF PUBLIC WORKS DRIVEWAY ECONOMIC & COMMUNITY DEVELOPMENT FIRE CHIEF HABITABLE ROOM HEREAFTER MANUFACTURED HOME MANUFACTURED HOME/MOBILE HOME LOT MANUFACTURED HOME/MOBILE HOME PARK MANUFACTURED HOME/MOBILE HOME STAND (PAD) MOBILE HOME PARK MANAGER PARK STREET PERMIT PERSON RECREATIONAL VEHICLE (RV)(1) (2) (3) (4) SERVICE BUILDING SEWER CONNECTION SEWER RISER PIPE WATER CONNECTION WATER RISER PIPE
Definitions. The following words and terms, wherever they occur in this Ordinance shall be construed as herein defined:
An accessory building, structure or use is one which:
Is subordinate to and clearly and customarily incidental to the principal building or principal use; and
Is subordinate in area, extent, and purpose to the principal building or principal use served; and
Contributes to the comfort, convenience, or necessity of occupants to the principal building or principal use served; and
Is located on the same lot as the principal building or principal use served, with the single exception of such accessory off-street parking facilities as are permitted to locate elsewhere than on the same lot with the building or use served; and
The structural integrity of such accessory buildings or structures shall be in compliance with the International Residential Code, as adopted by the City Council in Bloomington City Code, Chapter 10.
The American National Standards Institute Article A225.1 - 1994, as adopted by the City of Bloomington, Illinois.
The City of Bloomington, Illinois, a municipal corporation, whose actions and duties herein prescribed shall be carried out through and by its duly authorized representatives.
The Planning Commission of the City of Bloomington, Illinois.
The City Council of the City of Bloomington, Illinois.
The Department of Public Works of the City of Bloomington, Illinois.
As used herein, shall refer to the Director of the Department of Economic & Community Development for the City of Bloomington, Illinois, or to their designee.
As used herein, shall refer to the Director of the Department of Public Works of the City of Bloomington, Illinois, or to their designee.
A minor private way used by vehicles and pedestrians on a manufactured home lot or used for common access to a small group of lots or facilities.
The Department of Economic & Community Development for the City of Bloomington, Illinois.
As used herein, shall refer to the Fire Chief for the City of Bloomington, Illinois, or to their designee.
A room or enclosed floor space arranged or living, eating, food preparation, or sleeping purposes, not including bathrooms, toilet compartments, laundries, pantries, foyers, hallways, and other accessory spaces.
After the effective date of this ordinance.
A structure, transportable in one or more sections, which, in the traveling mode, is eight body feet or more in width or 40 body feet or more in length, or, when erected on site, is 320 or more square feet, and which is built on a permanent chassis and designed to be used as a dwelling with or without permanent foundation when connected to the required utilities, and includes plumbing, heating, air conditioning, and electrical systems contained therein. This structure shall meet the requirements of the Federal Manufactured Housing Construction and Safety Standards Act of 1974, effective June 15, 1976 (24CFR3280).
A parcel of land for the placement of one manufactured home which is designated for the exclusive use of the occupant.
A parcel of land which has been developed for the placement of two or more manufactured homes and is owned by an individual, firm, trust, partnership, public or private association or corporation.
That part of a manufactured home lot which has been reserved for the placement of one manufactured home with accessory structures.
A structure, transportable in one or more sections, which, in the travel mode, is eight body feet or more in width or 40 body feet or more in length, or, when erected on site, is 320 or more square feet and which is built on a permanent chassis and designed to be used as a dwelling with or without a permanent foundation when connected to the required utilities and includes plumbing, heating, air-conditioning and electrical systems contained therein and manufactured prior to June 15, 1976.
The person who owns or has charge, care or control of the mobile home or manufactured home park.
A private way, including on-street parking lanes where applicable, which affords principal means of access to the individual manufactured home lots or service buildings.
A written certification issued by the City of Bloomington or its duly authorized representative allowing a person to operate and maintain a manufactured home park under the provisions of this ordinance and regulations issued hereunder. The City will also permit the construction, alteration, or extension of a manufactured home park under the provisions of this Ordinance and regulations issued hereunder. This certification shall also be used for approval of plans for additions, accessory structures, installations, or repair of structures on a manufactured home lot.
Any and all individuals, firms, trusts, partnerships, public or private associations or corporations or owners of beneficial interest in a land trust.
A vehicular type unit primarily designed as temporary living quarters for recreational, camping or travel use, which either has its own motor power or is mounted on or towed by another vehicle. The basic entities are:
CAMPING TRAILERA vehicular portable unit mounted on wheels and constructed with collapsible partial side walls which fold for towing by another vehicle and unfold at the camp site to provide temporary living quarters for recreational, camping or travel use.
MOTOR HOMEA vehicular unit designed to provide temporary living quarters for recreational, camping or travel use, built on or permanently attached to a self-propelled motor vehicle chassis or on a chassis cab or van which is an integral part of the completed vehicle.
TRUCK CAMPERA portable unit constructed to provide temporary living quarters for recreational, travel or camping use, consisting of a roof, floor, and sides, designed to be loaded onto and unloaded from the bed of a pickup truck.
TRAVEL TRAILERA vehicular unit, mounted on wheels, designed to provide temporary living quarters for recreational, camping or travel use and of such size or weight as not to require special highway movement permits when towed by a motorized vehicle, and with a living area of less than 220 square feet, excluding building equipment (such as wardrobes, closets, cabinets, kitchen units or fixtures) and bath and toilet rooms.
To a permanent structure housing toilet, lavatory, park manager's office, laundry facilities and such other facilities as may be required or permitted by this Ordinance.
The construction consisting of all pipes, fittings, and appurtenances from the drain outlets of the manufactured home to the inlet or the corresponding sewer riser pipe of the sewage system serving the manufactured home lot.
That portion of the sewer lateral which extends vertically to the ground elevation and terminates at each manufactured home lot.
The connection consisting of all pipes, fittings and appurtenances from the water riser pipe to the water inlet pipe of the distribution system within the manufactured home.
That portion of the water supply system serving the manufactured home park which extends vertically to the ground elevation and terminates at a designated point of each manufactured home lot.
A.
Necessity of permit. It shall be unlawful for any person to construct, alter or extend any manufactured home park or stage thereof within the corporate limits of the City unless such person holds a valid construction permit. Permits for streets, sewers and watermains, if public, shall be issued by the Director of Public Works. The Building Safety Division of Economic & Community Development Department shall issue all permits for manufactured home stands and plumbing/electrical/mechanical service to each manufactured home; all related to the construction, alteration, or extension of said manufactured home park including all private streets, sewers, and watermains. Plans and specifications for the manufactured home park, and facilities must be prepared by a licensed professional engineer. Building plans must be prepared by an architect or structural engineer, licensed in the State of Illinois.
B.
Requirements of permit application. The applicant shall submit the application and plans to the Department of Economic & Community Development and shall be distributed to the Fire Chief, and to the Director of the Department of Public Works. All applications shall be submitted on forms provided by the Economic & Community Development Department. Applications shall conform to the requirements of § 44-1703. The information requested on the application is deemed to be a minimum, and the applicant may be required to supply additional information.
C.
Site plan review. Development and construction proposals meeting the following criteria shall be subject to the site plan review in accordance with the requirements of Chapter 44, Article XVII:
(1)
New development, infill, or redevelopment of any manufactured home park.
(2)
Site alteration in any manufactured home park that includes one or more of the following:
(a)
Expansion or reduction of the number of mobile home sites by 20% or more.
(b)
Alterations that increase or decrease the number of required off-street parking spaces by 20% or more.
(c)
Other significant changes to the site access, landscaping, parking, and site characteristics as determined by the Zoning Administrator.
(3)
Development proposals requiring the site plan review shall require a public hearing in accordance with § 44-1709E.
(4)
Submittal.
(a)
An application for a site plan review may be made by any person, firm, or corporation, or by any office, department, board, bureau, or commission requesting or intending to request application for a building permit or by the City Council or the City staff at the direction of the City Council.
(b)
In addition to the requirements of § 44-1703, site plans shall provide the following information on one or more sheets:
[1]
The number, location and size of all manufactured home lots;
[2]
The location, width and type of surface material of all park streets, walkways and driveways;
[3]
The location and size of water and sewer lines;
[4]
Existing topography at two-foot (or one-half-meter) contour intervals;
[5]
Boundaries and sequence of completion of any stages of development (if any) of the manufactured home park;
[6]
The location and type of fire hydrants;
[7]
The location of all existing underground utilities such as telephone cables, gas mains and TV cables;
(5)
The Director of Economic & Community Development, or their designee shall review minor alterations and approve them if consistent with the requirements of this chapter. Items constituting a minor alteration shall be left to the discretion of the Director of Economic & Community Development.
D.
Construction plans.
(1)
Upon receipt of the building and related plans, they shall be reviewed for code compliance with the building, fire, and other applicable codes.
(2)
Fee for review of construction plans and specifications: The cost incurred by the Department of Public Works for the review of the construction plans and specifications for streets, sewers, and watermains and for the inspection of the same in the manufactured home park shall be paid by the applicant. Such cost shall be equal to the actual cost incurred by the Department of Public Works in labor, materials, transportation, and overhead for such review and inspection as calculated by the Director of Public Works. At the time such plans and specifications are filed with the Director of Public Works, the applicant shall pay to the City a fee as stated in the Schedule of Fees, of such streets, sewers and watermains; said fee shall be applied as a credit against the actual cost incurred by the Department of Public Works for the review of such plans and the inspection of such improvements. The balance of such actual cost shall be paid to the City by the applicant at the time that such review and inspection has been completed by the Department of Public Works. All such improvements to be installed under the provisions of this Code shall be inspected by the Department of Public Works during the course of construction.
E.
Construction permit.
(1)
Within three years after the approval of the site plan, the applicant shall submit construction plans prepared by an Illinois Licensed Professional Engineer for all or any stage of land included in the application described in Subsection A of this section.
(a)
These plans shall be consistent with the approved site plan and shall contain the information required for site plan review, as well as the following:
[1]
Specifications of the water distribution and sewer facilities located within the manufactured home park including a profile showing elevations and grades of said improvements;
[2]
Locations, plans and specifications of all permanent buildings to be constructed or placed within the manufactured home park, which are signed and sealed by an Illinois Licensed Professional Architect or Engineer;
[3]
Plans and specifications of the streetlighting system and the location of easements and the source of power for other electrical systems;
[4]
The typical location, size, type of material and elevation for each manufactured home stand;
[5]
An erosion control plan shall also be provided;
(b)
The form of the plans shall conform to the requirements for construction plans, as described in the City of Bloomington's Manual of Practice.
(2)
Review - Approval. Upon receipt of the construction plans and accompanying documents, the Economic & Community Development Department shall retain one copy and shall distribute one copy of the plans to:
(3)
The officials enumerated in Subsection E(2) above shall review the documents and submit their findings and recommendations to the Director of Economic & Community Development. The Director of Economic & Community Development, or their designee shall review these recommendations and shall approve the plans as presented or with reasonable modifications or disapprove the plans. Upon approval of the plans, the Director of Economic & Community Development, or their designee shall issue a construction permit to the applicant. The Director of Public Works, or their designee shall be responsible for issuing permits for any City maintained facilities.
(5)
Construction permits, for the manufactured home park only, shall be valid for a time frame not to exceed three years from the date of issuance.
(6)
Director of Economic & Community Development or the Director of Public Works may grant reinstatements or extensions of construction plans.
F.
Code compliance and other permits. The issuance of a construction permit by the Director of Economic & Community Development does not relieve the applicant from complying with the Zoning Ordinance, the Building Code, and other related codes. Permits required by each of the applicable codes shall be obtained prior to any corresponding work being started.
G.
Final inspections.
(1)
The Public Works Department shall inspect the manufactured home park and recommend to the Economic & Community Development Department approval or disapproval and the reasons for their recommendation for occupancy. Upon approval, the Economic & Community Development Department shall issue a manufactured home park certificate of registration to the person or agent thereof in accordance with § 43-104D of this Ordinance.
(2)
Before any manufactured home park or portion thereof shall be occupied, permanent markers shall be installed at all lot corners. These markers shall be of a minimum 5/8 inch diameter and three feet long. These markers shall be installed and maintained by the park manager. Markers shall also be placed on existing lots as they become empty and said lots shall not be occupied until these markers are installed. It shall be unlawful for permanent markers to be removed or otherwise altered without the approval of the Economic & Community Development Department.
A.
Registration. It shall be unlawful for any person to operate or continue to operate any manufactured home park or any stage of such park within the corporate limits of the City unless such person holds a valid mobile home park certificate of registration issued annually by the City in the name of such person for the specific manufactured home park or stage.
B.
Expiration of mobile home park registrations. All registrations shall expire at midnight December 31st following issuance thereof, and the registration shall be renewed from year to year. The Economic & Community Development Department shall notify all current registration holders 90 days in advance of the expiration of their registration. All applications for license renewal shall be transmitted to the Economic & Community Development Department at least 60 days in advance of the above date.
C.
Transfer of mobile home park registrations. Every registrant shall give notice in writing to the City at least 30 calendar days before having sold, transferred, given away, or otherwise disposed of interest in, or control of, any manufactured home park. Such notice shall include the name and address of the person or entity succeeding to the ownership or control of such manufactured home park. Upon submission of an application for transfer of the registration and deposit of a fee, in an amount as set forth in the Schedule of Fees, the license shall be transferred subject to an agreement to comply according to § 43-107 of this Ordinance, or if the manufactured home park is in compliance with all applicable provisions of this Ordinance.
D.
Registration renewal application.
(1)
One copy of the registration application shall be submitted to the Economic & Community Development Department.
(a)
All applications shall contain the following information:
[1]
The name, address and telephone numbers of the owner and manager, including owners of beneficial interest in a land trust;
[2]
The location and legal description of the manufactured home park;
[3]
An affidavit stating that all improvements have been constructed according to the approved plans, or that the manufactured home park, or stage as it exists, conforms to all local laws and standards of this Ordinance.
(b)
The application shall be accompanied by the deposit of a fee in an amount as set forth in the Schedule of Fees. This fee, once paid to the Economic & Community Development Department, shall not be refunded.
(2)
Applications - Notification for renewal of a registration. The Economic & Community Development Department shall notify the Director of Economic & Community Development that an application for the issuance of a registration has been filed.
(3)
Annual inspections, reports to Director of Economic & Community Development. The Economic & Community Development staff shall inspect the manufactured home park and recommend to the Director of Economic & Community Development Department approval or disapproval and the reasons for their recommendation. The Economic & Community Development Department, upon receipt of the appropriate officials' comments, shall transmit them to the owners of the manufactured home park.
(4)
Approval or disapproval. The Director of Economic & Community Development shall approve or disapprove the application for renewal on the basis of the information presented to them.
(5)
Issuance of a registration. The Economic & Community Development Department, upon authorization by the Director of Economic & Community Development, shall issue a registration.
(6)
Rules and regulations. The City shall supply the registrant with any and all rules and regulations pertaining thereto made by the City and any change or changes that may be made from time to time which shall be kept on-site in each manufactured home park and shall be made available for use upon request by residents of said manufactured home park by the park management.
A.
The City shall have the power to enter the manufactured home park at reasonable times for the purpose of inspecting and investigating conditions relating to the enforcement of this Ordinance.
B.
It shall be the duty of the park management to give the City free access to all lots at reasonable times for the purpose of inspection.
C.
It shall be the duty of every occupant of a manufactured home park to give the owner thereof or their agent or employee access to their manufactured home, at reasonable times, for the purpose of making such repairs or alterations as are necessary to effect the compliance with this Ordinance. Prior to performing the repairs or alterations, the owner thereof or their agent or employee shall provide the tenant with a written notice of intent to perform the repairs or alterations one day prior to the start of the repairs or alterations. All efforts should be made to obtain the tenant's permission prior to the start of the work. In the event of an emergency, the park owner or their agent or employee may perform the necessary repairs and shall provide the tenant with a written notice of such repairs being made on the first business day after the repairs were started.
A.
Notification of violations. Whenever the City determines that there are reasonable grounds to believe that there has been a violation of any provision of this Ordinance, the City shall give notice of such alleged violation to the person whom the permit or registration was issued as hereinafter provided. Such notice shall:
(1)
Be in writing;
(2)
Include a statement of the reasons for its issuance;
(3)
Allow a reasonable time for the performance of any act it requires;
(4)
Be served upon the owner or their agent as the case may require; provided that such notice or order shall be deemed to have been properly served upon such owner or agent when a copy thereof has been sent by registered mail to their last known address, or when he has been served with such notice by any method authorized or required by the laws of this state;
(5)
Contain an outline of remedial action which, if taken, will effect compliance with the provisions of this Ordinance.
B.
Appeals. Any person affected by any notice which has been issued in connection with the enforcement of any provisions of this Ordinance, may request and shall be granted a hearing on the matter before the appropriate Board of Appeals as provided by Chapter 10 (Building Code), Chapter 15 (Electrical Code), Chapter 34 (Plumbing Code) or Chapter 44 (Zoning Code). The appeal should be filed in accordance with the appropriate procedures specified in the chapter(s) pertaining to the violation(s); provided that such person shall file with the Department of Economic & Community Development a written petition requesting such hearing and setting forth a brief statement of the grounds therefor, accompanied by the appropriate fees, within 10 days after the day the notice was served.
C.
Emergency response. Whenever the City finds an emergency exists which requires immediate action to protect the public health, the City may, without notice or hearing, require that such action be taken as the City may deem necessary to meet the emergency including the suspension of the permit or license. Upon conclusion of the emergency, a hearing shall be afforded as soon as possible.
A.
Nonconforming mobile home parks.
(1)
Any manufactured home park duly licensed on the effective date of this chapter within the City of Bloomington, or any manufactured home park outside the corporate limits upon being forcibly annexed after the date of this Ordinance, shall in each instance be a valid, nonconforming manufactured home park with respect to the particular requirements set out in this Ordinance which constitute a change from the requirements of the predecessor to this chapter (unless such changes are required in order to avoid a condition which is hazardous to human life, health or safety).
(2)
Requirements which are applied to manufactured home parks on the grounds that they are necessary to avoid a condition which is hazardous to human life, health or safety shall be mandatory for the issuance or re-issuance of the next annual mobile home park certificate of registration as herein provided.
(3)
A manufactured home park which proposes new construction shall be required to conform to the requirements of this Ordinance in such areas of new construction.
(4)
A manufactured home park which proposes expansion or alteration (as opposed to ordinary repairs) to such a manufactured home park shall be required to conform to the requirements of this Ordinance in such areas of expansion or alteration.
A.
General requirements. Condition of soil, ground water 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 located within a flood hazard area as defined by Chapter 18 of the Bloomington City Code, 1960 as amended, shall not be used for manufactured home lots.
B.
Conformance with City plans. All manufactured home parks shall be designed in such a manner as to conform to the provisions of the major street and highway plan for the City of Bloomington. The owner shall dedicate all rights-of-way and construct their proportionate share of all major, local or collector streets, sewers, feeder water mains and storm drainage facilities as required under Chapter 24 of the Bloomington City Code (Subdivision Regulations). 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.
C.
Soil and ground cover requirements. 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.
D.
Site drainage requirements. 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. An underground or surface storm sewer system shall be constructed and connected to an adequate outfall as approved by the Director of the Department of Public Works, or their designee.
E.
Required lot area and separation between manufactured homes shall be governed by the regulations of the zoning district in which they are located, with the following additions and exemptions:
(1)
No manufactured home or accessory structure shall be located closer than five feet from any rear or side lot line, and no closer than 10 feet to any front lot line. Corner lots shall be considered as having two frontages. In such measurement, the hitch or other appurtenance less than four feet high or any other protrusion of 18 inches or less from the side of a manufactured home shall not be considered. Manufactured homes shall not be placed closer than 10 feet from 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.
(2)
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.
(3)
All accessory structures are to be built in accordance with the standards specified in the One and Two Family Dwelling Code as adopted in Chapter 10 of the Bloomington City Code. Accessory structures may be built on a floating slab or on grade.
(4)
All accessory structures shall be built as free standing structures and shall not be permanently attached to any manufactured home. The exceptions include factory built structures that are designed as "tip out" style structures. Double-wide manufactured homes which are factory designed to be assembled by joining two or more individual units shall not be considered accessory structures.
(5)
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.
(6)
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 the purposes of all yard or separation requirements, be considered to be a part of the manufactured home.
(7)
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.
(8)
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.
(9)
Accessory structures closer than five feet to a manufactured home shall not obstruct openings for natural light and ventilation.
F.
Manufactured home installation, repair and/or alteration.
(1)
All manufactured homes 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.
(2)
An older mobile home not in compliance with the HUD standards or local building codes may be replaced with another manufactured home that conforms with the Federal Manufactured Housing and Construction Safety Standards Act of 1974, which became effective June 16, 1976 (24CFR3280). No manufactured home shall be installed in the City of Bloomington if it does not meet the Federal Manufactured Housing and Construction Safety Standards Act of 1974, effective June 16, 1974 (24CFR3280) or if it is in violation of any applicable property maintenance standards as provided by Chapter 45 of the Bloomington City Code.
(3)
The manufactured home 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.
(4)
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.
(5)
Stands that do not meet the requirement stated in Subsection F(4) 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 Director of Economic & Community Development, or their designee.
(6)
Each manufactured home shall be anchored and installed in accordance with the manufacturer's instructions or in accordance with the requirements set forth in ANSI A225.1-1994, but not less than that prescribed by the most current edition of the State of Illinois regulations regarding Tie Down Requirements for Mobile Homes or Manufactured Homes.[1]
(7)
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.
(8)
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 utility connections which shall be easily removable for inspection. All skirting shall be installed and mounted to the concrete stand.
(9)
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 Director of Economic & Community Development, or their designee.
G.
Permits, fees, and inspections.
(1)
Permits are required for, but are not limited to, the following items in regards to manufactured homes:
(a)
To install or remove a manufactured home into, on, off, or out of a park under the jurisdiction of this Ordinance. The movement of a manufactured home from one lot within a park to another lot within the same park shall also require a permit;
(b)
To build, modify or locate any accessory structures or permanently designed additions approved by the manufactured home manufacturer;
(c)
To perform any electrical, plumbing, heating, ventilation, or air conditioning work, except those items listed as ordinary repairs in the One and Two Family Dwelling Code as adopted in Chapter 10 of the Bloomington City Code.
(d)
Solid fuel and gas fireplace installation shall require a permit;
(e)
To pour additional foundation or concrete style slab to be used in expanding the existing manufactured home stand or for use in increasing available parking space or for use as the foundation for an accessory structure or principal structure.
(2)
All other general electrical, plumbing, heating, ventilation, and/or air conditioning work including those required for new construction are to be done by licensed and registered contractors with proper permits. An owner-occupant shall be allowed to perform the above listed work on their own manufactured home and/or lot after obtaining the proper permits.
(3)
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 Economic & Community Development Department. 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 onto the lot. Measurements will also be provided to show the distance between all existing structures and the distances to the nearest manufactured home, principal structure, or property line on all sides of the lot in question. The Economic & Community Development Department reserves the right to conduct a field inspection prior to the issuance of the permit.
(4)
Framing inspections shall be required for any accessory structure built on-site.
(5)
Rough in inspections shall be required for any building, electrical, plumbing, heating, ventilation, and/or air conditioning work performed on any manufactured home or accessory structure.
(6)
A final inspection must be performed upon completion of any building, electrical, plumbing, heating, ventilation and/or air conditioning work performed on any manufactured home or accessory structure.
(7)
Fees for permits shall be based upon the valuation of the work to be performed including the cost of labor and materials. Said fees shall be assessed as outlined in the Schedule of Fees.
H.
Required recreation areas.
(1)
In all 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.
(2)
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 being 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.
(3)
Recreation areas shall be so located as to be free of traffic hazards and shall be centrally located.
(4)
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 of the manufactured home park.
I.
Required setbacks.
(1)
All manufactured homes shall be located at least 25 feet from any park property boundary line.
(2)
Buffer strips shall be installed and shall be 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, free standing walls or natural growth of shrubbery, hedges, evergreens or other suitable planning sufficient to serve as an effective visual screen. Said buffer strips shall be considered part of the manufactured home lot when calculating lot areas and setbacks.
J.
Park street system.
(1)
General requirements: All parks shall provide safe, continuous, and convenient vehicular access from abutting public streets or roads to each manufactured home space. For the purposes of this Ordinance, 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.
(2)
Primary entrance road: A primary entrance road connecting the Park Street System with a public street or road shall be provided and shall have a minimum road pavement width of 24 feet.
(3)
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 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.
(4)
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 300 feet and shall provide, at the closed end, a minimum forty-foot turning radius cul de sac.
(5)
Street construction and design standards:
(a)
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 24 of the Bloomington City Code.
(b)
Intersections: The acute angles of street intersections shall be not 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.
(6)
Street signs and manufactured home lot numbers:
(a)
Street signs conforming to the specifications as provided by the Department of Public Works 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 Director of the Department of Public Works.
(b)
Each manufactured home lot shall be designated by a consecutive number as a means of identification which has been approved by the Director of the Department of Public Works. 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 a color which contrast the colors in use on the manufactured home, and shall be a minimum of three inches in height.
(7)
Car Parking: Off-street parking areas or on-street parking lanes shall be provided for the use of park occupants and guests. Such areas shall:
A.
Water supply. The City of Bloomington Water System shall be the source of supply used by all manufactured home parks.
B.
Water distribution system.
(1)
The water distribution system serving each manufactured home lot, accessory buildings and fire hydrants shall be designed and constructed according to the applicable provisions of the Plumbing Code of the City of Bloomington being Chapter 34 of the City Code, and the rules and regulations of the Department of Public Works.
(2)
All City water mains shall be constructed on public utility easements and dedicated to the City of Bloomington.
C.
Individual water connections.
(1)
Individual water service connections shall be provided at each manufactured home lot in the manufactured home park. All water service connections shall be watertight and located at least 10 feet from sanitary sewer connections. The minimum pipe size of connections shall be 3/4 inch Type K copper pipe or as allowed by the Plumbing Codes of the City of Bloomington.
(2)
Approved methods shall be used to prevent freezing of service lines, meters, valves, and riser pipes.
(3)
Individual water service connections shall be capped using appropriate materials upon removal of the manufactured home to which it serviced.
(4)
All newly developed manufactured home parks installing water meters shall be constructed with water meters in meter pits in accordance with the rules and regulations of the Water Department and Plumbing Code.
A.
General requirements. The requirements of this section shall apply to buildings and structures and community service facilities in all parks that are constructed as provided for park management and for the servicing and well being of park residents. Such buildings or structures may include, but are not limited to service buildings or other community structures containing one or more of the following uses and must be constructed or placed in accordance with applicable local regulations for buildings or structures:
(1)
Park Management Offices;
(2)
Community Laundry Facilities;
(3)
Community Sanitary Facilities;
(4)
Indoor Community Recreation Areas;
(5)
Repair Shops and Community Storage Buildings;
(6)
Postal Pickup and Delivery Facilities;
(7)
Convenient Stores;
(8)
Barber and/or Beauty Shops;
(9)
Emergency Stations;
(10)
Emergency/Storm Shelters.
B.
Required community service facilities.
(1)
Hereafter, every park constructed or added to, shall be provided with a park management office and postal pickup and delivery facilities as approved by the U. S. Post Office.
(2)
Every park constructed or added to, shall provide a tornado shelter capable of housing all occupants of the park. These shelters shall be structurally sound and strategically located throughout the park to accommodate the residents of the park.
A.
General requirements. All sewage and other water carried wastes shall be disposed of into the City of Bloomington Sewage system or facilities of the Bloomington and Normal Water Reclamation District.
B.
Public sewage systems. Those manufactured home park sewage systems connected to the Bloomington Sewage System shall be designed and constructed according to the applicable provisions of the Plumbing Code, Chapter 34 and the Sewers and Sewage Code, Chapter 37, of the City Code, and the rules and regulations of the Department of Public Works.
C.
Private sewage systems disconnect. All private sewage systems serving existing manufactured home parks shall be abandoned within six months of annexation of such manufactured home park into the City of Bloomington.
D.
Individual sewer connections. All manufactured homes shall be installed and maintained in accordance with the City Plumbing Code, Chapter 34, in addition to the following items:
(1)
Each manufactured home lot shall be provided with a sewer connection for the combined liquid waste outlet or outlets of each manufactured home.
(2)
It shall be the duty of the owner of said manufactured home to provide an approved type of water and odor tight connection from the manufactured home water drainage to the sewer connection.
(3)
Sewer connections in unoccupied manufactured home lots shall be so enclosed that they will emit no odors or cause a breeding place for flies.
(4)
No wastewater shall be allowed to fall on the ground from a manufactured home.
A.
General requirements. The storage, collection and disposal of refuse in the manufactured home park shall be so managed as to create no health hazards, rodent harborage, insect breeding areas, fire hazards or air pollution and shall follow the guidelines set forth in the Chapter 21, Refuse Code, of the City of Bloomington.
A.
Underground utilities. All utility lines including electric, telephone and other communication or television signal cables shall be laid underground within all manufactured home parks in accordance with the National Electrical Code and Chapter 3 of N.F.P.A. Standard 501A. The methods of construction shall be those commonly used in the utility industry with above ground access points for distribution and maintenance purposes. The installation of such lines shall be in compliance with applicable orders, rules and regulations of the Illinois Commerce Commission pursuant to the Illinois Public Utilities Act.
B.
Required illumination of park street systems. All park drives shall be furnished with illumination with an average illumination value average of one footcandle at ground level. Power for individually arranged lights shall be from a Ground Fault Circuit Interrupter Breaker and shall not be used for any other purpose.
C.
Electrical facilities. All electrical facilities required shall be installed prior to the issuance of a license to any manufactured home park or any stage thereof.
D.
Electrical alterations. All electrical alterations, modifications, or connections performed on any manufactured home or accessory structure shall be made in accordance with Chapter 15, Electricity Code of the City of Bloomington.
E.
Grounding of manufactured home chassis. All manufactured home chassis shall be grounded in accordance with the National Electrical Code as adopted by the City of Bloomington.
A.
Fuel supply. Any fuel supply or distribution system for heating and/or cooking shall be installed and maintained in accordance with N.F.P.A. Standard 501 A, N.F.P.A. 54, the One and Two Family Dwelling Code as adopted in Chapter 10 of the Bloomington City Code, accepted engineering practices and the rules and regulations of the authority having jurisdiction.
B.
Fuel storage. All fuels, whether for use in heating, cooking or other purposes, shall not be stored underneath any manufactured home or accessory structure. These fuels shall be stored in accessory structures in accordance with N.F.P.A. Standard 501A. The accumulation of firewood or other materials to be used as fuel in an approved fireplace like structure shall be neatly stacked and shall be kept 18 inches above the ground. This total accumulation, on any single lot, shall not exceed one cord (four feet by four feet by eight feet) in volume and shall not cover an area greater than 128 cubic feet. Additionally, said accumulation shall not exceed 5 1/2 feet in height.
A.
Flammable materials. Manufactured home parks shall be kept free of litter, rubbish, and other highly combustible materials. No combustible materials shall be stored underneath any manufactured home or accessory structure.
B.
Location of fire hydrants. Approved steamer hydrants shall be installed according to the City's Manual of Practice. No obstacle shall be placed around or on the fire hydrant or within a ten-foot radius of the hydrant.
A.
Manufactured home occupancy.
(1)
No manufactured home shall be occupied prior to the proper installation of tie downs. Each manufactured home shall be anchored and installed in accordance with the manufacturer's instructions or in accordance with the requirements set forth in ANSI A225.1-1994, but not less than that prescribed by the most current edition of the State of Illinois regulations regarding Tie Down Requirements for Mobile Homes or Manufactured Homes.[1] Occupancy shall be allowed after the appropriate inspection is performed by a member of the Economic & Community Development Department.
(2)
No manufactured home shall be occupied prior to the completion of a final inspection of the plumbing, electrical and gas pipe, or oil hookup connections by a member of the Economic & Community Development Department. Skirting around the base of the manufactured home shall not be installed prior to the inspection of the utilities housed underneath the manufactured home.
B.
Responsibilities of the park management.
(1)
The person or entity to whom a license for a manufactured home park is issued shall operate the park in compliance with this Ordinance and shall provide management to maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition.
(2)
The park management shall notify park occupants of all applicable provisions of this Ordinance and inform them of their duties and responsibilities under this Ordinance.
(3)
Management shall also make certain that any repairs, additions, or alterations to manufactured homes including accessory structures are done by registered or licensed contractors and that the proper permits were obtained prior to the start of the work. All plans for improvement to a manufactured home or lot shall be signed by the manufactured home park manager to signify approval of such improvements.
(4)
The park management shall maintain a register containing the names of all permanent park occupants identified by lot number or street address. Such register shall be available to any authorized person inspecting the park.
(5)
Park management shall maintain all existing screening buffer strips in accordance with § 43-108I(2) of this Code.
(6)
The management shall provide an office where each manufactured home owner entering the manufactured home park shall be assigned a lot, given a copy of the Manufactured Home Park Rules and shall have the manufactured home vehicle identification number and site address maintained in a file in the park office. The register shall be available at all times for inspection by authorized officials.
(7)
A copy of the proposed park street system and lot numbering system shall be submitted to the Director of the Department of Public Works, or their designee who will then assign addresses to the park streets and lots in accordance with § 43-108J(6)(a) of this Ordinance.
(8)
All manufactured home park owners shall provide the City with written notice of change of managers within seven days of said change becoming effective.
C.
Responsibilities of manufactured home owners and/or occupants.
(1)
The manufactured home owner and/or occupant shall place skirting around the base of the manufactured home. The skirting shall be made of an approved nonflammable material and shall be properly maintained. A thirty-six-inch section of the skirting shall be located in the area of the plumbing and sewage connections to allow for inspection of these services at any time.
(2)
It shall be the responsibility of the manufactured home owner to affix and maintain all manufactured home address identification numbers in accordance with § 43-108J(6)(b) of this Ordinance.
It shall be unlawful for any purpose to keep, park, store or maintain a manufactured home in the City outside a duly licensed manufactured home park, except as permitted by other City Ordinances.
[Amended 12-11-2023 by Ord. No. 2023-113]
Any person, firm or corporation who shall violate any of the provisions of this Ordinance shall be punished upon conviction by a fine of not less than $500 and not more than $2,000. Each day that such violation continues to exist shall constitute a separate offense. Such fines shall not preclude the City from its other remedies such as revocation of license as established in the preceding sections of this Ordinance. The Director of Economic & Community Development, or their designee shall ensure compliance with this chapter.
If any one or more of the provisions of this Ordinance is declared unconstitutional or the application thereof is held invalid, the validity of the remainder of the said Ordinance and the application of such provisions to the other persons and circumstances shall not be affected thereby. If any one or more of the provisions of this Ordinance is in conflict with another Ordinance or City Code, the more stringent of the two shall apply.
[Ord. No. 1996-84]
All recreational vehicles used for habitation shall be considered incidental to a manufactured home park. No more than 10% or a maximum of 20 manufactured home lots, whichever is the lesser, may be designated as recreational vehicle parking spaces. All recreational vehicle parking spaces shall be located together in one area of the manufactured home park which is separate from all other manufactured home park lot areas. All recreational vehicle pads shall be used only by guests of permanent residents of the respective manufactured home park.
[Ord. No. 1996-84]
Recreational vehicles shall not occupy a space in a manufactured home park during the months of December, January and February.
[Ord. No. 1996-84]
A trailer, travel trailer or recreational vehicle may be parked or stored in the City regardless of the other provisions hereof provided it shall not be used for living or sleeping purposes. The travel trailer shall be stored in a manner to prevent it from protruding into the front yard area where it is to be stored as permitted by Chapter 44 of the Bloomington City Code.[1]
[Ord. No. 1996-84]
Any person, firm or corporation who shall violate any of the provisions of this article shall be punished upon conviction by a fine of not less than $50 nor more than $500. Each day that such violation continues to exist shall constitute a separate offense.
The park manager shall ensure that the following is adhered to by the tenants of the recreational vehicle section of the park:
A.
Recreational vehicle pads shall not be used as temporary dump stations where individuals briefly stop to dump the recreational vehicle sewage holding tank into a City Sewer connection.
B.
No recreational vehicle shall be allowed to have its wheels or axles removed, nor shall any park allow mechanical repairs of any type to be performed within the confines of the manufactured home park.
C.
It shall be the responsibility of the park manager to ensure that all recreational vehicle connections to or from the recreational vehicle pad are made in a proper manner and that approved materials are used to make these connections. All water connections to the recreational vehicle pad shall be made in a clean and sanitary manner;
D.
The park manager shall ensure that all sewer connection points are plugged in an approved manner when the pad is not in use. All sewer connections shall be made utilizing odor tight barrier fittings and shall be made in a clean and sanitary manner.
E.
The park manager shall ensure that all means of providing electrical power to an recreational vehicle pad are secured in a manner to prevent the improper energizing of electrical circuits when the recreational vehicle pad is not in use.
F.
It shall be the park management's responsibility to provide the appropriate trash receptacle for each recreational vehicle pad. If a dumpster style trash receptacle is utilized, it shall be of such design as to conform with all applicable City Codes and Ordinances. It shall be emptied at least once weekly and shall be maintained in an approved manner that will prevent it from becoming unsightly or from emitting offensive odors.
G.
The park manager shall ensure that all electrical connections are made in accordance with the latest version of the National Electrical Code as adopted by the City of Bloomington and shall contain at least one receptacle of the Ground Fault Circuit Interrupter type to be installed in the same pedestal as the primary power connection for the recreational vehicle pad. This receptacle may be allowed to have flexible extension cords plugged into it provided they are equipped with the appropriate grounding materials intact.
H.
The park manager shall ensure that all recreational vehicles to be placed in an recreational vehicle area of a manufactured home park contain self contained sanitary facilities within the unit itself.
[Ord. No. 1996-84]
A.
All recreational vehicle pads shall be constructed of concrete not less than six inches thick. All pads shall be of a minimum size of 20 feet wide and 50 feet in length. Each recreational vehicle lot shall be a minimum size of 1,500 square feet of land area.
[Ord. No. 1996-84]
B.
Each pad shall provide a minimum of one parking space located adjacent to or within 300 feet of each pad.
[Ord. No. 1996-84]
C.
Each recreational vehicle pad shall be provided with sewer, water, and electrical services.
[Ord. No. 1996-84]
D.
The water risers required for each pad shall be of the hydrant design and shall allow for the attachment of garden hose style fittings to provide water service to the recreational vehicle.
[Ord. No. 1996-84]