CHAPTER IV. BUILDINGS AND CONSTRUCTIONCHAPTER IV. BUILDINGS AND CONSTRUCTION\ARTICLE 8. MOBILE HOMES

For the purpose of this article, the following specific terms and words shall have the following meanings:

(a)   Drive. A right of way which affords principal means of vehicular access to or through a mobile home or trailer park, and which is owned and maintained by the owner or operator of the park.

(b)   Mobile Home. A residential structure, having a flush toilet and bath or shower, assembled in total or in not more than three sections at a factory, and transported over the road by truck or temporary wheel carriage to its destination.

(c)   Modular Home. A residential structure, assembled in total or in several sections at a factory, and transported over the road by truck to its destination. A modular home, as distinct from a mobile home, shall have exterior building materials and appearance similar to the customary single family structures in the neighborhood, and shall be permanently situated on a concrete slab or foundation, and not equipped with the necessary service connections and not made so as to be readily movable as a unit or units on its or their own running gear and not designed to be used as a dwelling unit or units without a permanent foundation.

(d)   Mobile Home, Double Wide. A mobile home, as defined above, and having been built in two sections, approximately of equal length, at a factory, which two sections are transported over the road separately, with assembly into one structure of a width of not less than 20 feet occurring at the destination. Small room or porch additions shall not be defined as double wide.

(e)   Mobile Home Park. A tract of land containing suitable derives, utilities and other supporting elements, and devoted to the sole purpose of accommodating mobile homes and modular homes on a permanent basis.

(f)   Mobile Home, Single Wide. A mobile home, as defined above, and being of a width of less than 20 feet, measured between the permanent sidewalls thereof.

(g)   Mobile Home Space. That area of land within a mobile home park set aside for use as a site for one mobile home, including the open spaces around the mobile home, as are required in this article.

(h)   Mobile or Modular Home Subdivision. An area of land containing not less than 20 lots, and the public streets necessary to serve such lots, the purpose of which is to convey in fee the individual lots for the location of mobile homes and/or modular homes in a permanent fashion on permanent foundations.

(i)    Street. A right of way which affords principal means of vehicular access to or through a mobile home or trailer park, and which is held in fee by the public or a governmental unit thereof.

(j)    Trailer. A vehicle equipped with wheels, and normally towed over the road behind an automobile or light truck.

(k)   Trailers, Advertising. A trailer, as defined above, but carrying or having attached thereto, a sign, billboard, or other media for advertising purposes, such advertising being the prime purpose and use of the trailer.

(l)    Trailer, Camping. A trailer, as defined above, and equipped with an enclosure for sleeping while on vacation or other trips of short duration. Such camping trailers may also contain cooking, bath and sanitary equipment.

(m)  Trailer, Hauling. A trailer, as defined above, and designed and normally used for over the road transportation of belongings, equipment, merchandise, livestock and other objects, but not equipped for human habitation.

(n)   Trailer Park. A tract of land containing sites for the overnight or short term parking of camping trailers.

(Ord. 561, Sec. 1)

Mobile homes and parks may be located in the city under the following conditions:

(a)   It shall be unlawful for any person to park, place or abandon any mobile home upon any street, alley, highway or any public place or upon any premises or tract of land located within the corporate limits of the city and which is situated outside a licensed mobile home park without first having secured a temporary permit as herein provided.

(b)   It shall be unlawful for any person to park or place any mobile home upon the premises of a licensed mobile home park after May 18, 1983, without having first secured a new mobile home occupancy permit as herein provided. The application for a mobile home occupancy permit for an individual mobile home as provided herein shall be filed at the office of the city clerk. The application shall be in writing on forms provided by the city and shall include the following:

(1)   The name and address of the applicant.

(2)   The location of the licensed mobile home park in which the mobile home is to be placed and the location of the lot within such mobile home park upon which the mobile home is to be placed.

(3)   The size and license number of the mobile home.

(4)   The signature of the applicant.

(c)   All applications of mobile home occupancy permits for individual mobile homes as herein provided shall be approved by the city clerk or his or her properly designated representative in accordance with the provisions of this article and subject to any other limitations that may be imposed by the city clerk or his or her representative, the office of the city clerk shall issue the mobile home occupancy permit upon payment of the fees herein provided.

(d)   The above provisions shall not apply to the following:

(1)   The emergency or temporary stopping or parking of any mobile home for 24 hours, subject to any other limitations that may be imposed by other ordinances of the city relative to parking;

(2)   Unoccupied mobile homes for demonstration and sales purposes only which are located within any district in which such is permitted by the zoning ordinance of the city;

(3)   After a public hearing and approval by the city council, a mobile home may be placed upon premises or a tract of land located within the corporate limits of the city for purposes of temporary relief from a local disaster, such as fire, wind or flood damage; provided, however, that such mobile home shall be removed from the premises within six months of its original placement.

(Ord. 575, Sec. 1, Ord. 561, Sec. 1; Code 1998)

Fees for licenses and temporary permits for mobile homes and parks shall be as established by the City’s annual Fee Resolution.

(Ord. 575, Sec. 3; Code 2009)

(a)   Mobile home parks shall conform to the following minimum requirements:

(1)   Site. Any mobile home park shall be located on a site properly graded to insure proper drainage and to prevent stagnant pools of water. No mobile home park shall have a site smaller than will accommodate 20 mobile homes, or comprising less than three and one-third acres. The density will not exceed six mobile homes per acre.

(2)   Skirts. Each mobile home shall be equipped with skirts on all sides, such skirts to be of a material harmonious to the mobile home structure.

(3)   Lockers. Each mobile home space shall be provided with a suitable locker of at least 50 cu.ft.

(4)   Open Space. Each mobile home shall be located on the mobile home space so that no part of one mobile home structure, including canopies, awnings, carports, and other protrusions, is closer than 20 feet to another mobile home, or to the edge of the surface of a drive. No mobile home shall be located closer than 30 feet from any permanent building within the mobile home park, or from any property line bounding the mobile home park.

(5)   Streets and Drives. All mobile home spaces shall have adequate access to a driveway of not less than 27 feet in width, which shall have unobstructed access to a public street or highway and shall not be by an alley and all dead end driveways shall include adequate vehicular turning space or cul-de-sac. All private drives shall have Portland cement curbs, and be surfaced with at least six inches of compacted stone base with two inches of hot mix bituminous concrete as the surface course (sealed within one year after completion), or such other materials as may be approved by the city engineer.

(6)   Parking. Off-street parking shall be provided within 60 feet of the mobile home and shall be maintained at a minimum ratio of two car spaces for each mobile home space. Such parking spaces shall be off the public street or private drive, and each shall be not less than 9 feet by 20 feet in size, and shall be surfaced to at least the standard set out above for drives.

(7)   Lighting. All driveways and walkways within the mobile home parks shall be lighted at night with electric lamps of not less than 100 watts each, spaced at intervals of not more than 100 feet; or equivalent illumination as may be supplied by other approved sources.

(8)   Parks and Playgrounds. Parks and playground space shall be provided for occupants of the mobile home park, on the basis of 500 square feet for each space in the park. Such playground space shall be separate and aside from the open space provided on each mobile home space, and shall be equipped and maintained for the use of the residents of the park. The owner or operator shall be responsible for all maintenance, upkeep and improvement of the areas.

(9)   Water Supply. All water supply and distribution systems shall be approved by the city engineer prior to construction. The water supply shall be connected to the municipal water system and all plumbing shall be constructed and maintained in accordance with the city’s plumbing code. Individual water service connections shall be provided for direct use by mobile homes and shall be so constructed that they will not be damaged by the parking of such mobile homes, or as required by the city clerk. The owner of a mobile home park may require individual water meters or a master meter for the entire water service, in which case the owner shall be responsible for payment of the water bill and sewage service charge.

(10) Sewage Disposal. All liquid waste shall be disposed of through a sanitary sewer system and treatment facility, the plans of which shall be approved by the city engineer prior to construction. All plumbing at the mobile home park shall comply with state and local plumbing laws and regulations. Each mobile home space shall be provided with at least a four inch sewer connection. The sewer connections shall be provided with suitable fittings so that a water tight connection can be made between the mobile home drain and the sewer connection. Such individual mobile home connections shall be so constructed that they can be closed when not linked to a mobile home, and shall be trapped in such a manner as to maintain them in an odor-free condition. All sewer lines of the mobile home park shall be connected to the public sewer system.

(11) Refuse Disposal. All solid waste shall be disposed of by accumulation in containers distributed by the city’s contractor and removal at regular intervals by the city’s contractor.

(12) Electricity. All electrical installations shall comply with the electrical code of the city. Electrical outlets shall be weather-proof. An electrical outlet supplying at least 115 volts shall be provided for each mobile home space with a minimum of 60 ampere individual service. Power lines, including service lines to the mobile homes may be either above or underground and shall be installed in compliance with the standards of the utility corporation involved.

(13) Fuel. Natural and liquified petroleum gas for heating and cooking purposes may be used at individual mobile home spaces; provided, however, that the installation is connected by copper or other suitable metallic tubing and complies with the fire prevention code of the city.

(14) Fire Protection. Standards for fire protection, use of portable fire extinguishers and location of fire hydrants in mobile home parks shall be as follows:

(A)  Each mobile home park shall be subject to the rules and regulations of the city and the fire prevention code of the city.

(B)  Portable fire extinguishers of a type approved by the fire chief shall be kept in the service building and in such other buildings or locations named by the fire chief, and shall be maintained at all times in a good operating condition.

(C)  Standard fire hydrants shall be located within 400 feet of each mobile home.

(Ord. 561, Sec. 6; Code 2009)

A subdivision for the purpose of selling individual lots in fee for the purpose of mobile home sites may be permitted under the subdivision ordinance of the city. Only double wide or larger mobile homes or modular homes, or customary single family dwellings shall be permitted in a mobile home subdivision. Such structures shall be located in compliance with the yard and lot area requirements of the zoning ordinance of the city, and shall be attached to a permanent concrete foundation or slab. Off-street parking spaces shall be provided in compliance with the zoning ordinance.

(Ord. 561, Sec. 7)

Each mobile home park or mobile home subdivision shall be operated in a sanitary, orderly and efficient manner, and shall maintain a neat appearance at all times. No damaged or deteriorated mobile home shall be permitted to remain, and suitable and effective rules for regulating the outside storage of equipment, the removal of wheels and installation of skirtings, the collection of trash and garbage, and the attachment of appurtenances to the mobile homes shall be continually enforced. All drives, playground area and equipment, lawn and trees, and any recreation or accessory buildings shall be maintained at a level at least equal to the average residential neighborhood in the city. All portions of the mobile home park shall be open and accessible to fire, police and other emergency and protective vehicles and personnel, including city, county and state inspectors.

(Ord. 561, Sec. 8)

(a)   Camping Trailers. Camping trailers may be parked in a camp ground or trailer park, provided such camp area is in conformance with the zoning and other ordinances of the city. Nothing in this article shall prohibit the use of tents, pick-up campers, and other such equipment from also utilizing an approved camp ground or camper park. Camping trailers may also be stored, on the basis of one per family, in private garages, or in the side or rear yard of private homes, businesses or industrial areas, provided that no such trailer shall be used for residential purposes except in a licensed mobile home park as hereinafter provided, and subject to any other limitations that may be imposed by other ordinances of the city. Camping trailers may also be placed in a licensed mobile home park provided an occupancy permit is obtained therefore and such trailer is in conformance with all provisions of this article pertaining to mobile homes which are placed upon licensed mobile home parks.

(b)   Advertising Trailers. Advertising trailers may be permitted only on property zoned “C” 1, 2, and “M” 1, 2, and such trailers shall be off the public street, and conform to the setback height and area regulations for other signs in that district.

(c)   Hauling Trailers. Hauling trailers, as defined herein, may be stored or rented in Zone “C” 1, 2, and “M” 1, 2. Hauling trailers, customarily towed behind passenger cars, and not exceeding eight feet of box length, may also be kept or stored on the basis of one per family, in private garages, or in the side or rear yard of private homes, subject to any other limitations that may be imposed by other ordinances of the city.

(Ord. 561, Sec. 9)

One or more mobile homes or trailers may be used as a temporary office or other non-residential structures on the site of a construction project provided such structures are removed upon completion of the project. Mobile structures may be used as temporary classroom facilities in connection with public schools or private schools with equivalent curriculum.

(Ord. 561, Sec. 10; Ord. 1119)