Title 16
MANUFACTURED HOUSING AND MOBILE HOME
PARKS
Chapters:
16.08 Inspection,
Notice and Hearing
16.12 Licenses and
Certificate of Occupancy
16.24 Site and
Development Standards
16.28 Standard for
Mobile Homes
MANUFACTURED HOUSING
Sections:
16.02.010 HUD
approved manufactured housing authorized within city.
16.02.020 Manufactured
housing located individually on separate independently owned building sites.
16.02.030 Two to five
residential manufactured house land lease units.
16.02.050 Campgrounds
for recreation vehicles, vacation trailers and tents.
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)
Chapter
16.08
INSPECTION, NOTICE AND HEARING
Sections:
16.08.010 Inspection‑‑Authority.
16.08.020 Inspection‑‑By
whom and when made.
16.08.030 Owners
and occupants to permit inspections.
16.08.040 Notice of
violation.
16.08.050 Hearings‑‑Generally.
16.08.070 Hearings‑‑Transcript
and grievance procedure.
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).
16.08.020 Inspection‑‑By whom and when
made.
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).
16.08.030 Owners and occupants to permit inspections.
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
Sections:
16.12.020 License‑‑Additional
licenses.
16.12.030 Certificate
of occupancy‑‑Required.
16.12.040 State and
city licenses and certificate of occupancy required.
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).
Sections:
16.16.010 Location
of mobile homes.
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).
Sections:
16.20.020 Information
required for filing.
16.20.030 Content of
preliminary plans.
16.20.050 Investigation
of final plan.
16.20.060 Expiration
of approval.
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
Sections:
16.24.010 Compliance
with standards.
16.24.040 Park size
and mobile home density.
16.24.050 Size of
mobile home lot.
16.24.070 Site
coverage, setbacks and height limits.
16.24.080 Vehicle travel
lanes.
16.24.090 Curbs,
gutters and sidewalks.
16.24.100 Off‑street
parking requirements.
16.24.110 Utilities
and other services.
16.24.120 Skirtings, canopies and awnings.
16.24.130 Stands and
platforms.
16.24.140 Tie‑down
requirements.
16.24.150 Footings,
piers, caps and shims.
16.24.170 Fire
hydrants and fire extinguishing equipment.
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).
16.24.070 Site coverage, setbacks and height limits.
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).
16.24.090 Curbs,
gutters and sidewalks.
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).
16.24.100
Off‑street
parking requirements.
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).
16.24.110 Utilities and other services.
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).
16.24.150
Footings, piers, caps and shims.
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).
16.24.170 Fire hydrants and fire extinguishing equipment.
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
Sections:
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) .
VIOLATION‑‑PENALTY
Sections:
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).