CHAPTER 153
MOBILE HOME PARKS
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153.01 Definitions 153.02 Mobile home placement 153.03 Sales office 153.04 Sales lots 153.05 Construction field office 153.06 License required 153.07 Term of license 153.08 Application for license 153.09 Renewal or transfer 153.10 License fee 153.11 Revocation or suspension of license 153.12 Compliance with chapter 153.13 Site plan required 153.14 Reviewing fee 153.15 Site plan requirements 153.16 Approval of site plan 153.17 Minimum standards 153.18 Acreage 153.19 Distance from perimeter line 153.20 Recreational area 153.21 Size of lots |
153.22 Minimum yards 153.23 Parking spaces 153.24 Central sewer and water systems 153.25 Individual sewer and water services 153.26 Water and sewer service construction 153.27 Electricity 153.28 Drainage 153.29 Access 153.30 Internal streets 153.31 Sidewalks 153.32 Mobile home construction 153.33 Fire hydrants 153.34 Mobile home stands 153.35 Tie-down anchors 153.36 Register of owners and occupants 153.37 Rules and regulations 153.38 Severability
153.98 Remedies 153.99 Penalty |
§ 153.01 DEFINITIONS.
For the purpose of this chapter, the following definitions shall apply unless the context clearly indicates or requires a different meaning.
ACCESSORY STRUCTURE. Any building, property, or structure in a secondary or subordinate capacity from the main or principal building or structure on the same premises, the use of which is an accessory use to the main or principal use of the property, and which further is detached from the main or principal structure or building on the property.
ACCESSORY USE. A use customarily incidental and subordinate to the principal use and located on the same lot with such principal use.
BUILDING. A structure designed, built, or occupied as a shelter or roofed enclosure for persons, animals, or property, including tents, lunch wagons, dining cars, camp cars, trailers, and other roofed structures on wheels or other supports used for residential, business, mercantile, storage, commercial, industrial, institutional, assembly, educational, or recreational purposes. For the purpose of this definition, ROOF shall include an awning or other similar covering whether or not permanent in nature.
BUILDING, FRONT LINE OF. The line of that face of the building nearest the front line of the lot. This face includes sun parlors and covered porches whether enclosed or unenclosed, but does not include steps.
BUILDING, PRINCIPAL. A building in which is conducted the main or principal use of the lot on which the building is situated.
CONSTRUCTION FIELD OFFICE. A mobile home used as an on-site, temporary office for the supervisors of a construction project.
HABITATION, PERMANENT. Residence for a period of sixty (60) consecutive days or more.
HABITATION, TEMPORARY. Residence for a period of less than sixty (60) consecutive days.
MOBILE HOME. A structure, transportable in one or more sections, which is eight (8) feet or more in width and thirty two (32) feet or more in length, and which is built on a permanent chassis and is designed to be used as a dwelling unit, and including the plumbing, heating, air conditioning and electrical systems contained therein.
MOBILE HOME LOT. A parcel of land within a mobile home park designed for the exclusive use of the occupants of the mobile home placed on the lot.
MOBILE HOME PARK. A parcel or tract of land which has been approved and developed for the placement of one (1) or more mobile homes, either free of charge or for revenue purposes, including all accessory buildings, structures, utilities, facilities, or uses.
MOBILE HOME SALES LOT. A tract of land used for the storage, display and sale of mobile homes.
MOBILE HOME SALES OFFICE. A mobile home used as a sales office by a mobile home dealer.
MOBILE HOME STAND. The portion of a mobile home lot which is designed and reserved for the placement of a mobile home.
PARKING SPACE. An all-weather surfaced area within the lot lines, enclosed in the principal building, in an accessory building, or unenclosed, sufficient in size to store one standard automobile, and if the space is enclosed comprising an area of not less than one hundred forty (140) square feet; if unenclosed, at least twenty (20) feet by ten (10) feet, with an all-weather surface permitting satisfactory ingress and egress of an automobile.
STRUCTURE. A combination of materials, other than a building, to form a construction that is safe and stable and includes among other things stadiums, platforms, radio towers, sheds, storage bins, fences, and display signs.
YARD, FRONT. An occupied space on the same lot with a principal building, extending the full width of the lot and situated between the street line and the front line of the building projected to the side lines of the lot. The depth of the FRONT YARD shall be measured between the front line of the building and the street line. Covered porches, whether enclosed or unenclosed, shall be considered as a part of the principal building and shall not project into a required FRONT YARD.
YARD, REAR. An open unoccupied space on the same lot with a principal building, extending the full width of the lot and situated between the rear line of the lot and the rear line of the building projected to the side lines of the lot, or the center line of the alley, if there be an alley, and the rear line of the building.
YARD, SIDE. An unoccupied space between
the farthest extension of the principal building and the side line of the lot,
and extending from the front lot line to the rear lot line.
(Ord.
1536, passed 11-2-87; Am. Ord. 1717, passed 4-20-92; Am.
Ord. 1921, passed 6-5-95)
§ 153.02 MOBILE HOME PLACEMENT.
No mobile home shall be located, placed, maintained, inhabited or occupied within the city other than in a mobile home park licensed under the provisions hereof or except as otherwise provided herein.
(Ord. 1921, passed 6-5-95) Penalty, see § 153.99
§ 153.03 SALES OFFICE.
A mobile home sales office may be placed on a mobile home sales lot so long as it is not used, temporarily or otherwise, as a residence or habitation.
(Ord. 1921, passed 6-5-95)
§ 153.04 SALES LOTS.
Uninhabited, unoccupied mobile homes may be parked or stored in mobile home sales lots.
(Ord. 1921, passed 6-5-95)
§ 153.05 CONSTRUCTION FIELD OFFICE.
A construction field office may be temporarily placed at a construction site while such construction project is in progress and may include facilities for night watchmen, but the same shall not be used, temporarily or otherwise, as a residence or habitation and shall be removed upon completion of construction.
(Ord. 1921, passed 6-5-95) Penalty, see § 153.99
§ 153.06 LICENSE REQUIRED
.
No person, firm, or corporation shall establish, maintain, conduct, or operate a mobile home park within the corporate limits of the city without first obtaining a license therefor issued by the City Administrator.
(Ord. 1921, passed 6-5-95) Penalty, see § 153.99
§ 153.07 TERM OF LICENSE.
Mobile home park licenses issued under the provisions hereof shall expire on the thirty-first (31st) day of December of the year for which the same are issued.
(Ord. 1921, passed 6-5-95)
§ 153.08 APPLICATION FOR LICENSE.
Application for an original license shall be made to the City Clerk and shall consist of the following:
The name and address of the applicant or applicants; the names and addresses of all partners, if the applicant is a partnership; and the names and addresses of all officers and directors, if the applicant is a corporation.
The legal description and common address, if any, of the tract of land upon which it is proposed to operate and maintain a mobile home park.
As-built plans of the proposed mobile home park in conformance with the requirements of § 153.17 as certified by a registered professional engineer and the Community Preservation & Development Director together with copies of the site plan and the surety submitted in conformance with the provisions of § 153.13 for those portions of said park, if any, remaining unimproved or uncompleted at the time of application.
The annual license fee required by the provisions hereof.
An affidavit of the applicant or applicants, as the case may be, as to the truth of the matters contained in the application.
(Ord. 1921, passed 6-5-95)
§ 153.09 RENEWAL OR TRANSFER.
Application for a renewal or a transfer of a license shall be made to the City Clerk and shall consist of that which is required under § 153.08(A), (B), (D), and (E), together with a certification by the Community Preservation & Development Director that said mobile home park is in conformance with the provisions of § 153.17, provided that an application for a transfer of license shall be accompanied by the license transfer fee required by the provisions hereof and not the annual license fee.
(Ord. 1921, passed 6-5-95)
§ 153.10 LICENSE FEE.
The annual fee for a mobile home park license shall be one hundred dollars ($100.00) plus one dollars ($1.00) for every mobile home lot in such mobile home park. The license transfer fee for a mobile home park license shall be fifty dollars ($50.00).
(Ord. 1921, passed 6-5-95)
§ 153.11 REVOCATION OR SUSPENSION OF LICENSE.
The City Administrator may suspend or revoke a mobile home park license for failure to comply with the rules and regulations established herein or published or promulgated pursuant to the authority granted herein or any other applicable codes or ordinances of the City. Such suspension or revocation may take place only after the licensee has been given written notice warning of possible suspension or revocation and a hearing, if requested by the licensee, before the City Administrator. Such request for a hearing must be made within five (5) days of receipt of such written notice.
(Ord. 1921, passed 6-5-95)
§ 153.12 COMPLIANCE WITH CHAPTER.
It is unlawful for a licensee to own, operate or maintain a mobile home park in violation of the rules, regulations and requirements established by this chapter.
(Ord. 1921, passed 6-5-95) Penalty, see § 153.99
§ 153.13 SITE PLAN REQUIRED.
No person, firm or corporation shall lay out, establish, develop, improve, construct, substantially alter, extend or enlarge a mobile home park in the City, or within one and one-half (1½) miles of the corporate limits thereof, unless and until a site plan of said mobile home park has been approved by the City Engineer and Community Preservation & Development Director and a surety in conformance with the provisions of the Subdivision Code has been furnished to the City.
(Ord. 1921, passed 6-5-95) Penalty, see § 153.99
§ 153.14 REVIEWING FEE.
Three (3) copies of all mobile home park site plans required by the provisions hereof shall be submitted to the Community Preservation & Development Director together with a reviewing fee of one hundred fifty dollars ($150.00).
(Ord. 1921, passed 6-5-95)
§ 153.15 SITE PLAN REQUIREMENTS.
Mobile home park site plans shall be in such scale, detail and format as may reasonably be required by the City Engineer and Community Preservation & Development Director to enable such departments to administer the provisions hereof, and at a minimum shall show the layout, location, relationship, grades, contours and dimensions of all property lines, lots, buildings, streets, sidewalks, utilities, drains, surface water drainage, parking facilities, drives, easements, fire hydrants, area lighting, and other improvements and structures all in conformance as near as may be with those provisions of the City of Washington Subdivision Code.
(Ord. 1921, passed 6-5-95)
§ 153.16 APPROVAL OF SITE PLAN.
The approval of the mobile home park site plan and the acceptance by the City of the surety as required herein shall constitute authority to layout, establish, develop, improve, construct, substantially alter, extend or enlarge such mobile home park in accordance with the site plan thereof approved; however, no mobile home may be placed on any lot within said park, or if developed in phases on any lot within any phases thereof, until as-built plans certified by a registered professional engineer have been filed with the Community Preservation and Development Director.
(Ord. 1921, passed 6-5-95) Penalty, see § 153.99
§ 153.17 MINIMUM STANDARDS.
All mobile home parks located within the City, and all site plans of mobile home parks required by the provisions hereof, shall meet the minimum standards of design and construction imposed by the provisions of the following:
The City of Washington Building Code;
The City of Washington Zoning Code;
The City of Washington Subdivision Code; and
Sections 153.18 through 153.36 of this chapter.
(Ord. 1921, passed 6-5-95) Penalty, see § 153.99
§ 153.18 ACREAGE.
A mobile home park site shall contain ten (10) or more acres.
(Ord. 1921, passed 6-5-95) Penalty, see § 153.99
§ 153.19 DISTANCE FROM PERIMETER LINE.
No mobile home shall be placed within twenty five (25) feet of any perimeter line of a mobile home park site.
(Ord. 1921, passed 6-5-95) Penalty, see § 153.99
§ 153.20 RECREATIONAL AREA.
Not less than five percent (5%) of the total site area of a mobile home park shall be developed for outdoor recreational purposes either as a single unit or by division into separate units of not less than two thousand five hundred (2,500) square feet.
(Ord. 1921, passed 6-5-95) Penalty, see § 153.99
§ 153.21 SIZE OF LOTS.
The area, width and depth of all lots shall not be less than required by the City of Washington Zoning Code. No outlot, remainder or remnant of land which is part of the mobile home park shall be created which, by reason of the lot width, depth, area, frontage, topography, or lack of access, or otherwise, cannot be used as a zoning lot, or be subject to further subdivision in accordance with the terms of the City of Washington Subdivision Code. Any remaining parcel or outlot which cannot be made to comply with the City of Washington Subdivision Code and City of Washington Zoning Code shall be eliminated by combining the area with one or more adjoining lots which do comply or by conveying it to a public body for an appropriate public use, subject to acceptance.
(Ord. 1921, passed 6-5-95)
§ 153.22 MINIMUM YARDS.
The front, rear and side yards of all mobile home lots shall not be less than as required by the City of Washington Zoning Code.
(Ord. 1921, passed 6-5-95)
§ 153.23 PARKING SPACES.
Off-street parking and off-street parking spaces shall not be less in number, size, dimensions, or otherwise, than as required by the City of Washington Zoning Code.
(Ord. 1921, passed 6-5-95)
§ 153.24 CENTRAL SEWER AND WATER SYSYEMS.
Central sewer and water systems shall be constructed and maintained in accordance with the provisions of the City of Washington Subdivision Code and City Construction Standards.
(Ord. 1921, passed 6-5-95)
§ 153.25 INDIVIDUAL SEWER AND WATER SERVICE.
Each mobile home located in a mobile home park shall be connected to the central sewer and water system of said mobile home park through individual services for each mobile home lot as required by Chapter 50 of the Code of Ordinances of the City of Washington.
(Ord. 1921, passed 6-5-95)
§ 153.26 WATER AND SEWER SERVICE CONSTRUCTION.
Water and sewer service in mobile home parks shall be so constructed as to conform in all respects with current City Construction Standards, the City of Washington Subdivision Code, and the City of Washington Zoning Code.
(Ord. 1921, passed 6-5-95)
§ 153.27 ELECTRICITY.
Each mobile home lot in a mobile home park shall be provided with electricity in conformance with the City of Washington Subdivision Code, the City of Washington Building Code, and the City of Washington Zoning Code.
(Ord. 1921, passed 6-5-95)
§ 153.28 DRAINAGE.
A Drainage Plan shall be provided for all mobile home parks established after the effective date of this chapter, which Drainage Plan shall conform in all respects to the provisions of the City of Washington Subdivision Code.
All mobile home parks shall comply with the provisions of the City of Washington Subdivision Code pertaining and relating to storm water control and detention basins.
(Ord. 1921, passed 6-5-95)
§ 153.29 ACCESS.
Each mobile home lot shall abut and have direct access to an internal mobile home park street and no such lot shall abut or have direct access to a public or other street or way external or peripheral to said mobile home park, which access shall comply in all respects to the City of Washington Subdivision Code and the City of Washington Zoning Code.
(Ord. 1921, passed 6-5-95) Penalty, See § 153.99
§ 153.30 INTERNAL STREETS.
All streets within a mobile home park shall conform in all respects to the requirements and provisions of the City of Washington Subdivision Code, and City Construction Standards.
(Ord. 1921, passed 6-5-95)
§ 153.31 SIDEWALKS.
A mobile home park shall be required to comply with the provisions of the City of Washington Subdivision Code pertaining and relating to the construction and maintenance of sidewalks.
(Ord. 1921, passed 6-5-95)
§ 153.32 MOBILE HOME CONSTRUCTION.
All mobile homes in a mobile home park shall be designed, constructed, and maintained in accordance with the provisions and requirements of the City of Washington Building Code, in all respects.
All mobile homes in a mobile home park shall have a pitched roof with a slope having a rise of three-twelveth (3/12) of span or greater.
(Ord. 1921, passed 6-5-95)
§ 153.33 FIRE HYDRANTS.
Mobile home parks shall provide fire hydrants in compliance with City Construction Standards and maintained in good working order at locations directed by the City Engineer.
(Ord. 1921, passed 6-5-95) Penalty, see § 153.99
§ 153.34 MOBILE HOME STANDS.
Mobile home stands shall be located, constructed and maintained in such a manner that placement and removal of a mobile home is conveniently practical and shall be so graded and drained that surface water does not collect or stand under any mobile home thereon.
Mobile home stands shall be constructed of portland cement concrete not less than five (5) inches thick and so that when properly located and blocked each longitudinal frame member for the entire length thereto is supported by a slab or runway not less than two (2) feet wide.
All mobile home stands shall be constructed so as to have a permanent foundation, with footings therefor which extend to a depth not less than the frostline.
(Ord. 1921, passed 6-5-95) Penalty, see § 153.99
§ 153.35 TIE-DOWN ANCHORS.
Every mobile home stand shall be provided with devices for anchoring the mobile home to prevent overturning or uplift. Anchors or tie-downs shall be provided by eyelets embedded in the concrete with adequate anchor plates or hooks, or other suitable means. Said tie-down anchors shall, at a minimum, comply with the rules and regulations promulgated by the Illinois Department of Public Health under the Illinois Mobile Home Tiedown Act.
The owner of the mobile home lot shall anchor or cause to be anchored all mobile homes located on the mobile home stands.
(Ord. 1921, passed 6-5-95) Penalty, see § 153.99
§ 153.36 REGISTER OF OWNERS AND OCCUPANTS.
Mobile home park licensees under the provision hereof shall maintain a register listing both current owners and occupants of all mobile homes within such park and all owners and occupants for any mobile home lot within such park for the three (3) years last past. Such register shall be made available to officers or agents of the City upon request.
(Ord. 1921, passed 6-5-95) Penalty, see § 153.99
§ 153.37 RULES AND REGULATIONS.
The City Administrator is hereby authorized to cause to be established, promulgated, published and enforced such reasonable rules, regulations, and procedures, not in conflict with the provisions hereof, as may appear to the City Administrator to be necessary or convenient to administer the provisions of this chapter and to carry out the purpose and intent hereof.
(Ord. 1921, passed 6-5-95)
§ 153.38 SEVERABILITY.
The provisions hereof are and shall be construed to be severable and the invalidity of any section or provision of this chapter shall not invalidate other sections or provisions hereof.
(Ord. 1921, passed 6-5-95)
§ 153.98 REMEDIES.
The imposition of the penalties prescribed in § 153.99 shall not preclude the institution of appropriate actions to prevent or abate any unlawful establishment, operation or enlargement of any mobile home park.
(Ord. 1921, passed 6-5-95)
§ 153.99 PENALTY.
Any person, firm, or corporation that violates any of the provisions of this chapter shall, upon conviction thereof, be fined not to exceed five hundred dollars ($500.00) for each such offense. Each day that a violation is permitted to exist shall constitute a separate offense. In addition, the provisions of § 153.98 shall be applicable as needed.
(Ord. 1921, passed 6-5-95)