§ 38-7. Park requirements.
(a)
Site plan. A site plan shall be filed as required by section 38-2(c), at a scale of one inch equals 100 feet and shall show the following:
(1)
The area and dimensions of the tract of land, with identification of location and boundaries.
(2)
The number, location, and size of all mobile home spaces.
(3)
The location, width, and specifications of driveways, roadways, and walkways.
(4)
The location and specifications of water and sewer lines and riser pipes.
(5)
The location and details of lighting, electrical and gas systems.
(6)
The location and specifications of all buildings constructed or to be constructed within the park.
(7)
Existing and proposed topography of the mobile home park.
(8)
The location of fire mains, including the size, the hydrants, and any other equipment which may be provided.
(9)
Drainage plans and facilities.
(10)
Such other information as municipal reviewing officials may reasonably require.
(11)
A print of the site or lot plan shall be sent by the building official to the city departments designated by the city manager and approval obtained from them prior to the issuance of a permit.
(b)
Site requirements. Any mobile home park constructed after the adoption of the ordinance from which this chapter is derived, and any extension or addition to any existing mobile home park in the city, shall be done in compliance with the following requirements:
(1)
Location. A mobile home park shall be located only on sites having a zoning classification of mobile home residential district (MH) as defined in the zoning appendix to this Code. Mobile home parks located in an area designated floodplain will comply with chapter 30 (floods).
(2)
Basic mobile home minimum site requirements.
a.
Minimum lot area. Mobile home lots shall have a minimum area of 5,000 square feet for each mobile home unit.
b.
Space. A maximum of eight mobile home spaces per gross acre will be permitted.
c.
Open space.
1.
The minimum front yard setback shall be ten feet from the nearest corner of the mobile home to the front line of the mobile home space.
2.
No mobile home shall be closer than ten feet to any property line nor closer than 25 feet to the property line adjoining a public street.
3.
For other structures on each space, the minimum setback shall be at least ten feet.
4.
The minimum distance between mobile homes at any point shall be 25 feet; provided, however, that mobile homes parked end-to-end may have a clearance of not less than 20 feet.
d.
Height regulations.
1.
The height limitations for any structure in the mobile home park shall be 30 feet.
2.
The average height of the mobile home frame above the ground elevation, measured at 90 degrees to the frame, shall not exceed three feet.
e.
Soil and ground cover. Exposed ground surfaces in all parts of every mobile home park shall be paved, covered with stone screening or other solid material, or protected with a vegetative growth that is capable of preventing soil erosion and of eliminating dust.
f.
Drainage. The ground surface in all parts of a park shall be graded and equipped to drain all surface water in a safe, efficient manner.
g.
Design and location of storage facilities. Unless provided in current mobile home models, storage facilities with a minimum capacity of 200 cubic feet and a maximum of 500 cubic feet per mobile home space may be provided on the mobile home space, or in compounds located within 100 feet of each space. Where provided, storage facilities shall be designed in a manner that will enhance the appearance of the park and shall be faced with masonry, porcelainized steel, baked enamel steel or other material equal in fire resistance, durability and appearance. Storage outside the perimeter walls of the mobile home shall be permitted only if in such facilities.
h.
Mobile home stands. The area of the mobile home stand or space shall provide adequate support and drainage for placement of the mobile home.
(c)
Access and traffic circulation; parking.
(1)
Internal streets, no-parking area signs, and street name signs shall be privately owned, built, and maintained. Streets shall be designed for safe and convenient access to all spaces and to facilities for common use of park residents. Internal streets shall be kept open and free of obstruction in order that police and fire vehicles may have access to any area of the mobile home park. The police department shall be authorized to issue citations for the violation of the provisions herein and to remove and impound offending vehicles.
(2)
On all sections of internal streets on which parking is prohibited under this chapter, the owner or agent shall erect metal signs prohibiting parking. The sign type, size, height and location shall be approved by the city traffic engineer prior to installation.
(3)
All internal streets shall be constructed to specifications established by the subdivision appendix to this Code and shall be maintained by the owner or agent free of any cracks, holes, and other hazards. Internal streets shall be designed by a licensed professional engineer in accordance with good engineering designs and shall be approved by the city engineer prior to issuance of an occupancy permit for the park.
(4)
Internal street dimensions and parking.
a.
An internal street or common access route shall be provided to each mobile home space. Such street shall have a minimum width of 30 feet and off-street parking shall be in a ratio of two parking spaces for each mobile home space. On-street parking shall be permitted on only one side of the street. The internal streets shall be continuous and connect with other internal streets or with public streets, or shall be provided with a cul-de-sac having a minimum diameter of 95 feet. No internal street ending in a cul-de-sac shall exceed 500 feet in length.
b.
If no off-street parking is provided in a ratio of no less than two spaces for each mobile home site, the minimum street width shall be 36 feet. All other requirements remain the same as in subsection (c)(4)a of this section, with the exception that parking will be permitted on both sides of the street.
(5)
Each parking space shall be hard-surfaced with all-weather material, and located to eliminate interference with access to parking areas provided for other mobile homes and for public parking in the park.
(6)
Internal streets shall permit unobstructed access to within at least 100 feet of any portion of each mobile home.
(7)
Within each mobile home park, all streets shall be named and mobile homes numbered to conform with block numbers on adjacent public streets. All street name signs and house numbers shall be of reflective material. These street signs shall be of a color and size contrasting with those on public streets so that there is no confusion regarding which are public streets. These signs and numbers shall be standard size and placement to facilitate location by emergency vehicles.
(8)
Interior streets shall intersect adjoining public streets at approximately 90 degrees and at locations which will eliminate or minimize interference with traffic on these public streets.
(9)
Walks.
a.
All mobile home sites and parks shall be provided with safe, convenient, all-season pedestrian access of adequate width for intended use, durable and convenient to maintain, between individual mobile homes, the park streets and all community facilities provided for park residents. Sudden changes in alignment and gradient shall be avoided.
b.
A common walk system shall be provided and maintained between locations where pedestrian traffic is concentrated. Such common walks have a minimum width of four feet.
c.
All mobile home stands shall be connected to common walks, to paved streets or to paved driveways or parking spaces connecting to a paved street. Such individual walks shall have a minimum width of three feet.
(d)
Street lighting. Street lighting within the mobile home park shall be provided along all internal streets. Streetlights will be installed in accordance with the subdivision appendix to this Code.
(e)
Mobile home stands. The area of the mobile home stand shall be improved to provide an adequate foundation for the placement and tie-down of the mobile home, thereby securing the superstructure against uplift, sliding, rotation, and overturning.
(1)
The mobile home stand shall not heave, shift, or settle unevenly under the weight of the mobile home due to frost action, inadequate drainage, vibration, or other forces acting on the superstructure.
(2)
The mobile home stand shall be provided with a minimum of six anchors and tie-downs such as cast-in concrete dead-men eyelets imbedded in the concrete foundation on runways, screw anchors, arrowhead anchors, or other devices securing the stability of the mobile home. Anchors and tie-downs shall be placed at least in the center and at each corner of the mobile home stand and each shall be able to sustain a minimum tensile strength of 6,500 pounds.
(3)
Where the provisions of the state mobile home tie-down standards impose greater restrictions, the provision of state standards shall prevail.
(f)
Fire safety standards.
(1)
Storage and handling of liquefied petroleum gases. In parks in which liquefied petroleum gases are stored and dispensed, their handling and storage shall comply with requirements of the applicable codes of the city governing such systems and regulations of the state railroad commission pertaining thereto.
(2)
Storage and handling of flammable liquids. In parks in which gasoline, fuel oil, or other flammable liquids are stored and/or dispensed, their handling shall comply with the city fire prevention code.
(3)
Access to mobile homes for firefighting. Approaches to all mobile homes shall be kept clear for firefighting.
(4)
Firefighting instruction. The mobile home park owner or agent shall be responsible for the instruction of his staff in the use of the park fire protection equipment and in their specific duties in the event of fire.
(5)
Water supply facilities for fire department operations.
a.
Water supply facilities for fire department operations shall be connected to the city water supply. If a private supply is utilized for service to the park, the private supply must be adequate both for domestic requirements established by the city and must have the approval of the city engineer. The adequacy of the water supply for firefighting requirements shall be determined by the fire chief. If the mobile home owner and agent utilize a private water supply, it shall have sufficient volume and pressure that the city water supply will not be required for firefighting.
b.
The park owner shall provide standard city hydrants located within 500 feet of all mobile home spaces, measured along the driveways or streets. Fire hydrants will be subject to periodic inspection by the city fire department. It shall be the responsibility of the park licensee to immediately notify the city fire department of any fire hydrants in need of repair.
(6)
Collection and disposal of rubbish. The mobile home park licensee or agent shall provide an adequate system of collection and safe disposal of rubbish, approved by the fire chief and the city health officer.
(7)
Dry brush, leaves, and weeds. The mobile home park licensee or agent shall be responsible for maintaining the entire area of the park free of dry brush, leaves and weeds.
(8)
Fire extinguishers. Every park shall be equipped at all times with one fire extinguisher in good working order and currently charged for every ten mobile home spaces and shall be located not further than 200 feet from each mobile home space. No open fires shall be permitted at any place which would endanger life or property.
(g)
Potable water supply.
(1)
An accessible, adequate, safe and potable supply of water shall be provided in each mobile home park. Connection shall be made to the public supply of water. If a private system is utilized for service to the park, the private supply shall be adequate for domestic requirements and for firefighting requirements established by the city.
(2)
Water distribution system.
a.
The water system of the mobile home park shall be connected by pipes to all mobile homes, buildings, and other facilities requiring water.
b.
All water piping, fixtures, and other equipment shall be constructed and maintained in accordance with state and city regulations and requirements.
c.
Individual water riser pipes and connections shall be in accordance with requirements of the applicable provisions of the city plumbing code.
(h)
Recreation areas for parks accommodating 20 or more homes.
(1)
Required. In all mobile home parks accommodating or designed to accommodate 20 or more mobile homes, there shall be at least one recreation area which shall be easily accessible to all park residents.
(2)
Size.
a.
Not less than five percent of the gross site area of the mobile home park shall be devoted to recreational facilities, generally provided in a central location. In large parks, this may be decentralized.
b.
Recreation areas include space for community buildings and community use facilities such as adult recreation and child play areas, swimming pools, and drying yards, but not including vehicle parking areas.
(3)
Playground location. When playground space is provided, it shall be so designated and shall be protected from traffic, thoroughfares, and parking areas. Such space shall be maintained in a sanitary condition and free of safety hazards.
(i)
Sewage disposal. From and after the effective date of the ordinance from which this chapter is derived, the following shall apply:
(1)
Adherence to standards of applicable codes and regulations. An adequate and safe sewerage system shall be provided in all mobile home parks for conveying and disposing of all sewage. The sewer system for a mobile home park shall be constructed in accordance with the city plumbing code. All proposed sewage disposal facilities shall be approved by the city health officer prior to construction. Effluents from sewage treatment facilities shall not be discharged into any waters of the state except with prior approval of the city health officer and the state department of water resources.
(2)
Sewer lines. All sewer lines shall be constructed and shall be of materials in accordance with the city plumbing code.
(3)
Individual sewer connection.
a.
Each mobile home stand shall be provided with at least a four-inch diameter sewer riser pipe. The sewer riser pipe shall be so located on each stand that the sewer connection to the mobile home drain outlet will approximate a vertical position.
b.
The sewer connection to the mobile home from the sewer riser pipe and any other sewer connections shall be in accordance with the requirements of the city plumbing code.
c.
All materials used for sewer connections shall be in accordance with the city plumbing code.
d.
Provision shall be made for plugging the sewer riser pipe when no mobile home occupies the space. Surface drainage shall be diverted away from the riser.
(4)
Septic tanks. Septic tanks may be used within the city limits when an organized sewerage collection system is not available. If soil conditions permit and other factors are favorable to the use of septic tanks, the standards established by the state department of health (Tex. Health and Safety Code § 341.001 et seq.) will prevail. Outside of the city limits, within the city's extraterritorial jurisdiction, the standards established by the state department of health, Tex. Health and Safety Code § 341.001 et seq., and the rules of the county for private sewage facilities will prevail, and the rules of the appropriate county.
(j)
Electrical and telephone distribution systems. From and after the effective date of the ordinance from which this chapter is derived, the following shall apply:
(1)
Wiring. All electrical wiring in the mobile home park shall be underground and otherwise installed in accordance with the city electrical code. All telephone lines in the mobile home park shall be installed underground.
(2)
General requirements. Every park shall contain an electrical wiring system consisting of wiring, fixtures, equipment and appurtenances which shall be installed and maintained in accordance with applicable codes and regulations for such systems.
(3)
Power distribution lines, individual electrical connections and grounding. Power distribution lines shall be located underground. Otherwise, all power distribution lines, individual electrical connections and grounding of the mobile homes and equipment shall comply with the city electrical code.
(k)
Service building and other community service facilities.
(1)
Generally. The requirements of this section shall apply to service buildings, recreation buildings, and other community service facilities such as:
a.
Management offices, repair shops and storage areas;
b.
Sanitary facilities;
c.
Laundry facilities;
d.
Indoor recreation areas; and
e.
Commercial uses supplying essential goods or services for the benefit and convenience of park occupants.
(2)
Structural requirements for buildings.
a.
All portions of the structure shall be properly protected from damage by ordinary uses and by decay, corrosion, termites, and other destructive elements. Exterior portions shall be of such materials and be so constructed and protected as to prevent entrance or penetration of moisture and weather, and to comply with all applicable codes of the city.
b.
All rooms containing sanitary or laundry facilities shall:
1.
Have sound-resistant walls extending to the ceiling between male and female sanitary facilities. Walls and partitions around showers, bathtubs, lavatories, and other plumbing fixtures shall be constructed of dense, nonabsorbent, waterproof materials or covered with moisture-resistant materials.
2.
Have at least one window or skylight facing directly to the outdoors. The minimum aggregate gross area of windows for each required room shall be not less than ten percent of the floor area served by them.
3.
Have at least one window which can be opened easily, or have a mechanical device which will adequately ventilate the room.
c.
Toilets shall be located in separate compartments equipped with self-closing doors. Shower stalls shall be of the individual type. The rooms shall be screened to prevent direct view of the interior when the exterior doors are open.
d.
Illumination levels shall be maintained as follows:
1.
General seeing tasks: five footcandles;
2.
Laundry room work area: 40 footcandles; and
3.
Toilet room, in front of mirrors: 40 footcandles.
e.
Hot and cold water shall be furnished in every lavatory, sink, bathtub, shower, and laundry fixture; and cold water shall be furnished to every water closet and urinal.
f.
Service buildings shall be maintained at a comfortable temperature by heating equipment permitted by city regulations, between October 1 and May 1.
g.
Barbecue pits, fireplaces, stoves, and incinerators. Cooking shelters, barbecue pits, fireplaces and woodburning stoves shall be located, constructed, maintained, and used so as to minimize fire hazards and smoke nuisance both on the property on which used and on neighboring property. No open fire shall be permitted except in facilities provided. No open fire shall be left unattended. No fuel shall be used and no material burned which emits dense smoke or objectionable odors.
(l)
Refuse and garbage handling.
(1)
The storage, collection and disposal of refuse in the mobile home park shall be so conducted as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards, or air pollution. One or both of the systems described in subsection (l)(2) or (l)(3) of this section shall be used in every park.
(2)
If refuse is gathered at the individual sites, it shall be stored in flytight, watertight, rodentproof containers, and shall be located at each mobile home site. Containers for this use shall be provided in sufficient number and capacity to store properly all refuse.
(3)
Centrally located refuse containers having a capacity of three cubic yards or larger may be provided. If provided, such containers shall be so designed as to prevent spillage, container deterioration, and to facilitate cleaning around them.
(4)
The licensee or agent shall ensure that refuse containers within the mobile home park are emptied at least twice a week and maintained in a usable sanitary condition.
(m)
Insect and rodent control. Grounds, buildings, and structures shall be maintained free of insects and rodent harborage and infestation. Extermination methods and other measures to control insects and rodents shall conform to the requirements of the city health offices.
(1)
Mobile home parks shall be maintained free of accumulation of debris which may provide rodent harborage or breeding places for flies, mosquitoes, and other pests.
(2)
The growth of brush, weeds and grass shall be controlled to prevent harborage of noxious insects and other pests. Mobile home parks shall be so maintained as to prevent the growth of noxious weeds detrimental to health. Open areas shall be maintained free of heavy undergrowth of any description.
(n)
Fuel supply and storage. From and after the effective date of the ordinance from which this chapter is derived, the following shall apply:
(1)
Natural gas system.
a.
Natural gas piping systems shall be installed underground and maintained in accordance with applicable codes and regulations governing such systems.
b.
Each mobile home space provided with piped gas shall have a cap on the outlet when not in use to prevent accidental discharge of gas, and shall be in accordance with the city plumbing code.
(2)
Liquefied petroleum gas system. Liquefied petroleum gas systems shall be installed only if an available natural gas system is more than 1,000 feet from the mobile home park. The liquefied petroleum gas systems shall be maintained in accordance with applicable codes of the city governing such systems and regulations of the state railroad commission pertaining hereto.
(o)
Protection of natural features. All due regard will be shown for the protection of natural features such as large trees, watercourses, scenic points, historical spots, and similar community assets which, if preserved, will add attractiveness, stability, and value to the property.
(p)
Miscellaneous requirements.
(1)
Responsibilities—Park management.
a.
All responsibilities set out elsewhere in this chapter.
b.
The licensee or his agent shall operate the park in compliance with this and other applicable ordinances and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition.
c.
The licensee or his agent shall notify park occupants of all applicable provisions of this chapter and inform them of their duties and responsibilities under the chapter.
d.
The licensee or agent shall maintain an up-to-date register of park occupancy which shall contain the following information:
1.
Name and address of park residents.
2.
Mobile home registration data, including make, length, width, year of manufacture and identification number and automobile registration data.
3.
License number and owner of each mobile home and automobile.
4.
Location of each mobile home within the park by space or lot number and street address.
5.
Date of arrival and departure.
e.
A new register shall be initiated on January 1 of each year, and the old register shall be retired but shall be retained on the premises for at least three years following its retirement. Registers shall be available for inspection at all reasonable times by an official of the city whose duties may necessitate access to the information contained therein.
f.
The licensee or agent shall furnish to the tax assessor-collector for the city within ten days after January 1 of each year, a list of all mobile home residents in the park on January 1. This list shall contain the owner's name and address; the make, length, width, year of manufacture and identification number of the mobile home; and the address or location description of said mobile home within the park. Said lists shall be prepared using forms provided by the tax assessor-collector for the city.
g.
Within ten days after July 1 of each year, the licensee or agent shall furnish to the city tax assessor-collector the same data required in subsection (p)(1)f of this section on all residents who have moved into the park after January 1; and information on mobile homes which have moved out of the park after January 1, including the foregoing data plus the date on which each mobile home left the park, and the destination of the mobile home, if this destination can be obtained.
(2)
Same—Park occupants.
a.
All responsibilities set out elsewhere in this chapter.
b.
The park occupant shall comply with all requirements of this chapter and shall maintain his mobile home space and its facilities and equipment in good repair and in a clean and sanitary condition.
c.
The park occupant shall be responsible for proper placement of his mobile home in its mobile home stand, proper installation of all utility connections, and proper tie-down of his mobile home in accordance with the instructions of the park management.
d.
Fire-resistant skirting with the necessary vents, screens and/or openings shall be required on all mobile homes and shall be installed within 30 days after emplacement of the mobile homes.
e.
Skirting, porches, awnings, and other additions, when installed, shall be maintained in good repair. The use of space immediately underneath a mobile home for storage shall be permitted only under the following conditions:
1.
The storage area shall have a base of impervious material.
2.
Stored items shall not interfere with the underneath inspection of the mobile home.
3.
The storage area shall be enclosed by skirting.
(q)
Converting a mobile home park to a subdivision. A mobile home park may be converted to a mobile home subdivision provided it is replatted and all conditions pertaining to mobile home subdivision are met.
(Ord. No. 334, § VII, 7-31-1984)