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HomeMy WebLinkAboutCityMgrForm..552.02-17-1971 < , • ..5 5 Y , `, - . � • " 'r . . -, , CITY MANAGER FORM ORDINANCE N0. 552 ORDINARTCE GOVERNING MOBILE HOME PARKS AND TRAVEL TRAILER CAMPS AN ORDINANCE enforcing MINIMUM STANDARDS for mobile home parks and travel trailer camps; establishing requirements for the design, construction� alteration� extension and maintena.nce of mobile home pa.rks and travel trailer camps and related utilities and facilities; authorizing the issuanee of permits for construetion� alteration and extension of mobile home parks and travel trailer camps; authoriz— 3.ng the licensing of operators of mobile home parks and travel trailer camps; authorizing the inspection of mobile home parks and travel trailer eamps; and fi.xing penalties for violation. Be it� therefore� ordained by the City of Ca.pe Girardeau as follows: SECTION 1 : DEFINITIONS — As used in this �'d�.�ance: a. DRNEWAY means a minor private way used by vehicles and pedestrians on a mobile home lot or used for co�on access to a sma.11 group o£ lots or facili— ties. b� BUILDING IIdSPECTOR means the Building Inspector of the City of Cape Girardeau� Missouxi. c. LICENSE means a Grritten license issued by the Building Inspector allowing a person to operate and maintain a mobile home park or travel trailer camp urider the provisions of this �'dinance and Regulations issued hereunder. d� MOBILE HOP� means a one famil�r dwelling unit of vehicular� portable design� built on a cha,ssis and designed to be moveable from one nlae� to another� and designed to be used without a tiermanent foundat3on (whether or not 3t is placed on a foundation). e. MOBILE HOI��E IAT means a parcel of land for the placement o£ a single mobile home and the exclusive use of its occupants. f, riOBILE HOI9E PARK means a parcel of la.nd which ha.s been developed for the placement of more tha,n one mobile home. g� MOBILE HOP� STAND means that part of an individual lot which has been reserved for the placement of one mobile home unit. h� PARK N'ANAGET�NT means the person who has charge, care or control of the mobile home park., �,� PARK STREET means a private way which affords prineipal means of access to individual mobile home lots or auxiliary buildings, j� �'ER.MIT means a written permit or certificate issued by the �ilding Inspector perr�itting the construct3on� alteration and extension of a mobile home park under the provisions of this Ordinance and �gulations issued hereunder. k� PERSON means any individual� firm� trust, partnership� public or private association or corporation. 1� SERVICE BUILDING means a structure housing toilet� lavatory and such other facilities as may be required by this �'dinance. m. SEWER CONNECTION means the connection consisting of all pipes, fittings and appurtenanees from the drain outlet of the mobile home to the inlet of the corresponding sewer riser pipe o£ the sawerage system serving the mob3le home park. n, SEWER RISER PZP'E means that portion of the sewer la.teral which extends �rertically to the graund elevation and terminates at each mobile home lot. . � � , • , . ' :• .�, � M OtiDINAr10E GOVERNING I�10BILE HOI�� PARKS AND TRAV�L Tt�.AILER CAMPS o� TRA�TEL TRAILER means a vehicular� portable structure� built on a chassis or designed to be carried by any type of vehicle (whether located on or off such vehicle), and designed to be or actually used as a temporary dwelling for travel� reereational� or vacation purposes. p, TRAVEL TRAILER CAMP means an area designed to provide spaces where one or more tents or travel trailers can be temporarily parked for travel� recreation� or vacation purposes. q� WATER CONNECTIOV means the connection consisting of all pipes� fittin�s and appurtenances from the water riser pipe to the water inlet pipe of the distribution system within the mobile horr�B, r� WATER RISER PIPE means that portion of the water supply system servin� the mobile home park which extends vertically to the ground elevation and terminates at a designated point at each mobile home lot. . i . �, ' � �,� �. . (w ORDINANCE GOVERNING MOBILE HOi� PARKS AND TRAVEL TRAILER CAP+�'S SECTION 2: PERMITS 2.1 It sha11 be unlawful for any person to construct, alter or extend any mobile home park within the limits of the City of Cape Girardeau unless he holds a valid permit issued by the Building In�pector in the name of such person for the specific construction� alteration or extension proposed. 2.2 A11 applications for permits sha11 contai.n the followin�: a. Name and address of applicant. b, IAcation and legal descr3.ption of the mobile home park. c. Complete engineering plans and specifications of the proposed park showing but not l�.mited to the follow3.ng: �, The area and di.mensions of the tract of land; 2� The number� location, and size of all mobile home lots and stands. 3. The Iocation� plans and specifications� and width of roadways and walkways; 4, The location of water and sewer lines and riser pipes; 5, Plans and specifications of the water supply and refuse and sewa,�e disposal facilities; 6, The location, plans and specifications of all buildings constructed or to be constructed within the mobi.le home park; and 7, The location and details of lighting and electrical systems. 2.3 Al1 applications ahall be accompanied by the deposit of a fee of twenty—five ��` 25.00) dollars. 2.4 ldhen upon review of the application� the Building Inspector is satisfied that the proposed plan meets the requirements of this �'d��nce� a permit sha11 be issued. 2.5 Any person whose application for a permit under th:�� Qrdinanee has been denied may request and shall be granted a hearing on the matter before the eity Council under the procedure provided by Section 5 of this �'dinance. 2.6 No permit shall be granted for extension of any mobile home park in e�cistence upon the effective date of this �'dina.nce unless all areas of such extension sha.11 complq with this �'dinance as thou�h such areas comprised a se�arate mobile home park. No permit sha.11 be granted for any alteration of any mobi].e home park in existence upon the effective date of thi.s �'dinance unless the alteration shall confarm with this �'dinance. . ' . ; ,. ` ,� , � ' • ' ,. ORDINA�dCE GOVERNING M�BILE HOME PARKS AND TRAVEL TRPiILER CANiPS 3ECTIOAI3: LICENSES 3.1 It shall be un1aT,lfu]. for any person to operate any mobile home park within the limits of the City� of �aPe Girardeau u}iless he holds a valid license issued annually by the �ild3ng Inspector in the name of such person for the specific mobile home park. A1.1 applications for licenses sha.11 be ma.de to the $uilding Inspectar� who sha11 issue a license upon compliance by the applicant with provision� o� this �'d�.nee, �ueh license shall be issu�d for a x�eriod of twelve {12) months. 3.2 Every person holding a license shall give notiee in writir� to the �ilding Inspeetor w:ithin twent�—four (24) hours after having sold� transferred� biven away� or otherwise disposed of interest in or control of any mobile home park. Sueh notice shall include the name and address of the person succeeding to the ownership or control oP such mobile hozne park. Upon application in writing for transfer of the license and deposit of a fee of ten (� 10.00} dollars� the license shall be transferred if the mobile home park is in compliance with a11 applicable provisions of this 4rdinance. 3.3 a. Application for original licenses shall be in writinp, signed by the applieant, aecompanied by an affida.vit o£ the applicant as to the truth of the application and b� the deposit of a fee of twent3r—five (� 25.00) dolla.rs, p7.us three (� 3.b0) dollars for each designated mobile homs or travel trailer 1ot� and 5ha11 contain: the name and �.ddress of the ap�alicant; the location and - Zega1 descript3.on of the mobile ho� park; and a site p1.an of the mobile home 1ots� structurea, roads, w�,lkways� and other service fac�lities. b. AI�plications for renewals of lieenses sha11 be made in writing by the holders of the Zicenses� sha.11 be accompanied by the denos3t of a fee of ten (� 10.40) da3.lars� t�lus three (� 3.00) d.ollars for eaeh designated mobile home or travel trailer lot� and shall contain arY,y change in the 3nformation submitted 5a.nce the ori�inal license was issued or the latest renewal granted. 3.4 Any person whose application for a license under this C�'dinance has been denied �y request and shsll be granted a hearing on the matter before the City Crnineil under the procedure provided by �C�ion 5 of this (�'dinance. 3.5 TTrdhhenever, upon 3.nspection of any mobile home park, the �s��ing Inspector finds that eonditions or practices e�ist which are in v3.olation of any provision of thi� Ordinance� the Building 7nspector sha.11 give no�ice in writing in accordanee with se�tion 5.1 to the person to whom the license was issued that unless such conditions or �ara,ctices axe carrected within a reasonable ;qeriod of time sz�eci�ied in the notice by the �ilding Inspeetor� the license shall be suspended. At the end of such period� the �ildin� 7xisl�ector shall reinspect sueh mob3.le home �rk and� if such condition� or practices have not been corrected� he shall suspend the license and give notice in writing of such sus;�ens3on to the peraon to whom the license is issued. Upon receipt of notice of such suspension, sueh x�erson shall eease operation of such mobile home park except as provided in Section 5.?. 3.b No license sha11 be issued for the operation of any mobile home park, whieh was in existence unon the effective date of this �'a3nanee� which is not in compliance with the following Sections of thia �'dinanee within the time periods stated fo�.lowing the e£f ective date of this Ordinance : a. Fine years: Sections 7.8 (d), 7.8 (e), and 7.10 b, Two years: Sections S, 9 (exeept 9.3 (�), {�}, a�d (c),), 10, and 15.4 e� the� yesrs Section� 11� 12� 13, 11�� 15s1� 15.2� 15.3, 16.3� and 16,/�. • '_ - ' �. . . . . � ORDINAI�TCE C:OVERI�I�IG MOBILE HOME PARKS AND Tt�AVEL TRAILER CAMPS SECT ION L�: INSPECT ION OF I�OB I LE HOI� PARKS 4.1 The Building Insp�etor is hereby authorized and directed to �nake such inspec�t�.ons as are necessary to deterraine satisfactory compliance with this �'dinance. 4.2 The Bui7.ding Inspeetor shall have the powor to enter at reasonable times upon any private ar public propert3r for the purpose of inspecting and 3nvesti�;ating conditions relating to the enforcemen�t of th3.s �dinance. 4.3 The �.ilding Inspector shall have the power to inspect the re�ister contain3ng a record of all residents of' the mobile rome park. �,.!.� It shall be the duty of the park management to give the Building Inspeetor free access to all lots at reasonable times for the purpose of inspection. 4.5 It shall be the dut� of every occunant of a mobile hor�e park to give the owner thereof or his agent or employee aecess to any part of such mobile home park at reasonable ti.saes for the purbo�e of making �uch repairs or alterations as are necessary to effect compl�a.nee with this O.r'dinance. ' ; � ' , � , � . . y►. , ORDINANCE GOVERNING MOBILE HOI� PARKS AND TRAVEL TRAILER CAMPS SECT TOPd 5: �tOT ICES, HEARINGS AND ORDERS 5.1 4Jhenever the Building Iinspector determines that there are reasonable grounds to bslieve that there has been a violation of any provision of this 4x'dina.nce� the Building Inspector sha.11 give notice of such alleged violation to the nersan to whom the permi.t or license was issued� as hereinaPter provided. Sueh notiee shall (a) be in writing; (b) 3.nclude a statement of the reasons for its issuance; (c� allow a reasonable time for the performance of �.ny act it requires; �d) �e served upon the owner or the park mana.gement: Provided: That such notice or order shall be de�ned to have been properly served upon such owner or park mana¢e— ment when a copy thereof has been sent by registered mail to his l.ast known address� or when he has been served with such notice by any method aut�iorized or required by the laws of this state; (e) contain an outline of suggested remedial aetion which� if taken� wi11 ef£ect compliance with the provisions of this Ordinanee. 5.? Any person affected by any notice which has been issued in connect3,on with the enforcement of any provision of this CT�'dinance� ma.y request and shall be granted a hearing on the rnatter before the City Council: Provided: That such person sha11 file with the City Clerk a �rritten petition reouesting such hearing and setting forth a brief statement of the grov.nds therefor within ten daqs after the day the notice was served. The filing of the reqvest for a hearing sha.11 operate as a stay of the notice and of the suspension except in the e�.se of an order issued under Sect3.on 5.4. Upon filing of such petition� the City Council sha,ll set a time and place for sueh h�aring and shall give the petitioner written notic� thereof� At sueh hearing the petitioner shall be given an opportunity to be heard and to show why such notice should be modi£ied or withdrawn. 5.3 After such hearing the City Councii shall make findin�s as to compliance with the provisions of this drdinance and sha.11 issue an order in writing sustaining� modifying or withdrawing the notice which shall be served as provided in ��tion 5.1 (d). Upon failure to comply with any order suatainin� or modifying a notice� the license o� the mobile home park affected by the order shall be revoked. 5.4 Whenever the Bu.ilding Inspector finds that an emergencv exists which req_uires immediate aet3on to protect the nubl.ic health� he may without not3ce or hearing issue an order reciting the existence of such an emergency and requiring tha.t sueh aetion be taken as he ma,y deem necessary to meet the emergency� including the suspension of the permit or license. Notwithsta.nding any other provision5 of this Ordinance� sueh order sha11 be effective immediately. Any person to whom such an order is di.rected sha.11 comply therewith immediately� but upon petition to the Buildin� Inspector shall be afforded a hearing as soon as possible. �e provisions of Seetion 5.3 shall be applicable to such hearing and the order issued thereafter. '. � ' � � . . �. ORDIiVANGE GOVERNING MO$ILE HOP� PARKS AND TRAVEL TRAILER CAMPS SECTION 6: EXEMPTIONS 6.1 Where the City Council finds that compliance with provisions of this �inance would res�7.t in undue hardship� an exemption may be granted. Deviations from design� constructions and installation provisions shall be brought into compliance with this �rdinance within a reasonable period of time specified by the City Council� based on economic feas3bility of improvement� natuxe� significance� and extent of deviation� deprecia.tion of ma.terial� improvement� and layout in use and other simi]a.r factors. � � � ' � � . - �'. , ORDINANCE GO'TERNING MOBILE HOME PARKS AND TRAVEL TRAILER CAMPS SECTION 7a ENVIRONMENTAL, OPEN SPACE AND ACCESS REQUIREMENTS 7.1 General Requirements Cond3tion of soil� ground water level� dra3.naQe and topography sha11 not create hazards to the property or the health or safety of the occuban�s. The site sha.11 not be ex�osed ta ob�ectionable smoke, noise, odors or other adverse influences, and no portinn subjeet to unpredictable and/or sudden floodin�� sub�idenee or erosion shall be used for any purpose which would �xpose persons or property to hazards. 7.2 Soil and Ground Cover :�auirements E�cposed ground surfaces in �.11 parts of every mobile home park sha11 be pa.ved� or eovered with stane, screenings� or other solid material, or protected with a vegeta.tive growth that is eapable of pregenting so31 erosion and of eliminating objectionable dust. "7.3 Site Ih'ainage Aequirements The ground surface in a11 �aarts of every mobile home park shall be �raded and equipped to drain all surface water in a safe� eff3cient manner. 7./� Park Areas �'or Nonresident Uses a. No paxt of any park shall be used for nonresidential tiurposes, except sueh uses �hat are required for the direct servicing and well being of park residents and for the managemex�t and maintenance of the park. b, Nc�thing contained in this Section shall be deemed as prohibiting the sale of a mobile home located on a mobile home stand and connected to the pertinent utilities. 7.5 Requ3red Separation �tween I�abile Homes a. Mobile home narks shall be designed to provide 30 feet of separation betw�een 12 foot wide mobile homes and other mobile homes� buildings and structures inside the park� and mobile homes up to �4 feet wide may be parked on the atand so de�igned. I�bile homes more tha.n 1�. feet wide� and two or more mabile homes joiMed together to form a single unit� must be separated by 30 feet from other mobile homes� buildings, and structures. Mobile homes p]..aced end—to—end ma,�* have a clearance of 10 feet between ends if the d3stanee between the mobile homes and the nark street the� face is at least 30 feet. b, No accessory structure exceeding 25 square feet o£ floor spa.ce whieh ha� walls or visual screens ma;� be placed within the required separation spt�ce. This 13mita.tion shall not apply to patios, c�rports, awnin�s or other such �tructures which ha.ve roofs without walls or visual screens, nor shall it apply to portions of mobile homes whieh were originally ma.nufactured as a part of the mobile home to expand the size of a roam, but no such roof or expansion sha.11 be closer than 10 feot to another like structnre� mobile home� building, or other structure. . . y i ORDINANCE GOVERNING MOBILE HOME PARKS AND TRAVEL TRAILF.R CAMPS 7.6 Rsquired Rsereation �'�as a. In a11 parks acconunodating or des3:gned to accommodate 10 or more mobile homes� there shall be one or more recreation areas which shall be easily accessible to all park residents. b. The size of such recreation areas sha.11 be based upon a minimum of 1Cf0 square feet for each lot. No outdoor recreation area shall contain less than 2�5U0 squaxe feet or have a,ny dimension less that 30 feet. e. Recreation areas shall be so lacated as to be free of traffic ha.zards and shalli where the topography permits, be centrally located. d� No buildings� sheds� or similar structures may be ].oeated in such reereation areas� except �hat recreat3on areas may be partia7.ly covered by roofs. 7.7 Required Setbacks� Buffer Strips and Screening a, All mobile homes shall be located at least 40 feet from any pa.rk property boundary line abutt3ng upon a public street or h3ghway and at Ieast 20 feet from other park property boundary lines. b. There �ha11 be a minimum distanee of 20 feet between the mobile home and abcztting park street. c. All mobile home parks located ad�acent to land being used for industr3.a1 or commere3al puxpose shall be provided with screening such as fenaes or na.tural grow�h along the property boundary line separating �he paxk and such adjacent nonres3dential uses. 7.8 P�.rk Street System and �ar Parking a. GENERAL REQUIREMENTS: All mobile home parks ehall b� provided with safe and convenient vehieul.a.r aecess from a'butting public streets or roads to each mobile home lot. Sti.ch access shall be provided by streeta� driveways or other means, b� PARK ENTRANCE: Entrances to mobile home pa.rks shall be designed to minimize conge�tion and hazards and allow free movement of tra.ffic on adjaeent streets. No parking shall be permitted on the park entrance street for a distance of 100 feet from its point of beginning� �xcept where the pa.rk entranee street is at least 34 feet wide. �, INTERNAL STREETS: Surfaced roadways shall be of adequate width to accommadate anticipated traffic� and in ariy case shall meet the fbllowing minimum require— ments: �� �.a. S�'i2'P.B�'iS� except minor St'.i"AEi"i$ • . • • • • • • • + • • • 2Li. ��E�'i (From back of curb to baek of curb, if provided.� 2� �'�.TiOI' streets � � • • • • • • • • • • • . • • • • • • • • • • 20 feet (Acceptable only if less than 500 feet long and serving less that 25 mobile homes or of any length if mobile home lots abut on one side only.) 3. Dead end streets shall be limited in length to . . . . . . . 500 feet and sha11 be provided at the closed end with a turn—around having an outside roadway diameter of at least 60 feet. d� CAR PARKING: 4ff—street parking areas or on—street pa.rking lanes sha.11 be provided for the use of park occupants and guests. Such areas shall: ORDINANCE GOVERPIING MOBILE HOME PARKS AND TRAiIEL TR.AILER CAMPS 1. Be furnished at a rate of at least 1.5 car spaces for eaeh mobile home lot. 2. Be located within a distance of 100 feet from the mobilE home to be served� wnless other vehicular access is provided, The min3mutt� street width requirement under Sectivn 7.g (c) shall be increased by 8 feet if' on—street parki.ng is permitted. Fach car space shall be at lea�t � feet by 1g feet 3.n size. e, REQUZRED ILLUMINAT�ON OF P1�RK 5TREET SYSTENSS: All parlss shall be f�a.rnished with lighting units so spaced �.nd equipped w:ith ltuninaires placed at such motznting hei�hts as Will provide the followi.ng average maintained levels of illumination for the s�.fe movement of pedestr3ans and vehieles at ni�ht: 1. AI1 parts of the park straet systems: 0.6 footcandle� with a minimum of 0.1 foatcandle. 2, Fbtentiall.y hazardous locations, such as major street interseetions and steps or stepped ramps: individually illuminated, w3.th a minimum of 0.3 footcandle. f� STREET CONSfiRUCTI4Id ANI� DESIGN STANDARDS: 1. PAVEI�NTS: A11 streets shall be paved with a smooth� hard and dense s�mface which shall be durable and well drained under norma.I use and weather conditions. P�.vement edges shall be proteeted to prevent raveling of the wearing surface and shifting of the ?�avement base. S'treet stu�faces sha31 be� maintained free of craeks, holes and other hazards. �, GRADES: Crades of all atreets sha11 be sufficient ta insure adequate surface dra?nage, but sha7.l be not more than eight percent. Short runs with a maximum grade of 12 pereent a�a,� be permitted� nrovided traffic safaty is assured by apprnpriate paving, adeguate leveling areas and avoidance of 1a.teral curves. 3, INTER�ECTIONS: Within 100 feet of an intersection, streets shall be at approx�.mately right angl�s. A distance of at least 150 feet sha.11 be maintained between center linea of offset intersecting streets. Znter— sectians of more th�n two atreets at one point shall be avoided. 7.9 Walks a� GENERAL REQUIE�E��NTS: Al1 parks shall be provided with safe, connenient� all sea�on pedestrian aceess of adequa.te width f'or intended use� durable and corivenient to main�.a3n, between individual mobile homes, the park streets and a11 comm�unity facilities provided for park residents. hidden changes in alignment and grad3ent shall be avoided. b� COMhiON WALK SYSTEM; A co�on walk system sha.11 be provided and maintained between locations where pedestrian traffie is concentrated. Such common walks sha.11 have a minimum width of' two and one—half feet. 3'he walk system �ha31 be paved or chatted. Walks are required only on one side af a street. �, IND NIDUAL WALKS: Al1 mobile home stands sh�.11 be connected to common wa�ks� pa,ved streets� or to paved driveways or parking spa,ces connecting to a paved street. . , . � � ORDINANCE GO�TERNING MOBILE HOME PARKS AND TRAVEL TRAILER CAMf'S 7.10 Nbbile Home Stands The area of the mobile home stand shall contain paved runners or pads to pravide adequate support for the pla.cement of' the mobile hor�e� thereby securing the super— strueture again�t uplift� sliding, rota.tion and overturning. The mobile home stand shal]. not heave� shift or settle unevenly under the wei�ht of the mobile home due to frost aetion� ina.dequst� drainage� vibration or other forces acting on the structure. 7.11 Size No mobile home p�,rk sha.11 contain less than five acres. , � ` • ORDINANCE GOVERNING MOBILE HOME PARKS AND TRAVEL TRAILER CAMPS SECTIDN 8: WATER SUPPLY g.1 General Requirements An aceessible, adequate, safe� and potable supply of water shall be provided in sach mobile home gark. Where a publie supply of water of satisfactory quantity� quality� and pressure is available at the site or at the boundary of the site� corsnection sha11 be ma,de thereto and its supply used exeiusive�y. �then a satisfaetory public water supply 3.s not ava.ilable, a private water suppl� system ma�r be developed and used as approved by the Buildin� Inspector. 8.2 Source of Supply a„ The water supply shall be capable of supplying a mininnun of 150 gallons per day per mabile home. b. Every well or suction Iine of the wa.ter supply system sha.11 be located and constructed in such a manner that neither underground nor surface contamina— tion w�..11 r�ach the water supply from a�r source. The foll.owing m3.na.mum distances between wells and various sources of contamination shall be required. Contamination Well or Suction Line Sources Distance in Feet Building Sewer 50 �ptic Tank 50 Diaposal Field 100 Seepage Pit 100 Dry We1I 50 Cesspool 150 ti c. I�do we L1—casing�� pump3ng machinery or suetion pipes shall be placed in ar�y pit� room or spaee extending below ground level nor in any room or space above ground whieh is �aalle8 in or otherwise enclosed� unless such rooms� Whether above or below ground have free draina�e by gravity to the surface af the ground. d. The treatment of a, private water suppl�r sha7.1 be in aceordance with applicabl� laws and regulations. 8.3 Water Storage �a,eilities A].1 wa,ter storage reservoixs shall �ae covered� watert3�ht and constructed of impervious materia2. Overflowg and ventg of sueh reservoirs sha17. be effectively �eree�ed. l+�.nholes shall be constructed with overlapping covers, so as to prevent the entrance of conte�ninated material. Reservoix overflow pipes shall diseharge through an aceeptable aix g�.p. �.4 Water D�,Stribution �y5tem a. The wa.ter supply system of' the mob3le home park shall be connected by pipes to all mobile homes, buildings� and other facilities requirin� water. b. Al1 water piping� fixtures and other equipment sha.11 be eonstructed and maintained in aceordance with state and locaZ regula.tions and requirements and shall be of a type and in locations approved by the Building Inspector. ORDINANCE GOVERNING t�OBILE HOME PARKS AN➢ TRA.VEL TRAIL�R CAl'�iPS c. The water piping system sha.11 not be connected with non—potable or c,uestion— able water supplies and shall be protected a�ainst the ha�rds of backflow or baek siphonage. d„ The system sha11 be so designed and ma,intained as to provide a pressure of not less than 20 pounds per square inch, under normal operating conditions at service buildings and other locations requiring potable water supply. g.5 Individual. Water—Riser Pit�es and Connections a„ Individual water riser pipes shall be located with3n the confined area of the mobile home stand at a point where the water connection wi11 approximate a vertical position. b. Water riser pipes shall extend at least four inches above �round elevation or otherwise protected from surface water to a height oP four inches above ground elevation. The pipe shal.l. be at least one—half inch. The water outlet �hall be capped when a mobile ho�ne does not occupy the lot, e. Adequate provisions shall be made to nrevent freezing of service lines� valves and riser pipes and to protect risers from heav3.ng and thawing aetions of ground during freezing weather. �zrface drainage shall be diverted from the location of the riser pipe. d. A shutoff valve below the frost line shall be t�rovided near the wa.ter riser pipe on each mobile home lot� e� tTnderground atop and waste valves shall not be inatalled on an�r water ser�rice. ORDINANCE G�VERNING MOBILE HOME PARKS AND TR.AVEL TRAII.�R CAMPS �EJCTION 9s SEWAGE DISPOSAL 9.1 General Requirements An adequa.te and safe sew�rage system shall be provided in all mobile home parks for conveying and disposing of all sewage. Such system shaZ1 be designed� constructed and maintained in accordance with State and TAca1 Iaws. 9.2 Sewer Linas A7.1. sewer lines shall be located in trenches of suf�'icient depth to be free of breakage from traffic or other movements and shall be separated from the park water supply system at a safe distance. Sewers sha.11 be at a grade Wn�.�n W�.ii in�ure a veloeity of two feet per second when flowing full. Al1 sewer linea sha11 be constructed aecording to City Specif ication for the residential sewer line. 9.3 Individu.al Sewer Conneetions a. Eaeh mabile hone sta.nd aha.11 be provi_ded with at least a four ineh diameter sewer riser pipe. The sewer riser pipe sha11 be so loaated on each stand that the sewer connection to the mobile hor.►e drain outlet will approxi.ma.te a ver�ical uosition. b. `I"�e sewer cannection (see de£inition) shall have a nominal inside diameter of at least three inches� and the slope of a�nq portion thereof shall be at least one—fourth inch per foot. The sewer connection shall consist of one pipe line only� without any braneh fittings. All joints shall be waterti�ht. c. Al1 mat,erials used for sewer connections sha11 be semirigid, corrosive resistant� nonabsorbant and durable. The inner surface shall be smooth. d� Provision shall be made for plugging the sewer riser p�pe when a mobile home does not occupy the lot. Surface drainage sha11 be diverted awa� from the riser. The rim of the riser pipe ahall extend at least four inches above �round elevation. 9.4 �ewa�e 2'reatment and/or Discharge Where the sewer lines of the mobile home park are not connected to a public sewer� a11 propo�ed sewa�e disposal facilities shall be approved by the, Building Inspeetor prior to eanstruction. Effluents from sewage treatment facilities shall nat be discharged into any waters of the State except urith prior anproval of the Building Inspector. QRDINANCE GOVERNING MOBILE HOME PARKS AND TRAVEL TRAILER CA1�'S SECTION 1Qt ELECTRICAL DISTRIBUTION 5YSTEM 10.1 General Requirements Every park ahal.l contain an electrical wiring syatem eonsisting of wir3ng� fa.xtures, equipment and appurtenances which shall be installed and maintained in aecordanee with apnlieable eodes and regulations governing such sqstems. 10.2 Fower Distribution I.znes a. Main pouter lines not loeated underground shall be suspended at lea�t 18 feet above the ground. There shall be a manimum hor3zontal eZearance of three feet betweem overhead wiring and an9 mobile home� service buildin� or other structure. b. A1.1 d3xect burial conductors or ca.ble sha.11 be buried at 3east 18 inches below the ground surface and shall be insulated and specially designed for the purpose. 5uch conductors sha11 be located not less than one foot radial dist,ance from water, sewer� gas or communieation lines. 10.3 Individual Elec�trica.l Connections �.� Each mobile home lot shall be provided with an approved disconnecting device and aver—current productive equipment. The minimum service per outlet shall be 120j2�.� volts AC� 60 amperes. b. C)utlets (receptacZes or pressure connectors) sha11 be housed in a weather— proof outlet box� and shall be located not more than 25 feet from the over— current protective dev3ce in the mobile home. A three—pole� four—�rire grounding type shall be used. c. Receptacles, if provided� shall be in accordance with Amer3.can Standard Outlet Recentacle C--73.1. d. �onnectors� 3f not substituted by more than one receptacle� shall be provided where the calculated load of the mobile home is more than 60 amperes. e. The mobile home shall be connected to the outlet box by an approved type of flexible supply cord with a ma2e attachment plug or with pr�ssure connectors. 10.4 Required Grounding A]1 exposed non—current carry3.ng metal parts of mobile homes and all other equip— ment �hal1 be grounded by means of an approved grounding conductor with braneh eiscuit conductars or other approved method af ground3.ng metallic wirin�. Z'he aeutral conductor shall not be used e.s an equipment �round for mobile homes or other equipment. , .� , � � { . ORDINANCE GOVERNING F�10BILE HOME PARKS� ANA TRAVEL TRATLER GAMPS SECTIQN 11 : 3ERVICE BUILDING AND OTHER COMM[TI�IITY SER.ViCE FACZLITTES 1i.1 C�nerai The requirements of this Section shall apply to service buildings� recreation buildings and other community service facilities such as: a. Nlanagement offices� repair shops and storage areas; b. Sanitary facil3tiea; e, Iaundry facilities; d� Ind.00r recreat3.on areas; e. Connnercial �zses supplying ess�ntial goods or serviees for the exelusive use of park oceupants. 1'[.2 Required �ommunity Sanitary Facilities When requ3.red by this Ordinanee� emergency �anitary facilities sha.11 be provided vnder the provisions o£ th3.s Section. The build3ng containing such emergeney sanita.ry facilities shall be accessible to alI mobile homes. E�nergency sanitary facilities 9ha11 not be required for mobile home parks. 1'1.3 Structural Requirements for �ui].dings a. A11 portions o£ the structure shall be properl�t protected from damage by ordinary uses and by decay, eorrosion, termites, and other destructive elemer�ts. Exter3or portions shall be of such materials and be so constructed and protected as to prevent entrance or penetration of moisture ar�d weather. b. Al1 rooms containing �anitary or laundry facilities shall: �� Have sound res3.stant walls extending to the ceiling between male and female sanitary faeilities. Walls and partitions around showers� bathtubs� lavatories and other pZlnnbing fixtures sha11 be constructed of den�e� nonabsorbent, waterproof material or covered with moisture resistant material. 2. Have at least one window or skylight faci.ng direetly to the outdoors, �he minim� aggre�a.te gross area of windows for each reauired room �hall be not less than 1fl percent of the floor area served by them. 3, Have at least one window which can be easil� opened� or a mecha.nical device which will adequately ventilate the room. c. Tp�.lets shall be located in separate compartments equipped with self—clo�ing doors. Shower �talls shall be of the individua,l t�rpe. The rooms shall be screened to prevent direet view of the interior when the exterior doors are open. d. Illumination levela sha11 be maintained as fol2ows� {1i� general seeing tasks — five footcandles; (z) ��dry roo� work area — �.0 footcandles; (3) toilet room� in front of mirrors — k0 footcandles. e� Hot and cold water sha11 be furnished to every lavatory, eink, bathtub, shower and laundry fixture� and cold zaater sha11 be furnished to every water c2oset and urinal. QRDINANCE GOVERNING MOBILE HOT�'� PARKS AND TRAVEL T�AILE,�t CAMPS 11.4 Barbecue �-ts� Fixepla,eea� Stoves and Incinerators Cooking shelters� barbecue pits, fireplaces� woodburning �toves and ineinerators shall be so located� constructed, ma3.ntained and used as to minimize Fire hazards and s�oke nuisance both on the propertg on which used and on neighboring property. I3o open fire shall be permitted except 3n faeilities provi.ded. No open fire sha11 be left unattended. hto fuel shall be �sed and no mater3.a1 burned which emit� dense smoke or ob�ectionable odor�. ' ' ' , i ORDINANCE GOVERNING M4BILE HOME PARKS AND �RAVEL TRAILER CAM�'8 SECTIQN 12: REFUSE HANDZING 12.1 The storage� collection and diaposal of rePuse in the mobile home park shall be so condueted as to ereate no health l�azards, rodent ha.rbora�e, inseet breeding areas, aceident or firs ha,zards or air pollution. 12.2 Al1 refuse shall be stored in flJttight, waterti�ht� rodentproof containers� which shall be located not more than 150 feet from any mobile home lot. �ontainers shall be pravided. in suffieient number and capacity to properly store all refuse. 12.3 Rsfuse collectian stands shall be provided for all refuse conta.iners. �uch container stands shall be so designed as to prenent containers from being tipped� to minim3ze spillage and container deterioration and to facilitate cleaning araund them. 12.4 All refuse cantaining garbage ahall be eal2ected at least twice weekly. Where suitable collection service is not availa.ble from munic�pal or private ageneies, the mobi].e home park operator shall urovide this service. All ref�use sha11 be eollected and transported in covered vehicles or covered containera. 12.5 Where municipal or private disposal service i� not ava.ilable, the mobile home �ark operator sha3l dispose of the refuse by incineratfon or tr�nsporting to a disposal site approved b�y the �.ilding 7nspector. 12.6 Refuse inci.nera.tors if provided sha11 be constructed in accordance with engineering pla.ns and specifications which shall be reviewed and approved by the Building Inspeetor or other authority having jurisdiction. 12.7 Inc�erators �ha21 be operated only when attended by some person sneci£ically authorized by the owner or operator of the mobile home park. ORDINANCE GOVERNIIJ� MOBILE HOME PARKS AND TRAVEL TRAILER CAIy1P5 SECTION 13s INSECT AND RODENT CONTROL �3s� Grounds� buildings, and struetures shs.11 be maintained free of insect and rodent harbc�rage and �nfest,ation. �termina,tion methods and other measures to control ingects and rodents shall conform with the requirements of the Buiiding Tnspector. �3.2 Parks shall be maintained Free of accumulations of debris which may provide rodent harborage or bree8ing places for flies� mosquitoes and other t�ests. 13.3 Storage areas sha11 be so maintained as to prevent rodent harborage; lumber� pipe and other building ma,terial shall be stored at least one foot above the ground. 13.4 Where the potential fbr insect and rodent inf'eetation exists, all ex'terior openings in or beneath any atructure shall be appropria.t�ly sereened wi-Eh wire mesh or other suitable materials. 13.5 2he growth of brush, weeds and grasa shall be aontrollsd to �revent harborage of t3.cksi chiggers and other nox3ous insects. �'ks shall be so maintained as to prevent the growth of ragweed� poison ivy, noison oa.k� noison sumae and ot�er noxious weeds cansidered detr3menta.I to health. Open areas shall be maintained free oP hea�ry undergro�rth of any description. Recreation areas shall be kept mowed. ORDII�TANCE GOVERPIING MOBTLE HOME PARKS AND TRAVEL TRAILER CAMf'S SECT ION 14: FUEL SUPPLY AND ST ORAGE 14.1 Natural Ga�s Systems a. Natural gas piping systems shall be installed and maintained in aecordanee with app2icable codes and regulations governing such s,yst�ms. b� �ch mobile hor�e ].ot provided with p3.ped gas shall have an approved ma.nual shutoff valve installed upstream of the gas outlet. The ov,tlet shall be equ�pped with an appro�ed cap to prevent aceidenta.l discharge o� gas when the ontlet is not in use. 1�..2 L3.quified Fetroleum Gas Systems a. Lj.quified petroleum gas systems sha11 be installed and maintained in accordanee with applicable eodes and regulations governing sueh s�stems. b. Systems shall be t�rovided with safety deviees to relieve excessive pressures and �hall be arra.nged so that the di.�eharge terminates at a safe location. c. Systems shall have at least one accessible means for shuttinr; off �as. Such means sha1.1 be located outside the mobiel home and shall be maintained in effect3ve operating eondition. d, Al1 LPG pip3ng out�ide of the mobile homea sha.Zl be well supported and protected against mechanical in�ury. Undiluted liquified netroleum gas in liquid form shaZl not be conveyed through piping equipment and systems in mobile homes. e� Liquified petroleum gas containers insta,lled on a mobile home lot sha11 be �ecurel9 but not permanentlg fastened to prevent accidental oxerturning. Such eontainers shall not be Iess than 12 nor more than 60 U.S. galZons gross capacity. f, No liq�t3.fied uetroleum gas vess�l sha11 be stored or located inside or beneath any storage cabinet� carport� mobile home, or any other structure� unless such installations are approved by the �ilding Inspector. 14.3 Fuel Oi). Supply Systema a. A7.1 fuel oil supply s�stems sha11 be installed and maintained in acaordance with applicable eodes and regulations governing sueh s,ystems. b. Al1 piping from outaide fuel storage tanks or cylinders to mobile homes sha21 be permanently 3.nstalled and securely fastened in place. c. All fuel oil storage tanks or cylinders shall be securel� fastened in place and shall not be located inside or beneath any mobile home or less than five Feet from any mobile home exit. d, Storage tanks located in areas subject to traffic sha21 be proteeted against physical damage. ORDINANCE GOVERNING MOBILE HQME PARKS AND TRAV�L TRAILER CAI�3 SECTION 15s FIRE PROTECTTOAT 15.1 Nbbile home parks ahall be kept free of litter� rubbish and other f].�m��e;,ble materials. 1�.2 Partable fire e�inguishers rated for classes � and G fires shall be kept in service buildings and at other locations convenientl,y and readily accessible for use by all occupants and shall be ma.intained in good operating condit�on. Their capacity �hal.�: not be less than 2 - 1/2 pounds. 15.3 Fixes shall be ma,de only in stoves� incinerators and other equipment intended for such purposes. ORDINANCE GOVERNING MOBILE HOME PARKS AND TRAVEL 3'R�AAILER CAMPS SECTION 16: MISCELLANEOUS REQUIREMENTS 16.1 Responsibilities of t�e P�s'k N�na.gement a. The person to whom a license for a mobile home park ie issued sha.11 operate the park in complianee with this (�'dinance and shall provide adequate super— vision to maintain the nark, its facilities and equipment in good repair and in a elean and sanitary condition. b, The park ma,nagement shall notify park occupants of all applicable provisions o£ this �'a�nance and inform them of their duties and responsibilitie� under this Ordinance. c. The park management shall superv3se the placement of each mobile home on it9 mobile home stand which includes securing its stability and installing all utility connections. d. The park management sha11 maintain a register conta.ining the names o�' all park ocaupants identified by lot nwnber or street address. Such register sha.11 be avai7.able to any aut}�orized person inspeet3ng the park. e. The park management shall notify the Building Tnspector immed�ately of any known communicable or contagiot�s disease w3.th3n the pa.rk. 16.2 l�esponsibiliti�s of Park Occupanta a. The park oecupant shall comply with all applicable re4uirements of this Ord3.nance and shall maintain his mobile ho� lot, its facilities and equip.- ment in good repair and in a clean and sanitary condition. b. The park occupant sha11 be responsible for proper placement of his mobile home an 3ts mobile home atand and proper installation of a7.1 utility eonnections in accordanee with the instructions af the park mana�ement. c, Pets� if permit�ed in the park� shall be prohibited to run at large or to eo�nit any rniisance �rithin the limits of any mob3.le home lot. d. Skirtings, porches� awnings, and other additions shall be installed anly if pernaitted and approved by the park management� When instal].ed� they shall be ma3.ntained in good repair. The apace immediatelv underneath a mobile home shall be used for storage only 3.f permitted by the park management. I�' permitted� the follow3.ng conditions shall be sa'tisfied: 1. The storage area shall be �rrovided with a ba�e of im�,ervious material. 2� S�ored items sha].1, be located so as not to interfere with the underneath inspeetion of the mobile home. 3� The storage area sha11 be enclosed by ski.rting. e. The park occupant sha,ll store and dispose of all hia rubb3sh and garbage in a cl.ean� sanitarp and safe manner. The gaxba.ge container sha11 be rodent— proof� 3.nsectprot3f and watertight. 16.3 Tr�.vel trailers sha11 not be oceupied 3.n mobile home parks except on �'ermit granted by the City Cotincil. Travel trailers ma.y be stored unoccupied in mobile home parks. 16.4 7.'w4 nameplates may be maintained at eaeh entrance into the mobile home park� eaeh not exceeding twentg s�uare feet in size �.nd lighted on1,y with indirect non— intermittent light. No advertising or promotional s3.gns shall be nermit�ed on the p�rk sit�e. . `, . . • � • ORDINANCE GOVERNING MOBILE HO?�'� PARKS AI�tD TRAVEL TRAILER CAi�'Ei'S SECTION 17: T�.AVEL TRAILER CAMPS 17.1 A11 provisions of this Ordinance relating to mobile home parks and mob3le homes sha.11 7.ikew3.se apply to travel trailer eamps and travel trailers� except as eliminated� amended, or added �'.o by the prov3sions of this Section. 17.2 Travel trailers and ten�s sha11 be sepa.rated from each other by at 2east 15 �eet. No more than 20 travel trailer lots sha.11. be psrmitted per acre of area w3thin the boundaries of any travel trailer camp. 17.3 Of£—street pa,rking axeas or on—street parking lanes shall be provided at the rate of one car spe.ce for each travel trailer lot. 17.& Travel trailer camp streets need not be paved� provided dust control system approved by the $uilding Inapeetor is maintained. 17.5 Travel trailer stands need not be pave. 17.6 TY�ie wa.ter supply s�rstem� electrieal distribution system� and sewi�r connect3ons need be provided to only 25 percent of the travel. trailer sta.nds within a camp. No travel trailer need be grounded. 17.7 Every travel trailer camv shall be provided with one flush toilet, two lavatories, and one shower �'or each sex for each 15 travel trailer lots or fract3onal r�a.rt thereof. 1'7.� Every travel trail.er camp shall contain at least one trailer sewage storage tank dumping statian, conveniently located� which shall be conneeted to an adequate and safe sewerage system. 17.9 No mobile home may be parked within a travel trailer camp, excent that on� mobile home ma.y be �laeed and occupied within eaeh camp by the resident mana�er of the camp. 17.10 No travel trailer or tent shall be occupied within a travel trailer camp for more than 11+ continuous days. Travel trailers may be stored unoccupied for an,y length of time in travel trailer camps. 17.11 Travel trailer camps may contain promotiona.l and advertising signs. . , . �� . . ' ORDINANCE GUVERNING MOBILE HOME PARKS AND TRAVEL TRAILER CAI�IPS �?.92 Tents used as temporary dwellings for travel� recreationa.l, or vacation purposes may be pitched in travel trailer camps� �ron3ded only one tent is located in a single travel trailer lot and is not pitched in the camp for more than 14 cantinuous days. No �o�'e than 25 percent of the lots within a camp may be oceupied at any one time solely by tents. A tent which only provides additional living space to the oceupants of a travel trailer ma,p oecupy the satne 1ot as tha.t trailer, 17.13 No travel trailer camp shall contain less than three acres. . . , � , e. . . . ORDINANCE GQVERNING MC}BILE H4ME PAR,KS AND TRAVEL TRAILER CAMPS SECTION 1�: SECT ION 19: SECTION 20s SECTION 21 : SECTI�N 22: SECTION 23: SECTION 2,�.: _ , , . • . . � �. , , � . ,� ' , - - , � . �RDINANCE GQVERNING MOBILE HOME PARKS AISD TRAVEL TRAILER CAMPS 3ECTION 25: PEIVALTIES An� person who violates any� provision of this Ordinance shall upon conviction be t�unished by a fine of not less tha,n Ten Dollars (� 10.00) nor more than f�te Hundred Dollars (� 100.00); and each day�s failure of compliance with any �uch provision ahall const3.tute a separate viola.tion. SECTION 2b: CONFLSCT OF ORDIIJANCES: EFFECT OF PARTIAL INVALIDITY 19.1 In any case where a pravision of this ard3.nance is found to be in confliet with a provi�ion of any other Or'dirianee or Code of this City exist3n� on the effective date of this �'dinance, the provision which, in the judgement of the Building 7nspector� establishes the higher standard for the promotion and protection of '�he heal'Eh and safeth of the people shall prevail, In any case where a provision of this Ordin�nce is found to be in con£liet with a provision of any other Ordinance or Code of this City existing on the effective date of this �rdinance whieh establishes a lower standard for the nromotion and protection of the health and sa�fety of the peoble� the provisions of this Qrdinance sha11 be deemed to prevail� and such other Ordinances or Codes are hereby declared to be repealed to the extent that they mav be found in conflict with this OY'dinance. � 'I9.2 If' any seetion, subsec�ion� paragraph, sentence, clause or phrase of this Ordinance should be declared invalid for any reason wha.tsoever, sueh decision shall not affect the �emaining portions of this Ordinance which shal]. remain in full force and effect; and to this end the nrovisions of this Ordinance are hereby declared to be severablP. SECTIaN 27: E�FECTIVE DATr, This Ord�n$nce sha11 be eff19t��e on and af'ter the l�th day of e ruary Passed and approved this 17th day of February, 1971. ` f�����a.' � �`_. k� ;,Mayo r Attest: ` ta�/ ��t�t�� City C3.erk.