This division may be referred to as the city mobile home and
recreational vehicle ordinance.
(Ordinance 3.900 adopted 7/9/2012)
(a)
This
division provides a flexible method for the design and utilization
of property to permit mobile home parks and recreational vehicle parks
where such developments are desirable and appear likely to occur.
(b)
The
regulations are designed in such a manner as to optimize abutting
land uses and to permit complementary development, while at the same
time to provide protection and desirable urban shape to the park location
district and surrounding zones.
(c)
If
any portion of this division is in conflict with any other or previous
ordinances, this division will prevail. It will only affect the portion
that is in conflict and will in no way negate the rest of the other,
or previous, ordinance.
(Ordinance 3.900 adopted 7/9/2012)
Unless otherwise specified, certain words and phrases in this
division shall have the specified meanings.
A written certificate of permission issued by the city building
official to allow the construction, alteration, or extension of a
mobile home park or recreational vehicle park according to the provisions
of this division.
A portable dwelling designed to be used for casual travel,
primarily being self-propelled and generally being a dependent unit.
This category includes, but is not limited to, truck campers, bus
campers, and self-propelled travel homes.
A written certificate issued by the city building official
permitting a person to occupy, operate, and maintain a mobile home
park or recreational vehicle park under the provisions of this division.
A unit that does not contain bath or shower and toilet facilities.
Tracts of land which have been previously subdivided into
lots or parcels in accordance with the subdivision laws or ordinances
of the city or other political subdivisions.
A structure, constructed on or after June 15, 1976, according
to the rules of the United States Department of Housing and Urban
Development, transportable in one or more sections, which is built
on a permanent chassis and designed to be used as a dwelling with
or without a permanent foundation when connected to the required utilities,
and includes the plumbing, heating, air conditioning and electrical
systems. The term does not include a recreational vehicle.
Any vehicle or similar portable structure, including expanding
and double width units, designed for long-term occupancy, which arrives
at a mobile home site as a complete dwelling. Such unit shall be eight
(8) feet or more in width and more than thirty-one (31) feet in length
and contain one or more water closets, lavatories, showers or bathtubs.
This term as used herein shall be interpreted to include HUD-code
manufactured homes.
A plot of ground within a mobile home park containing a minimum
area and required improvements and amenities as specified in this
division and other pertinent ordinances and codes of the city.
A unified development of mobile home lots or stands designed
for the specific purpose of accommodating mobile homes for dwellings
and their related accessory uses, and meeting all the requirements
of this division.
A unit that contains bath or shower and toilet facilities.
A mobile home park or recreational vehicle park, whichever
is applicable.
(Includes both dependent and independent campers and travel
trailers.) A vehicular, portable structure built on a chassis, which
is not self-propelled and which is a dependent unit designed for casual
travel and temporary living.
A plot of ground within a recreational vehicle/camper park,
containing a minimum area as specified in this division, and designed
for the temporary location of one (1) recreational vehicle or camper.
A certified development of recreational vehicle/camper lots
designed primarily for transient service, on which recreational vehicles,
campers, pickup coaches, and self-propelled motorized vehicles may
be parked on a temporary basis, and situated and used for the purpose
of supplying services to the public and a parking facility for such
vehicles.
Tracts of land which have not been previously subdivided
into lots or parcels and/or unsubdivided land.
Any house car, trailer or any unit or vehicle intended for
or capable of being moved from place to place, either by its own power
or by power supplied by some vehicle attached or to be attached, which
is maintained, placed, used, intended or designed to be used as living
or sleeping quarters for one (1) or more persons, except pick-up trucks
with campers mounted thereon.
(Ordinance 3.900 adopted 7/9/2012)
(a)
Permit for construction, addition or alteration.
No
person shall construct or engage in the construction of any mobile
home park or recreational vehicle park or make any addition or alteration
to any such park that either alters the number of sites for mobile
homes and recreational vehicles within the park or affects the facilities
required therein until he first secures from the city building official
a building permit authorizing the construction, addition, or alteration.
The construction, addition, or alteration shall be done in accordance
with and limited to work covered by plans and specifications submitted
with the application and approved by the city building official.
(1)
A person wanting to construct or engage in the construction of any
mobile home park or recreational vehicle park or make any addition
or alteration to any such park that either alters the number of sites
for mobile homes or recreational vehicles within the park, or affects
the facilities required therein, shall first obtain approval from
the planning and zoning board for a "specific use permit".
(b)
Certificate of occupancy.
No person shall operate, or
inhabit, a mobile home park or recreational vehicle park until he
first secures a certificate of occupancy from the city building official.
All such certificates shall be issued for a period not to exceed one
(1) year, and shall expire on the 31st day of January of each calendar
year. Certificates of occupancy for mobile home parks or recreational
vehicle/camper parks shall be renewed upon receipt of a proper application
by the city building official, accompanied by the required certificate
fee or evidence that the fee has been paid, if:
(1)
Plans previously approved by the building official are on file.
(2)
The park layout and facilities are in substantial conformity with
the approved plans and no deviations exist which, in the opinion of
the building official, cause a hazard to public health or safety.
(3)
A physical inspection of the park by the building official and an
authorized health officer has been made within three (3) months prior
to the date of the application, which shows satisfactory maintenance
of facilities and compliance with the provisions of this division.
(c)
Parking or location of mobile home or recreational vehicle restricted.
No person shall park, place or locate any mobile home or recreational
vehicle upon any street, lot, tract or parcel of land in the city
for a longer period than three (3) hours for a mobile home and seventy-two
(72) hours for a recreational vehicle, with the following exceptions:
(1)
Mobile homes and recreational vehicles may be located in established
mobile home parks and/or recreational vehicle parks in accordance
with this division.
(2)
Singular mobile homes may be located on lots, tracts, or parcels
of land in accordance with a plat on file with the city administrator-secretary.
Such plat shall be kept at city hall and may be amended only by the
city council. A building permit must be secured from the city administrator-secretary
prior to the placement of a mobile home in accordance with this division.
(3)
No more than one (1) uninhabited mobile home or recreational vehicle
may be parked in private parking areas or driveways provided the vehicle
does not interfere with or confuse the control of traffic on the public
streets. The limit of one (1) does not apply to a lawfully operated
business that buys, sells, or repairs mobile homes or recreational
vehicles.
(Ordinance 3.900 adopted 7/9/2012)
(a)
Application for building permit.
Application for a building
permit to establish a mobile home park or recreational vehicle park
shall be made on a form provided by the city planning or building
department and shall be accompanied by a preliminary site plan drawn
to suitable scale on 24" x 36" reproducible sheets. The application
and accompanying plan shall include the following:
(1)
Name of applicant, name of property owner, name of developer and
sufficient legal description of the land as to clearly define the
boundaries of the park.
(2)
Scale of map, north arrow, date of preparation and key map showing
the location of the proposed development.
(3)
Name and address of the licensed surveyor or civil engineer who prepared
or certified the proposal.
(4)
Location, names, existing widths, and rights-of-way for all adjoining
highways, streets or alleys.
(5)
Widths and approximate locations of all existing or proposed easements,
whether public or private, for streets, drainage, sewers or public
utility purposes.
(6)
A topographic map of scale to indicate existing elevations and approximate
location of all areas subject to normal inundation of stormwaters,
areas proposed for cut or fill and method of drainage for the project.
(7)
Location, width, and direction of flow of watercourses, water supply,
method of sewage disposal, flood-control drainage.
(8)
Layout and configuration of all lots and spaces within the development
area, with identification of lots and areas by number or letter, and
dimensions of each lot shown.
(9)
Layout and configuration of all parking facilities within the proposed
development.
(10)
Approximate location and use of all other buildings, structures,
enclosures and facilities required by this division, including trash
receptacles and fire hydrants.
(b)
Compliance with city regulations.
Application for a
building permit to construct a mobile home park or recreational vehicle
park shall be submitted to the building official and shall be examined
and reviewed in accordance with the city building code. The application
shall contain sufficient information to indicate that construction
will be in compliance with all applicable city codes and regulations.
(c)
Certificate of occupancy.
(1)
Application for a certificate of occupancy for a mobile home park
or recreational vehicle park, or combination thereof, shall be made
in writing to the building official. Any renewal of the certificate
shall be initiated by filing an application not later than thirty
(30) days prior to the expiration date of any current certificate.
(2)
If the owner of a park has not fully completed all of the work covered
by the approved plan within the period of the permit, but has completed
construction of at least fifty (50) percent of the sites shown on
the approved plan, together with the facilities to provide all required
services to those sites, a restricted certificate limited to the number
of completed sites may be issued for one (1) year. If an additional
twenty-five (25) percent or more of the sites are completed within
the year, the owner may apply for a new certificate in the same manner.
If the owner does not complete twenty-five (25) percent or more of
the sites during the one-year period of the restricted certificate,
however, he will lose his certificate and license to operate the park
until such time as he comes into compliance with the requirements
of this division.
(3)
The building official shall notify the applicant in writing of any
deficiency in the application for a certificate of occupancy or in
the park construction or operation that constitutes the basis for
not issuing a certificate of occupancy. The applicant may correct
the deficiency and resubmit the application for the certificate of
occupancy in the same manner as the original application.
(4)
A certificate of occupancy for a mobile home park or recreational
vehicle park shall be valid from January 1 until December 31st of
any given year. The yearly fee for a certificate of occupancy will
not be prorated for a lesser period of time. The full fee will be
required no matter what date it is applied for or issued.
(5)
Where a mobile home park and recreational vehicle park are to be
operated together, a separate certificate of occupancy shall be required
for each type of operation, and separate fees will be required, as
if the parks were separate.
(6)
When a certificate of occupancy has been issued, it shall be displayed
conspicuously in the office of the park manager. Certificates of occupancy
shall not be transferred to another owner. A new certificate of occupancy
shall be issued to the new owner at no cost, unless the certificate
of occupancy has expired.
(Ordinance 3.900 adopted 7/9/2012)
(a)
Mobile home parks.
A fee in the amount established by
the city shall be required for the operation of the park and issuance
of a certificate of occupancy.
(b)
Recreational vehicle parks.
A fee in the amount established
by the city shall be required for the operation of the park and issuance
of a certificate of occupancy.
(c)
Date due.
The park owner shall remit to the city the
fee as enumerated no later than January 31 of each calendar year.
(Ordinance 3.900 adopted 7/9/2012; Ordinance adopting 2024 Code)
(a)
All
park managers shall keep a copy of the certificate of occupancy, and
a register of all occupants with names and addresses, state of legal
residence, dates of entrance and departure and license numbers of
all units.
(b)
All
park managers shall be responsible for informing park residents of
all applicable rules and regulations pertaining to the park operation
and management.
(c)
All
park managers shall be responsible for maintaining the park in a clean,
orderly and sanitary condition at all times.
(d)
All
recreational vehicle park managers shall collect, according to state
guidelines, the hotel/motel tax approved by the city.
(e)
Failure
by park managers to comply with regulations in this section shall
be grounds for the revocation of the certificate of occupancy by the
city building official.
(f)
The
occupants of each park shall be responsible to the park manager in
the placement of mobile homes or recreational vehicles, for maintenance
of facilities and equipment in a state of good repair, and for compliance
with all applicable park rules and regulations.
(Ordinance 3.900 adopted 7/9/2012)
(a)
Location and size.
(1)
Mobile home parks hereafter established in the city shall be located
in the following districts and/or designated areas: As established
and prescribed by the zoning ordinance.
(2)
All mobile home parks hereafter established and developed in the
city shall contain a minimum contiguous area of two (2) acres with
a provided twenty-five (25) percent of the total required area reserved
for streets, utility areas, open spaces, and park facilities.
(b)
Lots and spaces.
(1)
Lots within a mobile home park may be leased, rented or sold. Lots
that are proposed to be sold must be filed as a regular subdivision
plat with the city.
(2)
All lot lines within a mobile home park shall be permanently marked
and must provide convenient access for the placement of a mobile home.
(3)
There shall be provided a lot or space containing a minimum of two
thousand five hundred (2,500) square feet of area with a minimum of
twenty-five (25) feet width facing a street for each mobile home lot
provided.
(4)
The applicant may reduce the minimum requirement of two thousand
five hundred (2,500) square feet of area by five hundred (500) square
feet per lot, provided the reduction is made up in common open space.
No applicant shall reduce more than ten (10) percent of his lots for
this common open space purpose.
(5)
A front yard, two (2) side yards, and a rear yard shall be provided
on every lot or site in a mobile home park, the depth of which shall
not be less than three (3) feet; they should not be paved, but maintained
as landscaped or open grass areas.
(c)
Minimum tiedown and anchor requirements.
(1)
Frame ties.
Each mobile home park owner shall be responsible
for the anchorage requirements set forth herein for all mobile homes
within the park. The number of over-the-top and frame ties required
to secure a mobile home depends on variables, such as length and shape
of the unit, wind velocity and direction, type of connection between
the unit and its steel supporting frame, size and type of tiedown
materials, soil conditions, and the holding power of the ground anchor.
The following table represents the minimum number of ties required
to secure mobile homes as related to unit size:
|
32' - 50'
|
3 frame ties, each side
|
|
|
2 over-the-top ties
|
|
51' - 70'
|
4 frame ties, each side
|
|
|
2 over-the-top ties
|
|
Over 70'
|
5 frame ties, each side
|
|
|
3 over-the-top ties
|
|
Double-wide up to 50'
|
3 frame ties, each side
|
|
Double-wide over 50'
|
4 frame ties, each side
|
(2)
Ground anchors.
(A)
Auger-type anchor rods shall be constructed of galvanized steel.
The rod shall be at least 3/4" in diameter, and the disc shall have
a minimum of six (6) inches in diameter. The anchor must be capable
of being screwed into the ground to a minimum depth of four (4) feet
and capable of withstanding a minimum vertical pull of three thousand
five hundred (3,500) pounds.
(B)
Deadmen anchors of concrete shall be built at a minimum depth of
five (5) feet. The rods shall be constructed of galvanized street
at least 3/4" in diameter. The deadman anchor must be capable of withstanding
a minimum vertical pull of three thousand five hundred (3,500) pounds.
(4)
Turnbuckles.
All turnbuckles shall be constructed of
galvanized steel with a minimum of 5/8" thick, with closed eyes at
each end. The turnbuckles shall have metal rust-resistant thimbles
for cables and straps and at least two (2) clamps for each cable or
strap connection.
(5)
Roof protectors.
Each over-the-house tie should be reinforced
with a roof protector at each point of contact with the mobile home.
(6)
Piers and footings.
(A)
Piers should be constructed of standard 8" x 8" x 16" celled concrete
blocks placed over a footing, with the long dimension (16") of the
block perpendicular to the main frame members and centered under them.
The piers should be topped with a solid concrete cap 8" x 8" x 2".
If needed to provide uniform bearing, treated wood shims should be
driven tight between the cap and supporting steel frame.
(B)
All footings shall be of solid concrete a minimum of 16" x 16" x
4".
(d)
Screening.
All mobile home parks hereafter established
shall provide adequate screening from abutting properties by means
of a solid wall fence, slatted wire fence, or landscaping with trees
or adequate berm.
(e)
Soil and ground cover.
Exposed ground surfaces in all
parts of every park shall be paved, covered with other solid material,
or protected with a vegetative growth that is capable of preventing
soil erosion and eliminating dust. The park owner shall be responsible
for the maintenance of the ground cover or other vegetation where
used.
(f)
Drainage.
All ground surfaces in the park shall be graded
in such a manner as to drain all surface water in a safe, efficient
way. Runoff shall not be permitted to drain on abutting property.
Any natural drainage characteristics of the land must be retained.
The adequacy of the drainage facilities shall be verified by a licensed
professional engineer.
(g)
Water supply.
(1)
The water supply system shall be connected by pipes to all mobile
home stands, buildings and other facilities requiring water.
(2)
All piping, fixtures and other equipment shall be constructed and
maintained in accordance with state and city regulations and requirements.
(3)
City water mains shall be placed within a properly dedicated easement
to allow for adequate maintenance.
(4)
Individual water meters may be provided for each mobile home stand
or may be served through a master meter.
(5)
All fire hydrants shall be located in accordance with city regulations
and requirements.
(h)
Sewage disposal.
An adequate and safe sewer system shall
be provided in all parks for conveying and disposing of all sewage.
The sewer system shall be constructed and maintained in accordance
with the city plumbing code. All proposed sewage disposal facilities
shall be approved by the city water and sewer departments and the
city building department.
(i)
Electrical distribution and lighting system.
(1)
Adequate lighting shall be provided as approved by the city electrical
inspector.
(2)
Every park shall contain an electrical wiring system consisting of
wiring, fixtures, equipment, and appurtenances which shall be installed
and maintained in accordance with applicable codes and regulations
for such systems. Each lot may be individually metered. The location
of any underground lines shall be clearly marked by surface signs
at approved intervals.
(j)
Refuse and garbage.
All matters pertaining to the location
and maintenance of refuse areas shall be subject to approval by the
city sanitation department.
(k)
Services and amenities.
(1)
A minimum of ninety (90) feet of storage space should be provided
for each mobile home lot for the storage of outdoor equipment, furniture
and tools. The storage locker for each lot should be located on the
lot or within two hundred (200) feet from each lot. Location may be
at common lot corners in locker compounds, or integral with a patio
enclosure.
(2)
A paved or gravel sidewalk to each home or pad from off-street parking
areas shall be provided.
(3)
Laundry facilities and any other applicable service buildings should
be conveniently located within each park, if such service facilities
are planned as part of the total park complex.
(l)
Streets, internal circulation and parking.
(1)
All streets providing access to a mobile home park shall be developed
in accordance with the following:
(2)
All streets providing access to individual lots or sites in mobile
home parks shall be developed in accordance with the following:
(A)
All public streets shall include grading the full width of right-of-way,
construction of integral curbs and gutters, base and pavement, constructed
in accordance with city standards.
(B)
All private streets shall provide adequate paving width consisting
of acceptable surfacing materials.
(C)
On-street parking shall be prohibited on all streets within the park
unless additional paving of adequate width is provided, and the plans
for the park shall provide for one (1) space for each mobile home
lot and one (1) additional space for every two (2) mobile home lots.
These spaces may be arranged in a "cluster arrangement," located within
fifty (50) feet of the lots served, allowing for flexibility in design.
(D)
All cul-de-sacs shall have a minimum radius of sixty (60) feet. No
cul-de-sac shall exceed four hundred (400) feet in length.
(Ordinance 3.900 adopted 7/9/2012)
(a)
Location and size.
(1)
Recreational vehicle parks hereafter established in the city shall
be located in the following districts and/or designated areas: As
established and prescribed by the zoning ordinance. Recreational vehicle
parks shall not be permitted anywhere in a SF-1 zone.
(2)
All recreational vehicle parks hereafter established and developed
in the city shall contain a minimum contiguous area of one (1) city
block with a provided twenty (20) percent of the total required area
reserved for streets, utility areas, open spaces and park facilities.
(b)
Lots and spaces.
(1)
Lots within recreational vehicle parks may be rented on a temporary
basis, not to exceed sixty (60) days. The sixty (60) days may be extended
by the city council. The city council must receive, prior to approval,
a written request for a waiver which shows that the occupant has good
cause to stay past sixty (60) days.
(2)
All lot lines within a recreational vehicle park shall be permanently
marked and must provide convenient access for the placement of a recreational
vehicle.
(3)
There shall be provided a lot or space containing a minimum of five
hundred (500) square feet of area with a minimum of fifteen (15) feet
width facing a street for each recreational vehicle lot provided.
(c)
Anchoring and tiedown.
Each recreational vehicle owner
shall be responsible for securing his recreational vehicle; however,
no permanent anchoring or tiedown measures are required.
(d)
Screening.
All recreational vehicle parks hereafter
established shall provide adequate screening from abutting properties
by means of a solid wall fence, slatted wire fence, or landscaping
with trees or adequate berm.
(e)
Soil and ground cover.
Exposed ground surfaces in all
parts of every park shall be paved, covered with other solid material,
or protected with a vegetative growth that is capable of preventing
soil erosion and eliminating dust. The park owner shall be responsible
for the maintenance of the ground cover or other vegetation where
used.
(f)
Drainage.
All ground surfaces in the park shall be graded
in such a manner as to drain all surface water in a safe, efficient
way. Runoff shall not be permitted to drain on abutting property.
Any natural drainage characteristics of the land must be retained.
The adequacy of the drainage facilities shall be verified by a licensed
professional engineer.
(g)
Water supply.
(1)
The water supply system shall be connected by pipes to all buildings
and service facilities requiring water. The system shall be set up
to serve both dependent and independent trailers within the park.
(2)
All piping, fixtures, and other equipment shall be constructed and
maintained in accordance with state and city regulations and requirements.
(3)
City water mains shall be placed within a properly dedicated easement
to allow for adequate maintenance.
(4)
All fire hydrants shall be located in accordance with city regulations
and requirements.
(h)
Sewage disposal.
An adequate and safe sewer system shall
be provided in all parks for conveying and disposing of all sewage.
The sewer system shall be constructed and maintained in accordance
with the plumbing code. All proposed sewage disposal facilities shall
be approved by the city building official or plumbing inspector.
(i)
Electrical distribution and lighting system.
(1)
Adequate lighting shall be provided as approved by the city electrical
inspector.
(2)
Every park shall contain an electrical wiring system consisting of
wiring, fixtures, equipment, and appurtenances which shall be installed
and maintained in accordance with applicable codes and regulations
for such systems. The location of any underground lines shall be clearly
marked by surface signs at approved intervals.
(j)
Refuse and garbage.
All matters pertaining to the location
and maintenance of refuse areas shall be subject to approval by the
city sanitation department.
(k)
Services and amenities.
(1)
Toilet, lavatory and bathing facilities shall be provided according
to the following schedule, except that sites plainly designated and
exclusively reserved for independent units need not be counted in
calculating the number of toilet, lavatories and bathing facilities:
(2)
A paved or gravel sidewalk to each home or site from off-street parking
areas shall be provided.
(3)
Laundry facilities and any other applicable service buildings should
be conveniently located within each park, if such service facilities
are planned as part of the total park complex.
(l)
Streets, internal circulation and parking.
(1)
All streets providing access to a recreational vehicle park shall
be developed in accordance with the following:
(2)
All streets providing access to individual lots or sites in the recreational
vehicle park shall be developed in accordance with the following:
(A)
All public streets shall include grading the full width of right-of-way,
construction of integral curbs and gutters, base and pavement, constructed
in accordance with city standards.
(B)
All private streets shall provide adequate paving width consisting
of acceptable surfacing materials.
(C)
On-street parking shall be prohibited on all streets within the park
unless additional paving of adequate width is provided, and the plans
for the park shall provide for one (1) space for each recreational
vehicle lot and one (1) additional space for every six (6) recreational
vehicle lots.
(D)
All cul-de-sacs shall have a minimum radius of sixty (60) feet. No
cul-de-sac shall exceed four hundred (400) feet in length.
(Ordinance 3.900 adopted 7/9/2012)
No person shall park, place or locate any mobile home or recreational
vehicle upon any street, lot, tract or parcel of land in the city
for a longer period than three (3) hours for a mobile home and seventy-two
(72) hours for a recreational vehicle with the following exceptions:
(1)
Mobile
homes and recreational vehicles may be located in established mobile
home parks and/or recreational vehicle parks in accordance with this
division.
(2)
Singular
mobile homes may be located on lots, tracts, or parcels of land in
accordance with a plat on file with the city administrator-secretary.
Such plat shall be kept at city hall and may be amended only by the
city council. A building permit must be secured from the city administrator-secretary
prior to the placement of a mobile home in accordance with this division.
(3)
Uninhabited
mobile homes, recreational vehicles and pickup coaches may be parked
in private parking areas or driveways provided the vehicle does not
interfere with or confuse the control of traffic on the public streets.
(Ordinance 3.900 adopted 7/9/2012)
