Section 10
“MHP” MANUFACTURED HOME PARK DISTRICT
10-010 PURPOSE
This district provides for mobile home park development. The purpose of this district is to accommodate the particular needs and requirements of mobile homes in areas where such needs can be reasonably and efficiently met. Special consideration must be given to the movement of traffic both within the mobile home park and of the mobile homes themselves on public streets, to the provision of safety features peculiar to the needs of mobile homes, to the provision of amenities suitable to the density of mobile home parks, and to the safeguarding of the public health, safety, and general welfare.
A. Mobile Home Parks are subject to compliance to Mobile Home Code.
10-011 PERMITTED USES
In the MHP, Manufactured Home Park District, no building, structure, or land shall be used and no building or structure shall be hereafter erected, converted, or structurally altered unless otherwise provided in this article, except for one or more of the following uses:
A. Mobile home dwellings in a mobile home park of at least ten acres which shall be designed for a maximum density of 6 mobile homes per acre. Each mobile home shall be placed on its own mobile home space.
10-012 MOBILE HOMES, WHERE PERMITTED
A. Except as provided below, a mobile home may be permitted in the City only in an area zoned “MHP” Manufactured Home Park District.
B. A mobile home may be permitted elsewhere in the City by the Governing Body for the purpose of providing temporary housing following a disaster, such as fire, windstorm, flood or other emergency or hardship provided such mobile home is removed from its location within one year of its original placement.
C. One or more mobile homes may be used as a temporary office or other non-residential structure on the site of a construction project, provided such structure is removed upon completion of the project.
10-013 SITE LOCATION REQUIREMENTS
No site shall be zoned the MHP Manufactured Home Park District unless the following location requirements are met:
A. On a minimum 24 feet wide paved Public Street no more than 500 feet from a street designated and improved as a collector or thoroughfare on the Major Street Plan.
B. All intersecting streets from the collector or thoroughfare to the mobile home court shall have intersections adequate to accommodate maneuvering with a 16 feet by 80 feet mobile home.
10-014 PERMITS AND ZONING
It shall be unlawful for any person to construct, alter, or extend any mobile home park unless a valid permit has been issued by the Governing Body of the City of Tonganoxie in the name of the owner for the specific construction, alteration, or extension proposed.
Applications for permits and/or rezoning shall have attached preliminary site plan prepared by a licensed professional engineer of the State of Kansas. The site plan shall contain the following as a minimum:
A. Name, address, and telephone number of applicant.
B. Acreage and dimensions of the land.
C. Contour intervals of not more than five feet.
D. North arrow, scale, and date of plan.
E. The layout and dimensions of all mobile home lots, streets, walkways, and recreational or open space areas.
F. An enlarged detail of a typical mobile home lot plan to show street, off-street parking, mobile home stand, patio, storage, walkways, and on-site utility lines.
G. Location of existing and proposed utility lines.
H. Location and size of all proposed buildings and their designated use.
I. Preliminary drainage plan and location of all areas subject to flooding.
J. Detail of trash enclosures and disposal areas.
K. Location of all buildings and streets within 200 feet of the site.
L. Proposed development schedule.
All applications for a Mobile Home Park permit shall pay the current application fee at the time application is made.
If the permit is approved by the City Planning Commission, no permit shall be issued until completed final engineering plans are approved by the City Engineer. Final engineering plans are approved by the City Engineer. Final engineering plans and specifications shall cover all items called for in the preliminary site plan and any other details or items deemed necessary by the City Engineer.
Permits shall become void if construction is not completed within one year of the date of the permit.
10-015 AREA AND HEIGHT REGULATIONS
A. Area and Lot Width
1. Mobile Home Space Size – Not less than 45 feet by 100 feet.
B. Height
1. Not more than 1 story.
C. Setback from Property Lines
1. Setbacks around the perimeter of the mobile home park – Not less than 25 feet when abutting on a public street and 15 feet from other boundary lines.
2. Front Yard – Not less than 25 feet from any public or private street or drive.
3. Side Yard, Interior – Not less than 20 feet on the entry side of the mobile home and not less than 5 feet on the non-entry side from the side lot line.
4. Side Yard, Corner – Not less than 25 feet.
5. Rear Yard – Not less than 15 feet from any lot line and not less than 25 feet from any street line.
10-016 REQUIRED FACILITIES
In the MHP, Manufactured Home Park District, the following minimum facility requirements shall be provided:
A. A concrete patio 180 square feet or larger with a minimum width of 8 feet for each mobile home space convenient to the entrance of the mobile home and appropriately related to the open area of the space.
B. A concrete or asphalt mobile home pad of adequate size for each mobile home space to fit the outside dimensions of the mobile home to be placed thereupon. Each home shall be equipped with skirts on all sides, such skirts to be of material harmonious to the mobile home and installed within ten days of home placement.
C. Where public streets are provided, they will meet all City standards and specifications. All private streets shall be built to City standards and shall be at least 24 feet wide. The City may at any time require traffic control devices to be installed and maintained by the developer or owner on private streets as are deemed necessary to protect the public safety.
D. A paved individual walkway not less than two (2) feet wide shall be provided from each mobile home to a paved driveway or parking space. A common walk not less than 3 1/2 feet wide shall be provided of all streets within the park.
E. Appropriate recreational areas at a rate not less than 200 square feet per mobile home space shall be provided. Required recreational areas shall not be less than 2,000 square feet in size.
F. If tenant storage facilities are to be provided outside the mobile home for or by the occupants, the location and design of the storage facilities shall be made a part of the final development plan. Storage facilities may be provided on each mobile home lot or in compounds located within 100 feet from each mobile home lot. If private fences between mobile home lots are to be allowed, they shall be of uniform height and approved as a part of the final development plan.
G. A storm shelter shall be provided for persons living in the mobile home park. The storm shelter shall be adequately designed to protect occupants, and shall have an area of not less than 12 square feet per mobile home lot. The storm shelter shall have adequate fresh air ducts to accommodate the occupants, and storm shelters shall be so located to provide a reasonable degree of safety for all residents. Design and construction of the storm shelter shall be subject to approval of the City Engineer.
H. All mobile homes newly installed shall be anchored to the ground by means of anchors attached both to the frame and with straps extending over the top and completely surrounding sides and roof in accordance with K.S.A. 75-1230 or updates.
10-017 LANDSCAPING AND SCREENING
A reasonable amount of landscaping is required on all projects with emphasis on softening the visual impact of unsightly areas and enhancing the overall appearance. Trees are required at not less than one per 4,500 square feet of site area, and buffer planting is required adjacent to single-family and two-family zoned property. Planting schedules shall be shown on the final site plan and shall be subject to the approval of the Planning Commission.
10-018 PARKING STANDARDS
Two off-street parking spaces shall be provided for each dwelling unit. In addition, mobile home parks which do not have public streets shall provide visitor parking at a rate of one-fourth parking space for each mobile home lot, appropriately located and dispersed in separate parking lots having no more than eight parking spaces each.
10-019 MANAGEMENT OF MOBILE HOME PARKS
Each mobile home park shall have a resident manager on staff and shall be operated in a sanitary, orderly, and efficient manner, and shall maintain a neat appearance at all times. No damaged or deteriorated mobile home shall be permitted to remain; and suitable and effective rules for regulating the outside storage of equipment, the removal of wheels and installation of skirting, the collection of trash and garbage, and the attachment of appurtenances to the mobile homes shall be continually enforced. All drives, playground area and equipment, lawn and trees, and any recreational or accessory buildings shall be maintained at a level at least equal to the average residential neighborhood in the City. All portions of the mobile home park shall be open and accessible to fire, police, and other emergency and protective vehicles and personnel, including City, County, and State inspectors.
10-020 SIGNS
Each such project shall be permitted one wall sign and one monument sign. For additional standards and information, see Section 25.
10-021 UTILITY SERVICE
In the MHP, Manufactured Home Park District, the following minimum utility services shall be provided.
A. Water Supply – A public water supply shall be provided to serve the entire mobile home park. Water piping within the park shall comply with City and Kansas Department of Health & Environment standards.
1. Adequate fire protection shall be provided by the installation of fire hydrants at minimum spacing of 500 feet between hydrants. Hydrants shall be served by minimum 8-inch diameter water mains.
2. A minimum 3/4 -inch diameter service line shall be extended to each mobile home lot. The service line shall end with a riser pipe with screwed cap to above ground level. A shutoff valve in a pit shall be installed below frost line. The meter setter and meter pit shall be installed as approved by the City Engineer.
B. Sewage Disposal – A public sewer system shall be installed to serve all occupied buildings and mobile homes within the park. The sewer system shall be connected to the City sewer system. On-site treatment system shall not be permitted. Design and construction of the sewer system shall be subject to the approval of the City Engineer and the Kansas Department of Health & Environment. All sewer discharge shall meet City specifications and SDR-35 minimum shall be used.
1. Each mobile home shall be provided with a 4-inch diameter sewer service in accordance with City specifications and the City Engineer’s approval. The sewer service shall end with a capped vertical riser, which shall extend to the ground surface and SDR-35 or equivalent shall be used.
C. Electrical Distribution – Each mobile home park shall be served by an underground electrical system. The system shall be designed and constructed in accordance with current City electrical codes and the requirements of the local electric utility.
1. Each mobile home lot shall be provided with a minimum 120/240 v. 100-ampere service. Connection shall be provided by a main disconnect housed in a weatherproof outlet box. All mobile homes shall be grounded with an approved grounding conductor.
D. Natural Gas Distribution – Each mobile home park shall be served with a natural gas distribution system installed and operated by the local natural gas utility. Private systems shall not be permitted.
1. Each mobile home lot shall have an approved manual shutoff valve and screwed cap.
E. Refuse Handling – The storage, collection, and disposal of refuse in the mobile home park shall be conducted so as to prevent health hazards, rodent harborage, insect breeding, fire hazards, or air pollution.
1. Refuse shall be stored in water-tight containers located no more than 150 feet from any mobile home lot. Common refuse containers shall be set on concrete stands and properly screened. Refuse shall be collected and transported in covered containers. Collection shall be at least once a week.