[Ord. 7903, passed 11-12-2009]
This article shall be known and may be cited as the City Mobile
Home and Court Development Article.
[Ord. 7903, passed 11-12-2009]
(b)
It is therefore declared to be the policy of the City to eliminate
and prevent health and safety hazards and to promote the economical
and orderly development and utilization of land by providing for planning
and operating mobile home developments and by providing for the standards
and regulations necessary to accomplish these purposes.
[Ord. 7903, passed 11-12-2009]
(a)
The definitions stated in this section shall pertain only to this mobile home court and development article and are not to be construed or inter-related with the definitions of Section 1321.01.
(1)
APPURTENANT STRUCTURES — Any structural addition.
(2)
COMMON AREA — Any area or space designed for joint use
of tenants occupying mobile home developments.
(3)
COMMUNITY SYSTEM (WATER OR SEWERAGE) — A central system
which serves all living units and is not publicly owned.
(4)
DENSITY — The number of mobile homes or mobile home stands
per gross acre.
(5)
DRIVEWAY — A minor private way used by vehicles and pedestrians
on a mobile home lot or for common access to a small group of lots
or common facilities.
(6)
EASEMENT — A vested or acquired right to use land, other
than as a tenant, for a specific purpose; such right being held by
someone other than the owner who holds title to the land.
(7)
ELECTRIC BRANCH SERVICE — That part of the electric distribution
system from the service equipment to the development receptacle.
(8)
ELECTRIC FEEDER — That part of the electric distribution
system between the transformer and the service drop or drops (secondary
voltage).
(9)
ELECTRIC SERVICE DROP — That part of the electric distribution
system from a feeder to the service equipment serving one or more
mobile home spaces.
(10)
ELECTRIC PARK RECEPTACLE — The waterproof, attachment
plug device located adjacent to the water and sewer outlets to receive
the flexible cable from the mobile home.
(11)
ENTRY SIDE — The side of the mobile home where the main
entrance doorway is located.
(12)
LOT AREA — The total area reserved for exclusive use of
the occupants of a mobile home.
(13)
LOT LINE — A line bounding the lot as shown on the accepted
plot plan.
(14)
MASTER TELEVISION ANTENNA SYSTEM — A television antenna
system designed to serve more than one living unit.
(15)
MOBILE HOME — A manufactured relocatable living unit.
(16)
MOBILE HOME DEVELOPMENT — A parcel of land under a single
ownership which has been planned and improved for the placement of
mobile homes for nontransient use.
(17)
MOBILE HOME LOT — A parcel of land rented for the exclusive
use of the occupants of a single mobile home.
(18)
MOBILE HOME STAND — That part of an individual lot which
has been reserved for the placement of the mobile home.
(19)
NON-ENTRY SIDE — That side of the mobile home opposite
the entry side.
(20)
PLAT — A map, plan or chart of a City, town, section or
subdivision, indicating the location and boundaries of individual
properties.
(21)
PLOT — A parcel of land consisting of one or more lots
or portions thereof which is described by reference to a recorded
plat or by metes and bounds.
(22)
PROPERTY — A plot with any buildings or other improvements
located thereon.
(23)
PATIO — A surfaced outdoor living space designed to supplement
the mobile home living area.
(24)
PRIVATE STREET — A private way which affords principal
means of access to abutting individual mobile home lots and auxiliary
buildings.
(25)
PROPERTY LINE — A recorded boundary of a plot.
(26)
PUBLIC STREET — A public street which affords principal
means of access to abutting properties.
(27)
PUBLIC SYSTEM (WATER OR SEWERAGE) — A system which is
owned and operated by a local government authority or by an established
public utility company which is adequately controlled by a governmental
authority. Such systems are usually existing systems serving a municipality,
a township, an urban county or a water or sewer district established
and directly controlled under the laws of the state.
(28)
RIGHTS-OF-WAY — The area, either public or private, over
which the right of passage exists.
(29)
SHALL — Indicates that which is required.
(30)
SHOULD — Indicates that which is recommended but not required.
(31)
SITE — A parcel of land consisting of one or more lots
or portions thereof which is described by reference to a recorded
plat or by metes and bounds.
(32)
TENANT STORAGE — An enclosed space designed to provide
auxiliary general storage space for an individual mobile home. It
may be provided in current mobile home models.
(33)
YARDS — The area on the same lot with a mobile home between
the lot line and the front, rear or side of the mobile home stand.
This includes areas which must remain clear of all structures such
as enclosed patios, expandable rooms, garage or other additions.
[Ord. 7903, passed 11-12-2009]
(a)
No person shall construct, alter or extend any mobile home development
within the limits of the City unless he holds a valid permit issued
by the enforcing agency in the name of such person for the specific
construction, alteration or extension proposed.
(b)
All applications for permits shall contain the following:
(1)
Name and address of applicant.
(2)
Location and legal description of the mobile home development.
(3)
Complete engineering plans and specifications of the proposed
development showing, but not limited to, the following:
A.
The area and dimensions of the tract of land.
B.
The number, location and size of all mobile home lots.
C.
The location and width of roadways and walkways.
D.
The location of water and sewer lines and riser pipes.
E.
Plans and specifications of the water supply and refuse and
sewerage disposal facilities.
F.
Plans and specifications of all buildings constructed or to
be constructed within the mobile home development.
G.
The location and details of lighting and electrical systems.
(c)
All applications shall be accompanied by the deposit of a fee of
$50.
(d)
When, upon review of the application, the enforcing agency is satisfied
that the proposed plan meets the requirements of this Zoning Ordinance,
a permit shall be issued.
(e)
Any person whose application for a permit under this Zoning Ordinance
has been denied may request and shall be granted a hearing on the
matter before the enforcing agency under the procedure provided by
this Zoning Ordinance.
[Ord. 7903, passed 11-12-2009]
(a)
No person shall administer any mobile home development within the
limits of the City unless he holds a valid license issued annually
by the enforcing agency in the name of such person for the specific
mobile home development. All applications for licenses shall be made
to the enforcing agency, who shall issue a license upon compliance
by the applicant with provisions of this Zoning Ordinance.
(b)
Every person holding a license shall give notice in writing to the
enforcing agency within 24 hours after having sold, transferred, given
away or otherwise disposed of interest in or control of any mobile
home development. Such notice shall include the name and address of
the person succeeding to the ownership or control of such mobile home
development. Upon application in writing for transfer of the license
and deposit of a fee of $75, the license shall be transferred if the
mobile home development is in compliance with all applicable provisions
of this Zoning Ordinance.
(c)
Application for original licenses shall be in writing signed by the
applicant, accompanied by an affidavit of the applicant as to the
truth of the application and by the deposit of $250, and shall contain:
(1) the name and address of the applicant; (2) the location and legal
description of the mobile home development showing all mobile home
stands, structures, roads and other service facilities.
(d)
Applications for renewal of licenses shall be made in writing by
the holders of the licenses, shall be accompanied by the deposit of
a fee of $100 and shall contain any change in the information submitted
since the original license was issued or the latest renewal granted.
(e)
Any person whose application for a license under this Zoning Ordinance has been denied may request and shall be granted a hearing on the matter before the enforcing agency under the procedure provided by Section 1333.07.
(f)
Whenever, upon inspection of any mobile home development, the enforcing agency finds the conditions or practices exist which are in violation of this Zoning Ordinance, the enforcing agency shall give notice in writing in accordance with Section 1333.07 to the person to whom the license was issued that unless such conditions or practices are corrected within a reasonable period of time specified in the notice by the enforcing agency, the license shall be suspended. At the end of such period, the enforcing agency shall reinspect such mobile home development and, if such conditions or practices have not been corrected he shall suspend the license and give notice in writing of such suspension to the person to whom the license is issued. Upon receipt of notice of such suspension, such person shall cease administration of such mobile home development except as provided in Section 1333.07(b).
[Ord. 7903, passed 11-12-2009]
(a)
The enforcing agency is hereby authorized and directed to make such
inspections as are necessary to determine satisfactory compliance
with this mobile home development article.
(b)
The enforcing agency 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 mobile
home development article.
(c)
The enforcing agency shall have the power to inspect the register
containing a record of all residents of the mobile home development.
(d)
It shall be the duty of every resident of a mobile home development
to give the management thereof or his 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 Zoning Ordinance.
[Ord. 7903, passed 11-12-2009]
(a)
Whenever the enforcing agency determines that there are reasonable
grounds to believe that there has been a violation of any provision
of this mobile home development article, the enforcing agency shall
give notice of such alleged violation to the person to whom the permit
or license 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 his 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 his 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 mobile home development
article.
(b)
Any person affected by any notice which has been issued in connection with the enforcement of any provision of this article, may request and shall be granted a hearing on the matter before the enforcing agency, provided that such person shall file in the office of the enforcing agency a written petition requesting such hearing and setting forth a brief statement of the grounds therefore within 10 days after the notice was served. The filing of the request for a hearing shall operate as a stay of the notice and of the suspension except in the case of an order issued under Subsection (d) hereof. Upon receipt of such petition, the enforcing agency shall set a time and place for such hearing and shall give the petitioner written notice thereof. At such hearing, the petitioner shall be given an opportunity to be heard and to show why such notice should be modified or withdrawn. The hearing shall be commenced not later than 10 days after the day on which the petition was filed, provided that upon application of the petitioner the enforcing agency may postpone the date of the hearing for a reasonable time beyond such ten-day period when in his judgement the petitioner has submitted good and sufficient reasons for such postponement.
(c)
After such hearing, the enforcing agency shall make findings as to compliance with the provisions of this Zoning Ordinance and shall issue an order in writing sustaining, modifying or withdrawing the notice which shall be served as provided in Subsection (a) hereof. Upon failure to comply with any order sustaining, modifying or withdrawing a notice, the license of the mobile home development affected by the order shall be revoked.
(d)
Whenever the enforcing agency finds that an emergency exists which
requires immediate action to protect the public health, he may, without
notice or hearing, issue an order reciting the existence of such an
emergency and requiring that such action be taken as he may deem necessary
to meet the emergency including the suspension of the permit or license.
Notwithstanding any other provision of this Zoning Ordinance, such
order shall be effective immediately. Any person to whom such an order
is directed shall comply therewith immediately, but upon petition
to the enforcing agency shall be afforded a hearing as soon as possible.
The provisions of this section shall be applicable to such hearing
and the order issued thereafter.
[Ord. 7903, passed 11-12-2009]
(a)
A mobile home development shall be located only upon property designated
for that use by the appropriate public planning agency.
(b)
No part of any park shall be used for nonresidential purposes, except
such uses that are required for the direct servicing and well being
of park residents and for the management and maintenance of the park.
Nothing contained in this section shall be deemed as prohibiting the
sale of a mobile home located on a mobile home stand and connected
to the pertinent utilities.
(c)
Condition of soil, ground water level, drainage and topography shall
not create hazards to the property or the health or safety of the
occupants. The site shall not be exposed to objectionable smoke, dust,
noise, odors or other adverse influences, and no portion subject to
predictable sudden flooding, or erosion and shall not be used for
any purpose which would expose persons or property to hazards.
[Ord. 7903, passed 11-12-2009]
Site planning improvements shall provide for:
[Ord. 7903, passed 11-12-2009]
(a)
The maximum density of mobile homes shall be regulated by separation
requirements, occupied lot area ratios and recreation area requirements
as set forth in this standard. Density will vary considerably in accommodating
different sizes of mobile home units with its accessory structures
used in the locality and in the type of layout proposed.
(b)
No mobile home shall be located closer than 25 feet from any other
mobile home or permanent building within the mobile home development.
(c)
Mobile home stands shall not occupy an area in excess of one-third
of the respective lot area. The accumulated occupied area of the mobile
home and its accessory structures on a mobile home lot, shall not
exceed two-thirds of the respective lot area.
[Ord. 7903, passed 11-12-2009]
Not less than 8% of the gross site area shall be devoted to
recreational facilities, generally provided in a central location.
In larger developments, recreation facilities can be decentralized
with at least one area large enough for a small softball park (two-thirds
of an acre). Recreation areas may include space for community buildings
and community use facilities, such as indoor recreation areas, swimming
pools, hobby and repair shops, and service buildings. Where compliance
with this provision results in undue hardship and/or individual lot
areas are substantially above minimum standards and provide for sufficient
outdoor recreation, an exemption shall be granted to an extent that
an absolute minimum of 100 square feet per lot be considered sufficient
for the site of a centralized recreation area, provided that no recreation
area shall contain less than 5,000 square feet.
[Ord. 7903, passed 11-12-2009]
(a)
All mobile homes shall be located at least 25 feet from the property
boundary line abutting upon a public street or highway and at least
10 feet from other boundary lines of the development.
(b)
There shall be a minimum distance of 10 feet between the mobile home
stand and the abutting street.
(c)
All mobile home developments located adjacent to industrial or commercial
land uses shall be provided with screening such as fences or natural
growth along the property boundary line separating the development
and such adjacent nonresidential or residential uses.
[Ord. 7903, passed 11-12-2009]
(a)
General. All mobile home developments shall be provided with safe
and convenient vehicular access from abutting public streets or roads
to each mobile home lot. Such access shall be provided by streets,
driveways, or other means.
(b)
Entrance streets. Entrances to mobile home developments shall have
direct connections to a public street and shall be designed to allow
free movement of traffic on such adjacent public streets. No parking
shall be permitted on the entrance street.
(c)
Circulation. The street system should provide convenient, circulation
by means of minor streets and properly located collection streets.
Dead-end streets shall be limited in length of 1,000 feet and their
closed end shall be provided with an adequate turnaround of a sixty-foot
diameter cul-de-sac.
(d)
Pavement widths. Pavements should be of adequate widths to accommodate
the contemplated parking and traffic load in accordance with the type
of street with 10 feet minimum moving lanes for collector streets,
nine feet minimum moving lanes for minor streets, seven feet minimum
lane for parallel parking, and in all cases shall meet the following
minimum requirements.
|
Type
|
Width
(feet)
|
|---|---|
|
Collector streets with guest parking allowances
|
34
|
|
Collector streets and all other streets except minor streets
without parking allowances
|
24
|
|
Minor streets serving less than 40 lots (no parking)
|
18
|
|
One-way minor street serving less than 20 lots (no parking)
|
14
|
(e)
Street grades. Grades of all streets shall be sufficient to insure
adequate surface drainage, but should not be more than 8%. Short runs
with a maximum grade of 12% may be permitted, provided traffic safety
is assured.
(f)
Intersection. Street intersections should generally be at right angles.
Off-sets at intersections and intersections of more than two streets
at one point should be avoided.
(g)
Extent of improvements. All streets shall be provided with a smooth,
hard and dense surface which shall be durable and well drained under
normal use and weather conditions. The surface shall be maintained
free of cracks and holes and its edges shall be protected by suitable
means to prevent traveling and shifting of the base.
(h)
Street lights. Lighting shall be designed to produce a minimum of
0.1 footcandle throughout the street system. Potentially hazardous
locations, such as major street intersections, and steps or stepped
ramps shall be individually illuminated with a minimum of 0.3 footcandle.
[Ord. 7903, passed 11-12-2009]
(a)
General requirements. All mobile home developments shall be provided
with safe, convenient, all season pedestrian access of adequate width
for intended use, durable and convenient to maintain. Sudden changes
in alignment and gradient shall be avoided.
(b)
Common walk system. A common walk system shall be provided and maintained
between locations where pedestrian traffic is concentrated. Such common
walks shall have a minimum width of 3 1/2 feet.
(c)
Individual walks. All mobile home stands should be connected to common
walks, or to streets, or to driveways or to private spaces. Such individual
walks shall have a minimum width of two feet.
[Ord. 7903, passed 11-12-2009]
(a)
General. The limits of each mobile home lot should be marked on the
ground by suitable means. Location of lot limits on the ground should
be the same as shown on accepted plans.
(b)
Mobile home stands. The mobile home stand shall be improved to provide
adequate support for the placement and tie-down of the mobile home.
The stand shall have 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. Anchors or tie-downs
if provided, such as cast-in-place concrete "dead men," eyelets imbedded
in concrete screw augers or arrow head anchors shall be placed at
each corner of the mobile home stand and at intervals of at least
20 feet. Each device shall be able to sustain a minimum load of 4,800
pounds.
(c)
Driveways. Improved driveways should be provided on lots where necessary
for convenient access to mobile homes. The minimum width shall be
10 feet.
(d)
Parking spaces. The design criteria for automobile parking shall
be based upon two parking spaces for each mobile home lot. Parking
may be in tandem.
(e)
Outdoor living area. Each mobile home lot should be provided with
an outdoor living and service area. Such area should be improved as
necessary to assure reasonable privacy and comfort. The minimum area
should be not less than 300 square feet with a least dimension of
15 feet.
[Ord. 7903, passed 11-12-2009]
(a)
Water supply and distribution system.
(1)
General requirements. An accessible, adequate, safe and potable
supply of water shall be provided in each mobile home development.
Where a public supply of water of satisfactory quantity, quality and
pressure is available at the site or at the boundary of the site,
connection shall be made thereto and its supply used exclusively.
When a satisfactory public water supply is not available, a private
water supply system may be developed and used as approved by the enforcing
agency.
(2)
Source and volume of supply. The water supply shall be capable
of supplying a minimum of 150 gallons per day per mobile home. Every
well or suction line of the water supply system shall comply with
appropriate regulations of the Health Authority. No well-casings,
pumping machinery or suction pipes shall be placed in any pit, room
or space extending below ground level nor in any room or space above
ground which is walled in or otherwise enclosed, unless such rooms,
whether above or below ground, have free drainage by gravity to the
surface of the ground. The treatment of a private water supply shall
be in accordance with applicable laws and regulations.
(3)
Water storage facilities. All water storage reservoirs shall
be covered, watertight and constructed of impervious material. Overflows
and vents of such reservoirs shall be constructed with overlapping
covers, so as to prevent the entrance of contaminated material. Reservoir
overflow pipes shall discharge through an acceptable air gap.
(4)
Water distribution system. All water piping, fixtures and other
equipment shall be constructed and maintained in accordance with state
and local regulations and requirements and shall be of a type and
in locations approved by the Health Authority. The water piping system
shall not be connected with non-potable or questionable water supplies
and shall be protected against the hazards of backflow or back siphonage.
The system shall be so designed and maintained as to provide a pressure
of not less than 20 pounds and not more than 80 pounds per square
inch, under all normal operating conditions at each mobile home stand.
Also, the system shall be capable of supplying e.g. 50 mobile homes
with a demand load of 100 gpm, 100 mobile homes with 180 gpm and 300
mobile homes with 370 gpm. Greater design values may be required when
the system is to provide fire hydrants. In such event the water supply
system shall permit the operation of a minimum of 2 1/2 inch
hose streams. Each of 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. Fire hydrants, if provided, shall be located
within 500 feet of any mobile home, service building or other structure
in the development. Water mains, if installed parallel to sewer lines,
shall be separated, whenever possible, at least 10 feet horizontally
from any sanitary sewer, storm sewer, or sewer manhole. In case of
unusual conditions, separation requirements can be waived, provided
the sewer is constructed of materials and with joints that are equivalent
to water main standards of construction and shall be pressure tested
to assure water tightness prior to backfilling.
(5)
Individual water riser pipes and connections. Individual water
riser pipes shall be located within the area of the mobile home stand
and approximately 30 feet from the front of such stand. Water riser
pipes shall extend at least four inches above ground elevation. The
pipe diameter shall be at least three-quarter 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 ground during freezing weather. Surface drainage shall be diverted
from the location of the riser pipe. A shutoff valve below the frost
line shall be provided near the water riser pipe on each mobile home
lot. Underground stop and waste valves shall not be installed on any
water service.
(b)
Solid waste disposal system.
(1)
Solid waste collection stands shall be provided for all waste
containers. Such stands shall be so designed as to prevent containers
from being tipped, to minimize spillage and container deterioration
and to facilitate cleaning around them.
(2)
Solid waste incinerators, if provided, shall be constructed
in accordance with engineering plans and specifications which shall
be reviewed and approved by the enforcing agency or other authority
having jurisdiction.
(c)
Electrical distribution system.
(1)
Definition. "Mobile Home Development Electrical Wiring System"
means all of the electrical wiring, fixtures, equipment, appurtenances
related to electrical installation within a mobile home development,
up to the mobile home service entrance conductor, or if none, the
mobile home service equipment.
(2)
Compliance. Except as otherwise permitted or required by this
standard, all electrical installations in mobile home developments
shall be designed and constructed in accordance with the applicable
electrical code adopted by the enforcing agency. When the State or
other political subdivision does not assume jurisdiction, such electrical
installations shall be designed and constructed in accordance with
the appropriate provisions of the American National Standards Institute
(ANSI) standard for Mobile Homes A119.1 and the National Electrical
Code C-1.
(3)
Distribution system. The mobile home development secondary electrical
distribution system to mobile home lots shall be single phase, 120/240
volts.
(4)
Calculated load. Mobile home development electrical wiring systems
shall be calculated on the basis of not less than 16,000 watts (at
120/240 volts), per each mobile home service. The demand factors which
are set forth in the following table are the minimum allowable demand
factors which may be used in calculating load on feeders and service.
|
Number of Mobile Home Lots
|
Demand Factor
(Percent)
|
|---|---|
|
1
|
100%
|
|
2
|
55%
|
|
5
|
33%
|
|
10
|
27%
|
|
20
|
25%
|
|
50
|
23%
|
|
100 and over
|
22%
|
For the purpose of this section, where the development
service exceeds 240 volts, transformers and secondary distribution
panel boards shall be treated as services. Mobile home lot feeder
circuit conductors shall have adequate capacity for the loads supplied,
and shall be rated at not less than 100 amperes at 120/240 volts.
(5)
Mobile home service equipment. Mobile home service equipment
shall be rated at not less than 100 amperes. Provision may be made
for connecting a mobile home power supply assembly to a permanent
wiring method which may have 50 ampere receptacles conforming to ANSI-c
73.17 1966. Mobile home service equipment may also be provided with
a means for connecting a mobile home accessory building or structure
or additional electrical equipment located outside a mobile home by
a permanent wiring method. Additional receptacles may be provided
for connection of electrical equipment located outside the mobile
home. The point of the electrical connection for the mobile home will
be within the area of the mobile home stand and approximately 40 feet
from the front of such stand.
(d)
Gas distribution system.
(1)
General. Gas equipment and installations within a mobile home
development shall be designed and constructed in accordance with the
applicable codes adopted by the enforcing agency. Where the State
or other political subdivision does not assume jurisdiction, such
installations shall be designed and constructed in accordance with
the appropriate provisions of ANSI-Z21.30 and Z106.1.
(2)
Required gas supply. The minimum hourly volume of gas required
at each mobile home lot outlet or any section of the mobile home development
gas piping system shall be calculated as follows:
|
Type
|
Natural
|
L.P.G.
|
|---|---|---|
|
For the most remote mobile home lot outlet on any branch or
main
|
125 CFH
|
50 CFH
|
|
For the second most remote outlet on any branch or main
|
100 CFH
|
40 CFH
|
|
For the third most remote outlet on any branch or main
|
75 CFH
|
30 CFH
|
After the third most remote outlet subsequent branch
or main line loadings may be computed using a value of 50 cubic feet
per hour for natural gas and 20 cubic feet per hour for liquefied
petroleum gas.
(3)
Installations. All gas piping installed below ground shall have
a minimum earth cover of 18 inches. Gas piping shall not be installed
under any mobile home.
(4)
System shutoff valve. A readily accessible and identified shutoff
valve controlling the flow of gas to the entire gas piping system
shall be installed near to point of connection to the service piping
or supply connection of the liquefied petroleum gas tank.
(5)
Mobile home lot shutoff valve. Each mobile home lot shall have
an approved gas shutoff valve installed upstream of the mobile home
lot gas outlet and located on the outlet riser at a height of not
less than four inches above grade. Such valve shall not be located
under any mobile home. Whenever the mobile home lot outlet is not
in use, the outlet shall be equipped with an approved cap or plug
to prevent accidental discharge of gas.
(6)
Mobile home connector. Each mobile home shall be connected to
the mobile home lot outlet by an approved three-quarter inch mobile
home connector not more than six feet in length. Approved pipe and
fittings may be used between the flexible connector and the mobile
home lot gas outlet when the distance between the mobile home lot
gas outlet and the mobile home gas service connection exceeds that
required to make a safe installation with only a mobile home connector.
(7)
Mechanical protection. All gas outlet risers, regulators, meters,
valves or other exposed equipment shall be protected from mechanical
damage by vehicles or other causes.
(8)
Location. The mobile home gas connection shall be installed
at the edge of the mobile home stand, approximately 30 feet from the
front of such stand; and located as not to terminate beneath the mobile
home.
(e)
Fuel oil distribution systems.
(1)
Distribution systems shall be installed and maintained in accordance
with applicable codes and regulations governing such systems. Piping
installed below ground shall have a minimum earth cover of 18 inches.
(2)
All piping from outside fuel storage tanks and cylinders to
mobile homes shall be permanently installed and securely fastened
in place.
(3)
All fuel oil storage tanks or cylinders should be installed
underground and shall not be located inside or beneath any mobile
home or accessory structure, or less than five feet from any mobile
home exit.
(4)
Every tank shall be vented by a vent not less than one and one-fourth
inches iron pipe size, so designed and installed to prevent entrance
of rain or debris.
(5)
A shutoff valve located immediately adjacent to the gravity
feed connection of a tank shall be installed in the supply line to
the mobile home.
(6)
Fuel oil connectors from the tank to the mobile home shall be
brass or copper tubing or approved flexible metal hose, not smaller
than three-eighths inch iron pipe size or tubing, and shall be protected
from physical damage. Aluminum tubing shall not be used.
(7)
Valves and connectors shall be listed standard fittings maintained
liquid-tight to prevent spillage of fuel oil on the ground.
(f)
Telephone and television.
(1)
When telephone service to mobile home stands is provided, the
distribution systems shall be underground, unless economically impractical.
(2)
Where central television antenna systems are to be installed
as part of the property to be covered by mortgage insurance, a warranty
shall be obtained to assure satisfactory service. Distribution to
mobile home stands may be overhead or underground, but shall be in
general accord with the placement of the electrical distribution system.
[Ord. 7903, passed 11-12-2009]
(a)
General. The requirements of this section shall apply to service
buildings, recreation buildings, and other community service facilities
such as:
(b)
Community sanitary facilities. Every development shall be provided
with the following emergency facilities: For each 100 mobile home
lots, or fractional part thereof, there shall be one flush toilet
and one lavatory. The building containing such emergency sanitary
facilities shall be accessible to all mobile homes.
(c)
Permanent buildings.
(1)
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.
(2)
All rooms containing sanitary or laundry facilities shall:
A.
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 material or covered with moisture
resistant material;
B.
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;
C.
Have at least one window which can be easily opened, or a mechanical
device which will adequately ventilate the room.
(3)
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.
(5)
Hot and cold water shall be furnished to every lavatory, sink,
bathtub, shower and laundry fixture, and cold water shall be furnished
to every water closet and urinal.
[Ord. 7903, passed 11-12-2009]
(a)
The person to whom a license for a mobile home community is issued
shall provide adequate supervision to maintain the community in compliance
with this Zoning Ordinance and to keep its facilities and equipment
in good repair and in a clean and sanitary condition.
(b)
The management shall notify the community residents of all applicable
provisions of this Zoning Ordinance and inform them of their duties
and responsibilities under this Zoning Ordinance.
(c)
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.
(d)
The management shall maintain a register containing the names of
all community residents identified by lot number or street address.
Such register shall be available to any authorized person inspecting
the community.
(e)
The management shall notify the enforcing agency immediately of any
suspected communicable or contagious disease within the community.
[Ord. 7903, passed 11-12-2009]
(a)
The resident shall comply with all applicable requirements of this
section and shall maintain his mobile home lot, its facilities and
equipment in good repair and in clean and sanitary condition.
(b)
The resident shall be responsible for proper placement of his mobile
home on its mobile home stand and proper installation of all utility
connections in accordance with the instructions of the management.
(c)
Pets, if permitted in the community, shall be prohibited to run at
large or to commit any nuisance within the limits of any mobile home
lot.
(d)
Skirting, porches, awnings, and other additions shall be installed
only if permitted and approved by the management. When installed,
they shall be maintained in good repair. The space immediately underneath
a mobile home shall be used for storage only if permitted by the management.
If permitted, the following conditions shall be satisfied:
(e)
The resident shall store and dispose of all his rubbish and garbage
in a clean, sanitary and safe manner. The garbage container shall
be rodent proof, insect proof and watertight.
(f)
First aid fire extinguishers for Class B and C fires shall be kept
at the premises and maintained in working condition.
[Ord. 7903, passed 11-12-2009]
(a)
Accessory structures remain as per definition dependent upon the
mobile home and shall not be used as complete independent living units
with permanent provisions for sleeping, cooking and sanitation. Such
structures shall be erected, constructed and occupied on a mobile
home lot as directed by the management of the mobile home development,
as required by applicable Federal, State, and Local standards and
as specified in this section.
(b)
Accessory structures shall be designed in a manner that will enhance
the appearance of the mobile home development.
(c)
Accessory structures shall not obstruct required openings for light
and ventilation of the mobile home and shall not prevent inspection
of mobile home equipment and utility connections.
(d)
Construction and electrical installations, unless otherwise specified,
shall comply with applicable ANSI Standard A119.1.
(e)
Electrical circuits supplying the accessory structure shall be independent
of the circuit supplying the mobile home.
[Ord. 7903, passed 11-12-2009]
(a)
The mobile home shall be properly placed on its foundation and its
stability shall be affirmed.
(b)
The mobile home shall be properly secured against high wind velocities.
Overturning, sliding or up-lift shall be prevented through anchors,
tie-downs, or similar devices.
(c)
Placement and anchorage shall be provided in accordance with Sections 1333.15(b), 1333.18(c), and 1333.19(b).
[Ord. 7903, passed 11-12-2009]
(a)
The storage, collection and disposal of refuse in the mobile home
community shall be so conducted as to create no health hazards, rodent
harborage, insect breeding areas, accident or fire hazards or air
pollution.
(b)
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 provide this service. All
refuse shall be collected and transported in covered vehicles or covered
containers.
(c)
Where City or private disposal service is not available, the management
shall dispose of the refuse by incineration or transporting to a disposal
site approved by the Health Authority.
(d)
Refuse incinerators, if provided, shall be constructed in accordance
with engineering plans and specifications which shall be reviewed
and approved by the Health Authority or other authority having jurisdiction.
(e)
Incinerators shall be operated only when attended by some person
specifically authorized by the management.
[Ord. 7903, passed 11-12-2009]
(a)
Grounds, buildings and structures shall be maintained free of insect
and rodent harborage and infestation. Extermination methods and other
measures to control insects and rodents shall conform with the requirements
of the enforcing agency.
(b)
The community shall be maintained free of accumulations of debris
which may provide rodent harborage or breeding places for flies, mosquitoes
and other pests.
(c)
Storage areas shall be so maintained as to prevent rodent harborage;
lumber, pipe and other building material shall be stored at least
one foot above the ground.
(d)
Where the potential for insect and rodent infestation exists, all
exterior openings in or beneath any structure shall be appropriately
screened with wire mesh or other suitable materials.
(e)
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 considered detrimental
to health. Open areas shall be maintained free of heavy undergrowth
of any description.
[Ord. 7903, passed 11-12-2009]
(a)
Liquefied petroleum gas containers installed on a mobile home lot
shall be securely but not permanently fastened to prevent accidental
overturning. Such containers shall not be less than 25 or more than
100 pounds LP-Gas capacity.
(b)
No liquefied petroleum gas vessel shall be stored or located inside
or beneath any storage cabinet, carport, mobile home or any other
structure, unless such installations are approved by the enforcing
agency.
(c)
All fuel oil storage tanks or cylinders shall be securely fastened
in place and shall not be located inside or beneath any mobile home
or less than five feet from any mobile home exit.
[Ord. 7903, passed 11-12-2009]
(a)
Mobile home communities shall be kept free of litter, rubbish and
other flammable materials.
(b)
Portable fire extinguishers rated for Classes B and C shall be kept
in service buildings and at other locations conveniently and readily
accessible for use by all occupants and shall be maintained in good
operating condition. Their UL or Factor Manual rating shall not be
less than six.
(c)
Fires shall be made only in stoves, incinerators and other equipment
intended for such purposes.
(d)
Fire hydrants, if provided, shall comply with Section 1333.16(a)(4).
(e)
Each mobile home shall be equipped with one or more smoke detectors,
run on either commercial electrical supply or battery.
