1. Review For Compliance: For all manufactured home parks and recreational coach parks, the planning commission shall review the proposed development plan to determine its compliance with all portions of the general or master plan, and among other things, shall make sure that such development will constitute a residential environment of sustained desirability and stability and that it will not adversely affect amenities in the surrounding area. Standards higher than the minimum standards contained in this chapter may be required if necessary for the local conditions of health, safety and protection of property and to ensure that the development will mix harmoniously with contiguous or nearby existing and planned areas.
2. Manufactured Home Parks: The development of a manufactured home park shall conform to the following standards and requirements, unless modified by an approved planned unit development plan:
1. Ownership: The area shall be in one ownership, or if in several ownerships, the application for approval of the development shall be filed by all owners of the property included in the plan.
2. Professional Design: The plans for a manufactured home park shall be prepared by a competent team. In all cases, it is recommended that professional design and other assistance be obtained early in the program. It is the intent of the city that the developer solve his problems before approval is given and construction begins.
3. Landscaped Strip: In all manufactured home parks, a strip of land at least ten feet (10') wide surrounding the entire park shall be left unoccupied and shall be planted and maintained in lawn, shrubs or trees with an approved wall or fence, designed to afford privacy to the development.
4. Storm Drainage Facilities: Storm drainage facilities shall be so constructed as to protect residents of the development as well as adjacent property owners. Such facilities shall be of sufficient capacity to ensure rapid drainage and prevent the accumulation of stagnant pools of water adjacent to the development, and must conform to the city master drainage plan, as applicable.
5. Storage And Solid Waste Receptacles: All storage and solid waste receptacles outside the confines of any manufactured home must be housed in a closed structure compatible in design and construction to the manufactured home and to any service buildings within the development; all patios, carports, garages, and other add-ons must be compatible in design and construction with the manufactured home. The service buildings shall be constructed in accordance with standard commercial practice and kept in good repair as approved by the building inspector.
6. Utility Inspections: No manufactured home shall have utilities turned on until all ordinances are complied with and all inspections are finalized by the building inspector.
7. Common Area: In manufactured home parks, not less than ten percent (10%) of the gross land area shall be set aside for the joint use and enjoyment of occupants. Land covered by vehicular roadways, sidewalks and off street parking shall not be construed as part of this ten percent (10%) common area required; provided, however, that in the initial stages of development or smaller developments the minimum area shall be not less than one-half (1/2) acre or ten percent (10%), whichever is greater.
8. Yard Lighting: Yard lighting with a minimum of two (2) foot-candles of light shall be required for protective yard lighting the full length of all driveways and walkways in the manufactured home parks.
9. Landscaping: In manufactured home parks all areas not covered by manufactured homes, hard surfacing or buildings shall be landscaped as approved by the planning commission and such landscaping shall be permanently maintained.
10. Surfacing Parking And Driveway Areas: In manufactured home parks, all off street parking spaces and driveways shall be hard surfaced, before the adjacent manufactured home spaces may be occupied.
11. Roadways: In manufactured home parks, the roadways shall be designed to accommodate anticipated traffic, including the following standards, unless modified by an approved planned unit development plan:
1. One-way traffic: A minimum of fifteen feet (15') in width plus extra width as necessary for maneuvering manufactured homes.
2. Two-way traffic: A minimum of thirty feet (30') in width.
3. Entrance roadways: A minimum of thirty six feet (36') in width.
4. Roadways: All roadways shall be properly engineered, hard surfaced, and bordered by eighteen inch (18") rolled buffers or an approved equivalent.
5. Sidewalks: Thirty six inch (36") minimum width. Sidewalks shall be installed on all main roadways within the development, if required by the planning commission.
6. Access: Each manufactured home park shall have at least two (2) accesses to public streets.
12. Density: In a manufactured home park, the number of manufactured homes shall be limited to nine (9) units per acre and may be limited to fewer units, depending on manufactured home size, topography and other factors of the particular site. The manufactured homes may be clustered; provided that the total number of units does not exceed the number permitted on one acre, multiplied by number of acres in the development. The remaining land not contained in individual lots, roads or parking shall be set aside and developed as parks, playground and service areas for the common use and enjoyment of occupants and the visitors thereto.
13. Setback: In a manufactured home park, no home or add-on shall be located closer than twenty feet (20') from the nearest portion of any other home or add-on. All such homes and add-ons shall be set back at least ten feet (10') from road curbs or walks. If the manufactured home tongue remains attached, it shall be set back a minimum of seven feet (7') from road curbs or walks. All manufactured homes shall be set back at least fifteen feet (15') from any boundary of the manufactured home park.
14. Off Street Parking: Off street parking shall be provided at the rate of two (2) parking spaces per manufactured home space, and each such parking space shall have a minimum width of ten feet (10') and minimum depth of twenty feet (20'). In no case shall the parking space be located further than one hundred feet (100') from the manufactured home space it was designed to service.
15. Security Compound Storage Area: The planning commission may require a security compound for the storage of vehicles, boats and other large items, to be provided equivalent to a minimum of three hundred (300) square feet of paved area per manufactured home lot, to be maintained by the park owner.
16. Laundry Facility: A launderette for the convenience of park occupants, but not for the general public, may be included in manufactured home parks.
3. Recreational Coach Park: The development of a recreational coach park shall conform to the following standards and requirements, unless modified by an approved planned unit development plan:
1. Ownership: The area shall be one ownership, or if in several ownerships, the application for approval of the development shall be filed by all owners of the property in the plan.
2. Density: Recreational coach parks shall contain not more than twenty (20) units per acre. The spaces may be clustered; provided, that the total number of units does not exceed the number permitted on one acre, multiplied by the number of acres in the development. The remaining land not contained in individual recreational coach spaces, roads or parking shall be set aside and developed as park, playground or service areas for the common use and enjoyment of occupants of the park and visitors thereof.
3. Professional Design: A competent team shall prepare the plans for a recreational coach park. In all cases, it is recommended that professional design and other assistance be obtained early in the program. It is the intent of the city that the developer solves any problems before approval is given and construction begins. The planning commission shall make determination of qualifications of required professional individuals or firms.
4. Landscaped Strip: In all recreational coach parks, a strip of land at least fifteen feet (15') wide surrounding the entire park shall be left unoccupied by mobile homes, and any or all appurtenant structures, and shall be planted and maintained in lawn, shrubs or trees with an approved wall or fence, designed to afford privacy to the development.
5. Common Area: In recreational coach parks, not less than ten percent (10%) of the gross land area shall be set aside for the joint use and enjoyment of occupants. The land covered by vehicular roadways, sidewalks and off street parking shall not be construed as part of the ten percent (10%) common area required for parks and playground for occupants; provided, however, that in initial stages of development or in special smaller developments, the minimum area shall be not less than one-half (1/2) acre or ten percent (10%), whichever is greater.
6. Yard Lighting: Yard lighting with a minimum of two (2) foot-candles of light shall be required for protective yard lighting the full length of all driveways and walkways in recreational coach parks.
7. Landscaping And Maintenance: In recreational coach parks, all areas not covered by recreational coaches, hard surfacing or buildings shall be landscaped and such landscaping shall be permanently maintained. (Ord. 99-7, 8-3-1999)
8. Surfacing Of Parking And Driveway Areas: In recreational coach parks, all off street parking spaces and driveways shall be hard surfaced before the adjacent recreational coach spaces may be occupied. (Ord. 99-7, 8-3-1999; amd. 2004 Code)
9. Roadways Areas: In recreational coach parks, the roadways shall be designed to accommodate anticipated traffic, including the following standards, unless modified by an approved planned unit development plan: (Ord. 99-7, 8-3-1999)
1. One-way traffic: A minimum of fifteen feet (15') in width, plus extra width as necessary for maneuvering recreational coaches. (Ord. 99-7, 8-3-1999; amd. 2004 Code)
2. Two-way traffic: A minimum of thirty feet (30') in width.
3. Entrance roadways: A minimum of thirty six feet (36') in width.
4. Roadways: All roadways shall be properly engineered, hard surfaced, and bordered by eighteen inch (18") rolled gutters or an approved equivalent.
5. Sidewalks: Thirty six inch (36") minimum width. Sidewalks shall be installed on all main roadways within the development, if required by the planning commission. (Ord. 99-7, 8-3-1999)
6. Access: Each recreational coach park shall have at least two (2) accesses to public streets. (Ord. 99-7, 8-3-1999; amd. 2004 Code)
10. Storm Drainage Facilities: Storm drainage facilities shall be so constructed as to protect residents of the development as well as adjacent property owners. Such facilities shall be of sufficient capacity to ensure rapid drainage and prevent the accumulation of stagnant pools of water adjacent to the development, and must conform to the city master drainage plan as applicable. (Ord. 99-7, 8-3-1999)
11. Storage And Solid Waste Receptacles: All storage and solid waste receptacles outside the confines of any recreational coach must be housed in a closed structure compatible in design and construction to the recreational coach and to any service buildings within the development; all patios, carports, garages and other add-ons must be compatible in design and construction with the recreational coach. The service buildings shall be constructed in accordance with standard commercial practice and kept in good repair as approved by the building inspector. (Ord. 99-7, 8-3-1999; amd. 2004 Code)
12. Recreational Coaches Allowed In Manufactured Home Parks: Recreational coaches may be accommodated in an approved and licensed manufactured home park; provided, that:
1. The recreational coach use area shall have direct access to a collector or arterial street.
2. Separate ingress and egress shall be provided for recreational coaches when required by the planning commission.
4. Additional Requirements: In addition to meeting the above requirements and conditions, and conforming to the other laws of the city:
1. State Regulations: All manufactured home parks and recreational coach parks shall also conform to all applicable state regulations. In the event of any conflict between said codes and this chapter, this chapter shall take precedence where its regulations are stricter, and the provisions of the codes shall take precedence where their regulations are stricter.
2. Hookups Responsibility Of Owner: Manufactured home hookups shall be the responsibility of the park owner.
5. Recreational Coaches As Living Quarters: Recreational coaches may be stored, displayed, sold and serviced where permitted, but not used for living quarters except in an appropriately zoned district.
6. Removal/Replacement Of Nonconforming Manufactured Home: If a manufactured home that does not meet the requirements of this chapter and title 10, chapter 13 of this code is removed from a lot within the city, the owner shall have one year (365 days) to replace the unit. If the unit is not replaced within one year, then all requirements of this chapter and title 10, chapter 13 of this code must be met. (Ord. 99-7, 8-3-1999)