MANUFACTURED HOUSING AND MOBILE HOME PARKS
16.02.010 HUD approved manufactured housing authorized‑‑within city. Manufactured housing built according to construction standards established by the United States Department of Housing Land and Urban Development (HUD) and bearing certification to that effect is authorized to be located within the city limits.
No mobile home or manufactured housing that is not constructed pursuant to HUD standards or which does not possess a HUD certification may be moved into the city and utilized for purposes of residential housing. All currently noncompliant mobile homes and manufactured housing already located within the city limits now or at the time of annexation into the city may continue to be located within the city and utilized for residential purposes. (Ord. 2892 §1, 1994).
16.02.020 Manufactured housing located individually on separate independently owned building sites. A manufactured house authorized by this title may be located on a separate independently owned building site either by the property owner or pursuant to a lease of the manufactured house complies with the following criteria:
A. The structure is a single‑family dwelling unit;
B. The structure was built off‑site in a factory after January 1, 1990;
C. The structure is placed on a permanent foundation;
D. The outside measurements of the structure is at least 900 square feet;
E. The structure has a pitched roof at least six‑inch dripedge and siding and roofing materials that as defined by local regulation are customarily used on site‑built homes;
F. The structure is constructed in compliance with the applicable prevailing standards of the United States Department of Housing and Urban Development at the time of its construction;
G. The structure has its towing tongue removed when located on the building site;
H. The structure must be connected to municipal sanitary sewer services if available within two hundred feet of the property otherwise the property may be utilized according to city‑county health department approved septic usage;
I. The building site complies with the off‑street parking ordinance provisions of the city that are applicable to single‑family residences;
J. Comply with all applicable setback requirements pursuant to city zoning regulations. (Ord. 2892 §2, 1994).
16.02.030 Two to five residential manufactured house land lease units. A grouping of five or fewer manufactured houses generally clustered together at rental sites which do not consist of separate independently platted lots shall be manufactured in compliance with 1976 HUD standards and shall be subject to city subdivision regulations and the additional requirements that there be at least twenty‑five percent of the land area where the manufactured house is sited shall be planted with natural vegetative cover such as bushes, shrubs, grasses, trees, etc. Such property shall be zoned R‑VI (mobile home park district). (Ord. 2892 §3, 1994).
16.02.040 Residential manufactured housing land‑lease community consisting of six or more dwelling units. A residential manufactured housing land use community consisting of six or more dwelling units shall be subject to city subdivision regulations applicable to manufactured homes and must include a common park open space area for its tenants use. Manufactured housing placed on these lots subsequent to enacting this ordinance shall meet the 1976 HUD standards. Such property shall be zoned R‑VI (mobile home park district). (Ord. 2892 §4, 1994).
16.02.050 Campgrounds for recreation vehicles, vacation trailers and tents. Campgrounds for recreational vehicles and vacation trailers shall have bathrooms, showers and laundry rooms for guests and shall have landscaping that includes trees for shade and common open space areas with vegetative bushes, shrubs and grasses. The common areas shall constitute at least thirty percent of the total land area and may be utilized for tent camping. (Ord. 2892 §5, 1994).
16.04.010 Repealed. (Ord. 2892, 1994; Prior code §19A-1)
16.04.020 Repealed. (Ord. 2892, 1994; Prior code §19A-2)
16.04.030 Repealed. (Ord. 2892, 1994; Prior code §19A-3)
16.04.040 Repealed. (Ord. 2892, 1994; Prior code §19A-4)
16.04.050 Repealed. (Ord. 2892, 1994; Prior code §19A-5)
16.04.060 Repealed. (Ord. 2892, 1994; Prior code §19A-6)
16.04.070 Repealed. (Ord. 2892, 1994; Prior code §19A-7)
16.04.080 Repealed. (Ord. 2892, 1994; Prior code §19A-8)
16.04.090 Repealed. (Ord. 2892, 1994; Prior code §19A-8.1)
16.04.100 Repealed. (Ord. 2892, 1994; Prior code §19A-16)
INSPECTION, NOTICE AND HEARING
16.08.010 Inspection‑‑Authority. The building inspector, health officer, fire chief or other agents authorized by the city are granted the power and authority to enter upon the premises of such park at any time for the purpose of determining or enforcing any provisions of this title or any other city ordinance applicable to the conduct or operation of mobile home parks. (Prior code §19A‑9).
A. The building inspector, health officer, fire chief or their duly authorized representatives are authorized and directed to make such inspections as are necessary to determine satisfactory compliance to this title and regulations issued hereunder.
B. The building inspector, health officer, fire chief or their duly authorized representatives shall have the power to inspect the register containing a record of all residents of the mobile home park.
C. The building inspector, health officer, fire chief or their duly authorized representatives 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 title and regulations issued hereunder. (Prior code §19A‑48).
A. It is the duty of the owners or occupants of the mobile home parks and mobile homes contained therein, or of the persons in charge thereof, to give the building inspector, health officer, fire chief or their duly authorized representatives free access to mobile home lots at reasonable times for the purpose of inspection.
B. It is the duty of every occupant of the 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 title and regulations issued hereunder, or with any lawful order issued pursuant to the provisions of this title. (Prior code §19A‑49).
16.08.040 Notice of violation. Whenever, upon inspection of any mobile home park, the building inspector, health officer, fire chief or their duly authorized representatives find, or determine that there are reasonable grounds to believe, that there has been a violation of any provisions of this title or regulations issued hereunder, the person making or in charge of the inspection shall give notice of such violation or alleged violation to the person to whom the permit or license was issued. The notice shall:
A. Be in writing;
B. Include a statement of the reason for its issuance;
C. Allow a reasonable period of time for the performance of any act or acts it requires;
D. Be served upon the owner or his agent as the case may be, in the following manner:
1. Sent by registered mail to his last known address, or
2. Served with such notice by any method authorized or required by the laws of the state;
E. Contain an outline of remedial action which, if taken, will effect compliance with the provisions of this title and regulations issued hereunder. (Prior code §19A‑10).
16.08.050 Hearings‑‑Generally. Any person affected by any notice which has been issued in connection with the enforcement of any provisions of this title, or regulations issued under this chapter, may request and shall be granted a hearing on the matter; provided, that the person shall file in the Development Services office a written petition requesting the hearing and setting forth a brief statement of the grounds therefor, within ten days after the date the notice was served. The filing of the petition for a hearing shall operate as a stay of the notice and of the suspension. Upon receipt of the petition, a time and place for such hearing and shall give the petitioner written notice thereof. At the hearing, the petitioner shall be given an opportunity to show why the notice should be modified or withdrawn. The hearing shall be commenced not later than thirty days after the date on which the petition was filed. However, upon application by the petitioner, the date of the hearing may be postponed for a reasonable time beyond such thirty‑day period, when in its judgment the petitioner has submitted good and sufficient reasons for such postponement. (Ord. 3492, 2013; Prior code §19A‑11).
16.08.060 Hearings‑‑Orders. After the hearings an order shall be issued as to the findings with regard to compliance with the provisions of this title and regulations issued hereunder, sustaining, modifying or withdrawing the notice which was served as provided in Section 16.08.040. Upon failure to comply with any order issued, the license of the mobile home park affected by the order shall be revoked. (Ord. 3492, 2013; Prior code §19A‑12).
16.08.070 Hearings‑‑Transcript and grievance procedure. The proceedings at such a hearing, including the findings and decision, together with a copy of every notice and order related thereto shall be entered as a matter of public record in Development Services , but the transcript of the proceedings need not be transcribed unless judicial review of the decision is sought as provided by this‑section. .Any person aggrieved by the decision may seek relief therefrom in any court of competent jurisdiction, as provided by the laws of the state. The acceptance of a petition by the court shall act as a temporary stay of the order issued. (Ord. 3492, 2013; Prior code §19A‑13).
16.08.080 Emergency orders. Whenever the building inspector, health officer, fire chief or their duly authorized representatives find that an emergency exists which requires immediate action to protect the public health, they may without notice or having issued an order reciting the existence of such an emergency, require that such action be taken as they may deem necessary to meet the emergency including the suspension of the permit or license. Notwithstanding any other provisions of this title, such order shall be effective immediately. Any person to whom such order is directed shall comply therewith immediately. (Prior code §19A‑14).
LICENSES AND CERTIFICATE OF OCCUPANCY
16.12.010 License‑‑Required. It is unlawful for any person to operate any mobile home park within the corporate limits of the city unless he holds a valid license issued annually by the city treasurer in the name of such person for the specific mobile home park. The license required shall be issued pursuant to Title 5. (Ord. 1921, 1978: prior code §19A‑45).
16.12.020 License‑‑Additional licenses. All mobile home parks shall be duly licensed by the state department of public health, division of environmental sanitation or any other like agency having jurisdiction. The licenses shall be kept up to date. (Prior code §19A‑47).
16.12.030 Certificate of occupancy‑‑Required. Upon completion of any mobile home park and prior to the use thereof, the owner or operator of the park shall make application to the building inspector for a certificate of occupancy. The application shall be in writing on forms provided by the building inspector and shall be filed not less than ten days nor more than twenty days before the mobile home park is ready for use. The building inspector's office shall notify the city‑county health department and together shall make a final inspection of the mobile home park referred to in such application. If the mobile home park is found to be in conformance with the requirements of this title and other ordinances of the city, such departments shall issue a certificate of occupancy. (Prior code §19A‑50).
16.12.040 State and city licenses and certificate of occupancy required. It is unlawful for any person to conduct or operate any mobile home park unless he obtains a license from the state department of health and an annual license from the city treasurer and a certificate of occupancy from the building inspector. (Prior code §19A‑15).
16.16.010 Location of mobile homes. No occupied mobile home or vacation trailer shall be located anywhere within the corporate limits of the city except in a licensed mobile home park. Emergency or temporary parking of any unoccupied mobile home outside a licensed mobile home park will be permitted for a period not exceeding forty‑eight hours. This does not include mobile home sales areas. Parking of an unoccupied vacation trailer outside a licensed mobile home park is permitted. (Prior code §19A‑17).
16.16.020 Zoning. All mobile home parks shall be located within zoning districts as designated in Title 20. (Ord. 3492, 2013; Prior code §19A‑18).
A. In order to achieve the general objective, intent and purpose of this title, preliminary site plan review by Development Services is required of all mobile home parks proposed for construction, alteration or extension.
B. In reviewing the site plan for a proposed mobile home park, Development Services staff shall ascertain whether the proposed site plan is consistent with all regulations of this title and all other city ordinances and state laws.
C. Further, in consideration of each site plan, Development Services staff shall endeavor to assure that the movement of vehicular and pedestrian traffic within the site and in relation to adjacent movement be safe and convenient, and the provisions are so made that the proposed mobile home park will not be a detriment to the surrounding uses now or in the future.
D. The Development Services staff shall make their recommendation regarding the preliminary site plan to the zoning commission, who shall consider such recommendations in their review and approval. (Ord. 3492, 2013; Prior code §19A‑20).
16.20.020 Information required for filing. Application for approval of a mobile home park shall be accompanied by all of the following information:
A. Preliminary plan review:
1. Three copies of the plan containing the requirements of Section 16.20.030;
2. Three copies of proposed restrictions, if any, to be recorded, and
3. Method of sewage disposal.
B. Final plan review:
1. Three copies of the final contract drawings containing the requirements of Section 16.20.040; and
2. Three copies of the final restrictions, if any, to be recorded. (Prior code §19A‑23).
16.20.030 Content of preliminary plans. In order to obtain site plan review, the applicant shall submit preliminary plans containing the following information:
A. Name, address and phone number of the applicant or his duly authorized representative and of the qualified person or firm preparing the plans;
B. Interest of the applicant in the mobile home park;
C. The name, address and phone number of the legal owner of the land upon which the mobile home nark is to be located if the applicant is not such legal owner;
D. Location and legal description of the mobile home park;
E. Preliminary plans and specifications of the proposed park showing:
1. The area of the park drawn to scale and dimensioned and the approximate area of the tract,
2. The number, location and size of typical or minimum mobile home lots and open spaces,
3. The location and width of roadways, walkways, and parking areas, and access to public arterials,
4. The location of recreation or service buildings, and other proposed structures,
5. The topography of the tract at ten foot intervals or at such intervals as specified by Development Services for tracts which have only a slight elevation change,
6. The size and location of natural features, wetland, streams, lakes, ditches, drains and wooded areas and any anticipated changes in these features, and
7. The location of recreational facilities.
(Ord. 3492, 2013; Prior code §19A‑21).
16.20.040 Final plans. Following review and approval of the preliminary plans by the zoning commission and provided that the property has obtained the proper zoning and conditional use permit as defined in Title 20 MMC, the applicant shall submit a final detailed set of contract drawings of the proposed mobile home park to the building inspector. These final contract drawings, specifications and quantity estimates shall be prepared in accordance with the following:
A. Each plan prepared pursuant to this chapter shall comply with applicable state laws, Title 20 MMC, and any other ordinances, statutes or laws pertaining to the establishment of mobile home parks.
B. The final plan of the proposed mobile home park shall be drawn to scale, not larger than one inch equals fifty feet nor less than one inch equals two hundred feet.
C. Such final plans shall include the following:
1. The detailed contract drawings shall include the following information;
a. Scale, north point and all boundary dimensions,
b. Lot lines, including accurate dimensions, angles and square foot area of each lot,
c. Proposed streets, driveways, sidewalks and other vehicular and pedestrian circulation within and adjacent to the site,
d. Location, size and dimensions of all recreational areas,
e. Location, area, number and dimensions of parking spaces in off‑street parking areas, .
f. Identification of service lanes and service parking areas,
g. Existing and proposed easements and their use,
h. Topography of the park at ten foot intervals or as required,
i. Location and size of service buildings,
j. Type, size and location of all public utility facilities to serve the individual lots within the park, including common fuel storage tank facilities, water and sewer service systems, storm drainage facilities and fire hydrants,
k. Existing and tentative finished grades for all proposed streets, sidewalks, curbs, driveways, off‑street parking areas, service lanes and service parking areas, including cross‑sections of the above,
l. The location and type of all plant materials either to remain or to be planted, and
m. Location and details of any and all signs to be constructed and placed in the park;
2. Any other information deemed necessary by the building inspector or zoning commission
(Ord. 3492, 2013; Prior code §19A‑22).
16.20.050 Investigation of final plan. Upon receipt of final set of detailed contract drawings to establish, enlarge or alter a mobile home park, the building inspector shall transmit one copy each to the zoning commission, Development Services, and health department each of which shall have fifteen days to review the drawings. They shall transmit to the building inspector their final recommendations and comments regarding the detailed contract drawings. Should such recommendations require changes in the final contract drawings, those changes shall be made by the applicant; the revised drawings shall then be resubmitted to the board, commission, engineer or department recommending the change for approval. When the zoning commission, Development Services, and health department have approved the final contract drawings, and if the building inspector finds that such drawings are in compliance with this chapter, other ordinances, and all other codes adopted by the city, he shall issue a building permit within fifteen days after final approval has been given by all the abovementioned agencies. (Ord. 3492, 2013; Prior code §19A‑24).
16.20.060 Expiration of approval. Approval of the zoning commission shall expire and become void at the expiration of one year after the date of approval, if a building permit has not been issued and construction of the park has not commenced to a point that a minimum of one‑third of all the lots proposed and the necessary facilities to serve those lots in the mobile home park are completed in that one year period. An extension of time may be requested, as provided in Section 16.20.070. (Prior code §19A‑25).
16.20.070 Extension of time. The zoning commission may grant one extension of time not to exceed one year beyond the time limit allowed by this chapter. Application for an extension of time shall be made in writing to the building inspector not less than thirty days prior to the expiration date of one year allowed in Section 16.20.060. (Prior code §19A‑26).
16.20.080 Plan amendment. The approved mobile home park plan may be amended upon request by the applicant, in accordance with provisions for original filings as provided in this chapter. (Prior code §19A‑27).
SITE AND DEVELOPMENT STANDARDS
16.24.010 Compliance with standards. Any person desiring to enlarge or establish a mobile home park shall meet or exceed the design standards set forth in this chapter. (Prior code §19A‑28).
16.24.020 Location. Mobile home parks shall be located in accordance with Title 19 and all other applicable ordinances and state laws. (Prior code §19A‑29).
16.24.030 Permitted uses. The following uses are permitted in mobile home parks:
A. Mobile homes, excluding mobile homes for sale;
B. Travel trailers, in designated areas only;
C. Accessory buildings or structures for park management or park resident use only and not exceeding two stories or twenty‑four feet in height;
D. One identification sign, approved in conjunction with the final site plan of the mobile home park. The sign shall have no moving parts, shall be located a minimum of twenty feet from a public right‑of‑way line and shall be attractively illuminated;
E. One entrance and exit sign‑at each access drive onto a public right‑of‑way, approved in conjunction with the final site plan of the mobile home park. The sign shall have no moving parts;
F. Day care centers and nurseries.
(Ord. 1984, 1979: prior code §19A‑30).
16.24.040 Park size and mobile home density. The minimum site size for a mobile home park shall be ten acres. The mobile home park density shall not exceed eight mobile home units per gross acre. (Prior code §19A‑31).
16.24.050 Size of mobile home lot. Each individual mobile home lot shall be at least three thousand six hundred square feet in area and at least forty feet wide, except that in a planned unit development mobile home park ,the above requirement may be satisfied if the total square feet area exceeds three thousand six hundred square feet multiplied by the number of individual mobile home sites and the planned unit development is approved by the zoning commission. (Prior code §19A‑32).
16.24.060 Access to street. All mobile home parks shall have access from and abut a collector street or an arterial street. Streets carrying the designation are shown in Figure 13 of the "Missoula Comprehensive Development Plan." All mobile home parks shall have a minimum setback of twenty‑five feet from the right‑of‑way line of the above designated street classification. No individual mobile home lot shall front or have direct access onto such designated street classification. (Prior code §19A‑33).
A. The maximum mobile home lot coverage shall not exceed fifty percent. Coverage shall mean any man‑made appurtenances.
B. All mobile homes and accessory buildings shall maintain the following minimum setbacks from lot or property lines:
1. Front, twelve feet;
2. Side, twelve feet;
3. Rear, ten feet.
C. Greater or smaller setbacks may be required where, in the opinion of the zoning commission, such setbacks may be desirable; but in no case shall there be less than fifteen feet between trailers. No part of any mobile home shall be located within the setback area.
D. The maximum height of a‑mobile home located in a mobile home park shall be one and one‑half stories or twenty feet. (Prior code §19A‑34).
16.24.080 Vehicle travel lanes. All streets, roads and driveways shall be hard‑surfaced, adequately drained and lighted for safety and ease of traffic movement. All streets or roads within the mobile home park shall have a minimum pavement width of twenty‑five feet and ten feet for all driveways. The entire pavement width shall be surfaced with a minimum of two inches of asphaltic concrete or plant mix and shall be placed over a suitable base. These improvements to be installed in accordance with plans and specifications approved by Development Services. (Ord. 3492, 2013; Prior code §19A‑35).
A. Concrete curbs and gutters shall be placed along both sides of all streets or roads within the park.
B. Sidewalks shall be provided on at least one side of all streets or roads within the mobile home park and to all service buildings. Such sidewalks shall be at least four feet in width.
C. All curbs, gutters and sidewalks shall be installed in accordance with plans and specifications approved by Development Services.
(Ord. 3492, 2013; Prior code §19A‑36).
A. Two off-street parking spaces shall be provided for each mobile home lot. These spaces may be provided on the mobile home lot or in parking compounds conveniently located to the lot which they are intended to serve, or a combination of the above.
B. The minimum size of each parking space shall be two hundred square feet exclusive of service and access drives.
C. Such parking areas shall be surfaced with asphaltic concrete or plant mix and shall be so designed as to dispose of all surface water accumulation, all in accordance with plans and specifications approved by Development Services.
(Ord. 3492, 2013; Prior code §19A‑37).
A. Water. All water lines (distributor and individual service) and appurtenances shall comply with, be constructed, maintained and placed in accordance with state and local plumbing and health codes. The source of supply for the mobile home park shall be a public water system.
B. Sewer. All sewer lines (trunks, laterals and service) and appurtenances shall comply with, be constructed, maintained and placed in accordance with state and local plumbing and health codes. All sewer lines in the mobile home park shall connect to a public sewer system.
C. Electrical System. All electrical lines serving the mobile home park and each individual mobile home lot shall be buried underground. All lines and appurtenances shall comply with, be constructed, maintained and placed in accordance with state and local electrical codes.
1. Meters. Electric meters shall be installed on approved pedestals, over‑the main line at the rear of the mobile home lots.
2. Mobile Home Service Line. Each mobile home service line shall be underground and shall terminate in a weatherproof receptacle located near the mobile home stand so as to provide as direct a hook‑up as possible with the mobile home outlet. The receptacle shall be of the polarized type with grounding conductor and shall have a four prong attachment. Such receptacle shall include a weatherproof over current protection device and disconnecting means.
D. Telephone service. When telephone service to individual mobile home lots is provided, the entire system shall be underground and in general conformance with the placement of the electrical system as required in this title.
E. Natural gas service.
1. Distribution System. The natural gas distribution system and all appurtenances shall be constructed and maintained in accordance with local natural gas codes and shall be installed in locations approved by the city.
2. Service Lines.
a. Individual lines to each mobile home lot shall be provided and shall terminate at the meter, which shall be located adjacent to the water and sewer outlets. An airtight, approved flexible line shall be used from the meter to the mobile home connection.
b. The meters shall be uniformly located throughout the entire mobile home park, and shall be located so they will not be damaged by the parking of mobile homes.
F. Fuel Oil Storage. Where oil heating of a mobile home is necessary, a fuel storage facility shall be provided in the mobile home lot not to exceed a hundred gallon capacity. Such storage facility shall extend no higher than six feet above ground level and shall be located and screened so that it will blend with its surroundings.
G. Cable Television Systems. Where a cable television system is to be installed to serve the mobile home park and
each individual mobile home lot, that system shall be under ground and shall be in general accord with the placement of
the electrical system as required in this title.
H. Garbage and Trash Disposal. Garbage must be stored in containers. Each mobile home lot shall be provided with two storage receptacles sufficient in size to contain a thirty gallon barrel. These shall be located either underground on the mobile home lot or in a container station on the mobile home site or in central garbage container stations.
I. Exterior Lighting. Street lights attached to approved standards, shall be installed in sufficient numbers and intensity to permit the safe movement of vehicles and pedestrians at night. (Prior code §19A‑38).
16.24.120 Skirtings, canopies and awnings.
A. Each mobile home shall be skirted within sixty days after such mobile home is moved upon a lot within the mobile home park. Such skirting shall be of a material similar to that of which the trailer is constructed and be attached to the mobile home.
B. Canopies and awnings may be attached to any mobile home, but they shall not exceed twelve feet in width and length, nor shall. they exceed the height of the mobile home.
C. In no event shall any attachment, other than those permitted in this section, whether permanent or temporary, be permitted to be added to the mobile home unless the addition or attachment was manufactured as a part of that mobile home at the factory. (Prior code §19A‑39).
16.24.130 Stands and platforms. Each mobile home lot shall be provided two concrete ribbons or a concrete pad not less than four inches in depth. The pad shall be of a size equal to that of the mobile home to be parked on the lot; each ribbon shall be at least twenty‑four inches wide and its length shall be equal to that of a mobile home to be parked on
the lot. This requirement may be waived if the zoning commission decides a substitute material is adequate. (Prior code §19A‑40).
16.24.140 Tie‑down requirements. All manufacturers shall include as an integral part of each mobile home such tie‑down requirements for the north zone as are set forth in section 6.5.1 of NFPA No. 501B, 1974 edition, entitled "Standard for Mobile Homes." (Prior code §19A‑40.1).
A. Footings, piers, caps and shims shall be installed directly under the main frame or chassis of the mobile home according to the manufacturer's recommendations so long as those recommendations meet the minimum standards set forth in this chapter.
B. All footings, piers, caps and shims shall be located under both frame rails and shall be installed so that the longest dimension of each piece of material used for the construction of a pier and of each footing, cap and‑shim is parallel with the ground and perpendicular to the frame rail. Those nearest each end of the mobile home shall be within five feet from the end of the home, and shall have a maximum spacing of ten feet on centers.
C. All grass and organic material shall be removed from beneath the footings.
D. A footing is that portion of the blocking between the ground and the frame rail which spreads and transmits loads directly to the soil. All footings shall be of a material impervious to rot which has a minimum weight bearing ability equal to or greater than a solid piece of wood having minimum nominal dimensions of two inches by twelve inches by eighteen inches. Each footing may be constructed from more than one piece of material, provided that each piece of material has minimum nominal dimensions of not less than two inches by twelve inches by eighteen inches. All footings shall be at least four inches longer and four inches wider than the pier resting upon it.
E. A pier is a vertical structural support that transmits the load from the mobile home chassis to the footing. A pier shall be constructed of a material or materials which have a minimum weight bearing ability equal to or greater than a standard eight‑inch by eight‑inch by sixteen‑inch minimum celled concrete block. If a celled material, e.g., a celled concrete block or an expanded shell, is used to construct piers, the material shall be installed so the open end of each cell is perpendicular to the frame rail and to the ground. A pier shall be not less than eight nominal inches wide, and in any event shall be the same width as the cap resting upon it. A pier eight inches in height or less may be constructed of more than one piece of material provided each piece has minimum nominal dimensions of two inches by four inches by sixteen inches. A pier more than eight inches in height may be constructed of more than one piece of material having minimum nominal dimensions of eight inches wide, eight inches high, and sixteen inches long, provided that the pieces fit flush, one to another.
F. A cap is a covering structure that is placed between the pier and shim to provide a surface on which the shims may rest so as to transmit the mobile home load uniformly to the pier bearing surface. All piers shall be topped with cap not more than four inches in height and not less than eight nominal inches wide and sixteen inches long. Each cap shall be constructed of the same material throughout and may be constructed of more than one piece of material each having minimum nominal dimensions of one inch by eight inches by sixteen inches.
G. A shim is a thin tapered slip of wood or metal used to fill in between the cap and mobile home chassis for the purpose of leveling the mobile home. All shims shall be four inches or less in thickness and wide enough to provide bearing over the width of the cap. The shims shall be driven tight between the cap and the frame rail to provide uniform bearing and leveling.
H. Heavy metal, pyramid, adjustable screw jacks of equal performance, lateral stability and weight bearing ability, may be used as piers. (Prior code §19A‑40.2).
A. There shall be paid to the city for the making of each inspection by the building inspector of the tie downs, footings, piers, caps and shims of each mobile home a fee of five dollars; together with an additional fee of five dollars for the inspection of the gas piping, gas installations, gas fixtures and appliances of each mobile home.
B. The owners of mobile home sales lots who deliver and block the mobile homes will be held responsible for payment of the ten‑dollar fee, except, when mobile homes are delivered to mobile home courts and blocked by any transporters or haulers other than local mobile home sales lot owners, the mobile home court owner or manager will be held responsible for payment of the ten‑dollar fee. (Prior code §19A‑40.3).
A. Fire Hydrants. Every mobile home park shall install and maintain approved fire hydrants, the location and number to be as approved by the fire department in accordance with the adopted National Fire Codes.
B. Fire Extinguishing Equipment. There shall be installed and maintained in a conspicuous and accessible location in every mobile home park fire extinguishers of such type, size, number and location as to satisfy the requirements of the fire department. No open burning within any mobile home park is permitted. (Prior code §19A‑41).
16.24.180 Landscaping. There shall be provided at least two deciduous trees, having a minimum of one and one‑half inch caliper for each mobile home lot. There shall also be provided at least two evergreen trees for every three lots and they may be located at the front or rear of the lots. All dead trees shall be replaced. An ornamental wall approved by the city and six feet in height or a ten foot greenbelt planting strip of hardy deciduous and coniferous plant material, grass or ground cover shall be erected and maintained in a neat and orderly manner along the front, side and rear boundaries of the mobile home park, except where topography or other existing conditions render such a fence or greenbelt ineffective in the opinion of the zoning commission. Grass shall be planted and maintained throughout the entire mobile home park except for areas utilized for streets, parking, recreational and service buildings and mobile home parking. (Prior code §19A‑42).
16.24.190 Recreation areas. A minimum of three hundred square feet of recreation area shall be provided for each mobile home lot within the mobile home park. The recreation area may be in one or more locations in the park. At least one recreation area shall have a minimum size of five thousand square feet. The recreation area design shall be approved by the zoning commission. (Prior code §19A‑43).
16.24.200 Service buildings. Each mobile home park shall be provided with one or more service buildings containing the requisite number of plumbing fixtures and other service equipment. The facilities listed below will accommodate any number of independent mobile homes, and up to ten dependent mobile homes. The service buildings shall conform in general to the following requirements:
A. The building shall be located not more than two hundred feet from any dependent mobile home lot.
B. The materials and methods used in the construction of service buildings shall conform to city building codes. It must have an interior finish which is moisture resistant and can be easily cleaned. All rooms of service buildings must be ventilated and all exterior openings provided with screens.
C. Separate men's and women's toilet rooms shall be provided and distinctly marked. These rooms must be separated by a sound resistant wall. A vestibule or screen wall must be provided to prevent direct view into the toilet rooms when exterior doors are open.
D. Every mobile home park shall be provided with adequate toilet and laundry facilities. In no instance will there be less than one laundry unit (laundry tray or washing machine); one water closet, one lavatory and one shower for each sex. A slop water closet (water closet with seat removed) must be provided in each service building. The slop water closet should be in a separate room of the service building with a single direct opening to the outside:
1. One water closet must be provided for each sex for every ten additional dependent mobile homes. (Urinals for men may be substituted for one‑third of these water closets).
2. One lavatory must be provided for each sex for every ten additional dependent mobile homes and one shower for each sex for every twenty additional mobile home lots. One laundry unit must be provided for each additional twenty mobile home lots.
3. All water closets and showers for women, and all water closets and showers for men must be located in separate compartments, with self‑closing doors. Gand‑type shower compartments may be used for men. Individual shower stalls must be approximately three feet by three feet. Showers for women must have a dressing compartment with stool or bench. The room containing the laundry units must be separated from the toilet rooms and have an exterior entrance only.
4. Heating facilities capable of maintaining a temperature of seventy degrees Fahrenheit in cold weather shall be provided.
5. Facilities shall be provided for the continuous supply of three gallons to five gallons of hot water at a temperature of one hundred degrees Fahrenheit per mobile home space.
E. Mechanical laundry washing and drying equipment will be provided, while laundry yards may be provided. Laundry machines shall be located in service buildings. When laundry drying yards are used, they shall be located adjacent to the service buildings and have sufficient area to service the entire development. The drying yard shall be enclosed from view by a fence of six feet in height. (Prior code §19A‑44).
STANDARD FOR MOBILE HOMES
16.28.010 Adopted. The city adopts by reference, in its entirety, all of the provisions contained in the Standard for Mobile Homes, NFPA No. 501B, 1974 edition. (Prior code §19A‑51) .
16.32.010 Violation‑‑Penalty. Any person, firm or corporation found guilty of violating this title, shall be guilty of a misdemeanor, and on conviction thereof, shall be fined not more than three hundred dollars, or imprisoned in the city jail for a period of not more than ninety days, or by both such fine and imprisonment. (Prior code §19A‑19).