Chapter 15.28
MOBILE HOMES AND MOBILE HOME PARKS
Sections:
15.28.020 Compliance with laws generally.
15.28.030 Responsibility for compliance with chapter.
15.28.040 Requirements for compliance of existing mobile home parks.
15.28.050 Restrictions on use of mobile homes generally.
15.28.060 Use of mobile homes outside home parks.
15.28.070 Use of mobile homes and recreational vehicles.
15.28.080 Fire protection requirements for mobile homes and mobile home parks.
15.28.090 Enforcement of chapter.
15.28.100 Mobile home parks—Requirements—Generally.
15.28.110 Mobile home parks—Location and site requirements.
15.28.120 Mobile home parks—Outbuildings, additional structures, etc.
15.28.130 Foundations for mobile homes.
15.28.010 Definitions.
For the purpose of this chapter, the following words and phrases shall have the meanings respectively ascribed to them by this section:
“Alley” means a permanent service right-of-way providing a secondary means of access to abutting properties.
“Alterations” means any change, addition or modification in construction or occupancy; or the moving from one location or position to another.
“Arctic entry” means an accessory structure attached and appurtenant to a trailer having a maximum floor area of eighty square feet located at the exit/entry door.
“Building” means any structure built for the support, shelter or enclosure of persons, animals, chattels or property of any kind, but not including a lean-to.
Building, Existing. “Existing building” means a building legally erected prior to June 6, 1966, or one for which a legal building permit has been issued.
Building, Service. “Service building” means a building housing toilet and washing facilities.
“Building official” means the administrative official charged with the administration and enforcement of this chapter or regularly authorized deputy.
Dwelling, Single-Family. “Single-family dwelling” means one dwelling unit designed for or occupied exclusively by one family.
“Family” means one or more persons occupying the premises and living as a single housekeeping unit, as distinguished from a group occupying a rooming house, club, fraternity or hotel.
“Home occupation” means a profession or use customarily conducted entirely within a dwelling by the permanent inhabitants thereof only, which use is clearly incident and secondary to the use of the dwelling for dwelling purposes and does not change the character of appearance thereof.
“Lean-to” means an accessory structure attached and appurtenant to a mobile home.
“Lot” means a portion or parcel of land considered as a unit, vacant or devoted to a certain use or occupied by a building or group of buildings that are united by a common interest or use, and the customary accessories and open spaces belonging to the same. Such terms include the words “plot” or “parcel.”
Lot, Depth of. “Depth of lot” means a mean horizontal distance between the front and near lot lines, measured in the general direction of its side lot lines.
“Lot lines” means the property lines bounding the lot.
“Mobile home” means a structure, transportable in one or more sections, which in the traveling mode, is eight body feet or more in width or forty body feet or more in length, or when erected on site is three hundred and twenty or more square feet, and which is built on a permanent chassis and designed to be used as a dwelling with or without a permanent foundation when connected to the required utilities, and includes the plumbing, heating, air conditioning and electrical systems contained therein. The term manufactured home is used interchangeably with the term mobile home.
“Modular home” means a structure that is stick built in a factory in two or more sections to ICBO standards and transported on a steel frame to the construction site. When placed on a permanent or temporary foundation, the steel frame is not required to stay in place. The structure must meet all building code requirements for the intended occupancy.
“Nonconforming use” means a structure or land lawfully occupied by a use that does not conform to the regulations of the district in which it is situated.
“Off-street parking” means parking space for motor vehicles which does not include a dedicated street or alley.
Park, Mobile Home. “Mobile home park” means any plot of ground used for the parking of two or more vehicles or mobile homes which are designed or used for sleeping or living quarters. Such term includes recreational vehicle park, mobile home park, or mobile home court meeting the requirements of the zoning use district.
“Recreational vehicle” means a vehicle which is self-propelled or permanently towable by a light duty truck and designed primarily for recreational, camping, travel or seasonal use and is built on a single chassis.
“Recreational vehicle site” means a plot of ground within a recreational vehicle park intended for the accommodation of a recreational vehicle, a tent, or other individual camping unit on a temporary basis.
“Used” or “occupied” as applied to any land or building, means and includes the words “intended, arranged, or designed to be used or occupied.” (Ord. 00-02 § 5 (part))
15.28.020 Compliance with laws generally.
In addition to complying with the provisions of this chapter, every mobile home park owner or operator under this chapter shall comply with any applicable provisions of other code provisions and regulations of the city, and the pertinent statutes and regulations of the state. (Ord. 00-02 § 5 (part))
15.28.030 Responsibility for compliance with chapter.
Compliance with this chapter is the responsibility of the owners, operators and occupants of mobile home parks. The owners and operators have a duty to prevent violations by occupants, and no owner or operator may knowingly allow a violation by an occupant. The owners and operators are jointly and severally liable and responsible together with any occupant for any violations by an occupant which were known or should reasonably have been known to the owner or operator. (Ord. 00-02 § 5 (part))
15.28.040 Requirements for compliance of existing mobile home parks.
Mobile home parks in existence within the city on June 7, 1993 within ninety days of such date shall comply with all sections of this chapter except Section 15.28.100; they shall comply with Section 15.28.100 within one year of such date. (Ord. 00-02 § 5 (part))
15.28.050 Restrictions on use of mobile homes generally.
All mobile homes shall be considered as one-family dwelling units. No home occupation or business shall be conducted in a mobile home, except in conformance with the zoning laws of the city. (Ord. 00-02 § 5 (part))
15.28.060 Use of mobile homes outside home parks.
No mobile homes used for sleeping, living or business purposes shall be permitted outside a mobile home park, except as follows:
A. On a construction project, recreation site or industrial property where the temporary services of a watchman are required, a mobile home may be used for temporary living or work space upon approval of the planning and zoning commission.
B. In any industrial zone, a mobile home may be occupied as a living accommodation for an owner/operator, watchman or security officer upon approval of the planning and zoning commission.
C. In a mobile home district, a mobile home may be occupied in accordance with the zoning regulations of the city.
D. In a residential area, a mobile home may be occupied in accordance with Section 15.28.070.
E. A mobile home located outside a mobile park within the rural residential, light industrial, commercial residential, semi-rural residential or residential mobile home districts shall be placed on a permanent or temporary foundation. In addition to compliance with other state and federal regulation, they shall comply with Section 15.28.070 of this code. (Ord. 00-06 § l; Ord. 00-02 § 5 (part))
15.28.070 Use of mobile homes and recreational vehicles.
A. Except as permitted in this chapter and in Title 17 of this code, no recreational vehicle shall be used for residence purposes on any mobile home, single-family, two-family or multifamily residential lot within the city. Mobile homes shall not be stored on any mobile home, single-family, two-family or multifamily residential lot within the city.
B. It shall be permissible to maintain a temporary residence in a recreational vehicle or mobile home in single-family, two-family or multifamily residential areas under the following conditions:
1. No recreational vehicle or mobile home shall be occupied as a temporary residence, except where a permit for that purpose has been issued by the city. Any such permit shall be issued without charge to the lot owner and cannot be assigned for use by anyone else.
2. A recreational vehicle, mobile home or similar quarters may be used as temporary living facilities only during the time that permanent living facilities are being constructed on the premises if the following conditions are met:
a. A building permit has been issued for the permanent living facility;
b. The permanent foundation for the permanent dwelling has been installed; and
c. Use of a mobile home as a temporary living quarters will not exceed one year.
3. Not less than thirty days after expiration of the permit, whether such permit expired by its terms or upon notice by the city, the use of any such recreational vehicles or mobile homes for residence purposes shall be discontinued.
4. No recreational vehicle or mobile home or similar facility shall be incorporated into, or annexed to, any permanent living facility on any single-family, two family, or multifamily residential lot within the city.
5. Should the holder of the permit fail to abide by the provisions of this section, including failure to discontinue residential use of any temporary facility within thirty days after the expiration of the permit, then the city, in addition to all other remedies provided by law, may enter upon the premises and may secure compliance by removal of the structure if necessary. The cost of such removal shall be and become a lien against such premises to be collected through the same manner as obligations which are collected through tax liens. (Ord. 00-06 § 2; Ord. 00-02 § 5 (part))
15.28.080 Fire protection requirements for mobile homes and mobile home parks.
A. Every mobile home park shall be equipped with two fifteen-pound ABC fire extinguishers in good working order located in the dwelling or office of the person in charge of the park or other central location. No open fires shall be permitted at any place within the park.
B. To minimize the possibility of interference with escape in the face of fire, the parking of vehicles closer than five feet from the door of any service building or mobile home is prohibited.
C. In each mobile home having its own heating or cooking appliances, bulk fuel storage and fuel feed system shall meet the requirements of the uniform codes and be approved by the fire inspectors as to their manner of installation and venting.
1. All installations of fuel tanks require a building permit and approval of a fire inspector.
2. Fuel tanks shall be attached to appliance by copper or metallic tubing in a leak-proof manner as approved by the building inspector.
3. Above-ground fuel oil tanks shall conform to the uniform codes as adopted by the city. Five-hundred-gallon or less tanks shall be at least five feet from the body of the mobile home or lean-to, and not less than ten feet from any property line.
4. Below-ground fuel oil tanks shall conform to the uniform codes as adopted by the city. Tanks shall have a minimum of two feet earth coverage, and be no closer than three feet from any part of mobile home, lean-to or property line.
5. Propane gas tanks shall conform to the uniform codes as adopted by the city. (Ord. 00-02 § 5 (part))
15.28.090 Enforcement of chapter.
This chapter shall be enforced by the building official, city manager or designee, police department and fire inspector. (Ord. 00-02 § 5 (part))
15.28.100 Mobile home parks—Requirements—Generally.
Every mobile home park shall conform to the following requirements:
A. The park shall be located on a well-drained site, properly graded to insure rapid drainage and freedom from stagnant pools of water.
B. Mobile home spaces shall be provided as follows: The total space area shall be two and one-half times the square foot floor area of the mobile home or larger, but shall not be less than two thousand two hundred fifty square feet and not less than thirty feet in width. Mobile homes shall be so harbored on each space that there shall be at least five feet clearance between the mobile home space lot line and any mobile home body, or lean-to attached thereto, or fuel container serving the mobile home. No mobile home body or lean-to or fuel container shall be located closer than ten feet from any building within the park or five feet from any property line bounding the park; except, that no mobile home, lean-to or fuel container shall be closer than ten feet to a property line abutting a dedicated right-of-way. The distance between any building within the park and the park property line shall be in accordance with the zoning restrictions of the particular use district in which the park is located.
C. All mobile home spaces shall abut upon a driveway not less than thirty-six feet in width which shall have unobstructed access to a public street, alley or highway. When parking is allowed in the driveways, at least a twenty-foot wide access shall be maintained at all times. All driveways shall have a stabilized surface, be well marked in the daylight and be lighted at night in such manner that illumination is furnished equivalent to that provided on residential streets having medium density traffic (6/10 foot candles on the center of the driveway).
D. Each mobile home space shall meet the requirements of the National Electrical Code as adopted by the city.
E. There shall be provided in each mobile home park private motor vehicle parking spaces equal to twice the number of mobile home spaces in the park.
F. The placement of a mobile home within a mobile home park shall be subject to approval by the building official or his/her designee. (Ord. 00-02 § 5 (part))
15.28.110 Mobile home parks—Location and site requirements.
A. New mobile home parks may be located only in the light industrial and commercial residential zoning district and then only by permission of the planning and zoning commission. Each boundary of the court shall be at least seventy-five feet from any permanent residential building located outside the park, unless separated therefrom by a barrier such as a right-of-way, or a fence or wall at least seventy-two inches in height.
B. Existing mobile home parks containing two or more mobile home spaces may remain in their present location in conformance with the zoning regulations regarding nonconforming uses; provided, that all requirements of Section 15.28.100 of this chapter are met. (Ord. 00-02 § 5 (part))
15.28.120 Mobile home parks—Outbuildings, additional structures, etc.
A. Only one lean-to and one arctic entry may be attached to any mobile home provided they meet the requirements set forth in this chapter.
B. No lean-to or combination of lean-to and arctic entry built or attached to any mobile home in a mobile home park shall not have a floor area exceeding the floor area of the original mobile home to which it is attached.
C. No lean-to shall be constructed or maintained of any size or in any position which violates the side yard, rear yard, front yard or maximum allowable lot coverage requirements which are applicable in the particular zone or mobile home park in which the mobile home and lean-to are located, or constructed within five feet of the next adjacent mobile home space line.
D. An arctic entry is allowed at the exit/entry door from the mobile home.
E. Detached structures will be permitted on a mobile home space with the following conditions:
1. A letter from the mobile home park owner or designated representative approving the detached structure shall be submitted to the city.
2. Detached structures shall not exceed two hundred square feet in projected roof area.
3. All structures will require a building permit.
4. Detached structures shall be separated from the mobile home space line by a minimum of five feet and no closer than ten feet from any mobile home or lean-to or other building in the mobile home park.
F. Any lean-to shall have two exits, except arctic entries.
G. The construction of lean-tos and similar structures shall be accomplished only after obtaining a building permit from the building official, and then only in accordance with the city’s building code relating to temporary structures.
H. All lean-tos shall be of finished construction complying with the city building code and regulations and if sealed, sheetrock or other fire resistance materials shall be used. (Ord. 00-06 § 3; Ord. 00-02 § 5 (part))
15.28.130 Foundations for mobile homes.
A. Purpose. Mobile homes used as permanent dwellings within the city, which are not attached to permanent foundations, shall be properly blocked, secured, and anchored in accordance with the standards set forth in this section, and such standards are declared to be the minimum standards for the protection of life and property against the force of wind. These requirements shall not apply to boat trailers, luggage trailers or travel trailers.
B. Foundations.
1. Mobile homes may be attached to permanent foundations; provided, that the foundations comply with the city’s building code and regulations. Additions to such mobile homes on permanent foundations shall be factory-built additions or shall comply with the building code and regulations of the city and shall be attached to permanent foundations.
2. Mobile homes which are not on permanent foundations shall be blocked and anchored as specified in this section, and may have either factory-built additions or additions which comply with the building code and regulations of the city. Such additions need not be placed on permanent foundations.
C. Blocking. In order that a safe mounting for mobile homes which are not attached to permanent foundations may be provided, the minimum standards for blocking the mobile home shall be as follows:
1. Blocking shall be installed under the mobile home at the front and at the rear and approximately eight feet on center under the main frame members on each side of the mobile home, and under the tongue if it is not removable.
2. If wood is used for blocking, the ground or bearing block at each point shall be a minimum of two-inch nominal thickness by four square feet of surface and of preservative treated wood. Additional blocking used shall be a minimum of one and one-half square feet but in no instance be longer or wider than the block beneath. The block which is in contact with the frame shall be a minimum of two by six by twelve inches nominal size. Blocking may be laminated of material not less than two-inch nominal. The use of shims will be allowed, provided the shim is of the same width and length as the block above it and in no case less than six inches by twelve inches in area. The use of wedges will not be acceptable.
3. If cored concrete blocks are used for blocking the mobile home, the core shall be placed vertically on a solid concrete pad not less than four inches thick and not less than four square feet in area at each point of blocking. All such concrete blocking shall be load-bearing blocks commonly known as Class A concrete blocks.
4. Materials and methods of blocking differing from those described in this section shall be submitted to the building official for approval, prior to installation.
D. Skirting. All mobile homes shall be skirted in such a manner as to withstand the elements and all access openings in skirting shall be closed with solid panels, not screened.
E. Bracing and Anchoring.
1. All mobile homes shall be adequately braced with timbers or anchored with cables attached to buried anchors or deadmen of such number and type, taking into consideration the holding qualities of the soil, that the largest exposed surface area of the mobile home shall be capable of withstanding a wind pressure of forty pounds per square foot. Cables attached to buried anchors or deadmen may be attached to the frame members, at the owner’s option.
2. The number, size and arrangement of the method of anchoring and bracing of the mobile home shall be as follows:
a. Mobile homes must be placed on a site in a stable manner. Mobile homes must be securely anchored at the tiedown device which distributes and transfers the loads imposed by the unit to appropriate ground anchors so as to resist wind overturning and sliding.
b. If the tiedowns are attached to the frame under the mobile home, the skirting must be removed for the inspector to visually check installation. No allowances are made for weather conditions. The inspector must have access to pass the unit for rental assistance payments to begin.
c. Tiedowns must be premanufactured. For homes manufactured after 1976, the mobile home installation instruction booklet must be available for the inspector at the time of tiedown inspection. The following chart is a guide for required number of tiedowns for homes manufactured prior to 1976.
|
Length of Home (Feet) |
No. of Frame Ties per Side |
No. of Over the Top Ties |
|
up to 46 |
4 |
2 |
|
46 to 49 |
5 |
2 |
|
49 to 58 |
5 |
3 |
|
58 to 70 |
6 |
3 |
3. The inspector must also have access to all water heaters. If the water heater is outside, snow must be cleared and the cover must be ready for quick removal.
F. Responsibility.
1. Owners.
a. Owners of mobile homes used as permanent dwellings within the city, whether such mobile homes are located in mobile home parks or on individual lots, are responsible for compliance with the terms of this chapter, not later than September 1, 1994.
b. Owners of mobile homes moving into the city and intending to use such mobile homes as permanent dwellings are responsible for complying with the terms of this chapter within thirty days after arrival and location in a mobile home park or on an individual lot.
2. Mobile Home Park Owners or Operators.
a. It shall be the duty and responsibility of any owner or operator of any mobile home park within the city to notify all present tenants of such park of their duties and responsibilities under this chapter. All future tenants of such mobile home park shall be informed of the provisions of this chapter upon taking up occupancy in such court. Failure of such owner or operator to give the notification herein required shall constitute a violation of this chapter.
b. It shall be the responsibility of the owner or operator of a mobile home park to provide the materials for blocking, anchoring, or securing mobile homes within such park, but such owners or operators shall not be required to block, anchor or secure mobile homes within such park. (Ord. 00-02 § 5 (part))