(a) 
A manufactured home park shall be designed, constructed, and utilized for the exclusive use and occupancy of manufactured and/or modular homes.
(b) 
No part of any manufactured home park shall be used for nonresidential purposes, except for such uses that are required for the direct servicing and well-being of park residents, and for the management and maintenance of the park, including a park office, if so required.
(c) 
All manufactured and modular homes to be placed in a manufactured home park shall be required to comply with the placement and occupancy requirements of article III of this chapter with the exception of foundation requirements for a modular home.
(Ordinance 2013-0802, sec. 6-1, adopted 8/5/2013)
A manufactured home park may be located upon any property in the city provided:
(1) 
The site is a contiguous development of land comprised of a minimum of three acres.
(2) 
Soil conditions, groundwater level, drainage, and topography do not constitute hazards to health, safety, or welfare.
(3) 
The site is not exposed to objectionable smoke, dust, noise, odors, or other adverse influences.
(4) 
The site is not in any flood hazard area.
(5) 
The location of the site and the intended use of the site are in compliance with all other requirements of the ordinances of the city.
(6) 
The site development plans provide for adequate infrastructure improvements for a manufactured home park.
(Ordinance 2013-0802, sec. 6-2, adopted 8/5/2013)
(a) 
The manufactured home park site shall be graded to ensure rapid drainage and freedom from stagnant pools of water.
(b) 
Each manufactured home lot shall consist of a minimum of 5,000 square feet, and be at least 50 feet in width at the front lot line.
(c) 
Only one manufactured or modular home may be placed on a lot and shall be so placed that:
(1) 
There shall be a minimum clearance of 25 feet from the front lot line to any part of the manufactured/modular home structure.
(2) 
There shall be at least 20 feet side clearance between each manufactured/modular home.
(3) 
There shall be an end-to-end clearance of not less than 20 feet.
(4) 
There shall be at least ten feet clearance between manufactured/modular homes and any building within the park or from any property line bounding the park, except storage buildings.
(d) 
All manufactured home lots shall abut upon a street or driveway.
(e) 
Streets and driveways shall meet the following requirements:
(1) 
Entrance streets shall be at least 28 feet wide and have the same width of surfaced area.
(2) 
All other streets or driveways shall be at least 24 feet wide and have the same width of surface area.
(3) 
Street construction shall be constructed using six inches of reinforced five sack/cubic yard concrete. Concrete shall be placed with a moisture level not to exceed state department of transportation's four-inch slump. Reinforcement shall consist of No. 4 longitudinal and transverse reinforcing steel bars placed 18 inches on center and supported on chairs designed for such purpose which will maintain the reinforcing steel three inches below the top surface of the concrete. Such concrete shall be cured using accepted methods for such curing for a minimum period of four days during which time no vehicular traffic shall be allowed on top surface of the concrete. Such concrete street shall be placed on a uniformly stable and compacted subgrade.
(4) 
Streets within a manufactured home park shall be maintained free of potholes and in good traveling condition at all times. Such streets shall be constructed, owned, and maintained by the park owner unless and until the city may elect to assume ownership and maintenance of any such street.
(5) 
For each manufactured home lot, there shall be an off-street parking space provided. Such space shall be a minimum of 20 feet by 20 feet and shall be constructed of reinforced five sack/cubic yard concrete four inches thick with No. 3 reinforcing steel bars placed 18 inches on center and supported on chairs designed for such purpose which will maintain the reinforcing steel two inches below the top surface of the concrete. Such parking space shall be placed on a uniformly stable and compacted subgrade.
(6) 
The city reserves the right to modify the street requirements provided in subsection (e)(3) of this section when in its opinion existing soil or site conditions would merit such modification.
(f) 
For each manufactured home lot there shall be provided a storage building with a minimum interior clear height of seven feet and a minimum interior floor space of 9-1/2 feet by 11-1/2 feet. The building shall be constructed on a concrete slab meeting the standards set forth in subsection (e)(3) of this section.
(g) 
A manufactured home park shall be surrounded on all sides by a solid fence with a minimum height of 6-1/2 feet. Vehicular entrances to the park are exempt from the fence requirement. Such fence shall at all times be maintained in good repair.
(h) 
Security lighting fixtures shall be provided at all entrances, dead ends, cul-de-sacs, and along all streets. The light fixtures shall be a minimum of 16,000 lumens, and along streets shall be spaced at a minimum of 160 feet apart. Lighting fixtures shall be maintained in working order at all times. Cost of installation, maintenance, and repair shall be the park owner's responsibility.
(i) 
All public and private utilities shall be installed underground.
(j) 
Each manufactured home lot shall be marked for identification. Such markers shall be all-weather and shall be easily readable from the street.
(k) 
Dependent on the design and location of a proposed manufactured home park, a fire hydrant may be required.
(Ordinance 2013-0802, sec. 6-3, adopted 8/5/2013; Ordinance adopting 2025 Code)
(a) 
Any person developing a manufactured home park shall become familiar with the requirements of this article.
(b) 
Whenever any manufactured home park is proposed and the development of such park entails the subdivision of land, then before any building or development commences, and before any building or development permit for the erection of any structure or site improvements shall be granted by the building official as hereinafter provided, the person desiring to develop such park shall present to the planning and zoning commission for consideration and approval, a properly prepared plat in accordance with the requirements of the city with the exception of the filing requirements that may be established by the county clerk's office. Such plat shall be prepared on paper of sheet size no less than 24 inches by 36 inches, and drawn to a scale of one inch equals 100 feet (one inch: 100 feet), if practical.
(c) 
The subdivision of a manufactured home park into manufactured home lots for rental purposes only does not constitute the subdivision of land. However, should any part of the manufactured home park be offered for sale, or through any method be converted to another ownership, the requirement for platting shall apply.
(d) 
In addition to a properly prepared plat, a site plan shall be submitted on paper of sheet size and to scale as required in subsection (b) of this section. Such site plan shall include:
(1) 
The area and dimensions of the tract of land.
(2) 
The number, location, and size of all manufactured home lots.
(3) 
The proposed orientation of a manufactured home on each lot.
(4) 
The location and width of roadways, walkways, and vehicle parking.
(5) 
The location of the required storage building on each lot.
(6) 
The location of internal and existing utility systems.
(7) 
The location of any pipelines on the tract of land.
(8) 
The location of any proposed or existing utility easements.
(9) 
The location of any street lighting installations.
(10) 
The location of any fire hydrant.
(11) 
The location of any existing or proposed buildings or structures.
(12) 
Any additional information the building official deems necessary as an aid to the planning and zoning commission in its consideration of the plat.
(e) 
A site drainage plan shall be submitted in addition to a properly prepared plat and site plan.
(f) 
All proposed manufactured home park plats, site plans, and drainage plans within the city or its extraterritorial jurisdiction shall be submitted to the planning and zoning commission for consideration. Submission of such plat shall be done at least 14 days prior to the meeting at which plat approval will be requested. The planning and zoning commission has the power and authority to recommend approval or disapproval, as the case may be, of said plats to the city council, with the city council having final authority to grant plat approval.
(g) 
A filing fee as currently established or as hereafter adopted by resolution of the city council from time to time shall be required upon submission of a plat for planning and zoning commission approval.
(h) 
Final plat approval by the city council shall be valid for a period of one year from the date of approval. If construction has not commenced within one year, the plat along with a re-filing fee as currently established or as hereafter adopted by resolution of the city council from time to time shall be submitted to the planning and zoning commission for approval and submission to city council for final approval. Such re-submission shall be subject to the laws and ordinances in place at the time of re-submission.
(Ordinance 2013-0802, sec. 6-4, adopted 8/5/2013)
It shall be unlawful for any person to construct, alter, or extend any manufactured home park within the city without first having obtained a development permit for such from the building official.
(Ordinance 2013-0802, sec. 6-5, adopted 8/5/2013)
(a) 
All applications for manufactured home park development permits shall be submitted to the building official along with an application fee as currently established or as hereafter adopted by resolution of the city council from time to time, such fee being in addition to any city building permit and tap fees. An application shall contain the following:
(1) 
The name, address, email address and contact information of the applicant.
(2) 
The street address and legal description of the land on which the manufactured home development is to be or is located.
(3) 
A site plan in conformance with the requirements of section 16-152(d).
(4) 
A site drainage plan.
(5) 
Completed engineering plans and specifications for all aspects of the proposed development.
(6) 
Plans and specifications of the park office, if required or provided, and any other buildings to be constructed within the park.
(7) 
Any other information the building official deems necessary for his consideration of permit approval.
(b) 
The building official may require that all or any portion of the plans and specifications be certified by a professional engineer registered in the state.
(Ordinance 2013-0802, sec. 6-6, adopted 8/5/2013)
(a) 
The building official shall review the application for a development permit and upon his review and findings of compliance or noncompliance with the provisions of this article, and other ordinances and laws shall issue an affirmative or negative recommendation to city council for approval or rejection, as the case may be, of a development permit.
(b) 
The city council shall have final authority for the granting, or not granting, as the case may be, of a development permit.
(c) 
At least twice during a 30-day period just prior to the date of the meeting at which city council will consider a development permit the applicant shall publish a notice in the local newspaper with one such notice being no less than ten days prior to such meeting. Each notice shall be a minimum of two column inches by two inches and shall contain, as a minimum, the following:
(1) 
"Public Notice" in large bold print.
(2) 
"Notice of a public meeting."
(3) 
Meeting purpose: "To consider issuance of a manufactured home park development permit."
(4) 
Location of the proposed manufactured home park.
(5) 
Date, time, and place of the meeting.
(Ordinance 2013-0802, sec. 6-7, adopted 8/5/2013)
It shall be unlawful for any person to operate any manufactured home park within the limits of the city without holding a valid license issued annually by the city in the name of the owner of the park. All applications for a license shall be made to the building official who shall issue a license upon his finding of compliance by the applicant with the provisions of this article.
(Ordinance 2013-0802, sec. 6-8, adopted 8/5/2013)
(a) 
Application for a manufactured home park license shall be in writing, signed by the applicant and shall contain the name, address, email address and contact information of the owner of the park, the name, address, and location of the park, as well as any additional information the building official may require to enable the city to determine whether the park meets all applicable laws and ordinances. Such application shall be accompanied by the payment of an application fee as currently established or as hereafter adopted by resolution of the city council from time to time.
(b) 
Prior to the issuance of a license, the building official may inspect the park to ensure its compliance with the provisions of this article and other applicable ordinances and laws.
(c) 
Prior to the issuance of a license, the applicant shall remit to the city the annual manufactured home park license fee.
(d) 
The license shall be an annual license with an expiration of September 30 of each year. There shall be no proration of license fees regardless of the date of the license issue.
(e) 
The city may inspect each park annually prior to expiration of the license. In the event of such inspection, a report will be furnished to each owner to ensure compliance with applicable codes and ordinances prior to renewal. Such annual inspection shall not relieve the owner of any responsibility to at all times conform to all applicable codes and ordinances.
(f) 
The license holder shall bear the sole responsibility for the timely renewal of a license. Application for renewal shall be made in writing by the holder of the license, shall be accompanied by a payment of the annual license fee, and shall contain any change in the information submitted since the original license was issued or the latest renewal was granted.
(Ordinance 2013-0802, sec. 6-9, adopted 8/5/2013)
The building official shall not issue any license for the operation of a manufactured home park unless application has been made for such pursuant to this article. No license shall be issued until all applicable fees have been paid, and a finding of any violation of the requirements of this article and other applicable laws and ordinances shall constitute a basis for denial of the issuance of a license or a renewal of a license. The issuance of a license shall not constitute evidence on the city's part that the park does meet the requirements of this article or other applicable laws and ordinances.
(Ordinance 2013-0802, sec. 6-10, adopted 8/5/2013)
(a) 
Every manufactured home park license holder shall give notice in writing to the city within 30 days after having sold, transferred, assigned, given away, or disposed of any interest in, or control of the manufactured home park. Such notice shall include the name, address, email address and contact information of the person succeeding to the ownership, or control of such park. Failure of the park to be in compliance with the provisions of this article or other applicable laws and ordinances shall constitute a basis for denial of the transfer of a license. The transferee shall be entitled to operate the park for a period of 30 days and shall within that time apply for and obtain a new license to operate. The transfer of a license shall not constitute evidence on the city's part that the park does meet the requirements of this article or other applicable laws and ordinances. If the transferee shall fail to obtain a new license within the required 30 days, all rights and privileges to legally operate the park shall be forfeited. If such license terminates upon the aforesaid basis, the occupants of the park shall be given a 60 day notice to remove their manufactured homes from the premises, and failure to do so within such time shall constitute a misdemeanor. In the event legitimate circumstances exist preventing compliance within the specified 60-day period, the building official may extend the compliance time for a period as may be reasonably determined. Additionally, when warranted, the building official may provide for immediate compliance when a serious threat to life or substantial damage to property may exist.
(b) 
Within five days of a notice from the city that a park has forfeited its rights and privileges to be legally operated, an all-weather sign a minimum of two feet by two feet shall be posted at the main entry point to the park. Such sign shall legibly and prominently state "Notice to Occupants" and shall further state that the park has forfeited its right to operate and the occupants may be required to vacate the premises.
(Ordinance 2013-0802, sec. 6-11, adopted 8/5/2013)
(a) 
Any license issued hereunder may be revoked for violation of any of the terms or provisions of this article or other applicable laws and ordinances. In the event a complaint shall be filed in writing and signed by the complainant which alleges circumstances, and/or conditions, and/or raises questions as to the ability of the license holder to satisfactorily perform under the terms and provisions of this article or other applicable laws and ordinances, the city may conduct a hearing for the purpose of inquiring into the facts and allegations relating to such licensee's willingness or ability to perform thereunder. The city shall give the license holder a ten-day notice prior to convening any hearing, and upon the completion of a hearing, shall announce any decision reached, in writing, to all parties in interest. Any person aggrieved by any decision so rendered may appeal in writing by letter to the city council within ten days from the date of the rendering of such decision. The city council may make such inquiries and investigations that may be appropriate and shall render a final decision thereon. A finding by the city council of the licensee's nonconformance with this article or other applicable laws and ordinances shall constitute a basis for the immediate revocation of the license.
(b) 
After a manufactured home park operator's license has expired or been revoked, notice shall be given by the city to the occupants of the subject park to vacate the premises within a period of 60 days and remove their manufactured or modular homes therefrom. Failure of any such occupant to comply therewith shall constitute a misdemeanor. In the event legitimate circumstances exist preventing compliance within the specified 60-day period, the building official may extend the compliance time for a period as may be reasonably determined.
(c) 
Nothing contained in this section shall be construed to prevent the city from ordering the immediate evacuation or closure of any manufactured home park to the extent permitted by law in the event of imminent or extreme hazard to human life or property.
(d) 
No license, once revoked, shall be at any time reinstated, renewed, or reissued until such time as the former license holder or new license applicant has fully complied with all the terms and provisions of this article for a new permit.
(e) 
Within five days of a notice from the city that a park has forfeited its rights and privileges to legally operated, an all-weather sign a minimum of two feet by two feet shall be posted at the main entry point to the park. Such sign shall legibly and prominently state "Notice to Occupants" and shall further state that the park has forfeited it right to operate and the occupants may be required to vacate the premises.
(Ordinance 2013-0802, sec. 6-12, adopted 8/5/2013)
The license certificate issued under this article shall be conspicuously posted in the office or on the premises of the manufactured home park at all times.
(Ordinance 2013-0802, sec. 6-13, adopted 8/5/2013)
The annual fee for each manufactured home park license, renewal, or transfer thereof shall be in such amount as currently established or as hereafter adopted by city council from time to time. This fee entitles the license applicant/holder to the initial inspection for granting a license, or license renewal, and follow-up inspection, if necessary. If additional inspections are required because of noncompliance, a fee as currently established or as hereafter adopted by city council from time to time for each additional inspection shall be charged. Failure to pay the licensing fee or additional noncompliance inspection fees shall be considered justification to deny the manufactured home park license or renewal thereof.
(Ordinance 2013-0802, sec. 6-14, adopted 8/5/2013)
(a) 
Parks with 25 or more lots.
Each manufactured home park with 25 or more lots shall be provided with a building to be known as the "office" with a sign identifying it as such attached thereon, in which shall be kept copies of all records pertaining to the management and supervision of the park, as well as all rules and regulations of the park. Such records, rules, and regulations are required to be maintained and shall be made available for inspection to the building official or any other representative identified in section 16-164. Such office shall be a permanent-type structure of a type and size as approved by the city.
(b) 
Parks with fewer than 25 lots.
Each manufactured home park with fewer than 25 lots shall be required to install, and at all times maintain, a sign located in a prominent place at or near the park entrance giving the name, address, and contact information of the owner. The sign must be an all-weather sign and be a minimum size of two feet by two feet in compliance with the city sign ordinance, Ordinance No. 2014-06. The sign shall be placed within 30 days from the date of the issuance of the license. Additionally, such parks will maintain and make available for inspection to the building official or any other representative identified in section 16-164, all records pertaining to the management and supervision of the park, as well as all rules and regulations of the park.
(Ordinance 2013-0802, sec. 6-15, adopted 8/5/2013)
The city's building official, mayor, chief of police, fire marshal, fire chief and their respective authorized deputies, officers, inspectors, and other representatives are hereby authorized and directed to make such inspections as are necessary or desirable to determine satisfactory compliance with this article and all other applicable ordinances and laws. Failure to grant access or provide requested information without a just and necessary cause shall be grounds for termination of the license.
(Ordinance 2013-0802, sec. 6-16, adopted 8/5/2013)
It shall be unlawful for any person operating a manufactured home park or occupying a manufactured or modular home to construct or allow to be constructed any additional structure or building, without first obtaining a permit issued by the city.
(Ordinance 2013-0802, sec. 6-17, adopted 8/5/2013)
Each owner of a manufactured home park shall maintain such park and any facilities, fixtures, and permanent equipment in connection therewith, in a clean and sanitary condition, free from litter and high weeds; shall maintain all equipment present or used in a state of good repair; and shall maintain the park in compliance with this article and other applicable ordinances and laws.
(Ordinance 2013-0802, sec. 6-18, adopted 8/5/2013)
(a) 
The owner shall notify the community residents of all applicable provisions of this article and inform them of their duties and responsibilities thereunder, including, but not limited to, the requirement that the placement and occupancy of a manufactured or modular home in the park may not take place until and unless placement and occupancy permits as herein contained have been issued by the city.
(b) 
Where permits are required, the owner shall refuse to allow the placement of a manufactured home or modular home, or connection of utilities thereto, unless all requirements of this article have been met and all applicable fees paid.
(c) 
It shall be the duty of the owner to prescribe rules and regulations for the management and occupancy of the park and to make adequate provisions for the enforcement of the rules and regulations. The owner shall make copies of such available to each occupant, and shall additionally furnish a copy to the city. In addition, it shall be the duty of the owner to comply strictly with the following:
(1) 
Provide for regular inspection of all public and private utilities.
(2) 
Provide for the regular collection and removal of garbage and other waste material.
(3) 
Cap all unused sewer taps.
(4) 
Provide and maintain safe and sanitary public and private utility connections to each manufactured home.
(5) 
Ensure that each manufactured home is placed in accordance with the provisions of this article.
(6) 
Prohibit the parking or storage of abandoned vehicles, recreational vehicles, or boats on any of the park's streets. An abandoned vehicle shall be one which is inoperable, and/or does not possess a current license registration or vehicle inspection sticker.
(7) 
Prohibit the storage, within view from the street, of building materials, equipment, abandoned vehicles, vehicle and equipment parts and/or components, or other objectionable materials and items. A six-foot solid fence shall be considered screening from view.
(8) 
Maintain a neat, clean, sanitary, and safe park.
(Ordinance 2013-0802, sec. 6-19, adopted 8/5/2013)
(a) 
The occupant of a lot shall at all times comply with all applicable requirements of this article as well as the park rules and regulations, and shall maintain his lot, its facilities and equipment in good repair and in a neat, clean, and sanitary condition.
(b) 
The occupant shall be responsible for securing an approved placement and occupancy permit issued by the city and shall be responsible for the proper placement of his manufactured home or modular home on his lot in accordance with the provisions of this article, and the proper connection to utilities.
(Ordinance 2013-0802, sec. 6-20, adopted 8/5/2013)
Bottled gas shall not be used at licensed parks unless the containers are properly connected by copper or other suitable metal tubing. Bottled gas cylinders shall be securely fastened in place. No cylinders containing bottled gas shall be located in a manufactured or modular home or within five feet of a door thereof. State and local regulations applicable to the handling of bottled gas and fuel oil must be followed.
(Ordinance 2013-0802, sec. 6-22, adopted 8/5/2013)
Park premises, buildings, and structures shall be maintained free from insect and rodent harborage and insect infestation.
(Ordinance 2013-0802, sec. 6-23, adopted 8/5/2013)
(a) 
Existing parks shall be subject to the licensing fees as currently established or as hereafter adopted by city council from time to time.
(b) 
A manufactured home park in existence prior to the effective date of the ordinance from which this article is derived, or prior to the annexation of land on which the manufactured home park is located, may continue to be used as a manufactured home park although not in accordance with the provisions of this article if:
(1) 
The manufactured home park meets all other requirements of law and city ordinances which were applicable prior to the effective date of the ordinance from which this article is derived.
(2) 
The manufactured home park continues to meet all other requirements of law and city ordinances which were applicable prior to the effective date of the ordinance from which this article is derived.
(3) 
The manufactured home park contains no conditions which constitute a threat to the health and safety of its residents or the public in general.
(c) 
Notwithstanding the provisions of subsections (a) and (b) of this section, any additions, alterations, or expansions to existing nonconforming parks are required to meet the requirements of this article unless otherwise directed by the city.
(d) 
An existing mobile home in an existing park, if replaced, shall be replaced with a manufactured home or modular home.
(e) 
Failure of a manufactured home park to correct, within 60 days of notice by the city, any and all violations of law or city ordinances which were applicable prior to the effective date of the ordinance from which this article is derived shall serve as justification for city council to require the offending manufactured home park to comply with the provisions of this article.
(Ordinance 2013-0802, sec. 6-24, adopted 8/5/2013)