In addition to the mobile home park regulations set forth in Chapter
224, Zoning, the following regulations shall apply.
A. Individual mobile homes. Individual mobile homes may
be erected on any lot where the use is permitted, provided that compliance
is achieved with zoning requirements and all other applicable regulations.
Tracts of land may be developed and improved for the purpose of erecting
two or more mobile homes as part of a mobile home park, provided that
zoning requirements, all requirements of this chapter and other applicable
regulations are met.
The uses allowed within a mobile home park shall be as specified in Chapter
224, Zoning.
All applications for mobile home parks shall follow the procedures established in Chapter
224, Zoning. No application for subdivision or land development approval for the construction of a mobile home park will be accepted until the City Council has given approval pursuant to the requirements of Chapter
224, Zoning.
All regulations of Chapter
224, Zoning, shall be adhered to in mobile home parks. In addition thereto, the following regulations shall apply:
A. Arrangement of structures and facilities. The tract,
including mobile home stands, patios, other dwellings and structures
and all tract improvements, shall be organized in relation to topography,
the shape of the plot and the shape, size and position of structures
and common facilities. Special attention shall be given to new mobile
home designs and to common appurtenances that are available.
B. Adaptation to tract assets. Each mobile home unit or other dwelling or structure shall be fitted to the terrain with a minimum disturbance of the land and a minimum elevation difference between the floor level of the unit and the ground elevation under it. Existing trees and shrubs, rock formations, streams, floodplains, steep slopes and other natural features of the tract shall be preserved in accordance with the standards of Article
XI. Favorable views shall be emphasized by the plan.
C. Courts and spaces. Groups or clusters of units, so
placed as to create interior spaces and courtyards, shall be incorporated
whenever feasible.
D. Orientation. Mobile homes are encouraged to be arranged
in a variety of orientations and are strongly encouraged to have many
units with their long sides facing the street rather than their ends,
in order to provide variety and interest. Site layout shall be designed
to ensure that mobile home units are offset to block long uninterrupted
vistas between the units.
E. Streets.
(1) The street system of the mobile home park shall be
designed so as to:
(a)
Create a separation of automobile and pedestrian
circulation by means of a system of roads and pedestrian walkways.
(b)
Relate harmoniously with land uses within and
adjacent to it.
(c)
Create efficient and safe connections with the
existing road systems of the township in order to ensure proper ingress
and egress to and from the mobile home park.
(2) Location and arrangement of streets.
(a)
The arrangement, character, extent, width, grade
and location of all streets shall be designed relative to existing
and planned streets, topographical conditions, public convenience
and safety and in their appropriate relation to the proposed uses
of the land to be served by such streets.
(b)
To facilitate snow removal and to permit easy access for fire-fighting equipment and delivery trucks, any cul-de-sac street shall be designed in conformance with Article
VIII.
(3) Street intersections. Street intersections shall be designed to comply with the design standards of Article
VIII.
(4) Street widths, alignment and grades. Street right-of-way and cartway widths shall be as required in Article
VIII.
(5) Street signs and streetlighting.
(a)
Street name signs conforming to city specifications
shall be erected and painted in accordance with said specifications
at all street intersections or junctions in all developments at the
expense of the developer.
(b)
The developer shall install or cause to be installed
at the developer's expense such streetlighting facilities as may be
deemed adequate and as may be prescribed at the time the development
plan is approved, and the developer shall pay the cost of operating
said streetlights until such time as the street or street upon which
said lights are installed shall be accepted by resolution of the City
Council as part of the public road system of the city.
(6) Access limitations. Mobile home lots may have direct
access only onto internal streets. Direct access from a mobile home
lot shall not be permitted onto the street(s) from which the mobile
home park gains primary access.
(7) Conversions. Any road built as a private street and
later proposed for conversion to a public street shall be brought
up to the applicable standards for public streets prior to being ordained
as a public way, unless this requirement is waived by the City Council
subsequent to determining that compliance with the requirement would
have a negative effect on the mobile home park.
F. Fire lanes and hydrants.
(1) No dwelling unit or part of a unit shall be located
more than 150 feet from a duly improved and accessible fire lane,
as defined below, nor more than 600 feet from a private or public
street or a fire hydrant. All fire hydrants and fire lanes shall be
subject to the approval of the City Fire Marshal.
(2) Fire lanes shall have a minimum unobstructed right-of-way
width of 20 feet.
(3) Dead-end fire lanes shall be terminated with an unobstructed
vehicular turnaround or cul-de-sac with a minimum right-a-way radius
of 50 feet. Dead-end fire lanes shall have a maximum length of 400
feet.
(4) The location of fire lanes shall conform to plans
for the extension of streets, sanitary sewers, water mains, storm
sewer and other drainage facilities and public utilities as contained
in this chapter and other ordinances of the city and shall provide
adequate access to buildings by firefighters and other emergency services.
(5) Fire hydrants must be provided by the developer. The
number, type and location of fire hydrants and the size and rate of
flow of feeder lines shall be subject to the approval of the City
Fire Marshal.
(6) No certificate of occupancy shall be issued until
fire lanes are constructed and hydrants tested and approved by the
City Fire Marshal.
G. Pedestrian circulation.
(1) General requirements. All mobile home parks shall
provide safe, convenient, all-season pedestrian walkways of adequate
width for intended use, durable and convenient to maintain, between
individual mobile homes, mobile home park streets, community facilities
provided for the residents and off-site pedestrian traffic generators,
such as schools, bus stops, commercial centers, etc. These pedestrian
walkways may parallel vehicular streets, where they shall only be
required on one side, or they may form a separate but coordinated
system away from streets. Walkways must be provided wherever pedestrian
traffic is concentrated and where schoolchildren congregate.
(2) Common walk system. Where a common walk system is
provided and maintained between locations, such common walks shall
have a minimum width of four feet. Where these walks parallel streets,
they shall be separated from the street pavement by a distance of
at least four feet.
(3) Individual walks. All dwellings shall be connected
to common walks or to streets or to driveways or parking spaces connecting
to a paved street. Such individual walks shall have a minimum width
of two feet.
H. Parking.
(1) Spaces required. Two paved off-street parking spaces
shall be provided for each dwelling either on the same lot therewith
or in common parking facilities, provided that parking areas contained
therein are within 150 feet of the mobile home lots for which they
are intended.
(2) Common parking areas.
(a)
Aisle width. Where common parking facilities
are to be used, no parking aisle will be less than 22 feet in width.
(b)
Required green areas. Ten percent of all common parking areas on each lot shall be devoted to green areas consisting mostly of grass and plantings, including trees, which must be interspersed within the paved parking areas to channel traffic or divide parking areas. The green areas required by this subsection shall not constitute a portion of any green area or common open spaces otherwise required by this chapter or Chapter
224, Zoning. The exact design and location of the green areas required by this subsection shall be indicated on a development or subdivision or other similar plan and be permanently maintained as such.
I. In addition to the requirements of Chapter
224, Zoning, the following regulations shall also apply:
(1) Arrangement. The common space shall be designed as
a contiguous area unless the applicant demonstrates to the satisfaction
of the City Council that two or more separate areas would be preferable.
The open space shall also have easily identifiable pedestrian and
visual accessibility to all residents of the mobile home park.
(2) Recreation. Recreation areas and facilities acceptable
to the City Council shall be provided to meet the anticipated needs
of the residents of the development. Not less than 25% of the required
open space area, exclusive of lands within the required buffers, shall
be devoted to recreation. Recreation areas should be of a size, shape
and grade that is conducive to active recreation.
J. Buffers.
(1) All perimeter buffers shall be in accordance with Chapter
224, Zoning, and the regulations below.
(2) Existing buffers. In cases where an edge(s) of a mobile
home park occurs along natural features, which function as buffers,
including but not limited to mature vegetation, significant grade
changes or stream valleys, which are likely to be permanently preserved,
buffering may be waived along that edge(s) upon approval of the City
Council.
(3) All existing vegetation which is intended to satisfy
the buffer requirement shall be permanently maintained.
(4) Buffer landscape plan. A buffer landscaping plan acceptable to the City Council shall be submitted in accordance with Article
VIII.
K. Drainage design, including stormwater management and soil erosion and sedimentation control, shall be in accordance with Article
VIII and the regulations below.
(1) Wastewater. Wastewater from any plumbing fixture or
sanitary sewer line shall not be deposited upon the ground surface
in any part of a mobile home park or the surrounding properties.
(2) All storm sewers shall be placed in back of the curb
when located in a street or right-of-way. When located in undedicated
land, they shall be placed within an easement not less than 15 feet
wide, as approved by the city.
L. Ground cover. Exposed ground surfaces in all parts
of every mobile home park shall be paved or covered with stone or
other solid material or protected with a vegetative growth that is
capable of preventing soil erosion and the emanation of dust during
dry weather. Impervious pavement shall be kept to a minimum. All ground
surfaces shall be appropriately maintained.
M. The landscaping requirements of Article
VIII shall apply to every mobile home park.
If any fine assessed under this chapter shall
remain unpaid for the term of 15 days or for such further period as
the city may permit for cause shown, then and in that event all permits
and licensees shall forthwith be suspended until such time as all
fines, costs and fees have been satisfied. Further, upon continued
or repeated violation or violations within any mobile home park, the
right to the issuance of a permit or other continued operation thereunder
may be suspended for a fixed term or permanently revoked by the City
Council.