HomeMy WebLinkAbout~Master - Revising Zoning Regulations Pertaining to Mobile Homes and Mobile Home Parks ORDINANCE NO. 2787
AN ORDINANCE TO AMEND THE MUNICIPAL CODE
OF THE CITY OF AMES, IOWA, 1980 BY REPEAL-
ING SEC. 29. 20 THEREOF AND ENACTING A NEW
SEC. 29.20 FOR THE PURPOSE OF REVISING THE
ZONING REGULATIONS OF THE CITY OF AMES,
IOWA PERTAINING TO MOBILE HOMES AND MOBILE
HOME PARKS; REPEALING ALL ORDINANCES OR
PARTS OF ORDINANCES IN CONFLICT THERE-
WITH, IF ANY; AND ESTABLISHING AN EFFECTIVE
DATE.
BE IT ENACTED by the City Council for the City of Ames, Iowa:
Section One. The Municipal Code of the City of Ames, Iowa, shall
be and is hereby amended by repealing Sec. 29.20 as said section has
existed heretofore.
Section Two. The Municipal Code of the City of Ames, Iowa is
further amended by enacting new Sec. 29.20, said new section to read
as follows:
"Sec. 29. 20. 1111-5" (MOBILE HOME) DISTRICT
(1) Definitions. The following definitions shall apply to this
section.
For the purpose of interpreting this section, certain
words, terms and expressions are herein defined. Words
used in the present tense include the future; the singu-
lar number includes the plural, the plural includes the
singular; the word "shall" is always mandatory.
(a) Accessory Building or Structure: A subordinate
building or structure which is an addition to or
supplements the facilities provided by a mobile
home, such as awnings, cabanas, storage struc-
tures, carports, porches, or fences.
(b) Mobile Home Lot: A parcel of land within an ap-
proved mobile home subdivision, which is recorded
in the office of the Story County Recorder and
which was designed and intended for the accommo-
dation of one (1) mobile home and its accessory
buildings and structures .
(c) Mobile Home Park: Any parcel of land which has
been so designated and improved that it contains
BOOK PAGE o�g
two or more mobile home spaces for the accommo-
dation of mobile homes to be used as permanent
(year around) dwellings, whether or not a charge
is made for such accommodations.
(d) Mobile Home Space: A plot of ground within a
mobile home park designated for the accommodation
of one mobile home and its accessory buildings or
structures.
(e) Mobile Home Stand: The outline of the mobile home
including any paved portion of the outdoor living
area. If any structural additions to the mobile
home are proposed or anticipated such as cabanas,
carports, or other similar additions, they shall be
considered a part of the mobile home stand.
(f) Mobile Home Subdivision: A residential subdivision
as shown in the records of the office of the Story
County Recorder and approved in accordance with
the development regulations of Chapter 29 and
Chapter 23 of the Municipal Code of the City of
Ames, Iowa and pursuant to the provisions of the
code of the State of Iowa, together with certain
accessory buildings and uses providing for the
enjoyment and benefit of the residents of the sub-
division in which individual ownership of a lot is
permitted, for the placement of a mobile home for
residential purposes.
(g) Recreational Vehicle: A vehicle-type unit not
exceeding eight (8) feet in width and forty (40)
feet in length, designed to provide temporary living
quarters for recreational, camping or travel use.
The recreational vehicle may be a motor vehicle
such as a 'motor home', or 'camper bus', or 'van'
converted for temporary living quarters; 'travel
trailer'; 'truck camper'; or other similar type unit.
(2) Purpose and Intent. The purpose and intent of this
section is to provide for mobile home parks which are
suitably developed in areas of compatible land use and
surrounding environments; in areas with adequate utility
and road support systems; and in areas of reasonable
convenience to community facilities. The intent of these
regulations is to encourage development of a unified
project with adequate open space provisions to preserve
the residential character of the area, and to prohibit
uses that are incompatible with surrounding areas and
development.
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BOOK PAGE
(3) Location. A mobile home park may be established in the
7R-5' (Mobile Home Park) District as provided for in this
section . It is the policy of the City of Ames that mobile
homes are a permitted use only in the 'R-5' district.
The use and occupancy of a mobile home is not a per-
mitted land use in any district other than the 'R-5'
District; however, mobile home sales lots may be estab-
lished in districts where such use is permitted. A
mobile home may also be used as a temporary place of
business during the construction of a financial office,
business office, or other similar use, or as a temporary
use at a construction site as a contractor's office.
(4) Permitted Uses.
(a) Mobile home park with only one (1) mobile home
permitted on each approved mobile home space, in
accordance with the provisions of this section and
applicable regulations of the State of Iowa statutes.
(b) Mobile Home Subdivision with only one (1) mobile
home per mobile home lot.
(6) Permitted Accessory Uses. The following accessory
uses are permitted so long as such uses are incidental to
and operating as an integral part of the mobile home
park.
(a) Certain accessory buildings or structures which are
complementary to the mobile home such as carports,
cabanas, patio awnings, porches, and storage
buildings . Accessory structures shall not obstruct
required openings for light and ventilation and shall
not prevent inspection of mobile home equipment
and ventilation.
(b) Accessory uses may include: a manager's office
and residence, which may be of a conventional type
construction; community centers and recreation
facilities; laundry facilities; outdoor drying areas;
maintenance buildings and/or facilities; recreational
vehicle and boat storage; commercial uses, limited
to those shown and described in the plan for the
use and development of the mobile home park ap-
proved by the City Council as herein required, are
permitted provided that such commercial uses are of
a sort intended exclusively for the service and
convenience of the residents of the mobile home
park, any buildings so used are designed to reflect
the residential character of the park, there is no
advertising sign other than a single identification
3 BOOK aV0
�_ PAGE .
sign no larger than four square feet placed flush
on the wall of the building containing the commer-
cial use which shall not be readily observable from
outside the mobile home park; and other uses of a
similar nature for the exclusive use of the mobile
home park residents.
(c) Mobile home sales may be permitted in connection
with an approved mobile home park under the
provisions of this ordinance, provided that the
sales cease when ninety (90) percent of the mobile
home spaces have been occupied. However, if it is
the intention for sales to continue beyond such
initial period, the sales area must be in a district
where such use is permitted.
(7) Storm Shelters. A structurally adequate storm safety
facility capable of providing adequate shelter from tor-
nadoes and other forms of severe weather for all mobile
home park residents shall be provided. The minimum
floor area for the storm shelter shall be fifteen (15)
square feet per mobile home unit and each shelter shall
provide restroom facilities. This facility may serve in a
dual capacity as an indoor recreation facility and be
included in computations required by subsection (ll) .
(8) Lighting. Adequate lighting shall be provided for all
streets, walkways, and common areas subject to night-
time use.
(9) Fire Protection. Access to a mobile home for fire pro-
tection services shall be such as to permit fire apparatus
to approach within at least 100 feet of each mobile home.
(10) Garbage and Trash Disposal. Unless individual garbage
and trash collection is provided for each mobile home
unit, permanent locations for the collection of garbage
and trash shall be established. These areas shall be
convenient to users, hard-surfaced, and so designed as
to prvent containers from being tipped, to minimize
spillage and container deterioration and to facilitate
cleaning around them, and must be screened on three
sides.
(11) Recreation Area Requirements. A minimum of not less
than eight (8) percent of the gross site area shall be
devoted to recreational facilities which are easily acces-
sible to all residents in the mobile home park. The
required recreation area or areas shall be computed in
addition to the designated individual mobile home spaces.
These recreation areas are generally provided in a
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BOOK ,��7�... PAGE 33
central location and may include space for a community
building and community use facilities, such as indoor
recreation areas, swimming pools, hobby and repair
shops and service buildings, and other similar uses.
(12) Parking Requirements.
(a) A minimum of two (2) off-street, hard-surfaced
automobile parking spaces for each mobile home
space shall be provided.
(b) A minimum of one (1) off-street, hard-surfaced
guest parking space for each four (4) mobile home
spaces shall be provided.
(13) Walkways. Provision and maintenance of a common walk
system shall be provided in conjunction with all street
systems or other suitable alternatives to facilitate ease of
movement and safe pedestrian access for all occupants of
the mobile home park. Such common walks shall be
hard-surfaced and have a minimum width of forty-two
(42) inches.
(14) Streets. All mobile home parks shall be provided with
safe and convenient vehicular access from abutting
public streets or roads to each mobile home space.
Access to the individual mobile home spaces shall be from
the interior street system of the mobile home park.
(a) Pavement Widths.
Pavements shall be of adequate widths to accom-
modate the contemplated parking and traffic load in
accordance with the type of street with ten (10)
feet minimum moving lanes for collector streets,
nine (9) feet minimum moving lanes for minor
streets, eight (8) feet minimum lane for parallel
parking, and in all cases shall meet the following
minimum requirements. Where streets are to be
dedicated, the minimum right-of-way as determined
by the City Engineer shall apply.
(i) Entrance streets and other
collector streets with parking
on both sides . . . . . . . . . 36' minimum
(i.i) Entrance streets and other
collector streets with parking
on one side . . . . . . . . . . 28' minimum
5
BOOK PAGE 233
(iii) Minor street with parking
on one side . . . . . . . . . . 26' minimum
(iv) Minor or cul-de-sac street
with no parking . . . . . . . .20' minimum
(with a 20'
cul-de-sac
radi)
(b) Street Improvements.
The streets within the mobile home park shall be
provided with a smooth, hard, and dense surface
which shall be well- drained and durable under
normal use and weather conditions. The surface
shall be in good condition and, where necessary,
shall be protected at the edges by suitable means to
prevent ravelling of the wearing surface and shift-
ing of the pavement base.
Street intersections should generally be at right
angles. Offsets at intersections should be avoided
and the intersections of more than two streets at
one point are prohibited.
(15) Utilities. All utility lines and service lines within the
mobile home park shall be placed underground.
(a) Water supply. The mobile home park, and all the
individual mobile homes located therein, shall be
connected to the City of Ames' water system.
(b) Sewer System. The mobile home park, and all the
individual mobile homes located therein shall be
connected with the sewer system of the City of
Ames and such connections must be approved by
the City Engineer (in accordance with applicable
city regulations).
(c) All electrical, plumbing, and gas connections shall
be inspected for compliance with the Plumbing
Code, Electrical Code and Mechanical Code of the
City of Ames.
(16) Mobile Home Stand. The mobile home stand shall provide
for the practical placement of the mobile home and remo-
val of the mobile home from the mobile home space.
Access to the mobile home stand shall be kept free of
trees or other immovable obstructions.
6
BOOK .L- PAGE ___p L.
i
The mobile home stand shall be constructed of appro-
priate material (such as concrete), be properly graded,
placed and compacted in order to provide durable and
adequate support of the maximum loads during all sea-
sons of the year. The mobile home stand shall react as
a fixed support and remain intact under the weight of
the mobile home due to frost action, inadequate drai-
nage, vibration, wind, or other forces acting on the
structure. Adequate surface drainage shall be obtained
by proper grading of the mobile home stand and the
mobile home space. Grading shall provide for diversion
of water away from the mobile home stand, prevent
standing water and soil saturation and divert the surface
runofff to adequate outfalls or drainage swales.
(17) Ground Anchors and Tiedowns. Ground anchors shall be
installed by the lot owner or developer at each mobile
home stand prior to or when the mobile home is located
thereon to permit tiedowns of mobile homes. Ground an-
chors shall be placed not more than twelve (12) feet on
center beginning from the front end of the mobile home
stand congruent with the front wall of the mobile home.
Not more than six (6) feet of open end spacing shall be
provided at the rear line of the mobile home stand unless
additional ground anchors are installed.
Each mobile home shall be provided with tiedowns to the
main framing members of the mobile home.
Every owner or occupant of a mobile home shall secure
the same against wind damage, and every owner, opera-
tor or person in charge and control of a mobile home
park shall inspect and enforce this requirement.
(18) Skirting. The frame, wheels, crawl space, storage area,
and utility connections of all mobile homes shall be
concealed from views by skirting which shall be of a
durable all-weather construction which is consistent with
the exterior of the mobile home. Installation of the
skirting must be installed within 60 days of the installa-
tion of the mobile home on the stand.
(19) Design and Development Requirement. Mobile home
parks shall provide the following minimum requirements:
(a) The minimum parcel size for a mobile home park
shall be ten (10) acres.
(b) The maximum density of mobile home spaces shall be
seven (7) per gross acre.
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BOOK „ _ PAGE'.290
r
(c) The minimum size of the mobile home space within
the mobile home park shall be determined by the
size of the mobile home units and the separation
requirements and the occupied lot area ratios.
(d) Mobile home stands shall not occupy an area in
excess of one-third of the respective mobile home
space.
(e) No part of any mobile home, room addition, or
related awnings shall be located less than thirty
(30) feet from the exterior boundary of the mobile
home park.
(f) A minimum setback between mobile homes or perma-
nent buildings within the mobile home park shall not
be less than twenty (20) feet. If structural addi-
tions to a mobile home are anticipated, design
distances between mobile homes must be computed in
anticipation that the addition is already a part of
the mobile home.
(g) A minimum setback of the mobile home from the
interior street shall be fifteen (15) feet.
(h) Open space depth
(i) The open space depth on any side of the
mobile home which does not have the paved
outdoor living area or face the street shall
have a depth minimum of ten (10) feet.
(ii) The open space depth which has the paved
portion of an outdoor living area shall have a
minimum depth of fifteen (15) feet, plus 100 of
the length of the mobile home stand.
(20) Mobile Home Park Plan Requirements. No building/zoning
permits will be issued for a mobile home park unless the
parcel is zoned '11-5' and a plan for the use and de-
velopment of the parcel or parcels has been approved by
the City Council after review by the Planning and Zon-
ing Commission. A plan for the development of a mobile
home park shall include:
(a) Site plan at a scale not to exceed 1" = 1001, in-
cluding the following:
(i) Name and address of the owner/developer.
8
(ii) Legal description.
(iii) Existing contours at intervals of not more
than two (2) feet.
(iv) Finished topography at intervals of not more
than two (2) feet and storm water detention
areas.
(v) Soil erosion control plan.
(vi) Area and dimensions of the tract.
(vii) The number, location, and size of all
mobile home spaces, stands, and parking
facilities.
(viii)Location of all existing and proposed
utilities (sanitary sewer, water system,
storm sewer, gas, telephone, and elec-
trical power).
(ix) Location of permanent buildings and
storm shelters.
(x) Location of recreational areas and facili-
ties.
(xi) Location and width of streets and walk-
ways.
(xii) Location of refuse disposal facilities if not
provided on the individual mobile home
space; also location of outdoor drying
areas and boat and recreational vehicle
storage areas if provided.
(xiii)Location of lighting to be provided along
streets, pedestrian walkways and other
exterior areas which will be used at
night.
(xiv)Location, size and characteristics of
identification and directional signs.
(b) Design standards for preparation and review of the
site plan:
(i) Natural drainage areas shall be retained as
appropriate and, if necessary, improved.
Water shall be diverted away from buildings,
patios and mobile home stands, and adequate
9
BOOK PAGE
systems (facilities) shall be provided for the
collection and disposal of surface and sub-
surface water.
(ii) The mobile home unit shall be fitted to the
terrain with a minimum disturbance to the
natural environment. The natural site ameni-
ties such as existing trees, rock out- crop-
pings, and other natural features shall be
preserved to the extent practical. Favorable
views or outlooks shall be emphasized in the
plan.
(iii) If the mobile home park includes floodplain
areas, they shall be preserved as permanent
open space.
(iv) A variety of orientations of mobile homes and
.spaces within each site plan shall be en-
couraged to:
a. eliminate monotony and repetitive unit
siting.
b. ensure compatibility with specific site
shapes and harmony with the topography.
C. encourage individual mobile home site
privacy.
d. create siting variety and improved ap-
pearance.
(c) Landscape plan drawn to a scale of 1" = 100' show-
ing:
Location, size, and description of all proposed and
existing plant materials; existing plant materials to
be removed; existing plant materials to be retained;
areas to be developed for buildings, parking,
streets, and landscaping.
The landscape plan shall provide:
(i) Preservation of existing trees and other
natural vegetation where practicable.
10
BOOK J2_1a. PACE
(ii) Landscaping and screening such as earth
mounds, screen plantings or a combination of
fencing and landscaping along the exterior
boundaries of the mobile home park.
(iii) A typical mobile home space landscaping plan
to include shade trees and other landscaping
to be provided for each space.
(iv) Screening for boat and recreational vehicle
storage areas, refuse collection areas, outdoor
drying areas, and propane tanks.
(v) Lawns or ground cover on each mobile home
space where areas are not paved for parking
or patios; open space areas may be left as
natural areas.
(vi) Windbreaks where deemed necessary.
(d) The objectives of the landscape plan are:
(i) To define private outdoor living space.
(ii) To screen undesirable views.
(iii) To reduce adverse effects upon the subject
property and adjacent and nearby property.
(iv) To buffer noise and objectionable light.
(v) To provide for shade, protection from
elements and the comfort and convenience
of residents.
(e) Minimum standards for plant materials:
(i) Hardiness suitable to the Ames climate and
shall be monitored for a period of three (3)
growing seasons to insure normal growth. All
dead materials shall be replaced within this
time period.
(ii) Trees measured by height shall be a minimum
of six (6) feet in height from ground when
planted (ornamental) . Trees measured by
trunk diameter shall be a minimum of 1�-inch
caliper (shade trees) .
(21) Application and Review Procedure. An application for
approval of a plan for use and development of the land
11 1304K 132 PAS
shall be made to the Ames City Council by filing an
application in writing in the office of the City Clerk.
Thereafter, the City Council may refer the matter to the
Planning & Zoning Commission for review and recom-
mendation. The recommendation of the Planning & Zoning
Commission will be made in writing to the City Council
and will include a statement of the evidence, assumptions
and reasoning on which its recommendation is based.
Thereafter, the City Council shall either approve or
deny the plan, and shall make a record of the evidence,
findings, and conclusions on which the decision is based.
Changes in an approved plan shall be made only if the
changes are approved after going through the same
application and review process as the initial plan. In
the event of any variation in the plan, as approved by
the City Council, the Zoning Enforcement Officer shall
deny the zoning and building permits.
The approval of any site plan required by this ordinance
shall remain valid for two years after the date of ap-
proval, after which time the site plan shall be null and
void if the development has not been established or
actual construction commenced. "Actual construction"
shall mean the permanent placement of construction
materials has started and is proceeding without undue
delay. Preparation of plans, securing financial arrange-
ments, issuance of building permits, letting contracts,
grading of the property, or stockpiling of materials on
the site shall not constitute actual construction.
(22) Mobile Home and Recreational Vehicle Parking. Mobile
homes, travel trailers, or recreational vehicles shall not
be parked, stored, or occupied on any property which is
not part of an approved mobile home park except the
parking of one (1) unoccupied travel trailer or recre-
ational vehicle is permitted behind the front yard set-
back of the lot in any district, provided the travel
trailer or recreational vehicle is not used for living
quarters or business purposes.
(23) Mobile Home Subdivision. A mobile home subdivision
which is suitably developed for the placement and occu-
pancy of mobile homes for residential purposes on indivi-
dually owned lots, may be established in the "R-5"
district. The mobile home subdivision shall comply with
all development requirements applicable for a mobile home
park as provided for in this section and with Chapter
23, Subdivision Regulations, and all other applicable
state and local laws.
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SOOK _PAGE _119-5-
(24) In a mobile home subdivision only one (1) mobile home
shall be permitted on each approved mobile home lot. No
recreational vehicles or conventional construction shall be
permitted on the mobile home lot for living purposes.
(25) Mobile home subdivisions shall contain a minimum of ten
(10) acres and a maximum density of seven mobile home
lots per acre.
(26) All land in the mobile home subdivision indicated as
common land and common open space, such as common
recreation areas, private roads and walkways, shall be
maintained by one of the following methods:
(a) If the land is deeded to a Homeowner's Association
(HOA), the developer shall file a declaration of
covenants and restrictions that will govern the
association, to be submitted with the application for
approval of the use and development plan by City
Council. The provisions shall include, but not be
limited to:
(i) The HOA must be set up before the lots are
sold.
(ii) Membership must be mandatory for each lot
buyer and any successive buyer.
(iii) The open space restrictions must be per-
manent.
(iv) The HOA must be responsible for liability
insurance, taxes, and the maintenance of
recreational and other facilities.
(b) All or any part of the open space system may be
conveyed to the City of Ames by joint agreement of
the developer and City. Such conveyance may be
by dedication or easement.
(27) Nonconforming Uses.
(a) All mobile homes and mobile home parks lawfully
established and located within the City of Ames
prior to the adoption of this section, or which may
become part of the City of Ames as a result of
annexation, which are being used in a manner or
for a purpose which is otherwise lawful, but which
do not conform to the provisions of this section,
shall be deemed to be a lawfully vested noncon-
forming use and as such may continue in the man-
ner and to the extent that it lawfully existed at the
13
BOOK 1= PAGE a �o
time of the annexation of said property, except that
any expansion must comply with this chapter.
(b) Existing mobile home parks may hereafter be ex-
panded or enlarged, provided such expansion or
enlargement in the new area is done in conformity
with the provisions of this chapter and provided
that the land area for the entire mobile home park,
including both existing and expanded areas, is at
least ten acres in size.
Nonconforming mobile homes used for residential
purposes located on lots outside a mobile home park
shall not be relocated, altered, or replaced except
in compliance with the provisions of this chapter.
(c) Any nonconforming mobile home or mobile home park
which is abandoned, unused, or unoccupied for a
period of one (1) year or more shall not again be
devoted to its prior use until it is brought into
compliance with the provisions of this chapter.
(d) Any nonconforming mobile home or mobile home park
which is hereafter damaged by any means to an
extent exceeding sixty (60) percent or more of its
replacement cost at the time of destruction exclusive
of foundations, it shall not be restored or recon-
structed for its prior use until it is brought into
compliance with the provisions of this ordinance,
provided it be reconstructed within one (1) year of
such happening.
(e) Nothing in this section shall prohibit the main-
tenance and repair of nonconforming mobile homes
and mobile home parks to keep such mobile homes
and parks in sound and safe condition, provided no
enlargement, extension, alteration, or change shall
be made to increase the degree of nonconformity.
Section Three. All ordinances or parts of ordinances in conflict
herewith shall be repealed to the extent of such conflict if any.
Section Four. This ordinance shall be in full force and effect from
and af, ter its passage and publication as required by law.
P '� thy '," n day of September 1981•
r, ,,
Gina ,icknes�e; 1ty C
xlerk F. Paul Goodland Mayor
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