[HISTORY: Adopted by the Village Board of the Village of Blue Mounds as Ch. 25 of the 2001 Village Code. Amendments noted where applicable.]
As used herein, the following terms shall have the following meanings ascribed to them:
- DEPENDENT MOBILE HOME or HOUSE TRAILER
- See definition of "mobile home."
- ISSUING AUTHORITY
- The Board of Trustees has the authority to issue respective permits.
- Any person licensed to operate and maintain a mobile home park under the provisions of this chapter.
- MOBILE HOME
- For the purposes of these ordinances, a mobile home has the definition set forth in Wis. Stats. § 66.0435(d). Unless otherwise specified, use of the term "mobile home" refers to "nondependent mobile homes." A "nondependent mobile home" means a mobile home equipped with complete bath and toilet facilities, all furniture, cooking, heating, appliances and complete year-round facilities. (Some nondependent mobile homes also meet the standards for manufactured homes.) A "dependent mobile home," which is sometimes referred to as a house trailer, is a mobile home without complete bathroom facilities and is not intended for permanent use in a mobile home park.
- MOBILE HOME LOT OR SITE OR SPACE
- A plot of ground within a mobile home park designed for the accommodation or placement of one mobile home and the exclusive use of its occupants.
- MOBILE HOME OWNER
- The person in whose name the mobile home is titled by the State Department of Transportation.
- MOBILE HOME PARK
- Any site, plot, parcel or tract of land used or intended to be used for the purpose of providing a location or accommodations for two or more mobile homes and shall include all buildings used or intended to be used as part of the equipment thereof, whether or not a charge is made for the use of the mobile home park or its facilities. The term "mobile home park" shall not include automobile or mobile home sales lots on which unoccupied mobile homes are parked for the sole purpose of inspection for the purposes of sale.
- Any person to whom a special permit is issued to construct, alter or expand a mobile home park under the provisions of this chapter.
- An individual, partnership, firm, corporation, association, trust, affiliation or any other type of business association or combination, whether owner, lessee, licensee or their agent, heir or assign.
- The abbreviation "R-4" references R-4 Residential District-Mobile Home Parks as set forth in Chapter 285, Zoning.
- Any mobile home dwelling unit.
It is the intent of this chapter that mobile homes be parked or used only within mobile home park residential zoning districts as herein provided. It shall be unlawful for any person to park or use any mobile home on any street, alley, highway or road or other public place, or on any parcel of land or other space within the Village outside a licensed mobile home park as herein specified.
It shall be unlawful for any person to place, establish, operate or maintain a mobile home on property except that zoned for mobile home park residence districts.
Subject to the terms, conditions and limitations set forth herein, it shall be unlawful for any person to establish, operate or maintain, or permit to be established, operated or maintained upon any property within the Village, a mobile home park which is not in compliance with this chapter.
The R-4 Residential District provides for single-family residential development served by municipal sewer and water.
Permitted uses: mobile home parks.
Conditional uses: none.
Mobile home park requirements.
Master plan. At the time of application for rezoning to the R-4 District and application for a mobile home park license under this chapter, the applicant shall submit a preliminary master plan to the Village Plan Commission containing the following:
The names and addresses of all owners and developers of the proposed mobile home park.
The legal description and size, in acres, of the proposed mobile home park.
The location and approximate sizes of all mobile home sites, storage areas, recreation areas and facilities and proposed roadway and their width, sidewalks and permanent buildings.
Existing landscaping features and proposed landscaping concepts.
The location and size of all public roadways abutting the mobile home park and all street and sidewalk accesses from such streets and sidewalks to the mobile home park.
A drawing of a typical mobile home site showing the placement of the home, parking area, garage, setbacks, lighting and a typical landscaping plan.
Other information as required by the Village Plan Commission, Village Board, Building Inspector, Village Engineer or Director of Public Works.
Mobile home park area requirements. Each mobile home park shall comply with the following standards:
A mobile home park shall have a minimum of 10 acres in area.
The minimum setback for a mobile home park building, structure or unit shall be 40 feet from the right-of-way line of a street or highway which abuts the development.
Except for the public utility structures, no structure or pavement of any type shall be placed closer than 15 feet from the exterior property line.
Mobile home site requirements. Each mobile home site shall have:
A minimum of 6,600 square feet of land area for a single mobile home for the exclusive use of the residents of the mobile home located on the site with the average width of 60 feet and a minimum depth of 110 feet.
A minimum of 6,600 square feet of land area for a double-wide mobile home for the exclusive use of the residents of the mobile home located on the site with an average width of 60 feet and a minimum depth of 110 feet.
A minimum frontage for cul-de-sac sites shall be 20 feet measured along the pavement edge.
Mobile home sites with their long axis parallel to the roadway ("parallel lots") shall be a minimum of 110 feet wide and 60 feet deep for a single unit, and 110 feet wide and 60 feet deep for a double-wide unit.
Each space shall be numbered.
Yard requirements. All mobile homes shall comply with the following yard requirements:
No mobile home shall be parked closer than 20 feet to the front site line nor 10 feet to the rear site line. Cul-de-sac lots shall provide a minimum fifteen-foot setback from the roadway edge.
There shall be an open space of at least 20 feet between adjacent mobile homes and 20 feet between adjacent mobile homes on the rear site lines.
Parking. The following are minimum parking requirements for mobile home parks:
Each mobile home site shall have hard-surfaced off-street parking space for two automobiles. The parking spaces shall have a minimum of 360 square feet in area.
Access drives off roads to all parking spaces and mobile home spaces shall be hard-surfaced in bituminous concrete or portland cement concrete designed to accommodate normal traffic.
Utilities. The following minimum requirements for utilities shall be maintained:
There shall be no permanent obstructions impeding the inspection of plumbing, electrical facilities, utilities or other related equipment.
Garbage, waste and trash disposal and recycling plans must conform to all state and local health, pollution and waste disposal control regulations.
The owner of a mobile home park shall pay all required sewer and utility fees or assessments to the Village Clerk/Treasurer or appropriate utility.
Each mobile home in the mobile home park must be individually metered for water service, subject to the following:
The water mains and laterals shall be installed in accordance with the Village specifications and located in accordance with the specifications acceptable to the Village Director of Public Works and Village Engineer and approved by the Village Plumbing Inspector. Such mains and laterals to the curb box, together with twenty-foot wide easements with mains centered thereon and fifteen-foot easements with laterals centered thereon shall be conveyed to the Village by a document approved by the Village. The mains shall become part of the Village's utility distribution system.
Each mobile home site shall be provided with a sewer receptacle at least four inches in diameter which shall be connected to receive the waste from the shower, bath tub, flush toilet, lavatory and kitchen sink of the mobile home harbored on such site having any and all of such facilities. The sewer in each site shall be connected to discharge the mobile home waste into the public sewer system in compliance with applicable ordinances. Each unit shall be subject to a sewer service charge according to the license agreement with the Village Board. Sewer mains within the park together with twenty-foot-wide easements shall be dedicated to the Village and become part of the Village's distribution system. If sewer and water mains are laid in the same easement, a total width of 30 feet shall be dedicated to the Village.
An adequate supply of pure water for drinking and domestic purposes shall be supplied by pipes to all buildings and mobile home sites within the park, to meet the requirements of the park.
All television antenna systems, electric and telephone distribution lines and oil or gas piping serving the park or spaces therein shall be installed underground. Distribution systems shall be new and all parts and installation shall comply with all applicable federal, state and local codes.
Internal streets. All internal streets shall meet the following minimum requirements:
Streets shall be hard-surfaced with bituminous concrete or portland cement concrete to accommodate the structural requirements in the Village streets as approved by the Plan Commission.
All streets shall be developed with a street surface of not less than 24 feet wide. On-street parking on one side may be allowed (except at park entrance) if the street width is at least 28 feet wide. Streets shall be at least 32 feet wide if on-street parking is permitted on both sides.
Streets shall be designed to provide suitable drainage without on-street ponding of stormwater. The Village Engineer may require curb, gutter and/or storm sewers based on the natural characteristics of the site and the public health, safety and welfare.
Sidewalks. A thirty-six-inch-wide portland cement concrete sidewalk shall be built by the owner or operator providing access from roadways to all recreational areas, common-use buildings and common storage areas.
Lighting. Artificial lights shall be maintained during all hours of darkness in all buildings provided for common facilities for occupant's use. The mobile home park, streets and pedestrian areas shall be lighted from sunset to sunrise. Entrance roads intersecting with adjacent public streets shall be lighted by either public streetlights or private entrance lights or a combination of both as required by the Plan Commission.
Recreational areas. All mobile home parks shall have one or more recreational areas which shall be easily accessible to all park residents. Recreational areas shall be so located as to be free of traffic hazards and shall, where the topography permits, be centrally located. The size of such recreational areas shall be based on a ratio of providing a minimum of 1 1/2 acres of recreational area for each 100 mobile home sites. The location and size of individual recreation areas shall be approved by the Village Board or Building Inspector. At least 1/2 of the recreational area, but not less than 1/2 acre, shall be concentrated in one site, and the remaining balance may be distributed throughout the park in several smaller sites but of not less than 1/4 acre each. All recreational equipment installed in such area shall be owned, insured and maintained at the expense of the owner or operator of the mobile home park.
Landscaping. The following minimum landscaping requirements shall be maintained in all mobile home parks:
Each space shall be properly landscaped with at least two trees. All yards shall be sodded or planted in grass. Trees, grass and landscape materials shall be approved by the Village Board or Building Inspector and shall be properly maintained and replaced as needed to conform to the initially approved landscaping plan.
All mobile home parks constructed under this chapter shall have a greenbelt or buffer strip at least 15 feet wide along all boundaries, except that the greenbelt or buffer strip must be at least 40 feet wide where the boundary of the park is adjacent to a public highway.
All areas shall be landscaped and the landscaping shall be shown on a typical mobile home individual site plan, and also shall be shown in concept on the overall master plan.
Mobile home stands required. All mobile homes shall be placed and leveled on stands consisting of either eight-inch-by-sixteen-inch-by-four-inch block, or sixteen-inch-by-four-inch-square solid base, minimum, with a double tier of alternately crossed eight-inch block ascending; no I-beam or any portion of the mobile home frame shall rest directly on the concrete block. Oak wood shimming shall be used. If utilized, tie-downs and stabilizing devices shall conform to the standards in ANSI A225.1 or NFPA 501. No second or medium grade of concrete block may be used and all block must be installed with the hollow core in a vertical position.
Skirting. All mobile home units shall have skirts around the entire mobile home made of plastic, fiberglass or other comparable materials and shall be of a permanent color, or painted to match the appropriate mobile home so as to enhance the general appearance thereof.
Accessory storage buildings or garages. Any accessory storage building or garage in a mobile home park shall comply with other applicable Village codes. Accessory storage buildings shall be anchored.
Service buildings housing sanitation facilities shall be permanent structures complying with all applicable ordinances and statutes regulating buildings, electrical installations and plumbing and sanitation systems.
The service buildings shall be well lighted at all times of the day and night, shall be well ventilated with screened openings, shall be constructed of such moisture-proof materials which may be painted woodwork, as shall permit repeated cleaning and washing, and shall be maintained at a temperature of at least 60° Fahrenheit during the period from October 1 to May 1. The floors of the service buildings shall be of water-impervious materials. Washing and drying machines may be installed according to the need of the park.
All service buildings and the grounds of the park shall be maintained in a clean, sightly condition and kept free of any condition that will menace the health of any occupant or the public or constitute a nuisance.
Fire protection. Service buildings shall be equipped with fire extinguishers and the park with water hydrants of such type, size and number and so located within the park to comply with the Village of Blue Mounds Water Department rules and applicable Village ordinances, and all of a standard size and fitness of this department and the regulations of the Fire Department. No open fires shall be permitted at any place which may endanger life or property. No fires shall be left unattended at any time. All state and local codes regulating open fires and burning shall be enforced by the park management.
Register of owners. The manager of a mobile home park shall keep a registration list of mobile home owners available to the Village or its agent for inspection at reasonable times.
Inspection and occupancy permit. All mobile homes shall comply with state and Village fire, health, building and plumbing regulations. Before a mobile home unit may be occupied, the mobile home owner or licensed selling agent must secure the inspection and approval of the Building Inspector regarding compliance with such regulations including the provisions of this chapter. An occupancy permit must be issued by the Building Inspector prior to occupancy of such mobile home unit. All costs incurred as a result of the inspection, including the fee for the inspection and all subsequent inspections necessary to secure an occupancy permit, are the responsibility of and shall be paid in advance by the previous owners or sellers. Any person occupying or permitting the occupancy of a mobile home in violation of this section shall be subject to a forfeiture of not less than $25 nor more than $500 a day. Each day the violation continues or is permitted to continue plus applicable assessments, court costs, and fees shall constitute a separate violation of this chapter.
The Village may accept a declaration of restrictions or restrictive covenants filed by the applicant petitioning for rezoning concerning the uses of the proposed parcel to be rezoned establishing lot sizes, setbacks, roadways, recreational areas, location of mobile homes, buildings, structures and landscaping and other physical features as specified in this chapter. Such declaration of restrictions or restrictive covenants shall run with the land and shall contain the following requirements:
A subscription clause.
The legal description of the property and master plan.
The names of the persons having an interest in the property who shall also execute the restrictive covenant or declaration of restrictions.
The names and addresses of all persons holding a security interest in the property who shall also execute the restrictive covenant or declaration of restrictions.
The declaration of restrictions or restrictive covenant shall run with the land and be binding upon the property owners, grantees, successors, heirs or assigns of the property.
Contain the condition that as long as the property is zoned Mobile Home Park District, that should buildings or the property be used for other than that specified in the declaration of restrictions or restrictive covenant, that any building permit issued by the Village shall be null and void or that the occupancy of such building(s) or use of the property shall be considered to be in violation of Chapter 385, Zoning.
Such declaration of restrictions or restrictive covenant running with the land shall be recorded in the Register of Deeds Office for Dane County and shall be considered a restrictive covenant running with the land or declaration of restrictions running with the land and shall ensure to the benefit of all abutting and contiguous properties to that of the subject property, as well as the residents of the Village of Blue Mounds.
After R-4 zoning has been granted, detailed plans and information covering that portion of the total project which is intended for construction shall be submitted for approval by the Village Board prior to the start of construction of the subject mobile home park. The detailed plans and information shall conform substantially to the preliminary plans and to all other conditions required at the time of the zoning approval. All required detailed plans and information shall be submitted to the Village Board at least 10 business days prior to the requested date of approval. The detailed plans and information shall include:
A master plan showing the entire park area including plan elements as approved by the Plan Commission.
Television antenna systems, electrical and telephone distribution lines, oil and gas piping, shall be approved by the utility or other company furnishing the services.
The square footage of each mobile home site shall be depicted on the site plan. Verification of the mobile home site square footage shall be the responsibility of the mobile home park owner.
Other plans and information as required by the Village Plan Commission.
In every mobile home park, there shall be located the office of the person in charge of said mobile home park. In instances where the mobile home park is owned by the same persons owning other mobile home parks in the Village, only one office shall be required.
The licensee or permittee, or a duly authorized attendant or caretaker, shall be in charge at all times to keep the mobile home park, its facilities and equipment in a clean, orderly and sanitary condition.
It is the duty of the mobile home park owner or operator, together with the attendants or persons in charge of a mobile home park, to:
Keep a register of principal occupants of mobile homes to be open at all times to inspection by federal, state and local officials.
Maintain the mobile home park in a clean, orderly and sanitary condition at all times.
At the time of entry into the mobile home park, obtain a signed application form, stating year in which mobile home was new, together with size and make, the current owner's last prior address and current employer, plus number of and ages of children in the owner's family.
It shall be unlawful for any person to construct, alter or extend any mobile home park within the limits of the Village of Blue Mounds unless he holds a valid permit issued by the Village Board in the name of such person for the specific construction, alteration or extension proposed. All applications for permits shall contain the following:
Name and address of applicant.
Location and legal description of the proposed alteration, extension or construction.
A complete plan of the proposed construction, alteration or extension in conformity with the requirements of this chapter.
Plans and specifications of all buildings, improvements and facilities constructed, altered or extended.
Application for a construction permit shall be accompanied by a deposit and fee as set by resolution of the Village Board for each mobile home space to be constructed or altered and the applicable building, plumbing, electrical or HVAC permit fee for any building improvements or facilities proposed to be constructed in the park. The fees and deposit shall be used to cover the cost of the required inspections by the Village Engineer, Building Inspector and Plumbing Inspector and administrative and legal costs for review of the application. Applicant shall be responsible for any additional fees incurred by the Village in excess of the permit deposit. Applicant shall be entitled to a refund if actual costs are less than the original permit deposit.
Upon completion and final inspection of any newly constructed, altered or extended mobile home park and certification by the appropriate Village officials that all requirements of this chapter have been met, the Village Board shall direct the Village Clerk/Treasurer to issue a new or amended mobile home park license, as the case may be.
The fee for a mobile home park license shall be determined by resolution of the Village Board and posted in the office of the Village Clerk/Treasurer.
The fee for transfer of a license shall be determined by resolution of the Village Board and posted in the office of the Village Clerk/Treasurer.
Monthly parking fee.
There is hereby imposed on each owner of a nonexempt, occupied mobile home in the municipality, a monthly parking permit fee determined in accordance with Wis. Stats. § 66.0435(3). It shall be the full and complete responsibility of the mobile home park licensee to collect the proper amount from each mobile home owner or occupant. Licensees and owners and occupants of mobile homes permitted to be located on land outside a mobile home park and owner of lands on which such homes are parked shall pay to the Village Clerk/Treasurer such parking permit fees on or before the 10th of the month following the month for which such fees are due in accordance with the terms of this chapter and such reasonable regulations as the Clerk/Treasurer may promulgate.
Licensees of mobile home parks and owners of land on which are parked any occupied, nonexempt mobile homes shall furnish information to the Village Clerk/Treasurer and Assessor on such homes added to their park or lands within five days after arrival of such homes on forms furnished by the Clerk/Treasurer in accordance with Wis. Stats. § 66.0435(3)(c) and (e).
All applicable sections of the provisions of Wis. Stats. § 66.0435 not heretofore set forth are hereby adopted by reference as if the same were set forth specifically herein.
Upon application in writing by a licensee for renewal of a license and upon payment of the annual license fee, and upon review, the Village Board may issue a certificate renewing such license for another year.
Upon application in writing for transfer of a license and upon payment of the transfer fee, the Village Board may issue a transfer.
The Village Board may, after a public hearing, revoke or suspend any license to maintain and operate a mobile home park issued under this chapter upon complaint filed with the Village Clerk/Treasurer, signed by any law enforcement officer, health officer, or Building Inspector. The holder of the license shall be given 10 days’ notice in writing of the hearing and shall be entitled to appear and be heard as to why such license should not be revoked. Any holder of a mobile home park license which is revoked or suspended by the Village Board may, within 20 days of the date of such revocation or suspension, appeal therefrom to the Circuit Court of Dane County.
After suspension or revocation of a license, the license may be reissued only if the circumstances leading to revocation have been remedied and the park is being maintained and operated in full compliance with this chapter.
The license certificate or special permit shall be conspicuously posted in the office of or on the premises of the mobile home park at all times.
Unless otherwise set forth herein, the penalties for violation of any of the provisions of this chapter shall be provided in § 1-3 of the Code of the Village of Blue Mounds.
Wisconsin Statutes, Chapter 66.0435, is incorporated herein by reference.