CHAPTER 153: MOBILE HOMES AND RECREATIONAL VEHICLE PARKS

Section
General Provisions
153.01 Purpose
153.02 Definitions
153.03 Amendments

Zoning
153.15 Zoning district regulations
153.16 Special exception requirements

Park Licenses
153.30 License required
153.31 License fees
153.32 License application
153.33 Posting of license

Development and Operation Regulations
153.45 Development plans and specifications
153.46 Mobile home park regulations
153.47 Recreational vehicle park regulations
153.48 Combined accommodations
153.49 Water supply
153.50 Sewage disposal
153.51 Electrical service
153.52 Garbage receptacles
153.53 Fire protection
153.54 Animals and pets

Administration and Enforcement
153.65 Register of occupants
153.66 Supervision
153.67 Complaints; license suspension
153.99 Penalty

GENERAL PROVISIONS

§ 153.01 PURPOSE.
The purpose of this chapter is to establish regulations governing the development, expansion, and use of mobile home park and recreational vehicle park facilities within the city. This chapter is adopted so as to ensure that those facilities are provided as will reasonably address those particular considerations presented in mobile home and recreational vehicle park development.
(Prior Code, § 24-01) (Ord. passed 10-11-1993)

§ 153.02 DEFINITIONS.
For the purpose of this chapter, the following definitions shall apply unless the context clearly indicates or requires a different meaning.

LICENSEE. Any person licensed to operate and maintain a mobile home or recreational vehicle park
under the provisions of this chapter.

MOBILE HOME. A structure, transportable in one or more sections, which is at least eight body feet
or more in width and 32 body feet or more in length, and which is built on a permanent chassis and is
designed to be used as a dwelling with or without a permanent foundation when connected to the required utilities and includes plumbing, heating, air conditioning, and electrical systems. For the purpose of this chapter, MOBILE HOME shall be construed to include single-section and multi-section units.

MOBILE HOME PARK. Any lot or tract of land upon which two or more mobile homes occupied
for dwelling purposes are located, including any buildings, structures, fixtures, and equipment used in
connection with mobile homes, regardless of whether or not a fee is charged for the accommodations.

MOBILE HOME SPACE. A plot of land within a mobile home park designed for the accommodation of one mobile home in accordance with the requirements of this chapter.

NATURAL OR ARTIFICIAL BARRIER. Any embankment, fence, hedge, or other feature that
serves to block direct pedestrian access or visibility.

OPERATOR. Includes the person in charge of operating any mobile home or recreational vehicle park, either under written or verbal (oral) lease, or any other arrangement whereby he or she exercises control over the premises.

OWNER. Includes the person in whose name the title to the lot, block, tract, or parcel of land is shown to be.

PERSON. Any natural individual, firm, trust, partnership, association, or corporation.

RECREATIONAL VEHICLE. Includes any of the following:

(1) CAMPING TRAILER. A folding structure mounted on wheels and designed for travel, recreation, and vacation use.

(2) MOTOR HOME. A portable, temporary dwelling to be used for travel, recreation, and vacation, constructed as an integral part of a self-propelled vehicle.|

(3) PICKUP COACH. A structure designed to be mounted on a truck chassis for use as a temporary dwelling for travel, recreation, and vacation.

(4) TRAVEL TRAILER. A vehicular structure built on a chassis with body width less than eight feet and body length less than 32 feet, that structure designed to be transported and intended for human occupancy as a dwelling for short periods of time and containing limited or no kitchen or bathroom facilities.

RECREATIONAL VEHICLE PARK. Any lot or tract of land designed to accommodate two or more recreational vehicles, as defined, and which exists as a privately owned and operated enterprise for the purpose of realizing a monetary profit.

RECREATIONAL VEHICLE SPACE. A plot of land within a recreational vehicle park designed
for the accommodation of one recreational vehicle in accordance with the requirements of this chapter.
(Prior Code, § 24-01) (Ord. passed 10-11-1993)

§ 153.03 AMENDMENTS.
This chapter may be amended in the same manner as the zoning ordinance for the city is amended.
(Prior Code, § 24-22) (Ord. passed 10-11-1993)

ZONING

§ 153.15 ZONING DISTRICT REGULATIONS.
(A) In accordance with the zoning ordinance of the city, as amended, mobile home parks and recreational vehicle parks may be located in any zoning district subject to the acquisition of a special exception granted by the City Council and the submission and approval of all plans.

(B) Each mobile home or recreational vehicle park boundary, except those adjacent to a street or highway right-of-way, shall be provided with a continuous natural or artificial barrier.
(Prior Code, § 24-02) (Ord. passed 10-11-1993)

§ 153.16 SPECIAL EXCEPTION REQUIREMENTS.
(A) Application for special exception. Application for the special exception shall be made as provided by the City Zoning Ordinance, § 8.6, regarding amendments and special exceptions, and the application is to be filed with a complete plan, in triplicate, of the mobile home or recreational vehicle park facility in conformity with § 153.45 of this code, regarding development plans and specifications, in addition to the requirements imposed by City Zoning Ordinance, § 8.6. Plans and specifications of all buildings, improvements, and facilities constructed or to be constructed within the mobile home or recreational vehicle park shall be provided in triplicate. The application for special exception shall be subject to the review and approval procedure delineated in City Zoning Ordinance, § 8.6, as amended.

(B) Transfer of special exception. An existing special exception may be transferred from one individual or corporation to another individual or corporation without a public hearing, upon application to the City Council.
(Prior Code, § 24-03) (Ord. passed 10-11-1993)

PARK LICENSES

§ 153.30 LICENSE REQUIRED.
It shall be unlawful for any person to maintain or operate a mobile home or recreational vehicle park within the limits of the city, unless that person shall first obtain a license as issued by the Building Official of the city. This license shall be valid for a period not to exceed one year and is subject to renewal upon expiration. This license shall be in addition to the special permit set out in §§ 153.15 and 153.16 above.
(Prior Code, § 24-04) (Ord. passed 10-11-1993) Penalty, see § 10.99

§ 153.31 LICENSE FEES.
(A) The annual license fee for each mobile home park or recreational vehicle park shall be in accordance with the following schedule:

(1) For one to five mobile home or recreational vehicle spaces provided: $5;

(2) For six to 25 mobile home or recreational vehicle spaces provided: $25; or

(3) For 26 or more mobile home or recreational vehicle spaces provided: $50.

(B) The fee for transfer of a license shall be $5.
(Prior Code, § 24-05) (Ord. passed 10-11-1993)

§ 153.32 LICENSE APPLICATION.
(A) Application for initial license. An application for initial development of a mobile home park or
recreational vehicle park shall be filed with and issued by the Building Official of the city.

(1) The application shall be in writing, signed by the applicant, and shall include the following:

(a) The name and address of the applicant;

(b) The location and legal description of the mobile home or recreational vehicle park;

(c) A complete plan of the subject park in conformity with the requirements of § 153.45 of this code;

(d) Plans and specifications of all buildings, improvements, and facilities constructed or to be constructed within the mobile home or recreational vehicle park;

(e) Evidence of special evidence approval, if required; and

(f) Additional information as may be requested by the Building Official of the city to facilitate a determination as to compliance of the proposed park with established legal requirements.

(2) The Building Official of the city shall inspect the application and the proposed plans and pecifications. In the event that the proposed mobile home or recreational vehicle park will, when constructed or altered in accordance with the plans and specifications, be in compliance with all provisions of this chapter and all other applicable ordinances and statutes, the Building Official shall approve the application, and upon completion of the park according to the plans, shall issue the license.

(3) In those instances in which a mobile home or recreational vehicle park is proposed for development which fails to reasonably satisfy particular requirements as herein prescribed, a variance to certain of these requirements may be requested of the Board of Adjustment of the city. Those requirements for which a variance may be granted, in addition to the procedures governing the operation of the Board of Adjustment, are delineated in City Zoning Ordinance, § 8.5, regarding variances and nonconforming
uses, as amended.

(B) Application for renewal license. Upon application in writing by a licensee for renewal of a license
and upon payment of the annual license fee, the Building Official of the city shall conduct an on-site
inspection of the subject mobile home or recreational vehicle park to ascertain compliance with the
requirements established in this chapter. Subsequent to a determination of compliance, the Building
Official shall issue a certificate renewing the license for another year.

(C) Transfer of license. Upon application in writing for a transfer of license, the provision of evidence of special permit transfer, if required, and payment of the license transfer fee, the Building Official shall issue a transfer of license.

(D) Expiration date of license. All licenses issued under the terms and conditions of this chapter shall
expire on the December 31 following the issuance date.

(E) Nonconforming mobile home or recreational vehicle parks. Those mobile home or recreational
vehicle parks lawfully in operation on the effective date of this chapter and not in compliance with those
regulations established herein, may, upon application to the Building Official of the city for license renewal, be permitted to continue that operation as a nonconforming mobile home or recreational vehicle park facility. Any expansion or extension of the nonconforming mobile home or recreational vehicle park, however, is subject to and shall be in compliance with the regulations established in this chapter.
(Prior Code, § 24-06) (Ord. passed 10-11-1993)

§ 153.33 POSTING OF LICENSE.
The license certificate shall at all times be conspicuously posted in the office of or on the premises of
the mobile home or recreational vehicle park.
(Prior Code, § 24-20) (Ord. passed 10-11-1993)

DEVELOPMENT AND OPERATION REGULATIONS

§ 153.45 DEVELOPMENT PLANS AND SPECIFICATIONS.
(A) Development plans as formulated for a proposed mobile home or recreational vehicle park are to be submitted to the Building Official of the city.

(B) These development plans shall exhibit on a scale of 100 feet to one inch the following site improvement data:

(1) Name of the developer;

(2) Name of the record owner of the subject property;

(3) Legal description of the tract to be developed;

(4) Tract boundary lines, the precise locations and width of all existing or recorded streets, easements, and other rights-of-way forming the boundary of the subject tract;

(5) Scale, north arrow, and date;

(6) Final contour data at two-foot intervals to show drainage of the site;

(7) Width of each private street or other roadway or right-of-way;

(8) Source of water supply and layout of water system, including locations of standard fire hydrants required in § 153.53 of this code, regarding fire protection;

(9) Method of sewage disposal and layout of sewer system;

(10) Name of the mobile home or recreational vehicle park;

(11) Location, dimensions, and purposes of any easements;

(12) Boundaries of each mobile home or recreational vehicle space;

(13) Address assignments (numbers and/or letters) to identify individual mobile home or recreational vehicle spaces;

(14) Front building setback lines on all mobile home spaces (not applicable to recreational vehicle parks); and

(15) Location and quantity (in acres) of common recreation area.
(Prior Code, § 24-07) (Ord. passed 10-11-1993)

§ 153.46 MOBILE HOME PARK REGULATIONS.
The regulations described herein govern the development, operation, and maintenance of those mobile
home parks which exclusively accommodate mobile home uses as previously defined and do not provide facilities to accommodate recreational vehicles, as defined.

(A) Mobile home park development requirements.

(1) The mobile home park shall be located on a well-drained site, properly graded to ensure adequate drainage and freedom from standing pools of water.

(2) Mobile home spaces shall be provided consisting of a minimum of 2,500 square feet for each space which shall be at least 40 feet wide and clearly defined; provided, however, that mobile home parks in existence on the effective date of this chapter which provide mobile home spaces having a width or area
less than that hereinabove prescribed may continue to operate with spaces of the existing width and area, but in no event shall a mobile home space be less than 25 feet wide and have an area of less than 1,250 square feet.

(3) Mobile homes shall be placed on each lot so that irrespective of spatial orientation, a 15-foot separation shall be provided between mobile homes. No mobile home shall be located closer than 25 feet from any building right-of-way or any property line boundary bounding the park.

(4) All mobile home spaces shall abut upon a paved driveway of not less than 20 feet in width, which shall have unobstructed access to a public street, alley, or highway. Paved off-street parking facilities in the ratio of two spaces for each mobile home space shall be provided. These parking facilities shall be included to satisfy the minimum mobile home space area requirement and shall be considered when determining separation between mobile homes.

(5) Walkways not less than three feet wide shall be provided from the mobile home spaces to the service buildings and common recreation area.

(6) All driveways and walkways within the park shall be constructed of asphalt, brick, or concrete and lighted at night with electric lamps of not less than 25 watts each, spaced at intervals of not more than 100 feet.

(7) It shall be unlawful for any person operating a mobile home park or occupying a mobile home to construct or permit to be constructed within the park any site-built addition to a mobile home. Manufactured components and awnings of canvas or metal, suitably constructed, may be attached to a
mobile home.

(8) One accessory building per mobile home space shall be permitted, provided that this building is located within a rear or side yard and is not placed within two feet of any mobile home space lot line. (9) The distance from any part of a mobile home to an internal road or street shall be at minimum eight feet.

(10) Not less than 8% of the gross land area within the mobile home park site is to be utilized for common recreation purposes. No particular recreation site shall be comprised of less than 2,500 square feet.

(11) All site-built structures located within the mobile home park shall be constructed and placed in compliance with the technical codes of the city.

(12) The mobile home park development plan shall comply with all applicable requirements as stated in Chapter 155 of this code, regarding subdivisions.

(B) Service buildings; laundry and sanitation facilities.

(1) The provision of common laundry facilities is not required in mobile home parks exclusively serving mobile home uses, as previously defined. In the event that common laundry facilities are to be provided within a mobile home park, toilet and lavatory accommodations are to be afforded in accordance with the technical codes of the city.

(2) The provision of sanitation facilities (i.e., showers, dressing accommodations, toilets, lavatories) is not required in mobile home parks exclusively serving mobile home uses as previously defined.
(Prior Code, § 24-08) (Ord. passed 10-11-1993) Penalty, see § 10.99

§ 153.47 RECREATIONAL VEHICLE PARK REGULATIONS.
The regulations described herein govern the development, operation, and maintenance of recreational
vehicle parks, as previously defined.

(A) Park development requirements. Recreational vehicle parks shall be developed to conform to those requirements as herein delineated.

(1) Recreational vehicle parks shall be designed so as not to exceed a maximum of 20 units per acre.

(2) No minimum area is established for a recreational vehicle space except that utility hookups shall be located so that a ten-foot clearance shall be maintained between recreational vehicles when parked.

(3) Not less than 8% of the gross land area within the park site is to be utilized for common recreation purposes.

(4) Internal streets shall be paved and shall exhibit the appropriate dimension as required in the following.

(5) Parking facilities shall be provided at the park office as will accommodate five recreational vehicles.

(6) Each recreational vehicle space shall afford parking and maneuvering space sufficient so that the parking, loading, and the like, of recreational vehicles shall not necessitate the use of any public rightof-
way or privately owned property which may abut the park.

(7) Each recreational vehicle space provided with electrical service shall be so served through an underground distribution system. The park office and service buildings may receive electrical service
as provided through overhead facilities.

(8) Each recreational vehicle park shall provide, at minimum, one sanitary disposal site (dump station) which discharges into the city sewage system.

(9) All site-built structures located within the recreational vehicle park shall be constructed and placed in compliance with the technical codes of the city.

(10) The recreational vehicle park development plan shall comply with all applicable requirements as stated in Chapter 155 of this code, regarding subdivisions.

(B) Service buildings; laundry and sanitation facilities. Each recreation vehicle park shall provide one or more service buildings for the use of park patrons.

(1) The service buildings shall provide for:

(a) One flush toilet for women;

(b) One flush toilet for men;

(c) One lavatory for each sex;

(d) One shower and dressing accommodation for each sex, provided in an individual compartment or stall;

(e) One washing machine; and

(f) One slop sink, not less than 14 by 14 inches square and 14 inches deep.

(2) The aforementioned amenities shall accommodate not more than 12 recreational vehicle spaces. For each additional ten recreational vehicle spaces or fraction thereof, one flush toilet, one shower with individual dressing accommodations, and one lavatory shall be provided for each sex, with laundry and slop sink facilities as described in divisions (B)(1)(e) and (B)(1)(f) to be provided for each additional 12 recreational vehicle spaces.

(C) Service building requirements. Service buildings providing the aforenamed facilities shall satisfy
requirements as include:

(1) Service buildings housing sanitation or laundry facilities shall be permanent structures which comply with all applicable laws and ordinances regulating buildings, electrical installation, plumbing, and sanitation systems;

(2) Service buildings shall afford appropriate illumination, shall be well ventilated with screened openings, shall be constructed of moisture-proof materials, to include painted woodwork, as shall permit frequent clearing and washing, and shall be maintained at a temperature of 68°F during the period October 1 through May 1. Floors shall be constructed of concrete or other equally impervious material, easily cleanable, and provided with floor drains which are connected to the sanitary sewer;

(3) The toilet and other sanitation facilities for males and females either shall be in separate buildings or shall be separated, if in the same building, by a soundproof wall;

(4) All service buildings and park grounds shall be maintained in a clean, sightly condition and kept free of any condition that will menace the health of any occupant or the public or constitute a nuisance; and

(5) Service buildings housing sanitation facilities shall be located not closer than 15 feet nor farther than 200 feet from any recreational vehicle space within the park.
(Prior Code, § 24-09) (Ord. passed 10-11-1993) Penalty, see § 10.99

§ 153.48 COMBINED ACCOMMODATIONS.
In the event a mobile home park is proposed to provide facilities to accommodate recreational vehicles, the following regulations shall apply.

(A) Those accommodations serving the recreational vehicles and mobile homes shall be physically separate and distinct, with the recreational vehicle facilities provided separate access to a public right-of way so that recreational vehicle traffic does not intrude into the residential portion of the park occupied by mobile homes.

(B) Within those portions of the mobile home park proposed for recreational vehicle use, those requirements as specified in § 153.47 above, regarding recreational vehicle park regulations, shall apply.

(C) Within those portions of the mobile home park proposed for mobile home use, those requirements
as specified in § 153.46 of this code, regarding mobile home park regulations, shall apply.
(Prior Code, § 24-10) (Ord. passed 10-11-1993)

§ 153.49 WATER SUPPLY.
(A) Mobile home parks and recreational vehicle parks shall provide an adequate supply of pure water to all mobile home or recreational vehicle spaces within the parks in accordance with applicable ordinances. Each individual mobile home space shall be provided with a cold water tap not less than four inches above the ground.

(B) All plumbing work performed within a mobile home or recreational vehicle park shall comply in all respects with the requirements of the plumbing code of the city.
(Prior Code, § 24-11) (Ord. passed 10-11-1993)

§ 153.50 SEWAGE DISPOSAL.
(A) Wastewater from showers, bathtubs, flush toilets, lavatories, and laundry facilities within the service or other buildings within the mobile home or recreational vehicle park, in addition to dump station facilities, shall be discharged into a public sewer system in compliance with applicable ordinances.

(B) Each mobile home or recreational vehicle space located within a mobile home or recreational vehicle park facility shall be provided a trapped sewer not less than four inches in diameter. The trapped sewer in each mobile home or recreational vehicle space shall discharge wastewater into a public sewer system in compliance with applicable ordinances.
(Prior Code, § 24-12) (Ord. passed 10-11-1993)

§ 153.51 ELECTRICAL SERVICE.
Electrical service to individual mobile home spaces and recreational vehicle spaces, in addition to any
service or office buildings, shall conform to those requirements specified in the electrical code adopted for use by the city.
(Prior Code, § 24-13) (Ord. passed 10-11-1993)

§ 153.52 GARBAGE RECEPTACLES.
(A) Within mobile home or recreational vehicle parks, trash dumpsters or garbage cans possessing secure covers shall be provided in quantities adequate to permit disposal of all garbage and rubbish. These garbage receptacles shall be located not farther than 300 feet from any mobile home or recreational vehicle space. These receptacles shall be maintained in sanitary conditions at all times. Garbage and rubbish shall be collected and disposed of as frequently as may be necessary to ensure that the receptacles shall not overflow.

(B) Fees for collection and disposal of garbage shall be in accordance with the applicable ordinance
governing and regulating residential refuse services.
(Prior Code, § 24-14) (Ord. passed 10-11-1993)

§ 153.53 FIRE PROTECTION.
(A) Fire extinguishing equipment required. Each mobile home or recreational vehicle park shall be equipped at all times with fire extinguishing equipment in good working order, of a type, size, and number, and so located within the park as to satisfy applicable regulations as stated is the fire codes of the city. No open fires shall be permitted in any place which may endanger life or property. No open fires shall be unattended at any time.

(B) Fire hydrants required. Standard fire hydrants, in workable condition, shall be located within 500
feet of each mobile home or recreational vehicle space. All fire hydrants shall be connected to not less
than a six-inch diameter water line.

(C) Individual space numbering system required. Within all mobile home and recreational vehicle
parks, each mobile home or recreational vehicle space shall be assigned a unique letter and/or number
description. The numbering or lettering shall be not less than three inches in size and of a reflective
material and shall be displayed on the mobile home or recreational vehicle space in a conspicuous location, visible from the internal circulation road which abuts the front yard of the mobile home or recreational vehicle space.

(D) Park directory required. All mobile home or recreational vehicle parks, as herein defined, shall
provide in a conspicuous location at each entrance to a public right-of-way a diagram displaying the
location of each mobile home or recreational vehicle space within the park. The location of this diagram
shall be identified by a blue light which will be clearly visible to anyone entering the park. The diagram
of the park layout shall be enclosed in a weatherproof facility.
(Prior Code, § 24-15) (Ord. passed 10-11-1993) Penalty, see § 10.99

§ 153.54 ANIMALS AND PETS.
No owner or person in charge of any dog, cat, or other pet animal shall permit that animal to run at large or commit any nuisance within the limits of any mobile home or recreational vehicle park.
(Prior Code, § 24-16) (Ord. passed 10-11-1993) Penalty, see § 10.99

ADMINISTRATION AND ENFORCEMENT

§ 153.65 REGISTER OF OCCUPANTS.
(A) It shall be the duty of each licensee to maintain a register containing a record of all mobile home or recreational vehicle owners and occupants located within mobile home or recreational vehicle parks.
The register shall contain the following information:

(1) The name and address of each mobile home or recreational vehicle occupant;

(2) The name and address of the owner of each mobile home or recreational vehicle within the park;

(3) The make, model, year, and license number of each mobile home or recreational vehicle located within the park;

(4) The state, territory, or country issuing those licenses as noted in item (A)(3); and

(5) The date of arrival and or departure of each mobile home or recreational vehicle.

(B) The park shall keep the register available for inspection at all times by law enforcement officers, public health officials, and other officials whose duties necessitate acquisition of the information contained in the register. The register record for each occupant registered shall not be destroyed for a period of three years following the date of departure of the registrant from the park.
(Prior Code, § 24-17) (Ord. passed 10-11-1993) Penalty, see § 10.99

§ 153.66 SUPERVISION.
The licensee, or duly authorized attendant or caretaker, shall be in charge at all times to maintain the mobile home or recreational vehicle park, and its facilities and equipment, in a clean, orderly, and sanitary condition. The attendant or caretaker shall be answerable, with the licensee, for the violation of any provision of this chapter to which the licensee is subject.
(Prior Code, § 24-18) (Ord. passed 10-11-1993) Penalty, see § 10.99

§ 153.67 COMPLAINTS; LICENSE SUSPENSION.
(A) Where the Building Official, or his or her agent, determines that the operation of a mobile home or recreational vehicle park violates some provision of this chapter, or any other provision in this code of
ordinances, a complaint may be filed in the Municipal Court for the city against either the owner or the
operator of the park or both.

(B) Where the Building Official, or his or her agent, determines that the operation of a mobile home or recreational vehicle park violates some provision of this chapter, he or she may suspend the park’s license to operate until that time as the park complies with the chapter. The licensee may appeal this suspension to the Zoning Board of Adjustment, as provided for in City Zoning Ordinance, Art. 8.4, regarding appeals, as amended. Operation of a park while the license is suspended shall constitute a violation of this chapter for the purposes of division (A) above.
(Prior Code, § 24-19) (Ord. passed 10-11-1993) Penalty, see § 10.99

§ 153.99 PENALTY.
Any person who shall violate any provision of this chapter shall be deemed guilty of a misdemeanor and punished according to § 10.99 of this code. Each day the violation shall be permitted to exist shall constitute a separate offense.
(Prior Code, § 24-21) (Ord. passed 10-11-1993)