[HISTORY: Adopted by the City Council of the City of Columbia as Ch. 15.56 of the 1997 Code. Amendments noted where applicable.]
This chapter shall be known and may be cited and referred to as the "Mobile Home Park Code" of the City.
In the construction of this chapter, the rules and definitions contained in this chapter shall be observed and applied, except when the context clearly indicates otherwise.
Any mobile home park hereafter established within the City shall be located only in such zoning districts as may be established for such use by the Zoning Code of the City as amended from time to time.
As used in this chapter, the following terms shall have the meanings indicated:
- CITY CLERK
- The City Clerk of the City of Columbia, Illinois.
- CITY COUNCIL
- The City Council of the City of Columbia, Illinois.
- MOBILE HOME
- A one-family dwelling unit of vehicular, portable design built on a chassis and designed to be moved from one area to another and to be used without a permanent foundation, and intended to be a permanent habitation for one or more persons.
- MOBILE HOME LOT
- A parcel of land for the placement of a mobile home and the exclusive use of its occupants.
- MOBILE HOME MODULE
- A factory-fabricated building unit transported to a building site, which may be mounted on a permanent foundation, and is designed for residential use.
- MOBILE HOME PAD
- That part of an individual mobile home space or lot beneath the mobile home, including the concrete portion of the pad.
- MOBILE HOME PARK
- A tract of land or portions thereof, divided into lots or parking berths platted and laid out to provide sites for mobile homes permanently affixed (as herein defined) to the site, including any building, structure or enclosure used or intended for use as part of the equipment or services of such park; includes courts, developments, communities.
- MOBILE HOME SPACE
- A portion of a mobile home park designed for the use or occupancy of one mobile home.
- MOBILE HOME, DEPENDENT
- A mobile home which does not have toilet and bath or shower facilities.
- MOBILE HOME, INDEPENDENT
- A mobile home with self-contained toilet and bath or shower facilities.
- Mobile Residence Zone.
- PERMANENT FOUNDATION
- A structure, other than a mobile home pad, permanently built into the land as a basement, or foundation upon which a mobile home is placed with wheels, tongue and hitch permanently removed.
- PERMANENTLY AFFIXED
- A mobile home when its wheels or other transporting device(s) has been removed therefrom or otherwise fixed so as to prevent ready removal or ready mobility of such mobile home and shall be anchored to the land as provided herein.
- TRAVEL TRAILER
- A vehicular, portable structure built on a chassis and designed to be used for temporary occupancy for travel, recreational or vacation use.
In the zoning districts where mobile homes are permitted, mobile home units shall comply with the following standards and requirements:
Minimum areas. Mobile home units shall have a minimum floor area, exclusive of kitchen, bath and closet areas, of 140 square feet when occupied by not more than two persons, and not less than 240 square feet when occupied by three persons, with an additional 70 square feet per person when occupied by more than three persons. No individual room, exclusive of a kitchen, bath or utility room, shall have an area less than 70 square feet nor be less than seven feet six inches in minimum dimension.
Light and ventilation.
Rooms or enclosed spaces, exclusive of kitchens or bathrooms, shall be provided with windows or exterior doors for natural light and ventilation. The aggregate glass area shall be not less than 1/10 of the floor area served, with not less than 1/2 of this area available for unobstructed ventilation; or the equivalent in mechanical ventilation shall be provided.
Kitchens and bathrooms shall be provided with windows not less than three square feet in area, with not less than 1/2 of this area available for unobstructed ventilation; or the equivalent in artificial light and mechanical ventilation. When not provided with natural ventilation of the required area, kitchens shall be provided with an exhaust fan. Mechanical ventilation for kitchens and bathrooms shall provide a minimum air change of 100 cubic feet per minute; and in other spaces, when used, shall provide a minimum of not less than two air changes per hour in the space served.
Exit requirements. Mobile home units shall have not less than two doors, or one door and one unobstructed emergency exitway. One door shall be located near the front of the unit and one near the rear. An emergency exitway may be substituted for the rear door when the length of the unit does not permit use of two doors. Locking mechanism for doors shall be of the safety type permitting opening of the door from the inside by the operation of a single knob or lever. When sleeping rooms of a mobile home unit are arranged so that they have access to only one door of the unit without passing through a passageway that might be blocked by fire, the room shall be provided with at least one outside window which can be opened from the inside without the use of tools and of such design that it may serve as an emergency exitway if the normal avenues of escape are blocked.
Mechanical requirements. Plumbing, heating, electrical and air conditioning installations shall comply with the standards, if any, prescribed by the State of Illinois.
Compliance with standards.
Mobile home units shall comply in every other instance not set forth above with the standards, if any, prescribed by the State of Illinois.
Units not complying with these standards and requirements shall be classified as "travel trailers" and shall be prohibited in a mobile home park as defined in this chapter.
In the zoning districts where mobile home parks are permitted, the establishment of such accommodations shall be subject to the following requirements:
Minimum lot size and minimum yard dimensions. The following regulations relative to the minimum lot size and minimum yard dimensions shall apply to the entire tract of land on which the mobile home park is situated.
A mobile home park shall be located on a tract of land not less than five acres in area, with minimum width and depth dimensions of 400 feet.
No mobile home park shall exceed 100 individual mobile home spaces, except by special use permit.
Any mobile home, building, structure shall be located at least 25 feet from any front or rear lot line or any side lot line adjacent to a street and at least 15 feet back from one side yard lot line and 10 feet back from the other side yard lot line; provided that no mobile home may be located less than 40 feet from another mobile home, building or structure.
Individual mobile home spaces. The minimum individual area requirement for mobile home spaces shall be 5,000 square feet, with a width of 50 feet and a depth of 100 feet.
Maximum height. No mobile home, building or structure within the mobile home park will exceed the height of 25 feet.
Each mobile home space or lot shall be provided with an outdoor living and service area. Such area shall be improved as necessary to assure reasonable privacy and comfort. Spaces shall be arranged and mobile homes parked in such a manner that there is an open area of at least 450 square feet at the rear or side of and as a part of each mobile home space.
A dependent mobile home shall not be located in any mobile home park within the jurisdiction of the City to be used as a temporary or permanent residence.
All mobile homes shall display a certificate of title in accordance with the instructions of the Illinois Secretary of State.
The sale of mobile homes and lots shall not be impaired by reason of this chapter.
No alterations to any mobile home in such a manner that the mobile home becomes immobile and removes it from the requirement of this chapter shall be lawful unless a special use permit is secured therefor.
No permanent addition shall be built onto or become part of any mobile home. Temporary structures shall be permitted in accordance with the following provisions and requirements.
Accessory structures shall be designed in a manner that will enhance the appearance of the mobile home development.
Cabanas, patios or porches shall be allowed, provided that at least one side must be open. However, open sides may include screening for insects.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
Electrical circuits supplying the accessory structure shall be independent of the circuit supplying the mobile home, unless a branch circuit is available in the mobile home itself.
Skirting of a mobile home shall be required, but such skirting shall not attach the mobile home permanently to the ground, provide a harborage for rodents, or create a fire hazard. Such skirting so installed shall be of fire-resistant materials and shall be equipped with an inspection door(s).
Structures having an area not exceeding 10% of the square foot floor area of the mobile home may be entirely enclosed if utilized for storage purposes only.
Height shall not exceed the principal building.
Any mobile home park shall be located on a well-drained site, and shall be located so that its drainage will not constitute a hazard or nuisance to the person or property or water supply of other persons. Breeding places for insects or rodents shall not be permitted within a mobile home park. Mobile home parks shall not be subject to flooding or ponding, fire or safety hazards.
All mobile home parks shall be provided with a planting screen of at least 20 feet in depth and height along the property boundary line surrounding the trailer park separating the trailer park and any adjacent zoning district.
Streets and other accessways within mobile home parks shall be private streets and accessways, except that the municipal authorities may accept as City streets such streets as it deems advisable. All mobile home parks shall have approved safe and convenient access and exit to existing public street patterns, if any, or to the nearest collector street and/or major thoroughfare if no existing street pattern. Final approval of streets shall be by the City Council, in accordance with the applicable street standards as set forth in the Subdivision Code of the City in existence from time to time.
All streets, drives and accessways shall be bounded by a curb and gutters, and meet the construction and design standards of the Subdivision Code of the City in existence from time to time.
No parking shall be permitted on the entrance and exit streets of the development for a distance of 100 feet from its intersection with an existing public street.
All mobile home parks shall have adequate streetlighting; the minimum distance between streetlights shall not exceed 150 feet. Such lights shall meet the requirements of the City's streetlight requirements as set forth in the Subdivision Code in existence from time to time.
All mobile home parks shall be provided with safe, convenient, all-season pedestrian access. Sidewalks shall meet the requirements of the Subdivision Code of the City in existence from time to time.
Jacks and/or stabilizers shall be placed under the frame of the mobile home to prevent movement on the springs while the mobile home is parked and occupied and shall be located on concrete footing as specified in Figure 1.
The mobile home pad shall be improved to provide adequate support for the placement and tie-down of the mobile home. The pad shall not heave, shift or settle unevenly under the weight of the mobile home due to frost action, inadequate drainage, vibration, wind or other forces acting on the structure. All mobile homes shall be placed on a mobile home pad constructed of Portland cement concrete not less than four inches in thickness. In addition, all mobile home pads shall be at least 10 feet wide by 40 feet in length. Expandable sections may be supported by an extension of the mobile home pad or concrete piers and footings, with a maximum of ten-foot spacing between piers and a pier to be located no more than four feet from the corners of the mobile home expandable section, or in a manner equivalent thereto and approved by the City Council.
All on-lot parking shall be either on concrete driveways and/or concrete floor with permanent structural carports, providing at least two on-lot parking spaces for each mobile home.
There shall be no off-lot parking except on separate visitor parking lots, which shall be separate from the general mobile home area by a buffer strip of at least 20 feet. Such visitor parking lot may contain only 20 parking spaces. Each parking space must be at least 10 feet by 20 feet, and comply with all other off-street parking requirements of the Subdivision Code of the City in existence from time to time.
Each mobile home lot and/or mobile home shall be provided with its own private and individual mailbox.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
All mobile homes shall meet the tie-down requirements of the following table: (See Figure 1.)
Tie-down components used, including anchor systems, must comply with the Manufactured Home Installation Code (77 Ill. Adm. Code Part 870).
General requirements. An accessible, adequate, safe and potable supply of water shall be provided in each mobile home park. Where a public supply of water is available at or near the site, connection shall be made thereto and its supply used exclusively. When a public water supply is not available, a private water supply system may be developed and used as recommended by the City Engineer(s) and approved by the Illinois Environmental Protection Agency and the City Council.
Source and volume of supply for private systems. The water supply shall be capable of supplying a minimum of 250 gallons per minute for a duration of two hours.
The water supply shall be capable of supplying a minimum of 300 gallons per day per mobile home.
The number of mobile home spaces to be occupied in the mobile home park shall be limited to the quantity of water necessary to supply each mobile home with the minimum requirements.
Tests. The operator of a private water supply system shall obtain bimonthly water quality tests from the Illinois Environmental Protection Agency, and shall forward one copy of that report to the City Clerk.
Main size. The water distribution main serving the confines of the mobile home park shall not be less than six inches in diameter.
Connection. The water piping system shall not be connected with nonpotable or questionable water supplies and shall be protected against the hazards of backflow or siphonage.
Pressure. The system shall be so designed and maintained as to provide a pressure of not less than 20 pounds or not more than 80 pounds per square inch, under all normal operating conditions at each mobile home pad.
Separation. Water mains, if installed parallel to sewer lines, shall be separated at least 10 feet horizontally from any sanitary sewer, storm sewer or sewer manhole.
Individual water riser pipes and connections.
Individual water riser pipes shall be located within the area of the mobile home pad.
Water riser pipes shall extend at least four inches above ground elevation. The pipe diameter shall be at least 3/4 inch. The water outlet shall be capped when a mobile home does not occupy the lot.
Adequate provisions shall be made to prevent freezing of service lines, valves and riser pipes and to protect risers from heaving and thawing actions of the ground during freezing weather. Surface drainage shall be diverted from the location of the riser pipes.
A shut-off valve below the frost line shall be provided near the water riser pipe on each mobile home space or lot.
Fire hydrants shall be located within 400 feet of any mobile home, service building or other structure in the development, and readily accessible to fire-fighting equipment.
Two fire extinguishers of the dry chemical ABC designation of at least two pounds shall be provided by the mobile home operator and placed in each mobile home or may be a requirement by the operator of the occupants of the individual mobile home. In no event shall a mobile home be occupied that does not have this kind of fire extinguisher.
The water supply system shall permit the operation of a minimum of two 1-1/2-inch hose streams. Each of the two nozzles, held four feet above the ground, shall deliver at least 75 gallons of water per minute at a flowing pressure of at least 20 pounds per square inch at the highest elevation point of the development.
Each mobile home shall be served by a central sewage collection system, and each mobile home shall be provided with at least a four-inch sewer connection. The sewer connection shall be provided with suitable fittings so that a watertight, self-draining connection can be made between the mobile home and the sewer connection. Such individual mobile home connection shall be so constructed that it can be closed when not linked to a mobile home and shall be so capped as to prevent any escape of odor or gas. No wastewater shall be allowed to fall on the ground from a mobile home. The plans and specifications of the sewage collection system shall be approved by the Illinois Environmental Protection Agency and the City Council. Septic tank practices shall not be permitted.
Where a public sewage collection system is within a 1,000-foot distance, connection shall be made thereto and the public central system shall be used exclusively. An independent central sewage system to serve the mobile home park shall be permitted only after a permit has been denied to connect into a public sewage collection system, expressed approval has been granted in writing by the City Council, and the plans and specifications for the sewage system have been approved by the State of Illinois Environmental Protection Agency and the City Council.
The storage and collection of refuse in the mobile home park shall be so managed as to create no health hazard, rodent harborage, insect breeding areas, accident hazards, or air pollution. All refuse shall be stored in flytight, watertight, rodentproof containers, which shall be provided in sufficient number and capacity to accommodate all refuse from the mobile home park. Satisfactory container racks or holders shall be provided at permanent locations convenient to mobile home spaces, in areas appropriately and visually screened.
All refuse containing garbage shall be collected at least twice weekly. Where suitable collection service is not available from municipal or private agencies, the management shall arrange for or provide this service. All refuse shall be collected and transported in covered vehicles or covered containers. Refuse disposal shall not be permitted in the mobile home development site or tract of land.
Automobiles which are not in operating condition, junk, trash or other refuse and other matters of a hazardous nature shall not be permitted to be maintained in the mobile home park.
All electrical transmission and distribution lines shall be at least 24 inches below the ground surface and at least one foot radial distance from sewer, water, gas or communication lines.
Connection. Any electrical connection to a mobile home shall be completely enclosed to protect the individual service from human accidents and rodent damages. Electrical connections for each individual mobile home space shall be provided and each such connection shall apply 220 volts AC and shall be rated at not less than 100 amperes.
All utility lines for telephone services shall be placed underground entirely throughout the mobile home park; the conduits or cables shall be placed within easements or dedicated public ways, in a manner which will not conflict with other underground services, and shall be at least 24 inches below the ground surface and at least one foot radial distance from sewer, water, gas or electrical lines and services.
All fuel storage tanks or cylinders shall be permanently installed and securely fastened in place and shall not be located inside or beneath the mobile home, or less than 15 feet from the mobile home exit-entrance. Fuel storage shall be permitted in tanks or containers mounted on an incombustible frame at the rear of the mobile home. Fuel containers shall not exceed 300 gallons' capacity unless approved by the City Council.
Natural gas or central butane system installation. All gas piping installed below ground shall have a minimum earth cover of 18 inches. Gas mains shall not be installed under any mobile home.
System shutoff valve. A readily accessible and identified shutoff valve, controlling the flow of fuel to the central fuel piping system, shall be installed near the point of connection to the main fuel supply point.
Mobile home lot shutoff valve. Each mobile home lot shall have a City-approved fuel shutoff valve installed upstream of the mobile home fuel outlet and located on the outlet riser at a height of not less than four inches above grade. Whenever the mobile home lot outlet is not in use, the outlet shall be equipped with a City-approved cap or plug to prevent accidental discharge of fuel.
Mobile home connector. Each mobile home shall be connected to the mobile home lot outlet by an approved 3/4-inch mobile home connector not more than six feet in length. City-approved pipe and fittings may be used between the flexible connector and mobile home lot fuel outlet when the distance between the mobile home lot fuel outlet and the mobile home fuel service connection exceeds that required to make a safe installation with only a mobile home connector.
Fuel oil distribution system. Piping installed below ground shall have a minimum earth cover of 18 inches, and all fuel lines shall be provided with a stopcock at the outlet of the fuel container and another stopcock just before the fuel line enters the mobile home.
Vent. Every fuel oil tank shall be vented by a vent not less than 1-1/4-inch iron pipe size, so designed and installed to prevent entrance of rain or debris.
Fuel oil connector. Fuel oil connectors from the tank to the mobile home shall be brass or copper tubing or approved flexible metal hose not smaller than 3/8-inch iron pipe or tubing, and shall be protected from physical damage.
The requirements of this section shall apply to service buildings, recreation buildings and other community service facilities.
Emergency sanitary facilities. If sanitary facilities are not provided in a laundry building, community building or similar facility on a twenty-four-hour basis, provision for the use of sanitary facilities shall be made and they shall be available to park residents and guests in emergency situations. The owner shall be responsible for normal maintenance and cleanliness of sanitary facilities provided for the general use of park residents.
All portions of the structure shall be properly protected from damage by ordinary uses and by decay, corrosion, termites and other destructive elements. Exterior portions shall be of such material and be so constructed and protected as to prevent entrance or penetration of moisture and weather.
All rooms containing sanitary facilities shall:
Have sound-resistant walls extending to the ceiling between male and female sanitary facilities. Walls and partitions around showers, bathtubs, lavatories and other plumbing fixtures shall be constructed of dense, nonabsorbent, waterproof materials or covered with moisture-resistant material;
Have at least one window or skylight facing directly to the outdoors. The minimum aggregate gross area of windows for each required room shall be not less than 10% of the floor area served by them;
Have at least one window which can be easily opened, or a mechanical device which will adequately ventilate the room.
Toilets shall be located in separate compartments equipped with self-closing doors. Shower stalls shall be of the individual type. The rooms shall be screened to prevent direct view of the interior when the exterior doors are open.
Hot and cold water shall be furnished to every lavatory, sink, bathtub, shower and laundry fixture by separate controls, and cold water shall be furnished to every water closet and urinal.
All buildings shall be located at least 15 feet from any mobile home space.
Buildings intended to function as central kitchens serving food on a daily basis shall not be permitted. This provision does not apply to the normal use of pavilions or community buildings where the occasional use of such structures or buildings for picnics, parties and related functions occurs.
Recreational facilities may be provided and/or installed, such as swimming pools, tennis courts, volleyball courts, picnic areas, etc., provided all such facilities are maintained in excellent condition with respect to the health, safety and welfare of the mobile home park occupants, and their allowed guests, in accordance with the appropriate ordinances of the City, if any.
[Amended 1997 by Ord. No. 1604]
No person shall establish, maintain, conduct or operate any new mobile home park after the adoption of this chapter without first obtaining a license therefor from the City Clerk. Such license shall expire at 12:00 midnight on December 31 of each year, and the license shall be renewed from year to year upon payment of the annual license fee. The licensee shall pay the City Clerk, on or before January 1 of each year, the annual license fee, which shall be set by City ordinance from time to time. Licenses issued for less than one year shall be prorated on a monthly basis. Any fee once paid shall not be refunded. Licenses issued under this chapter are not transferable.
A person or persons to whom a license for a mobile home park is issued shall provide adequate supervision to maintain the development in compliance with this chapter, as well as other applicable codes or ordinances of the City. The management shall further notify the residents of the development of all applicable provisions of this chapter and inform them of their duties and responsibilities under this chapter.
The management shall supervise the placement of each mobile home on its mobile home stand, which includes securing its stability and installing all utility connections.
The growth of brush, weeds and grass shall be controlled to prevent harborage of ticks, chiggers and other noxious insects. The community shall be so maintained as to prevent the growth of ragweed, poison ivy, poison oak, poison sumac and other noxious weeds detrimental to health. Open areas shall be maintained free of heavy undergrowth of all descriptions.
The management shall post a speed limit of 20 miles per hour within the private streets and ways of the mobile home park.
Duties of custodian or manager. Each mobile home park shall be provided with a custodian's office. The custodian or manager shall register each mobile home entering the park, give the occupants a copy of the park rules and instruct the occupants in fire extinguisher operating techniques. Registration shall be on forms approved by the City. A register shall be kept current daily and shall include: the name and address of every occupant in the mobile home, the license number and state of the vehicle towing the mobile home into the park, the occupant's automobile license number and a statement indicating the exact location at which such mobile home was last parked, including the state, city, town or village where such parking occurred.
Registration records. The above-mentioned register shall be signed by an adult occupant of the mobile home. Any person furnishing misinformation for purposes of registration shall be deemed guilty of a misdemeanor and punishable under the general statutes of the State of Illinois for such offense. The registration records shall be neatly and securely maintained, and no registration records shall be destroyed until six years have elapsed following the date of registration. The register shall be available at all times for inspection by law enforcement officers.
The mobile home park enforcement officer is directed to make at least two inspections per year per mobile home park to determine satisfactory compliance with this chapter.
The mobile home park enforcement officer shall have the power to enter at reasonable times upon any private or public property for the purpose of inspecting and investigating conditions relating to the enforcement of this chapter.
The mobile home park enforcement officer shall have the power to inspect the register containing a record of all residents of the mobile home park.
It shall be the duty of every resident of the mobile home park to give the management thereof or its designated agent access to any part of such mobile home development at reasonable times for the purpose of making such repairs or alterations as are necessary to effect compliance with this chapter.