TITLE III: PROPERTY/LAND USE AND DEVELOPMENT

Transcription

1 TITLE III: PROPERTY/LAND USE AND DEVELOPMENT CHAPTER III. MOBILE HOME PARK AND TRAVEL TRAILER PARK ORDINANCE SECTION 1. PURPOSE The development and administration of this Mobile Home Park and Travel Trailer Park Ordinance is related to the administration of the County Zoning Ordinance which divides the County into zoning districts, within which districts the use of land and buildings and bulk and location of buildings and structures in relation to the land are substantially uniform. SECTION 2. LOCATION Except for those permitted pursuant to special use permits or variances under the Muscatine County Zoning Ordinance, mobile homes or travel trailers as defined in the Muscatine County Zoning Ordinance, may be occupied and used for dwelling and sleeping purposes only if located and placed in Mobile Home Parks, Mobile Home Subdivisions or Travel Trailer Parks in accordance with the provisions hereof, and the provisions of the Muscatine County Zoning Ordinance and Subdivision Regulations that are applicable to mobile homes and travel trailers. Such parks and subdivisions and their accessory structures shall be located in the M-1 Mobile Home District, as defined in the Muscatine County Zoning Ordinance. Each shall be a minimum of two hundred (200) feet from any residence unless separated by a natural or artificial barrier. SECTION 3. DEFINITIONS For the purpose of this Ordinance, certain terms and words are hereby defined in the Muscatine County Zoning Ordinance and Subdivision Regulations. SECTION 4. PETITION REQUIREMENTS The petition for change to the M-1 zoning classification to operate a Mobile Home Park or a Travel Trailer Park shall be filed with the Zoning Administrative Officer. The petition in writing, signed by the applicant, shall be filed in triplicate and shall contain the following information: 4.1 The name and address of the applicant. 4.2 The location and legal description and ownership of the tract upon which the park is to be located. 4.3 The petition shall be accompanied by a plot plan, which shall be to a scale of one (1) inch equals one hundred (100) feet and which shall be a drawing showing the numbered trailer spaces, the relationship of the tract to surrounding tracts and structures located thereon and within two hundred (200) feet, locations of streets and driveways, numbered parking spaces, recreation areas, access to public streets and roads, accessory structures and facilities, and utility easements proposed as part of such park. SECTION 5. STANDARDS 5.1 Minimum Site. The minimum site for a Mobile Home Park or Travel Trailer Park shall be five (5) acres. 5.2 Mobile Home Density. A maximum of eight (8) mobile homes shall be permitted on any acre of ground within the Mobile Home Park, with the minimum of five

2 thousand (5,000) square feet in each lot. Each Mobile Home Park lot shall comply with the provisions of Section 72 of the Muscatine County Zoning Ordinance. 5.3 Travel Trailer Density. A maximum of twenty-five (25) travel trailers shall be permitted on any acre of ground within the Travel Trailer Park. 5.4 Park and Recreation Space. For the first fifteen (15) acres of land occupied by mobile homes, there shall be one (1) acre set aside in the park for recreational purposes and for each additional five (5) acres so occupied there shall be a minimum of an additional one-half (½) acre set aside for recreational purposes. The recreational area requirement shall be proportionally figured on the basis of one (1) acre of recreational area for fifteen (15) acres of land occupied by mobile homes for those tracts less than fifteen (15) acres. 5.5 Storm Shelters. A temporary shelter facility is required for mobile home parks and travel trailer parks with 20 or more mobile homes or travel trailers. The storm shelter should be no less than 4 square feet per person at 2.5 persons per living unit. The facility may be multi-use in nature, designed as part of a community building or other permanent building or structure. The design and construction of the facility should conform with civil defense or emergency management regulations of the State of Iowa. 5.6 Roadways, Streets and Driveways. All roadways, streets and driveways in every Mobile Home Park and Travel Trailer Park shall be suitably graded and constructed to provide proper drainage, safe and convenient access to each mobile home or travel trailer and convenient circulation of vehicles. All streets must conform to the requirements as herein stated and shall be a minimum of 25 feet wide. Two types of cross sections are provided for, namely: open type ditches for surface drainage and closed ditch sections designed for surface water to be carried in adequately designed storm sewers and intakes as follows: 5.61 Open type ditches for surface drainage specifications: Shoulder-to-shoulder width; minimum of thirty (30) feet. Crown - minimum of six (6) inches. Fore Slopes - minimum of two (2) to one (1). Ditch bottom width - variable, minimum of four (4) feet. Back slopes - minimum of one and a half (1 ½) to one (1). Cross road culverts - size; as required by Talbot's Formula using a maximum rainfall of four (4) inches per hour. Cross road culverts - type and minimum depth of fill shall meet manufacturer's limitations. Entrance pipe - diameter; minimum of eighteen (18) inches. Type, either concrete or corrugated metal pipe. Surfacing - minimum construction; six (6) inches rolled stone base with double bituminous seal coat as per current Iowa Department of Transportation Standard Specifications Muscatine County Code of Ordinances Page 2

3 5.62 Closed Ditch Section - designed for surface water to be carried in adequately designed storm sewers and intakes specifications: Shoulder-to-shoulder - width; minimum of forty-three (43) feet. Combination curb and gutter - minimum width back to back of curbs; thirty-one (31) feet. Curb height above gutter - minimum of six (6) inches. Cross road and entrance culverts - same requirements as set out for open type ditch section. Surfacing - minimum construction shall be a four (4) inch soil aggregate sub-base, with a six (6) inch rolled stone base and a three (3) inch asphaltic concrete wearing surface, or a six (6) inch unreinforced Portland cement concrete pavement, or a four (4) inch black base and two (2) inch mat The street profiles and drainage connected with such streets shall be determined by a Registered Professional Engineer Streets, roads and driveways shall be lighted at night with not less than 200-watt lamps at intervals of one hundred (100) feet located approximately fifteen (15) feet from the ground, or equivalent lighting approved by the Zoning Administrative Officer. 5.7 Off-street Parking. Off-street parking shall be provided in all parks for the use of park occupants and guests if improved roadways of less than 40 feet wide are installed. Parking spaces shall be hard surfaced and be located as to provide convenient access to mobile home spaces. Off-street parking spaces shall be provided as follows: two (2) automobile parking spaces on each individual mobile home lot or space, at least one (1) automobile parking space on each travel trailer lot or space, and at least one (1) additional automobile parking space for every four (4) travel trailer spaces. In addition, there shall be at least one (1) parking space provided for every two (2) employees of the Mobile Home Park or Travel Trailer Park. 5.8 Spaces. Individual lots or spaces shall be so arranged that there shall be at least a twenty (20) foot clearance in all directions between mobile homes or travel trailers and any additions thereto or accessory structures. No porches, canopied or other additions shall be built onto any mobile home which shall not leave a clearance of twenty (20) clear feet between such mobile home, including such additions thereto and the next mobile home including all additions thereto. No mobile home or travel trailer shall be located nearer than fifty (50) feet from any main traveled street or highway, no nearer than twenty-five (25) feet from any side street, road or driveway, nor any other property line bounding the park. 5.9 Buildings and Other Improvements. Plans and specifications of all buildings and other improvements, including sewage, gas, electricity and water supply, roadways, sanitary facilities and storm shelters constructed or to be constructed within the park shall comply with applicable laws of the State of Iowa, including Section 135D of the Code of Iowa, and with applicable ordinances of Muscatine County, Iowa. Septic tanks and privies for the disposal of sewage for one (1) or more mobile homes or travel trailers are not permitted Other Standards. The Muscatine County Board of Supervisors may impose other conditions of development or use which the Board deems essential to ensure that the development and operation of the Mobile Home Park or the Travel Trailer Park is consistent with the spirit, purpose and intent of this 2015 Muscatine County Code of Ordinances Page 3

4 Ordinance, and will not substantially and permanently injure the appropriate use of neighboring property, and will substantially serve the public's convenience and welfare Ownership of Park. Under no circumstances may the owner of a Mobile Home Park or Travel Trailer Park separately sell or transfer any lot or lots in such park. In the event of any such sale or transfer all mobile homes or travel trailers shall be removed from the premises within thirty (30) days of written notice from the Zoning Administrative Officer Register of Occupants. A permanent register of all tenants of the premises shall be maintained and open to the inspection of the Zoning Administrative Officer or his assistants at all times Maintenance Covenant. A covenant shall be filed by the owners in form satisfactory to the Muscatine County Board of Supervisors to perpetuate maintenance of all mobile home park or travel trailer park improvements, including sanitary systems, interior roads, streets and driveways, said covenant to run with the land Permit. A permit shall be obtained from the Zoning Administrative Officer for each mobile home located on the premises. The permit is to be obtained for each new or used mobile home that is brought onto the premises. A fee shall be paid for each such permit charged in accord with the permit fees set by the Muscatine County Board of Supervisors Fire Protection. Fire protection by fire hydrants shall be located within four hundred (400) feet of all mobile homes, travel trailers, or park buildings if water is available from a public system. If the park is on a private system, a riser pipe of at least two (2) inches diameter shall be located within three hundred (300) feet of all mobile homes, travel trailers, or park buildings. Sufficient fire hose of one and one-half (1 ½) inches diameter to all structures shall be provided. A fire alarm system shall be provided. SECTION 6. FINAL APPROVAL OF PLAN Upon granting of a zoning change to M-1 Mobile Home District and approval of all necessary plans and specifications by the State of Iowa Department of Public Health, and of any other authority having jurisdiction, a final plot plan to scale certified by a registered professional engineer or registered land surveyor showing the location and area dimensions of all numbered spaces, streets, and driveways, numbered parking spaces, recreation spaces, utility easements, and any other buildings or proposed improvements and all other documents and data required by the County Board of Supervisors or any other authority having jurisdiction, shall be submitted in duplicate to the Zoning Administrative Officer for his review and approval as to the Plan's conformance with all laws, County Ordinances, regulations and decisions of the Board of Health. SECTION 7. INSPECTION It shall be the duty of the Zoning Administrative Officer to enforce all of the provisions of this Ordinance. For the purpose of securing enforcement of the provisions of this Ordinance, the Zoning Administrative Officer or any of his duly authorized representatives or any officer of Muscatine County, Iowa shall have authority to enter and inspect any Mobile Home Park or Travel Trailer Park. SECTION 8. AMENDMENTS Any regulation or provision of this ordinance may be changed and amended from time to time by the County Board of Supervisors; provided, however, that such changes and amendments shall not become effective until after study and report by the Zoning 2015 Muscatine County Code of Ordinances Page 4

5 Commission and until after a public hearing has been held, a public notice of which shall have been given in a newspaper of general circulation in the County at least fifteen (15) days prior to such hearings. SECTION 9. ADMINISTRATION AND ENFORCEMENT 9.1 Violation and Penalty. Any person, firm or corporation who violates, disobeys, omits, neglects, or refuses to comply with, or who resists the enforcement of any of the provisions of this Ordinance shall, upon conviction, be fined not more than One Hundred Dollars ($100.00), or be imprisoned for not more than thirty (30) days for each offense, and each day that a violation is permitted to exist shall constitute a separate offense. 9.2 Restraining Order. In case any building or structure is erected, constructed, reconstructed, altered, repaired, converted, or maintained, or any building, structure or land is used in violation of this Ordinance, the proper authorities of the County, in addition to other remedies, may institute any proper action or proceed in the name of Muscatine County, Iowa, to prevent such unlawful erection, construction, reconstruction, alteration or repair, conversion, maintenance or use, to restrain, correct or abate such violation, to prevent any illegal act, conduct, business or use in or about said premises. 9.3 Interpretation, Purpose and Conflict. Whenever the regulations of this Ordinance require a greater width or size of yards, courts or other open spaces or require a greater percentage of the lot to be left unoccupied or impose other higher standards than are required in any other Statute of Local Ordinance or Regulations, the provisions of this Ordinance shall govern. Whenever the provisions of any other Statute or Local Ordinance or Regulations require a greater width or size of yards, courts or other open spaces, or require a greater percentage of the lot to be left unoccupied or impose other higher standards than are required by this Ordinance, the provisions of such Statute or Local Ordinance or Regulations shall govern. 9.4 Validity. If any section, subsection, sentence, clause or phrase of this Ordinance is for any reason held to be invalid, such decision shall not affect the validity of the remaining portions of this Ordinance Muscatine County Code of Ordinances Page 5