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.