Chapter 17.76
MANUFACTURED HOME PARKS
Sections:
17.76.010 Manufactured home park zone.
17.76.035 Type of application.
17.76.040 Procedures for review and approval.
17.76.050 Size and density standards.
17.76.060 Required elements of site plans.
17.76.080 Park administration.
17.76.010 Manufactured home park zone.
There is created a manufactured home park zone (MHP) which shall be construed as an overlay classification which may be enacted for any area within the city zoned as residential; provided, that maximum allowable densities specified for the particular district are not exceeded or a maximum of eight dwelling units per acre, whichever is lower. The requirements of this chapter apply to existing mobile and manufactured home parks and proposed new manufactured home parks. There shall be no expansion of existing mobile home parks or new mobile home parks permitted to locate or operate in the city. (Ord. 663 § 1 (Exh. A) (part), 2016: Ord. 475 § 1 (part), 1996)
17.76.020 Purpose.
The purposes of the MHP classification are:
A. To provide a suitable living environment within a park-like atmosphere for persons residing in manufactured homes;
B. To encourage variety in housing styles within areas designated for other residential development;
C. To permit flexibility in the placement of manufactured homes on a site in order to minimize costs associated with development of roads, utilities, walkways and parking facilities, while providing adequate common and private open space. (Ord. 663 § 1 (Exh. A) (part), 2016: Ord. 475 § 1 (part), 1996)
17.76.030 Permitted uses.
In the MHP zone the following uses are permitted:
A. Manufactured home parks, subject to the requirements of this chapter;
B. Manufactured homes located only within an approved manufactured home park;
C. Recreational facilities located within and primarily for the use of residents of an approved mobile/manufactured home park;
D. Recreational vehicle and boat storage facilities located within and limited to use by residents of an approved manufactured home park. (Ord. 663 § 1 (Exh. A) (part), 2016: Ord. 475 § 1 (part), 1996)
17.76.035 Type of application.
An MHP overlay zoning classification is a Type IVA application, and the hearing examiner makes the final decision. The application shall be processed as set forth in Title 19. (Ord. 663 § 1 (Exh. A) (part), 2016: Ord. 475 § 1 (part), 1996)
17.76.040 Procedures for review and approval.
Application Contents. In addition to the requirements of a completed application as set forth in Section 19.02.020, an applicant for an MHP overlay zoning classification shall comply with the following:
A. Rezone. For an MHP overlay zoning classification to be enacted, all procedural requirements, including filing fees, shall be complied with in full as set forth in Chapter 19.08.
B. Preliminary Site Plan. A preliminary site plan meeting the requirements of Section 17.76.060(A) shall be submitted with all applications for MHP rezones to the planning commission. The site plan shall be subject to review, modification, approval or denial by the city council as an integral part of the MHP rezone process. There shall be no grading, clearing, construction or other development activities commenced on an approved mobile/manufactured park until a preliminary site plan is upgraded to a binding site plan, and the same is approved and filed.
C. Site Plan. Following final approval by the city council of an MHP rezone, but before development activities commence on the property, the owner shall submit a site plan, meeting the requirements of Section 17.76.060(B). The city staff and the planning commission shall review the site plan to determine whether it conforms to the approved preliminary site plan, the MHP rezone, and applicable state laws and city ordinances which are in effect at the time of the development permit application filed subsequent to the MHP rezone approval. Upon such conformity being found the site plan shall be signed by the zoning administrator, or, in the zoning administrator’s discretion, referred to the city council for final acceptance. An approved site plan shall constitute an integral part of an MHP zoning overlay, and shall be binding upon the owner of the property, its successors and assigns. All development within a mobile/manufactured home park shall be consistent with the approved site plan.
D. Subdivision Exemption. If all land within a mobile/manufactured home park remains completely under individual ownership, compliance with an approved MHP rezone and approved site plan shall preclude the necessity to plat the park or comply with city subdivision laws or ordinances.
E. Amendment of Site Plan. An approved site plan may be modified or amended at the request of the applicant upon receiving administrative approval by the city zoning administrator; provided, that if the modification or amendment is determined by the zoning administrator to be substantial in nature, then such modification or amendment shall be resubmitted to the planning commission and city council as a rezone application pursuant to Chapter 19.08.
F. Duration of Approval. An MHP rezone and the site plan which is an integral part thereof, if not developed fully, shall be effective for three years from the date of approval of the rezone by the city council. An applicant who files a written request with the city council at least thirty days before the expiration of the approval period may be granted a one-year extension(s) upon a showing that the applicant has attempted in good faith to progress with the development of the MHP.
G. Completion Prior to Occupancy. All required improvements and other conditions of the MHP rezone and binding site plan approval shall be met prior to occupancy of any site by a mobile/manufactured home; provided, that completion may be accomplished by phases if approved by the city council.
H. Compliance. Any use of land which requires an MHP rezone and approved site plan, as provided in this chapter, and for which such review and approval is not obtained, or which fails to conform to an approved MHP rezone and site plan, constitutes a violation of this title. (Ord. 663 § 1 (Exh. A) (part), 2016: Ord. 475 § 1 (part), 1996)
17.76.050 Size and density standards.
The purpose of this section is to establish minimum development standards for manufactured home parks.
A. Density. The number of manufactured home park spaces or units in a park shall not exceed the maximum allowable density of the underlying district or eight units per acre, whichever is less.
B. Site Area. The minimum site area of a mobile/manufactured home park shall be three acres. (Ord. 663 § 1 (Exh. A) (part), 2016: Ord. 475 § 1 (part), 1996)
17.76.060 Required elements of site plans.
All new manufactured home parks, expansions to, or increases in density of existing parks (if authorized) shall be subject to site plan approval, as provided in this chapter. The site plan shall be accurately drawn at a scale of not less than one inch for each forty feet, and shall include, at a minimum, the following:
A. Preliminary site plan containing:
1. The title and location of the proposed park, together with the names, addresses and telephone numbers of the owners of record of the land, and if applicable, the names, addresses and telephone numbers of any architect, planner, designer or engineer responsible for the preparation of the plan, and of any authorized representative of the applicant;
2. Area of the site;
3. Project staging or phases, if any;
4. The number of manufactured homes to be accommodated;
5. A vicinity map at a minimum scale of two inches for each mile, showing sufficient area and detail to clearly locate the project in relation to arterial streets, natural features, landmarks and municipal boundaries;
6. A list of names and addresses of all adjacent property owners within an area of three hundred feet from the exterior boundaries of the proposed MHP;
7. The location, identification and dimensions of all property lines, streets, alleys and easements. Indicate the conditions of all public rights-of-way;
8. The location of all existing and proposed structures, including but not limited to buildings, fences, culverts, bridges, roads and streets;
9. The proposed location of all mobile/manufactured homes and accessory structures with setback lines sufficiently accurate to ensure compliance with setback requirements and lot coverage limitations;
10. The location of all proposed open space, buffer strips and landscaped areas, showing existing trees and plants, materials to be preserved, and conceptual plantings, berms and other features which are proposed;
11. The location and intended use of outdoor storage areas; and
12. The location and intended use of recreational areas and facilities.
B. Final site plan containing:
1. All elements of the preliminary site plan, as approved by the city council and such additional details as requested by the city council at the time of approval of the preliminary site plan;
2. Original and proposed topography at maximum five-foot contour intervals, and preservation measures for fill and cut slopes;
3. Typical cross-sections of all proposed internal circulation streets;
4. The existing edge and width of pavement of any adjacent roadways and all proposed internal streets, off-street parking facilities, driveway approaches, curbing, sidewalks or walkways, street channelization and type of surfaces;
5. The location, size and type of all proposed signs;
6. The location, type and wattage of all outdoor lighting with typical standards illustrated;
7. The location of all water mains, valves and fire hydrants;
8. The location of all sewer mains, laterals, manholes, pump stations and other such appurtenances;
9. The location of all stormwater drainage facilities, retention/detention ponds and oil/water separators;
10. A statement that all development of the mobile/manufactured home park shall be in strict conformity with the MHP rezone, the site plan, and with all applicable provisions of the Bridgeport Municipal Code, and that no mobile/manufactured homes shall be occupied in the park until all required improvements have been completed to the satisfaction of the city;
11. A certificate of approval prepared for the signature of the administrator;
12. An as-built certification prepared for the signature of the zoning administrator upon satisfactory completion of the mobile/manufactured home park or a designated phase thereof. (Ord. 663 § 1 (Exh. A) (part), 2016: Ord. 475 § 1 (part), 1996)
17.76.070 Design standards.
The purpose of this section is to establish minimum design standards for manufactured home parks. Any reference to manufactured homes set forth in this section shall be interpreted to a reference to existing mobile homes.
A. Lot Coverage. All buildings, including accessory buildings and structures, but not including any open space areas used to provide parking spaces or private outdoor recreational uses, shall not cover more than fifty percent of the area of an individual manufactured home site.
B. Yard Requirements. All manufactured homes, together with their additions and appurtenant structures, accessory structures and other structures on the site (excluding fences), shall observe the following setbacks (excluding any hitch or towing fixture) which supersede the standards of the underlying zoning district:
1. All manufactured homes shall be located at least twenty feet from the property boundary line abutting upon a street or highway, and at least fifteen feet from other boundary lines of the development.
2. There shall be a minimum distance of ten feet between the manufactured home stand and the abutting MHP street.
3. Side Yard Setback. All manufactured homes, together with their habitable additions, but excluding open porches and carports, shall be set back not less than three feet from manufactured home space side yard lines.
C. Height. No building or structure and no accessory building or structure shall exceed a height of thirty-five feet.
D. Structure Separations. A minimum ten-foot separation shall be maintained between all manufactured homes, together with their habitable additions, and other manufactured homes. One-hour fire-resistant accessory structures and/or service buildings shall maintain a minimum three-foot separation from adjacent manufactured homes. Non-fire-rated accessory structures and/or service buildings shall maintain a minimum six-foot separation between themselves and manufactured homes, except that carports may abut the unit to which they are an accessory use.
E. Accessory Structures.
1. Buildings or structures accessory to individual manufactured homes are permitted; provided, that the total developed coverage of the space shall not exceed the maximum lot coverage requirements.
2. Buildings or structures accessory to the manufactured home park as a whole, and intended for the use of park occupants, are permitted, provided the building area does not exceed fifty percent of the common open space.
F. Access and Circulation. All manufactured home developments shall be provided with safe and convenient vehicular access from an abutting public street. Internal MHP access shall be provided for MHP-owned streets and driveways. No city arterial or secondary arterial street shall be within a manufactured home park. More specifically, the following standards shall apply:
1. Right-of-Way Standards. All interior park roads shall be constructed within a private right-of-way which shall be sufficient to construct and maintain the roadway plus provisions for utilities, but in no case shall be less than twenty-four feet in width.
2. Pavement Width. Park roads shall have a minimum paved width of twenty-four feet, including the area improved with curbs and gutters. Cul-de-sac turnarounds shall have a minimum paved diameter of seventy feet.
3. Public/Private Streets. The public works superintendent shall determine whether the streets within the park shall be public or private. If the streets are to be public they shall be constructed to public street standards.
4. Roadway Surfaces. All access roadways and drive surfaces shall be bituminous surfacing or better and shall be finished to a Category IV street standard as appropriate for the proposed average daily traffic (ADT), as set forth for internal roads in the Douglas County road and street standards and guidelines for development, unless otherwise specified herein.
G. Parking Requirements.
1. At least two dust-free parking spaces, located adjacent to each respective manufactured home, shall be provided for each unit.
2. Improvement standards shall be as specified in subsection (F)(4) of this section, Roadway Surfaces.
3. Fifty percent of off-street parking standards contained in Chapter 17.60 shall be applied for such uses as clubhouses or community buildings within the MHP.
4. The front and side yard setbacks for manufactured home units shall not be calculated for purposes of meeting the minimum parking requirements.
5. All off-street parking spaces shall have a minimum dimension of nine feet by eighteen feet.
H. Utility Requirements.
1. All manufactured home parks shall provide permanent electrical, water and sewage disposal connections to each manufactured home in accordance with applicable state and local rules and regulations.
2. All sewage and wastewater from toilets, urinals, slop sinks, bathtubs, showers, lavatories, laundries and all other sanitary fixtures in a park shall be drained into a public sewage collection system.
3. All water, sewer, electrical and communication service lines shall be underground and shall be approved by the city. Gas shut-off valves, meters and regulators shall not be located beneath mobile/manufactured homes.
I. Open Space/Recreational Facilities.
1. Manufactured home parks developed at an overall density of more than four dwelling units per acre shall include a minimum of ten percent of the overall development set aside and maintained as open space for the recreational use of park occupants. In manufactured home parks of ten to fifteen acres, recreation facilities may be decentralized with at least one area large enough for team games (two-thirds of an acre). Such space and location shall be accessible and usable by all residents of the park for passive or active recreation. Recreation areas may include space for community buildings and community use facilities, such as indoor service buildings. Parking spaces, driveways, access streets and storage areas are not considered to be usable open space.
2. The area shall be exclusive of the required perimeter buffer, centrally located, and of such grade and surface to be suitable for active recreation.
J. Sidewalks/Walkways. The park shall contain pedestrian walkways to and from all service and recreational facilities. Such walkways shall be adequately surfaced and lit. A portion of the roadway surface may be reserved for walkways; provided, that the same are marked and striped and provided that the roadway width is widened accordingly. Walkways shall be a minimum of three feet.
K. Lighting. Outdoor lighting shall be provided to adequately illuminate internal streets and pedestrian walkways. Lights shall be sized and directed to avoid adverse impact on adjacent properties.
L. Storm Drainage. Storm drainage control facilities shall meet the requirements of Title 14.
M. Landscaping/Screening.
1. The park shall provide visual screening and landscaping as required in perimeter setback areas and open space. Landscaping may consist of suitable ground cover, shrubs and trees; provided, that they are installed prior to the first occupancy of the park, and are of such species and size (minimum of six feet) as would normally fulfill a screening function. Site development shall be sensitive to the preservation of existing vegetation.
2. All trees, flowers, lawns and other landscaping features shall be maintained by the park management in a healthy, growing condition at all times.
3. The following minimum requirements for landscaping and screening shall apply:
a. Along the exterior site boundary, screening shall be provided in the form of wood fencing. A landscaping plan including satisfactory maintenance may be approved by the planning commission to achieve the same purpose.
b. Where abutting a major arterial, a wood sight-obscuring fence and/or an approved landscaping plan shall be used to ensure that the development is buffered sufficiently.
c. Perimeters of common parking areas and bulk storage areas shall be landscaped to provide visual screening.
d. All manufactured home parks or developments shall be screened by fences and/or natural growth along all property boundary lines.
4. Screening shall be a minimum height of five feet and in the case of natural growth a width of at least five feet. Screening operations shall be commenced before thirty days prior to occupancy of the mobile/manufactured home park, and planting shall be completed no more than nine months after occupancy. The city may require the owner to bond for the completion of screening.
N. Signs. Signs and advertising devices shall be prohibited in a mobile/manufactured home park except as permitted in the underlying zoning district. (Ord. 663 § 1 (Exh. A) (part), 2016: amended during 1996 codification; Ord. 475 § 1 (part), 1996)
17.76.080 Park administration.
A. The owner/applicant of a manufactured home park shall be responsible for the development and maintenance of the park in strict conformity with the MHP zone or rezone, the approved site plan and all applicable laws and ordinances. For purposes of this section, any reference to manufactured home shall be interpreted to existing mobile home or existing mobile home parks.
B. A manufactured home park shall have internal rules and regulations governing, at a minimum, the following:
1. A requirement that all tenants comply with city and state inspection codes at the time a mobile/manufactured home is installed or modified;
2. A requirement that all tenants comply with the city zoning code restrictions relating to the use of their mobile/manufactured home and lot;
3. A requirement that all landscaping, buffer areas, recreational areas and facilities, storage areas, streets, walkways and other common areas and facilities be continuously maintained to at least the minimum standards required by the city and approved by the zoning administrator at the time of initial occupancy.
C. A contact person shall be identified who can be contacted and respond within a maximum of thirty minutes at any time of day regarding emergencies or other problems that may occur within the MHP. (Ord. 663 § 1 (Exh. A) (part), 2016: Ord. 475 § 1 (part), 1996)