(a) 
General standards.
(1) 
A mobile home development shall be located only upon property designated for that use by the appropriate public planning agency.
(2) 
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.
(3) 
Condition of soil, groundwater 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 [shall be] subject to predictable sudden flooding or erosion, and shall not be used for any purpose which would expose persons or property to hazards.
(b) 
Objectives.
Site planning improvements shall provide for:
(1) 
Facilities and amenities appropriate to the needs of the occupants.
(2) 
Safe, comfortable and sanitary use by the occupants under all weather conditions.
(3) 
Practical and efficient operation and maintenance of all facilities at reasonable costs.
(c) 
Density.
(1) 
The maximum density of mobile homes shall be regulated by separation requirements, occupied lot area ratios and recreation area requirements, occupied lot area ratios and recreation area requirements [sic] 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.
(2) 
No mobile home shall be located closer than 30 feet from any other mobile home or permanent building within the mobile home development.
(3) 
Mobile home stands shall not occupy an area in excess of one-fourth 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.
(d) 
Recreation area.
Not less than 15 percent 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 (one 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 200 square feet per lot be considered sufficient for the site of a centralized recreation area, provided that no recreation area shall contain less than 10,000 square feet.
(e) 
Required setbacks, buffer strips and screening.
(1) 
All mobile homes shall be located at least 25 feet from any park property boundary line abutting upon a public street or highway and at least 20 feet from other park property boundary lines.
(2) 
There shall be a minimum distance of 20 feet between the mobile home stand and the abutting park street.
(3) 
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 uses.
(f) 
Streets.
(1) 
General standards.
All mobile home developments shall be provided 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.
(2) 
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 for a distance of 100 feet from its point of beginning.
(3) 
Circulation.
The street system should provide convenient circulation by means of minor streets and properly located collector streets. Dead-end streets shall be limited in length to 1,000 feet and their closed end shall be provided with an adequate turnaround (60 feet diameter cul-de-sac).
(4) 
Pavement widths.
Pavements should be of adequate widths to accommodate the contemplated parking and traffic load in accordance with the type of street with 20 feet minimum moving lanes for collector streets, 10 feet minimum moving lanes for minor streets, 9 feet minimum lane for parallel parking, and in all cases shall meet the following minimum requirements:
(A) 
Collector streets with guest parking allowances: 40 feet.
(B) 
Collector streets and all other streets except minor streets without parking allowances: 30 feet.
(C) 
Minor streets serving less than 40 lots (no parking): 24 feet.
(D) 
One-way minor streets serving less than 20 lots (no parking): 18 feet.
(5) 
Street grades.
Grades of all streets shall be sufficient to insure adequate surface drainage, but should not be more than 8 percent. Short runs with a maximum grade of 12 percent may be permitted, provided traffic safety is assured.
(6) 
Intersections.
Street intersections should generally be at right angles. Offsets at intersections and intersections of more than two streets at one point should be avoided.
(7) 
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.
(8) 
Streetlights.
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.
(g) 
Walks.
(1) 
General requirements.
All mobile home developments shall be provided with safe, convenient, all-season pedestrian access of adequate width for the intended use, durable and convenient to maintain. Sudden changes in alignment and gradient shall be avoided.
(2) 
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 three and one-half feet.
(3) 
Individual walks.
All mobile home stands should be connected to common walks, or to streets, or to driveways or to parking spaces. Such individual walks shall have a minimum width of two feet.
(h) 
Mobile home lots.
(1) 
General standards.
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.
(2) 
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 not heave, shift or settle unevenly under the weight of the mobile home due to frost action, inadequate drainage, vibration 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 arrowhead anchors, shall be placed at least at each corner of the mobile home stand and each device shall be able to sustain a minimum load of 4,800 pounds.
(3) 
Driveways.
Improved driveways shall be provided on all lots for convenient access to mobile homes. The minimum width shall be 10 feet.
(4) 
Parking spaces.
The design criteria for automobile parking shall be based upon two parking spaces for each mobile home lot. Parking may not be in tandem.
(5) 
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 400 square feet with a least dimension of 20 feet.
(6) 
Accessory structures.
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 or occupied on a mobile home lot as directed by the management of the mobile home development, as required by applicable national, state or local standards and as specified herein:
(A) 
Accessory structures shall be designed in a manner that will enhance the appearance of the mobile home development.
(B) 
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.
(C) 
Construction and electrical installations, unless otherwise specified, shall comply with applicable ANSI Standard A119.1.
(D) 
Electrical circuits supplying the accessory structure shall be independent of the circuit supplying the mobile home.
(Ordinance 84-2, sec. 3.1, adopted –/–/84)
(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. Each mobile home lot shall have an individual city water meter.
(2) 
Source of supply.
(A) 
The city water department shall supply normal connection through individual one-home water meters.
(B) 
The treatment of a private water supply shall be in accordance with applicable laws and regulations, and with special permission of the city.
(3) 
Water storage facilities.
All private water storage reservoirs shall be covered, watertight and constructed of impervious material. Overflows and vents of such reservoirs shall be effectively screened. Manholes 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.
(A) 
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.
(B) 
The water piping system shall not be connected with nonpotable or questionable water supplies and shall be protected against the hazards of backflow or backsiphonage.
(C) 
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.
(D) 
Fire hydrants shall be located within 500 feet of any mobile home, service building or other structure in the development.
(E) 
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. 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 watertightness prior to backfilling.
(5) 
Individual water riser pipes and connections.
(A) 
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.
(B) 
Water riser pipes shall extend at least four inches above ground elevation. The pipe diameter shall be at least one inch. The water outlet shall be capped when a mobile home does not occupy the lot.
(C) 
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.
(D) 
A shut-off valve below the frost line shall be provided near the water riser pipe on each mobile home lot.
(E) 
Underground stop and waste valves shall not be installed on any water service.
(b) 
Sewage disposal.
(1) 
General requirements.
An adequate and safe sewer system shall be provided in all mobile home developments for conveying and disposing of all sewage. Wherever feasible, connection shall be made to the public system. All new improvements shall be designed, constructed and maintained in accordance with state and local laws.
(2) 
Sewer lines.
All sewer lines shall be located in trenches of sufficient depth to be free of breakage from traffic or other movements and shall be separated from the development water supply system at a safe distance (see subsection (a)(4)(E) of this section). Sewers shall be at a grade which will insure a velocity of two feet per second when flowing full. The system shall be designed adequate for a minimum flow of 150 gallons per day per mobile home lot. All sewer lines shall be constructed of materials approved by the enforcing agency, shall be adequately vented, and shall have watertight joints.
(3) 
Individual sewer connections.
(A) 
Each mobile home stand shall be provided with a four-inch diameter sewer riser pipe. The sewer riser pipe shall be located within the area of the mobile home stand, and approximately 40 feet from the front of such stand.
(B) 
The sewer connection (see definition) shall have a nominal inside diameter of three inches, and the slope of any portion thereof shall be at least one-fourth inch per foot. The sewer connection shall consist of one pipeline only without any branch fittings. All joints shall be watertight.
(C) 
All materials used for sewer connections shall be semi-rigid, corrosive-resistant, non-absorbent, and durable. The inner surface shall be smooth.
(D) 
Provisions shall be made for sealing the sewer riser pipe when a mobile home does not occupy the lot. Surface drainage shall be diverted away from the riser. The rim of the riser pipe shall extend at least four inches above ground elevation.
(4) 
Sewage lines not connected to public sewer.
Where the sewer lines of the mobile home development are not connected to a public sewer, all proposed sewage disposal facilities shall be approved by the health authority prior to construction. Effluents from sewage treatment facilities shall be discharged only as permitted by the enforcing agency.
(c) 
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.
(d) 
Electrical distribution system.
(1) 
Definition of mobile home development electrical wiring system.
All of the electrical wiring, fixtures, equipment and appurtenances related to electrical installations within a mobile home development, up to the mobile home service entrance conductor, or, if none, the mobile home service equipment.
(2) 
General standards.
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. Where 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 National Electrical Code, ANSI 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.
(A) 
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
(B) 
For the purpose of this section, where the development service exceeds 240 volts, transformers and secondary distribution panel boards shall be treated as services.
(C) 
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.
(A) 
Provision may be made for connecting a mobile home power supply assembly by a permanent wiring method and the mobile home service equipment may provide for installation of at least one 50-ampere receptacle, conforming to ANSI C73.17-1966.
(B) 
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.
(C) 
Additional receptacles may be provided for connection of electrical equipment located outside the mobile home. When connected by a flexible cord assembly, the cord shall be outside SO, ST or STO not more than 20 feet in length, and the attachment plug cap shall be an approved grounding type conforming to the configuration of the receptacle to which it is connected.
(D) 
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.
(e) 
Gas distribution system.
(1) 
General standards.
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:
 
Natural Gas
LPG
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) 
Installation.
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 shut-off valve.
A readily accessible and identified shut-off valve controlling the flow of gas to the entire gas piping system shall be installed near to the point of connection to the service piping or supply connection of the liquefied petroleum gas tank.
(5) 
Mobile home lot shut-off valve.
Each mobile home lot shall have an approved gas shut-off 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) 
Protection from mechanical damage.
All gas outlet risers, regulators, meters, valves or other exposed equipment shall be protected from mechanical damage by vehicles or other causes.
(8) 
Location of connection.
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.
(9) 
Liquefied gas prohibited.
No liquefied gas of any type shall be used in any portion of the system.
(f) 
Fuel oil distribution systems.
(1) 
General standards.
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) 
Piping.
All piping from outside fuel storage tanks or cylinders to mobile homes shall be permanently installed and securely fastened in place.
(3) 
Location of storage tanks.
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) 
Vents.
Every tank shall be vented by a vent not less than 1-1/4 inches iron pipe size, so designed and installed to prevent entrance of rain or debris.
(5) 
Shut-off valve required.
A shut-off valve located immediately adjacent to the gravity feed connection of a tank shall be installed in the supply line to the mobile home.
(6) 
Size and type of connectors; protection from damage.
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 size or tubing, and shall be protected from physical damage. Aluminum tubing shall not be used.
(7) 
Valves and connectors generally.
Valves and connectors shall be listed standard fittings maintained liquid-tight to prevent spillage of fuel oil on the ground.
(g) 
Telephone service and television system.
(1) 
When telephone service to mobile home stands is provided, the distribution system shall be underground.
(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 must be underground, in general accord with the placement of the electrical distribution system.
(Ordinance 84-2, sec. 3.2, adopted –/–/84)
(a) 
General standards.
The requirements of this section shall apply to service buildings, recreation buildings and other community service facilities such as:
(1) 
Management offices, repair shops and storage areas;
(2) 
Sanitary facilities;
(3) 
Laundry facilities;
(4) 
Indoor recreation areas;
(5) 
Commercial uses supplying essential goods or services for the exclusive use of development occupants.
(b) 
Required community sanitary facilities.
Every development shall be provided with the following emergency sanitary 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) 
Requirements for 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 not be less than 10 percent 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.
(4) 
Illumination levels shall be maintained as follows:
(A) 
General seeing tasks: Five footcandles;
(B) 
Laundry room work area: 40 footcandles;
(C) 
Toilet room, in front of mirrors: 40 footcandles.
(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.
(Ordinance 84-2, sec. 3.3, adopted –/–/84)