Cross Reference — Administration, Title I; buildings and building regulations, Title V; building standards, §500.020 et seq.; standards for prefabricated, etc., buildings, inspection, certification of assembly, §500.040; fire code and fire protection, Ch. 520; garbage and refuse as a public nuisance, §220.030; housing, Ch. 515; industrial development authority, Ch. 155; junked, wrecked, abandoned property, Ch. 250; planning and development, Ch. 405; streets, sidewalks and other public places, Ch. 535; traffic code, Title III; utilities, Title VII; subdivisions, Ch. 410; zoning, Ch. 400.
[Ord. No. 1602 §0, 10-11-1971; CC 1988 §16-21]
The following words, terms and phrases, when used in this Article, shall have the meanings ascribed to them in this Section, except where the context clearly indicates a different meaning:
- A written license issued by the Building Official allowing a person to operate and maintain a mobile home park under the provisions of this Article and regulations issued under this Article.
- MOBILE HOME
- A movable living unit designed for year-round occupancy, sometimes termed a trailer home or trailer house; all portable contrivances used or intended to be used generally for living and sleeping quarters and which are capable of being moved by their own power, towed, or transported by another vehicle.
- MOBILE HOME PARK
- Any area, tract, or site or plot of land whereupon a minimum of ten (10) "mobile homes" as herein defined are placed, located or maintained or intended to be placed, located, or maintained for dwelling purposes only and upon a permanent or semi-permanent basis.
- MOBILE HOME SPACE
- A plot of ground within a mobile home community or park which is designed for parking a single mobile home.
- MOBILE HOME STAND
- That part of an individual lot which has been reserved for the placement of a mobile home, appurtenant structures or additions.
- A written permit issued by the Building Official permitting the construction, alteration and extension of a mobile home park under the provisions of this Article and regulations issued under this Article.
- SERVICE BUILDING
- A structure housing toilet, lavatory and such other facilities as may be required by this Article.
- SEWER CONNECTION
- The connection consisting of all pipes, fittings and appurtenances from the drain outlet of the mobile home to the inlet of the corresponding sewer riser pipe of the sewage system serving the mobile home park parking area.
- SEWER RISER PIPE
- That portion of the sewer lateral which extends vertically to the ground elevation and terminates at each mobile home space.
- TRAILER SPACE
- A parcel of land in a trailer parking area for the placement of a single trailer and the exclusive use of its occupants.
- WATER CONNECTION
- The connection consisting of all pipes, fittings and appurtenances from the water riser pipe to the water inlet pipe of the distribution system within the mobile home or trailer.
- WATER RISER PIPE
- That portion of the water supply system serving the mobile home park areas which extends vertically to the ground elevation and terminates at a designated point at each mobile home lot or each trailer space.
[Code 1972, §20-1; CC 1988; §16-1]
It shall be unlawful for any person, or anyone acting as an agent or employee of any person, to keep or maintain mobile home within any district other than a "MHP" Mobile Home Park District as set out in the zoning ordinance of the City.
[Ord. No. 1602 §1, 10-11-1971; CC 1988 §16-22]
It shall be unlawful, within the limits of the City, for any reason to park any trailer on any street, alley or highway, or other public place, or on any tract of land owned by a person, occupied or unoccupied, within the City except as provided in this Article.
Emergency or temporary stopping or parking is permitted on any street, alley or highway for not longer than two (2) hours subject to any other and further prohibitions, regulations or ordinances for that street, alley or highway. The City Council may issue a temporary permit for extended periods up to thirty (30) days.
No person shall park or occupy any trailer on the premises of any occupied dwelling or on any lot which is not a part of the premises of any occupied dwelling, either of which is situated outside an approved trailer camp.
[Ord. No. 1602 §2.1, 10-11-1971; CC 1988 §16-23]
It shall be unlawful for any person to construct, alter or extend any mobile home park within the limits of the City unless he holds a valid permit issued by the Building Official in the name of such person for the specific construction, alteration or extension proposed.
Cross Reference — Buildings and building regulations, Title V.
[Ord. No. 1602 §2.2, 10-11-1971; CC 1988 §16-24]
All applications for permits to construct, alter or extend a mobile home park shall be made to the Building Official and shall contain the following:
Name and address of the applicant;
Interest of the applicant in the mobile home park;
Location and legal description of the mobile home park;
Complete engineering plans and specifications of the proposed park showing:
The area and dimensions of the tract of land;
The number, location and size of all lots;
The location of service buildings and any other proposed structures;
The location and width of roadways and walkways;
The location of water and sewer lines and riser pipes;
Plans and specifications of the water supply, refuse and sewage disposal facilities;
Plans and specifications of all buildings constructed or to be constructed within the mobile home park;
The location and details of lighting and electrical systems.
[Ord. No. 1602 §2.3, 10-11-1971; CC 1988 §16-25]
All applications for permits under this Article shall be accompanied by the deposit of a fee of twenty-five dollars ($25.00) for mobile home parks.
[Ord. No. 1602 §2.4, 10-11-1971; CC 1988 §16-26]
When upon review of the application the Building Official is satisfied that the proposed plan meets the requirements of this Article and regulations issued under this Article, a permit shall be issued.
[Ord. No. 1602 §2.5, 10-11-1971; CC 1988 §16-27]
Any person whose application for a permit under this Article has been denied may request and shall be granted a hearing on the matter before the Building Official under the procedure provided by Section 525.230 et seq.
[Ord. No. 1602 §3.1, 10-11-1971; CC 1988 §16-28]
It shall be unlawful for any person to operate any mobile home park within the limits of the City unless he holds a valid license issued annually by the Building Official in the name of such person for the specific mobile home park. All applications for licenses shall be made to the Building Official who shall issue a license upon compliance by the applicant with provisions of this Article and regulations issued under this Article and of other applicable legal requirements.
[Ord. No. 1602 §3.2, 10-11-1971; CC 1988 §16-29]
Every person holding a license to operate a mobile home park shall give notice in writing to the Building Official within twenty-four (24) hours after having sold, transferred, given away or otherwise disposed of interest in or control of any mobile home park. Such notice shall include the name and address of the person succeeding to the ownership or control of such mobile home park. Upon application in writing for transfer of the license and the deposit of a fee of one dollar ($1.00) per trailer space, the license shall be transferred if the mobile home park is in compliance with all applicable provisions of this Article and regulations issued under this Article.
[Ord. No. 1602 §3.3, 10-11-1971; CC 1988 §16-30]
Original License. Applications for original licenses to operate mobile home parks shall be in writing, signed by the applicant, accompanied by an affidavit of the applicant as to the truth of the application and by the deposit of a fee of one dollar ($1.00) per trailer space. The application shall contain the name and address of the applicant, the location and legal description of the mobile home and a site plan of the mobile home park showing all lots, structures, roads, walkways and other service facilities.
Renewals. Applications for renewals of licenses shall be made in writing by the holders of the licenses and shall be accompanied by the deposit of a fee of one dollar ($1.00) per trailer space and shall contain any change in the information submitted since the original license was issued or the latest renewal granted.
[Ord. No. 98-2327 §1, 6-23-1998]
All licenses issued under this Chapter shall be for a period of one (1) year. All annual licenses shall begin of July first (1st) of each year.
[Ord. No. 1602 §3.4, 10-11-1971; CC 1988 §16-31]
Any person whose application for a license under this Article has been denied may request and shall be granted a hearing on the matter before the City Council under the procedure provided by Section 525.230 et seq.
[Ord. No. 1602 §3.5, 10-11-1971; CC 1988 §16-32]
Whenever, upon inspection of any mobile home park, the Building Official finds that conditions or practices exist which are in violation of any provision of this Article or regulations issued under this Article, the Building Official shall give notice in writing in accordance with Section 525.230 to the person to whom the license was issued that unless such conditions or practices are corrected within a reasonable period of time specified in the notice by the Building Official, the license shall be suspended. At the end of such period, the Building Official shall reinspect such mobile home park and, if such conditions or practices have not been corrected, he shall suspend the license and give notice in writing of such suspension to the person to whom the license is issued. Upon receipt of notice of such suspension, such person shall cease operation of such mobile home park except as provided in Section 525.240.
[Ord. No. 1602 §3.6, 10-11-1971; CC 1988 §16-33]
Any person whose license to operate a mobile home park has been suspended, or who has received notice from the Building Official that his license will be suspended unless certain conditions or practices at the mobile home park are corrected, may request and shall be granted a hearing on the matter before the City Council.
[Ord. No. 1602 §3.7, 10-11-1971; CC 1988 §16-34]
A temporary license, upon written request therefor, shall be issued by the Building Official, for every mobile home park in existence on July 10, 1989, permitting the mobile home park to be operated during the period after July 10, 1989, in accordance with such conditions as the Building Official may require.
[Ord. No. 1602 §3.8, 10-11-1971; CC 1988 §16-35]
The term of a temporary license to operate a mobile home park shall not exceed a period of one hundred eighty (180) days during which:
The licensee may file an application for a license in conformity with Section 525.130 within ninety (90) days after July 10, 1989.
The plans and specifications accompanying the application for license comply with all provisions of this Article and all other applicable ordinances and Statutes.
The licensee shall have diligently endeavored to make the existing mobile home park conform fully to the plans and specifications submitted with the application as the individual mobile home spaces are vacated and before the space is again occupied by a mobile home.
Failure to make the existing mobile home park conform fully to such plans and specifications shall have been due to causes beyond the control of the licensee.
[Ord. No. 1602 §§4.1, 4.2, 10-11-1971; CC 1988 §16-36]
The Building Official is hereby authorized and directed to make such inspections as are necessary to determine satisfactory compliance with this Article and regulations issued under this Article.
The Building Official shall have the power to enter at reasonable times upon any private or public property for the purpose of inspecting and investigating conditions relating to the enforcement of this Article and regulations issued under this Article.
[Ord. No. 1602 §4.3, 10-11-1971; CC 1988 §16-37]
The Building Official shall have the power to inspect the register containing a record of all residents of a mobile home park.
[Ord. No. 1602 §4.4, 10-11-1971; CC 1988 §16-38]
It shall be the duty of the owners or occupants of mobile home parks, or of the person in charge thereof, to give the Building Official free access to such premises at reasonable times for the purpose of inspection.
[Ord. No. 1602 §4.5, 10-11-1971; CC 1988 §16-39]
It shall be the duty of every occupant of a mobile home park to give the owner thereof or his agent or employee access to any part of such mobile home park or its premises at reasonable times for the purpose of making such repairs or alterations as are necessary to effect compliance with this Article and regulations issued under this Article, or with any lawful order issued pursuant to the provisions of this Article.
[Ord. No. 1602 §5.1, 10-11-1971; CC 1988 §16-40]
Whenever the Building Official determines that there has been a violation of any provision of this Article, or regulations issued under this Article, the Building Official shall give notice of such alleged violation to the person to whom the permit or license was issued, as hereinafter provided. Such notice shall:
Be in writing;
Include a statement of the reasons for its issuance;
Allow a reasonable time for the performance of any act it requires;
Be served upon the owner or his agent as the case may require. Such notice or order shall be deemed to have been properly served upon the owner or agent when a copy thereof has been sent by registered mail to his last known address, when he has been served with such notice by any method authorized or required by the laws of this State;
Contain an outline of remedial action which, if taken, will effect compliance with the provisions of this Article and regulations issued under this Article.
[Ord. No. 1602 §5.2, 10-11-1971; CC 1988 §16-41]
Any person affected by any notice which has been issued in connection with the enforcement of any provisions of this Article, or regulation issued under this Article, may request and shall be granted a hearing on the matter before the City Council.
[Ord. No. 1602 §5.3, 10-11-1971; CC 1988 §16-42]
The proceedings at a hearing requested by a recipient of a notice of violation of this Article, including the findings and decision of the Building Official and together with a copy of every notice and order related thereto, shall be entered as a matter of public record in the office of the City Clerk.
[Ord. No. 1602 §6.1, 10-11-1971; CC 1988 §16-43]
The Building Official is hereby authorized to make and, after public hearing, to adopt such written regulations as may be necessary for the proper enforcement of the provisions of this Article.
[Ord. No. 1602 §3.9, 10-11-1971; Code 1972 §20-3; CC 1988 §§16-3, 16-44]
No electrical service shall be connected to a mobile home space without first having been inspected and approved by the Building Official.
The minimum electrical service entrance to any trailer or mobile home shall be one hundred (100) amperes. Any service less than one hundred (100) amperes shall receive the approval of the Building Official.
All electrical wiring systems must be grounded throughout the system.
[Ord. No. 1602 §7.1, 10-11-1971; CC 1988 §16-45]
Conditions of soil, ground water level, drainage and topography shall not create hazards to the property or the health or safety of the occupants. The site shall not be exposed to objectionable smoke, noise, odors or other adverse influences, and no portion subject to unpredictable or sudden flooding, subsidence or erosion shall be used for any purpose which would expose persons or property to hazards.
[Ord. No. 1602 §7.2, 10-11-1971; CC 1988 §16-46]
Exposed ground surfaces in all parts of every mobile home park shall be paved or covered with stone screening, or other solid material, or protected with a vegetative growth that is capable of preventing soil erosion and of eliminating objectionable dust.
[Ord. No. 1602 §7.3, 10-11-1971; CC 1988 §16-47]
The ground surface in all parts of every mobile home park shall be graded and equipped to drain all surface water in a safe, efficient manner.
[Ord. No. 1602 §7.4, 10-11-1971; CC 1988 §16-48]
No part of any park shall be used for non-residential purposes, except such uses that are required for the direct servicing and well-being of park residents and for the management and maintenance of the park.
[Ord. No. 1602 §7.5, 10-11-1971; CC 1988 §16-49]
Trailers shall be separated from each other and from other structures by at least twenty-five (25) feet. Any accessory structure such as attached awning, carports or individual storage facilities shall, for purposes of these separation requirements, be considered to be part of the trailer.
[Ord. No. 1602 §7.6, 10-11-1971; CC 1988 §16-50]
All trailers shall be located at least twenty-five (25) feet from any parking area boundary line abutting upon a public street or highway.
[Ord. No. 1602 §7.7, 10-11-1971; CC 1988 §16-51]
Mobile homes shall be separated from each other and from other buildings and structures by at least thirty (30) feet; provided, that mobile homes placed end-to-end may have a clearance of twenty-five (25) feet where opposing rear walls are staggered.
An accessory structure which has a horizontal area exceeding twenty-five (25) square feet, is attached to a mobile home or located within ten (10) feet of its window, and has an opaque top or roof that is higher than the nearest window shall, for purposes of all separation requirements, be considered to be part of the mobile home.
[Ord. No. 1602 §7.8, 10-11-1971; CC 1988 §16-52]
All mobile homes shall be located at least twenty-five (25) feet from any park property boundary line abutting upon a public street or highway and at least fifteen (15) feet from other park property boundary lines.
There shall be a minimum distance of fifteen (15) feet between an individual mobile home and adjoining pavement of a park street, or common parking area or other common areas.
All mobile home parks located adjacent to industrial or commercial land uses shall be provided with screening such as fences or natural growth along the property boundary line separating the park and such adjacent non-residential uses.
[Ord. No. 1602 §7.9, 10-11-1971; CC 1988 §16-53]
In all parks accommodating or designed to accommodate fifteen (15) or more mobile homes, there shall be one (1) or more recreation areas which shall be easily accessible to all park residents.
The size of such recreation areas shall be based upon a minimum of one hundred (100) square feet for each lot. No outdoor recreation area shall contain less than three thousand (3,000) square feet.
Recreation areas shall be so located as to be free of traffic hazards and should, where the topography permits, be centrally located.
[Ord. No. 1602 §7.10, 10-11-1971; CC 1988 §16-54; Ord. No. 2004-2593 §1, 4-13-2004]
General Requirements. All mobile home parks shall be provided with safe and convenient vehicular access from abutting public streets or roads to each mobile home lot. Alignment and gradient shall be properly adapted to topography.
Access. Access to mobile home parks shall be designed to minimize congestion and hazards at the entrance or exit and allow free movement of traffic on adjacent streets. The entrance road connecting the park streets with a public street or road shall have a minimum road pavement width of forty (40) feet where parking is permitted on both sides, or a minimum road pavement width of thirty (30) feet where parking is limited to one (1) side. Where the primary entrance road is more than one hundred (100) feet long and does not provide access to abutting mobile home lots within such distance, the minimum road pavement width may be thirty (30) feet, provided parking is prohibited at both sides.
Internal Streets. Surfaced roadways shall be of adequate width to accommodate anticipated traffic, and in any case shall meet the following minimum requirements:
All streets, except minor streets. Thirty (30) feet.
Minor streets, no parking. Twenty (20) feet.
(Acceptable only if less than five hundred (500) feet long and serving less than twenty-five (25) mobile homes or of any length if one-way and providing access to abutting mobile home lots on one (1) side only);
Dead-end streets shall be limited in length to one thousand (1,000) feet and shall be provided at the closed end with a turnaround having an outside roadway diameter of at least sixty (60) feet.
Required Illumination. All parks shall be furnished with lighting units so spaced and equipped with luminaries placed at such mounting heights as will provide the same standard of street lighting as provided in the residential area in the City.
Street Construction and Design Standards.
Pavement. All streets shall be provided with a smooth hard and dense asphalt surface which shall be durable and well-drained under normal use and weather conditions. Pavement edges shall be protected to prevent raveling of the wearing surface and shifting of the pavement base. Street surfaces shall be maintained free of cracks, holes and other hazards.
Grades. Grades of all streets shall be sufficient to ensure adequate surface drainage, but shall be not more than eight percent (8%). Short run with a maximum grade of twelve percent (12%) may be permitted, provided traffic safety is ensured by appropriate paving, adequate leveling areas and avoidance of lateral curves.
Intersections. Within one hundred (100) feet of an intersection, streets shall be at approximately right angles. A distance of at least one hundred fifty (150) feet shall be maintained between centerlines of offset intersecting streets. Intersections of more than two (2) streets at one (1) point shall be avoided.
The City will not accept and dedicate the streets which are private drives, mobile home park streets or streets in multi-family housing units unless it is an extension of an existing City street and is built to City specifications.
[Ord. No. 1602 §7.11, 10-11-1971; CC 1988 §16-55]
Off-street parking areas shall be provided in all mobile home parks for the use of park occupants and guests. Such areas shall be furnished at the rate of at least one and one-half (1½) car spaces for each mobile home lot.
Required car parking spaces shall be so located as to provide convenient access to the mobile home, but shall not exceed a distance of two hundred (200) feet from the mobile home that it is intended to serve.
[Ord. No. 1602 §7.12, 10-11-1971; CC 1988 §16-56]
General Requirements. When required by the Building Official all parks shall be provided with safe, convenient, all season pedestrian access of adequate width for intended use, durable and convenient to maintain, between individual mobile homes, the park streets and all community facilities provided for park residents. Sudden changes in alignment and gradient shall be avoided.
Common Walk System. A common walk system shall be provided and maintained between locations where pedestrian traffic is concentrated. Such common walks shall have a minimum width of three and one-half (3½) feet.
Individual Walks. All mobile home stands shall be connected to common walks, to paved streets, or to paved driveways or parking spaces connecting to a paved street. Such individual walks shall have a minimum width of two (2) feet.
[Ord. No. 1602 §7.13, 10-11-1971; CC 1988 §16-57]
The area of mobile home stands shall be improved to provide an adequate foundation for the placement and tie-down of the mobile home, thereby securing the superstructure against uplift, sliding, rotation and overturning.
Mobile home stands shall not heave, shift or settle unevenly under the weight of the mobile home due to frost action, inadequate drainage, vibration or other forces acting on the superstructure.
Mobile home stands shall be provided with anchors and tie-downs such as cast-in-place concrete dead men, eyelets imbedded in concrete foundations or runways, screw augers, arrowhead anchors, or other devices securing the stability of the mobile home.
Anchors and tie-downs shall be placed at least at each corner of the mobile home stand and each shall be able to sustain a minimum tensile strength of two thousand eight hundred (2,800) pounds.
[Ord. No. 1602 §8.1, 10-11-1971; CC 1988 §16-58]
City water shall be used in mobile home parks and all distribution lines shall be as per the City Plumbing Code.
[Ord. No. 1602 §8.2, 10-11-1971; CC 1988 §16-59]
The following individual water connection requirements shall apply in mobile home parks:
Riser pipes provided for individual water service connections shall be so located and constructed that they will not be damaged by the parking of mobile homes.
Water riser pipes shall extend at least four (4) inches above ground elevation. The pipe size shall be three-quarter (3/4) inch.
Adequate provisions shall be made to prevent freezing of service lines, valves and riser pipes.
Underground stop and waste valves shall not be installed on any water service.
Valves shall be provided near the outlet of each water service connection. They shall be turned off and the outlets capped or plugged when not in use.
[Ord. No. 1602 §9.1, 10-11-1971; CC 1988 §16-60]
The City sewer system shall be used for mobile home parks and the system within parks shall be as per the City Plumbing Code or as required in this Article.
[Ord. No. 1602 §9.2, 10-11-1971; CC 1988 §16-61]
All sewer lines in mobile home parks shall be located in trenches of sufficient depth to be free of breakage from traffic or other movements and shall be separated from the water supply system at a safe distance. Sewers shall be at a grade which will ensure a velocity of two (2) feet per second when flowing full. All sewer lines shall be constructed of materials approved by the health authority, shall be adequately vented and shall have watertight joints.
[Ord. No. 1602 §9.3, 10-11-1971; CC 1988 §16-62]
If facilities for individual sewer connections are provided in mobile home parks, the following requirements shall apply:
The sewer riser pipe shall have at least a four (4) inch diameter, shall be trapped below the ground surface and shall be so located on the trailer space that the sewer connection to the trailer drain outlet will approximate a vertical position.
The sewer connection (see definition) shall have a nominal inside diameter of at least three (3) inches, and the slope of any portion thereof shall be at least one-fourth (¼) inch per foot. The sewer connection shall consist of one (1) pipeline only without any branch fittings. All joints shall be watertight.
All materials used for sewer connections shall be corrosion-resistant, non-absorbent and durable. The inner surface shall be smooth.
Provision shall be made for plugging the sewer riser pipe when a trailer does not occupy the space. Surface drainage shall be diverted away from the riser.
[Ord. No. 1602 §9.4, 10-11-1971; CC 1988 §16-63]
In mobile home parks no liquid wastes from sinks shall be charged onto or allowed to accumulate on the ground surface.
[Ord. No. 1602 §10.1, 10-11-1971; CC 1988 §16-64]
Every mobile home 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 governing such systems, and shall be located underground.
[Ord. No. 1602 §10.2, 10-11-1971; CC 1988 §16-65]
In mobile home parks all direct burial conductors or cable shall be buried at least eighteen (18) inches below the ground surface and shall be insulated and specially designed for the purpose. Such conductors shall be located not less than one (1) foot radial distance from water, sewer, gas or communication lines.
[Ord. No. 1602 §10.3, 10-11-1971; CC 1988 §16-66]
Each mobile home lot shall be provided with an approved disconnecting device and overcurrent protective equipment. The minimum service per outlet shall be 120/240 volts AC, one hundred (100) amperes.
Outlet receptacles at each trailer stand shall be located not more than twenty-five (25) feet from the overcurrent protective devices in the trailer and a three-pole, four-wire grounding type shall be used. Receptacles shall be of weatherproof construction and configurations shall be in accordance with American Standard Outlet Receptacle C-73.1.
The mobile home shall be connected to the outlet receptacle by an approved type of flexible cable with connectors and a male attachment plug.
Where the calculated load of the mobile home is more than fifty (50) amperes either a second outlet receptacle shall be installed or electrical service shall be provided by means of permanently installed conductors.
[Ord. No. 1602 §10.4, 10-11-1971; CC 1988 §16-67]
All exposed non-current carrying metal parts of mobile homes and all other equipment shall be grounded by means of an approved grounding conductor with branch circuit conductors or other approved method of grounded metallic wiring. The neutral conductor shall not be used as an equipment ground for mobile homes or other equipment.
[Ord. No. 1602 §11.1, 10-11-1971; CC 1988 §16-68]
The requirements of this Article pertaining to service facilities shall apply to service buildings, recreation buildings and other service facilities that may be required by the Building Official. Such service facilities shall include management offices, repair shops, storage areas and sanitary facilities.
[Ord. No. 1602 §11.2, 10-11-1971; CC 1988 §16-69]
Every mobile home park shall be provided with the following emergency sanitary facilities: For each one hundred (100) mobile home lots, or fractional part thereof, there shall be one (1) flush toilet and one (1) lavatory for each sex.
[Ord. No. 1602 §11.3, 10-11-1971; CC 1988 §16-70]
All portions of structures in mobile home parks shall be properly protected from damage by ordinary use and by decay, corrosion, termites and other destructive elements. Exterior portions shall be of such materials and be so constructed and protected as to prevent the entrance or penetration of moisture and weather.
All rooms containing sanitary or laundry facilities shall:
Have sound resistant walls extending to the ceiling between male and female sanitary facilities. Walls and partitions around showers, bathtubs, lavatories and other plumbing fixtures shall be constructed of dense, nonabsorbent waterproof material or covered with moisture-resistant material.
Have at least one (1) window or skylight facing directly to the outdoors. The minimum aggregate gross area of windows for each required room shall not be less than ten percent (10%) of floor area served by them.
Have at least one (1) window which can be easily opened or a mechanical device which will adequately ventilate the room.
Toilets shall be located in separate compartments equipped with self-closing doors. The shower stalls shall be of the individual type. The rooms shall be screened to prevent direct view of the interior when the exterior doors are open.
Illumination levels shall be maintained as follows: General seeing tasks, five (5) footcandles; laundry room work area, forty (40) footcandles; toilet room, in front of mirrors, forty (40) footcandles.
Hot and cold water shall be furnished to every lavatory, sink, bathtub, shower and laundry fixture, and cold water shall be furnished to every water closet and urinal.
[Ord. No. 1602 §11.5, 10-11-1971; CC 1988 §16-71]
In mobile home parks, cooking shelters, barbecue pits, fireplaces, wood-burning stoves and incinerators shall be so located, constructed, maintained and used as to minimize fire hazard and smoke nuisance both on the property on which used and on neighboring property. No open fire shall be permitted except in facilities provided. No open fire shall be left unattended. No fuel shall be used and no material burned which emits dense smoke or objectionable odors.
[Ord. No. 1602 §12.1, 10-11-1971; CC 1988 §16-72]
The storage, collection and disposal of refuse in mobile home parking areas shall be so conducted as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards, or air pollution.
[Ord. No. 1602 §12.2, 10-11-1971; CC 1988 §16-73]
In mobile home parks all refuse shall be stored in flytight, watertight, rodent-proof containers, which shall be located not more than one hundred fifty (150) feet from any trailer space. Containers shall be provided in sufficient number and capacity to properly store all refuse.
[Ord. No. 1602 §§12.3-12.5, 10-11-1971; CC 1988 §16-74]
Collection Stands. Refuse collection stands shall be provided for all refuse containers. Such container stands shall be so designed as to prevent containers from being tipped, to minimize spillage and container deterioration and facilitate cleaning around them.
Frequency of Collection; Responsibility for Providing; Transporting. All refuse containing garbage shall be collected at least twice weekly. Where suitable collection service is not available from municipal or private agencies, the owner or operator of the trailer parking area shall provide this service. All refuse shall be collected and transported in covered vehicles or covered containers.
Incinerating; Transporting to Disposal Site. Where Municipal or private disposal service is not available, the owner or operator of the trailer parking area shall dispose of the refuse by incineration or transporting to a disposal site approved by the Health Authority.
[Ord. No. 1602 §§12.6, 12.7, 10-11-1971; CC 1988 §16-75]
Refuse incinerators shall be constructed in accordance with engineering plans and specifications which shall be reviewed and approved by the Health Authority or other authority having jurisdiction.
Incinerators shall be operated only when attended by some person specifically authorized by the owner or operator of the travel trailer parking area.
[Ord. No. 1602 §§13.1-13.5, 10-11-1971; CC 1988 §16-76]
Maintenance of Grounds, Buildings, Structures. Grounds, buildings and structures in mobile home parks shall be maintained free of insect and rodent harborage and infestation. Extermination methods and other measures to control insects and rodents shall conform with the requirements of the Health Authority.
Parking Areas. Parking areas shall be maintained free of accumulations of debris which may provide rodent harborage or breeding places for flies, mosquitoes and other pests.
Storage Areas. Storage areas shall be so maintained as to prevent rodent harborage. Lumber, pipe and other building material shall be stored at least one (1) foot above the ground.
Screening Exterior Openings. Where the potential for insect and rodent infestation exists, all exterior openings in or beneath any structure shall be appropriately screened with wire mesh or other suitable materials.
Excessive Vegetation. The growth of brush, weeds and grass shall be controlled to prevent harborage of ticks, chiggers and other noxious insects. Parking areas shall be so maintained as to prevent the growth of ragweed, poison ivy, poison oak, poison sumac and other noxious weeds considered detrimental to health. Open areas shall be maintained free of heavy undergrowth of any description.
[Ord. No. 1602 §§14.1, 14.2, 10-11-1971; CC 1988 §16-77]
Natural Gas System.
Natural gas piping systems shall be installed and maintained in accordance with applicable codes and regulations governing such systems.
Each mobile home lot provided with piped gas shall have an approved manual shutoff valve installed upstream of the gas outlet. The outlet shall be equipped with an approved can to prevent accidental discharge of gas when the outlet is not in use.
LP Gas, Fuel Oil. No liquefied petroleum gas or fuel oil systems shall be permitted.
[Ord. No. 1602 §§15.1-15.4, 10-11-1971; CC 1988 §16-78; Ord. No. 2004-2581 §§1 — 3, 1-27-2004; Ord. No. 2004-2628 §§1 — 3, 11-9-2004; Ord. No. 2010-2861 §1, 2-9-2010]
Trailer park areas shall be subject to the rules and regulations of the City Fire Prevention Authority. Fire hydrants shall be placed according to the 2006 International Fire Code.
Trailer parks shall be kept free of litter, rubbish and other flammable materials.
Portable fire extinguishers of a type approved by the Fire Prevention Authority shall be kept in service buildings and at all other locations designated by such Fire Prevention Authority and shall be maintained in good operating condition.
Fires shall be made only in stoves, incinerators and other equipment intended for such purposes.
[Ord. No. 1602 §16.1, 10-11-1971; CC 1988 §16-79]
The person to whom a license for a mobile home park is issued shall operate the park in compliance with this Article and regulations issued under this Article and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition.
The park management shall notify park occupants of all applicable provisions of this Article and inform them of their duties and responsibilities under this Article and regulations issued under this Article.
The park management shall supervise the placement of each mobile home on its stand which includes securing its stability and installing all utility connections.
The park management shall maintain a register containing a record of all trailers and occupants. Such register shall be available to any authorized person inspecting the trailer parking area and shall be preserved for the period required by the Health Authority. Such register shall contain the names and permanent addresses of all trailer occupants; the make, model and license number of the trailer and tow vehicle; and the dates of arrival and departure of a trailer or its occupants.
The park management shall notify the Health Authority immediately of any suspected communicable or contagious disease within the park.
[Ord. No. 1602 §16.2, 10-11-1971; CC 1988 §16-80]
Park occupants shall comply with all applicable requirements of this Article and regulations issued under this Article and shall maintain his mobile home lot, its facilities and equipment in good repair and in a clean and sanitary condition.
The park occupant shall be responsible for proper placement of his trailer on its stand and proper installation of all utility connections in accordance with the instructions of the park management.
No owner or person in charge of a dog, cat or other pet animal shall permit it to run at large or to commit any nuisance within the limits of any lot.
[Ord. No. 1602 §16.3, 10-11-1971; CC 1988 §16-81]
A mobile home shall not be occupied for dwelling purposes unless it is properly placed on a mobile home stand and connected to water, sewerage and electrical utilities.
[Ord. No. 1602 §17, 10-11-1971; CC 1988 §16-82]
Any person who violates any provision of this Article shall upon conviction be punished by a fine of not less than ten dollars ($10.00) nor more than one hundred dollars ($100.00); and each day's failure of compliance with any such provision shall constitute a separate violation.
[Ord. No. 1602 §18.1, 10-11-1971; CC 1988 §16-83]
In any case where a provision of this Article is found to be in conflict with a provision of any ordinance or Code of the City existing on October 11, 1971, the provision which in the judgment of the Health Authority establishes the higher standard for the promotion and protection of the health and safety of the people shall prevail. In any case where a provision of this Article is found to be in conflict with a provision of any other ordinance or Code of the City existing on October 11, 1971, which establishes a lower standard for the promotion and protection of the health and safety of the people, the provisions of this Article shall be deemed to prevail, and such other ordinances or codes are hereby declared to be repealed to the extent that they may be found in conflict with this Article.