Loading...
207 Mobile Home Trailer Parks 74 ORDINANCE NO. 207 AN ORDINANCE PROVIDING FOR THE LICENSING AND REGULATION OF MOBIliii HOME TRAILER P ARKS~ IN AND FOR THE CITY OF MERIDIAN, IDAHO, INCLUDING DEB:INITIONS, LOCATION, WATER SUPPLY, SERVICE BUILDING, SEWAGE AND REFUSE DISPOSAL, GARBAGE RECEPTACLES, FIRE PROTECTION, SUPERVISION, REVOCATION OF PERMITS, PROVIDING FOR SEPARATEABILITY OF PROVISIONS AND' PENALTIES .AND PROVIDING AN EFFECTIVE DATE. '."" . BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE CITY OF MERIDIAN, ADA COUNTY, IDAHO::- 3-501: DEFINITIONS:: For the purposes 6f-~this Chapter, the following words and phrases shall have the meaning ascribed to them in this section:: "Health Authority" shall mean the legally desigIlilted health authority of the City of Meridian, Ada County, Idaho or his authorized representative, includinc the State Department of Health, or the City Council. ''Drivewaytl means a minor private way used by vehicles and pedestrians on a mobile home lator use for common access to a small group of lots or facilities. "Permit or License" shall mean a written permit issued by the health officer I permitting the trailer court to operate under this Chapter, and shall include, extensions, alterations, and oonstructions within the mobile home park. ''Mobile .Home" means a manufactured transportable, single-family dwelling unit suitable for year-round occupancy and coutaining water supply. waste disposal and .~ electrical conveniences and so designed that it is or may be mo~ted on wheels and used as a conveyance on highways or city on wheels and used as a conveyance on highways or city streets, propelled or drawn by its own or other motive power. l'T.railer Court or Mobile Home Park" shall mean any plot of ground upon whioh four (4) or more Trailer Coaches, occupied for dwelling or sleeping purposes are located and is owned by _ individual, a firm, trust, partnership, public or private association or corporation. ''Mobile Home Lot or Trailer Coach Space" shall mean a plot of ground tltthin5_a.c:!: Trailer Court or Mobile Ho~e Park designated for the accommodation of one single trailer coach or mobile home and for the exclusive use of its occupants. ''Dependent Trailer Coach or Mobile Home" shall mean a trailer coach Cilrmobile home which does -not have a toilet and a bathtub or shower. "Independent Trailer Coach or Mobile Home" shall mean a Trailer Coach or Mobile Home that has a toilet and a bathtub or shower. ''Trailer'' See Mobile Home "Trailer Park" See Mobile Home Park or Trailer Court "Mobile Home Stand Pad" shall mean that part of an individual lot which has been reserved for the placement of one mobile home unit. ftpark Management" shall mean the person or persons who owns or has charge, care or control of the mobile home park, or trailer court. "Park Street" shall mean a private way which affords principal means of access to individual mobile home lots or auxilliary buildings. 'tperson" shall mean anY' individual, firm, trust, partnership, public or private association or corporation. "Service Building" shall mean a bUilding housins toilet facilities for men and ..--- women, with slop-water closet and laundrY' facilities and wiUh separate bath or shower accommodations and such other facilities as may be required und~~ this Chapter.- ~_ "Sewer Connection" shall mean the connection consisting of all pipes, - fitt;t.ngs-~~ and appurtenances from the drain outlet of the mobile home to the inlet-of the~_~ corresponding sewer riser pipe of the sewerage system serving the mobil... home -_ :_~.~ park. 2 "Sewer Riser Pipe" shall mean that portion of the sewer lateral which exte~s ' verticallY' to the around elevation and terminates at each mobile home lot." "Water connection" &hall mean the connection consisting of all pipes, fittings and appurtenances from the water riser pipe to the water inlet pipe of the distribution system within the mobile home. "Water Riser Pipe" shall mean that portion of the water supply system serving the mobile home park which extends vertically to the ground elevation and terminates at a designated point at each mobile home lot. Ordinance ~o.~ Cant'd 75 I 3-502;. PERMITS:. 3-~2.l:: It, shall be unlawful for any person to oOnStruct, alter, maintain, extend, or operate any mobile home park within the limits of the City of Meridian, Ada County, Idaho, unless he holdS a valid permit issued by the City Clerk issued annually, in the name of such person for the specific: trailer Court, for the specific construction, alteration, extension or aperation praposed. (1) Trailer courts may b~ allowed in Residential Zone A or Residential Zone B as designated in the City of special permit of the Planning Commission and the City Council after public hearing and a showing to the satisfaction of the Planning Commission that such action will be compatable to the over~all develop- ment of the 'area where the trailer court is proposed to be constructed and will be in accordance with the general purposes of.the zoning ordinances of the City and providing that before a permit is issued by the Commission there shall be on file in theoffics of the Clerk, the writteD consent of the owners of seventy-tive per cent (7'-') of the area of all the property within the boundary line of an area determined by the Intersection of lines drawn three hundred feet (300') at right angles out from and parallel to all sides of the tract where- upon such trailer court is to be erected or OCCUpied, or property zoned for this specific purpose after a public hearing. Where dedicated street rights-of-way are encountered they shall be inoluded in establishing the three hundred foot (3eO') boundary line around the tract but further theyshall not be inoluded in any area calculation. For a property that 1s partially within the boundary and partially outside the boundary, only that area within the prescribed three hundred foot 000') boundary is to be included in the percentage of area analysis. The method as outlined herein, for establishing the three hundred f60t (300') boundary line applies for all the tracts of land whether they berettangular, curvilinear, and. irregular, and furthermore the exterior boundary line may be re8tangular , curvilinear, and irregular ,and will not necessarily be in COD- torlDity with any surrounding lot, block and/or property lines. (B) In any area of the City regardless of the zoning designation each boundary of any trailer court as defined in this Chapter must be at least two hundred feet (200') 'from the foundation of any perlllll1\ent residential building located outside the trailer court unless the trailer court is separate from suoh permanent residential building by a natural or artificial barrier that meets the approval of the City Councilor unless seventy-five per oent (75%) or more of the property owners ot the residential buildings in the area wi thin the said two huaGred feet (200') from such trailer court gave oonsent thereto by a formal petition filed with the Planning Commission and City Council. .'. 3-502.2a: It is not necessary to file a complete plan when applying for an annual renewal permit provided there are not to be any remodeling or alteration8:~one. but 1. 2. 3. I 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 3-502.2b: All applications for permits shall contain the following;:. a. Name and address of applicant - b. Location and legal description of the mobile home park c. Complete engineering plans and specifications of the proposed park showing, not limited to the following:: The area and dimensions of the tract of laDd. The number,10cat1on and size of all mobile home lots. The location and width of roadways and. walkways; or must oonform to requirements of 9-607. The location of water and sewer lines and riser pipes. Plans and specifications of the water supply and refuse and sewer disposal faci~1ties; Plans and speoifications of all buildings oonstructed or to be oonstructed within the mobile home park The location and det~ls of lighting and electrical systems . All Plans and SpecificatioDl.l to indicate Distances, Depths, Set-backs, separations Double frontage lots backing on etreets shall be prohibited from-using exterior roadway as entrance or exit purposes All lot dimensioas are to be shown on all lot litl.es Radii at curbs at street intersections at lot corners should be rounded as per Section 9-607. _ . Exterior boundaries of plat drawings must. be tied to at least two County, or City, monuments as per section 9-607. All lots are to be numbered by progressive numbers in each block se~- ately as per section 9-607. 76 ORDINANCE- NO. 207 Cont'd 3-502.3: When upon review of the application, the City Council is satisfied ~hat the 'proposed :plan meets the requirements of this Ordinance, a permit shall be issued. 3-502.4: Any person whose application for a permit under this Ordinance has been denied may request and shall be granted a hear~ng on the matter before the health authority under the procedure provided by Secti~n 5 of this 0rdinance. 3-503: PERMIT (MOBILE HOMES) 3-503.1: It shall be unlawful for any person to operate any mobile home park within the limits of the City of Meridian unless he holds a valid permit issued annually by ~he City Clerk in the name of such person for the specific mobile home ~k. All applicat~ons for permits shall be made to the City Council, who shaJ.l issue a permit upon compliance by the applicant with the provisions of - this ordinance. -- 3-503.2: Every person hold.ing a permit shail give notice in writing to the City Council within twenty~four hours after having sold, transferred, given away,leased, or otherwise disposed of interest in or control of any mobile home park. Such notice ~ll include I the name and address of t~e person succeeding to the ownership or control of such mobile home park. Upon application in writing for transfer of the permit, the permit shall be transferred if the mobile home park isoin 'compliance with all applicable provisions of this Ordinance. ~- 3~503.3: a. Application. for origimal permit shall be in writilli, signed by the applicant, accompanied by an affidavit of the applicant as to the truth of the application and by the deposit of a ree of $10.00 and shall contain: The name and address of the applicant; the location and legal description of the mobile home park; and a site plan of the mobile home park showing all mobile home lots, structures, roads, walkways, and other service facilities. ..1. One tentative platt shall be drawn to a scale of one inch (It!) to Fifty (50') or larger and another tentative platt shaJ..l be drawn to a scale of one inch (In) to three hundred feet (300') - to_accompany application. b. Applications for renewals of permits shall be made in writing by the holders of the permit shall be accompanied by the deposit of a fee of $10.00 and shall contain any change in the information submitted since the original permit was issued or the latest renewal granted. 3-503.4::: A:tJ.yperson whose application for a permit under this ordinance has been denied may request and shall be granted a hearing on the matter before the City Council under the procedure provided by Section 5 of this Ordinance. 3-503.5:: Whenever, upon inspection of any mobile home park, the health authority find.s that conditions or practices exist which are in violation of any provisions of this Ordinance, the health authority shall give notice in writing in accordance with Section 5 to the person to whom the permit was issued that unless such conditions or practices are corrected within a reasonable period of time specified in the notice by the health authority, the permit shall be suspended. At the end of such period, the health authority shall re-inspect such mobile home park and, if such conditions or practices have not been corrected, he shall suspend the permit and give notice in writing of such suSpension to the person to whom the permit is issued. Upon receipt of notice of such suspension, such person shall cease operation of such mobile home park except as provided in Section 5. 3-504: INSPEC'l'ION OF MOBILE HOME PARKS 3-504.1:: The health ~uthority is hereby authorized and directed to make 'such inspections as are necessary to determine satisfactory compliance with this Ordinance. 3-504.2: The health authority shall have the power to enter at reasonable times upon any private or public property for the purpose of inspecting and investigating conditions relating to the enforcement of this Orctinance. I 3-504.3: The health authority shall have the power to inspect the register containing a record of all residents of the mobile home park. The management shall "maintain an q,p to date daily register of all occupants. 3-504.4:. It shall be the duty of the park management to give the health ,authority free access to all lots at reasonable times for. the purpose of inspection. 3-504.5: It shall be the duty of every occupant of a mobile hQme_p~k tQ give the owner thereof or his agent or employee access to any ~t of such mobile home park at reasonable times for the purpose of making such repairs or alterations as are neces~ary to effect compliance with this O~dinanoe. . 3-505: NOTICES, HEARINGS AND ORDERS 3-505.1: Whenever the City Council determines that there are reasonable grounds to believe that there has been a violation of any provision of this Ordinance, they shall give notice of such alleged violation to the person to whom the permit was issued, as hereinafter provided. -I ". - "- ORDINANCE NO. 207 7'7 Cant'd Such notice sha.ll:; a. be put in writinc b. include a statement of the reasons farite issuance c. allow a reasonable time for the performance of any act it requires d. be served upon the owner or his agent as the case may require; Provided:: That such notice or order shall be deemed to have been properly served upon such owner or agent when a copy thereof has been sent by registered ~l to his last known address, or when a copy thereof has been posted in a conspicuous place in or about the dwelling affected by the notice, or when he has been served with such notice by any method authorized or requir,ed by the ~aws of this state. -- e. contain an outline of remedial action which, if take, will effect compliance, with the provisions of this Chapter and with regulations adopted purs1,1.ant thereto. -. 3-505.2: Any person affected by any notice which has been issued in connection'with the enforcement of any provision of this Ordinanoe, may request and shall be granted a hearing on the matter before the City Council; provided that such person shall file in the office of the City Clerk a written petition requesting such hearing and setting fo;rth a brief statement of the grounds therefonl within ten (10) days after the day the notice was served. The filing of the request for a hear;ns shall operate as a stay of the notice and the suspension except in the case of an order issued under Section 3-505.5. Upon receipt of such petition, the City Council shall set a time and place for such hearing and shall give the petitioner written notice thereof. At such hearing the petitioner shall be given an opportunity to be heard and to show why such notice should be modified or withdrawn. The hearing shall be commenced not later than ten dR'S after the day on which the petition was filed; provided that upon application 01' the petitioner the City Council may postpone the date of the hearing for a reasonable time beyond such ten-day period when in his judgment the petitioner haa submitted good and sufficient.reasons for such postponement. .. 3-505.3: After such hearing, the City Council shall sustain, modify, or withdraw the notice, depending upon his findings as to compliance or noncompliance with the pro- visions 01' this Chapter, and of regulations adopted pursuant thereto. If the City Council should sustain or modify such notice, it shall be deemed to be an order. Any notice served pursuant to section 3-505.1 (d) of this chapter shall automatically become an order if a written petition for a hearing shall not have been filed in the office of the City Clerk within ten (10) days after such notice was served. After a hearing in the case of an,. notice suspending any permit required by this _ Chapter, or by any regulation adopted pursuant thereto, when such notice shall have been s~stained by t~e City Council, the permit shall be deemed to have been revoked. Any such permit which shall have been suspended by a notice shall be deemed to be automatically revoked if a petition for hearing shall not have been filed in the office of the City Clerk within ten (10) days after such notice:was served. 3-505.4: The proceedings at such a hearing; including the findings and decision of the City Council, and together with a copy of every notice and order related thereto shall be entered as a matter of public record in the office of the City Clerk but the transcript of the proceedings need not be transcribed unless judicial review of the decision is sought as provided by this Section. Any person aggrieved by the decision of the City Counoil may seek relief there from in any court of competent jurisdiction, as provided by the laws of this State. 3-505.5: Whenever the health authority finds that an emergency exists which required immediate action to protect the public health, he ma,. without aotice or hearing issue an order recitiag the existance of such an emergenoy and requiring that such action be taken as he say deem necessary to meet the emergency including the suspension of the permit or license. Notwithstanding any other proviaioas of this Ordinance, such order shall be effective immediately. Any person to whom such an order is directed sha.11 comply there wi th immediately, but upon petition.. to the City Council shall be afforded a hearing as soon aa possible. The provisions of Section 3-505.3 and 3-505.4 shall be applicable to such hearing and the order issued thereafter. 3-506: EXEMPTIONS: It shall be unlawful for any person to park rmt house trailer on any street, alley, or highway or other public place at' any tract of land owned by my person, firll or corporation occupied or unoccupied, except as provided in this ordinance. 3-.506.1:. Where the City COUJlcil finds that compliall.ce with provisions of the. Ordinance would result in undue hardship, an exemption may be granted by the City Council without impairing the i_tent and purpose of this Ordinance. Deviations from desip, oonstruot- iOlls and installation provisions sba.ll be brought iato compliance with this Ordinance within a reasonable period of tille based on eoonomic: feasibility of improvement, Il8.ture, signifioance, and extent of deviatio., depreciation of material, improvement, and layout in use and other similar faotors, within a minimWl period not exceeding six months and a maximum period not exceediug oae year. 78 ORDINANCE NO...M Cont' d 3-506.1a: Any change of ownership or discontinuance of ~esidential use of an~ lot n?w used for residential purposes by a mobile home for a per~od of 30 days shall result 1n voidance of any permitted use of trailer houses outside of a trailer park acc~rding to 3-517. 3-506.lb: Emergency or temporary stopping or parking for not more than three (3) hours and subject to any other limitations imposed_by any other ordinance of th~ICitY of Meridian. 3-506.1c: Unoccupied mobile homes for demonstration and sales purposes and temporary construction field offices iAspecified areas, and unoccupied campers. 3-506.1d: The storage of any unoccupied and uninhabited mobile home shall be permitted in the rear yard of s:n.y premises; provided, that it does not extendointo any set back area, nor shall it be connected to a sewer, water, electricity or gas, and that such storage is not in conflict with any other section of this Ordinance or any other regulation of Ada Cou.nty .,r the City of Meridian. . 3-506.2: Such period shall begin after the heaith authority has given notice of a certain and specific deviation from this Ordinance to the person to whom the permit or certification was issued. I 3-506.3: Gradual improvements to a higher d.sree of conformity shall be permissive provided that there shall be complete conforJility at the end of a period prescribed by the City Council. 3-507 ENVIRONMENTAL, OPEN SPACE AND. ACCESS REQUIREMENTS 3-507.1: General Requirements shall be condition of soil, ground water level, drainage and topography shall not create hazards to the property or the health or safety of the occupants. The site shall not be exposed to objectionable smoke, noise, odors or other adverse influences, and no portion subject to u.npredictable and/or sudden flooding, subsidence or erosion sllall be used foruy purpose which would expose Persons-or property to hazards. o ' 3-507.2: Soil and ground cover requireQlenta shall be exposed gr0und surfaces in all parts of every mobile home park shall be pav~d, or covered with stone screenings, or other solid material, or protected with a vegetative growth that is capable of prevent- ing soil erosion and of. eliminating objectionable dust. 3-507.3: Site drainage requirements shal~ be. the ground surface in all parts of every mobile home par~ shall be graded and equipped to drain all surface water in a safe, efficient manner, together with controlling grades and dimensions of all tile lines, c111verts, catc:h basins, drain inlets, turf and masonry gutters and curbs, final drainage disposal including any exist~ng facilities.to be used. . . ~7.4:, Park areas for nonresident uses: no part of any park shall be used for nonresidential purposes, except such uses that are required for the direct servicing and well being of park resi- dents and for the management and maintenance of the park. nothing 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. Required separation between mobile homes:: Mobile homes shall be separat~d from each other and from other buildings and structures by at least 15 feet; provided that mobile homes placed end to end may have. a clearance of 12 feet where opposing rear walls are staggered. An.accessory structure such as an awning, cabana, storage cabinet, carport, windbreak, and poroh'which has a floor, area exceedingC 25 square feet, and has an opaque top or roof, shall for purposes of all separation requirements be cO~8idered to be part of the mobile home~ . - . - ~ Requir~d recreation areas In all parks accommodating or designed to accommodate 25 or more mobile homes there shall be one or more recreation areas which shall be easily accessible to all park residents.' ; The"-si~e -or such recreation.-areas shall be based upon. a mitrl.mum of 100 square feet for each lot. No outdoor recreation area shall contain less.than 2,500 square feet. Recreation areas shall be so located as to be free of traffic.hazards; and should where the topography permits,.be centrally located. Required setbacks, buffer strips and screening All mobile homes shall be located at least 25 feet from any park property boundary line abutting upon a public street or highway and at least 25 feet from other park property boundary 1iae5. I a. b. 3-507.5: a. b. 3-507.6: a. b. c. 3-507.7: ; a. I ] ORDINANCi; NO. 207 79 Coat'd b. There shall be a minimlUl distance of 15 teet between the mobile home sta.nd and abutting park street. c. All mobile home parks shall be provided with screeniq such as fences or natural growth along the propertybouadary line separating the park and such adjacent nonresideatialuses. 3-507.8: Park street system and car parking a. General requiremeats: All Mobile home parks shall be provided with safe and convenient vehicular access from abutting public streets or roads to eaoh mobile home lot. Such access shall be provide4~by streets, driveways or other means, in conformance to City Cod., Title IX: Chapter 6. .. b. Park Elltrance:. Entrances to mobile home parks shall be designed to minimize oOlleestion and hazards and allow free movement of t~affic on adjacent streets. No parking shall be permitted on the park entrance street for a distance of .100 feet from its point of beginning, unless approved by the City Council. c. Internal Streets: Surfaced roadways shall be of adequate width to accomodate aJIlticipated traffic, and in 8XJ.y case shall.meet the following miDiaum requ:imrents: 1. All streets, except minor streets----------------36 feet (curb face to curb face) 2. Minor streets ~-----------------32 feet (curb face to CurD face) 3. Dead ead streets shall be 11mi ted in leagth. to 400 feet. and shall be provided at the closed end with a turn-around having an outside roadway diameter of at least eighty feet (80') curb face to curb face and a street property line diameter of at least ninety feet (90'). 5. Streets shall be laid out so as to interseat as nearly as possible at rieht angles and no street shall intersect. any other street at lesa than eighty degree (BoO). d. . Trailer parking:. 1. It shall be illegal to park a trailer coach less than fifteen feet (15') from any street or hichway right-of-va,., or so that any part of such trailer will obstruct any. roadway to walkway. .2. It shall be illegal to allow any trailer coach to remain in a trailer court unless a trailer coach space is available. 3. Each trailer coach space shall contain a minimum of: Single unit 2400 square feet - Double unit 3600 square feet, shall be at least 30 feet in width, aad ahall be at least 80 feet in length, or large enoush to accommodate the size trailer coach so placed that no part of the trailer coach will extend within the limits set forth in this OrdilUUlceit Each trailer coach shall be placed as to provide the necessary clearance as provided in this Ordinance. 4. Each trailer coach space in any trailer court shall be provided With an asphalt or concrete paved area: of at least 180 square feet at the entrance wa,. into the trailer coach itself. 5. No trailer is to be placed on too small a lot. 6. No trailer shall be placed on any lot in such a.manner as to encroach beyond the set back provisions of this Ordinance. e. Car parking: Off-street parking areas or on-street parking lanes shall be prOTided for the use of park occupB.11ts and pests. Such areas shall:: 1. Off street parking shall be provided at the rate of 2 car spaces for each mobile home lot. 2. Off street parki:q shall be located within a distance of 200 feet (200') from the mobile home to be served, unless other vehicular access is pro- vided. f. Required illumination of park street systems: All parks shall be fUrnished with lighting units 80 spaced and equipped with luminaires placed at such mounting heights as will provide adequate levels of illumination for the safe movement of pedestrians and vehicles at night to: 1. All parts of the park street systems. 2. Potentially hazardous locations, such as major street intersections and steps or stepped ramps. g. Street Constructions and design standards: Shal.l conform to minimum standards of County and City Codes, in addition to: 1. Pavemente: All streets shall be proTicled with a smooth, hard and dense eurface which shall be durable and well drained under normal use and weather conditione. Pavement edees shall be protected to prevent raveling of the wearing surface and shifting of the pavement base. Street surfaces shall be maintai:a.ed free of cracks, holes and ether hazards, to County and City Goelee. 2. Grades: Shall conform the minimlim standards of Title IX. Grades of all streets shall be sufficient to insure adequate surface drainage, but shall be not more than minimum street p-ade of 0.25% with a maximum grade beina 7.0% for secondary and major streets and 10.0% for local or minor streets. Where the observance of these standards is impossible the City Council shall review the situation before an exception may be granted. 80 ORDINANCE NO. 207 Cont'd Intersections: Within 100 feet of an. intersection, streets shal.l be at approxi- mately right angles, a distance of at least 150 feet shall be maintained "between center lines of offset intersecting streets, intersections of more than two streets at one point shall be avoided. . h. Fences _ Location, Height and Deuitr: In -any yard adjacent to a street and within ten feet from the curb line to such street, fences, walls and hedges may be up to 48 inches in height, when that portion of the fence above 24 inches is at least 75 per cent open when measured at 90 degrees to the fence. Fences located in a yard area other than above described may be up to seven feet in height. i. Measurements of Height-of Fences: All fenoes along;a public right-ot-way will be measured from and along the sidewalk, or if no ISidewalk existlS, t~om and along the curb. All other fences w.ill be measured from and along the finished grade, of the property along the tence. j. Fences _ Use of Hazardous Materials:: Fences shall not be constructed of or contain any material which will do bodily harm, Buch as barbed wire, 'e1ectric wires, broken glass, spikes, and any other hazardous or dangerous material. 3-507.9: Walks a. General requirements::All parks shall be provided with safe, convenient, all season pedestrian access of adequate width for intended us., durable and cOD.venient:tQ maintain, between individual mobile homes, the park streets and all community facilities provided fQr park residents. Sudden changes in alignment and gradients shall be avoided. b. COlDllOD. walk system: A cemmon walk syst_em shall be provided and maintained between locations where a pedestrian traffic is concentrated. Suchocommon walks shall have a minimum width of four feet, and shall be constructed of concrete. c. Individual walks: All mobile home stands. shall be connected to common walks, to paved streets, or.to paved driveways or parking spaces connecting to 08 paved . street. Such individual walks shall have a minimum width of three feet. 3. I -- 3-507.10:: Mobile Home gt~ds:' The area of the mobile home stand shall be improved to provide adequate support for the placement snd tie-down of the mobile home, thereby securing the superstructure against uplift, sliding, rotation and overturning. a. The mobile home stand shall not heave, shift or settle unevenly under the weight of the mob~le home due to frost action, inadequate drainage,'vibration or other forces acting on the structure. b. The. mobile home stand shall be provided with' anchors and tie-downs such as cast-in-place concrete "dead m~n"t eyelets inbedded in concrete foundations or ruaways, screw augers, arrow-head anchors, or other dev~ces securing the stability of the mobile home., _. c. Anchors and tie-downs shall be placed at least at each corner of the mobile home stand and each shall be able to sustain a minimum tensile strength of 2,800 pounds. 3-508: WATER SUPPLY 3-508.1: General req~irements:~ An accessible, adequate, safe, and potable supply ef water shall be provided in. eaQh mobile home park. Where a public supply of water if satisfactory quantity, q~ality, and pressure is available at the site.or at the boundary of the site, connection shall be made thereto and its supply used exclus~ve11. .3-508.2: Senarce Clf Supply: a. The water supply shall be capable 0f supplying a minimum of 125. gallons per day per mobile home. b. Every well or suction line of the water supply system shall be located and I constructed in such a manner that neither underground nor surface contamination will reach the water supply from any source. c. No well-calSiags, pumping machinery or suction pipes shall be placed in any d' pit, room .or space extending below ground level nor in anyroom 0l' space above grounds, which is walled in or otherwise enclosed, unless such rooms, whether above 0r below ground, have free drainage l:lY gravity to the surface"of the ground. d. The mneat~ent of a private water supply shall be in accordance. with applicable laws and regulations. " 3-508.3: Water distribution System a. The water supply system of the mobile home park shall be connected by pipes to all mobile homes, buildings, aad other facilities requiring water. b. All water piping, fixtures and other equipment shall be constructed and maintained in accordance with state and local regulations, approved by the City Council of the City of Meridian and shall be of a type and in locations approved by the health authority of the City of Meridian. c. The water piping system shall-not be connected with nonpotable or questionable water supplies and shall be protected -against the hazards of backflow or back siphonage. I I ORDINANCE. NO. 207 8:1 Conttd d. The sYl5tea shall be &0 designed and maintained as to provide a pressure of not less than 20 pounds per square inch, under normal operating conditions at serfice buildings and other locations requiring potable water supply and be of the size required by the City of Meridiu. .. e. Fire, Hydrants shall be required to maintain safe standards of fire protection. 1. Nor more than 500 feet from any trailer stand 3-508.5: Individual Water-riser Pipes and Connections a. Individual water riser pipes shall be located within the confined area of the mobile home stand at a point where the water connection will approximate a vertical position. . b. Water riser pipes shall extend at least four (4) inChes, above ground elevation. The pipe shall be at least threequarter inch. The water. outlet Bhall be capped when a mobile home does not occupy the lot. c. Adequate provisions shall be made to prevent freezing of service lines, valves and riser pipes and to protect risers from heaving and thawing actions of ground clurinc freezing weather. Surface drainage shall be diverted tram the location of the riser pipe. d. A shutoff valve below the frost line shall be provided near the water riser pipe on each mobi!e home lot. e. Underground stop and waste valves shall not be installed on any water service. 3-509: SEWAGE DISPOSAL 3-509.1 General Requirement.: All plumbing in the trai!er court shall comply with State and local plumbing laws and regulations and must connect to the publici sewer of the City of Meridian and shall conform to all rules and regulations of the City of Meridian. 3-509.2 All sewer lines shal! be located i~ trenches of sufficient depth to be free of breakage from traffic or other move~ents and shall be separated from the park water supply system at a safe distance. Sewers shall be at a grade which will insure a velocity of two feet per second when,flowing full. All sewer lines shall be constructed of materials approved by the City of Meridian, shall be adequately vented, and shall have water tight joints. 3-509.3 Individual Sewer Connections 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 verticalpoeition. b. The sewer connection (see definition) shall have a nominal inside diameter of at least one-fourth inch per foot. The sewer eennection shall consist of one pipeline only without any bfanch fittings. All joints shall be water ticht. c. All materials used for sewer connections shall be semi-rigid, corrosive re- sistant, absorbent and durable. The inner surface shall be smooth. d. Provision shall be made for plugging the sewer riser pipe when a mobile home does not occupy the.lot. Surface drainage shall be diverted away from the riser. The rim of the riser pipe shall extend at least four inches above around elevation. 3-509.4 Sewase treatment.an~or Discharge: Effluents from sew~e or sewage treatment shall not be discharged into any waters of the State except with prior approval of the health authority,.including the County and State Health Department. 3-509.5 Plumbing General Requirements:: All plumbing within each trailer or mobile home shall conform to the minimum standards of the State and local regulations and laws. All plumbing within the trailer court shall comply with State and local plumbing standards of the State and local regulations and laws, as well as the City of Meridian. 3-510: ELECTRICAL DISTRIBUTION SYSTEM -3-510.1 General Requirements: Every park shall contain an electrical wiring system consisting of wiring, fixtures, equipment andappurtenaDces which shall be installed and maintained in accordance with applicable codes and regulations governing such systems. 3-510.2 Power Distribution linest .a. Main power lines shall be installed underground and must comply with all .local and State Requirements. b. All direct burial conductors or cable shall comply with all State and local regulations, with a minimum buried distance of 18 inches below the ground 8urf~c., andmpecial11 designed for the purpose. Such conductors shall be located not less than-one foot radial. distance from water, sewer, gas or communication lines. 82 ORDINANCE ,NO. 207 Cont'd 3-510.3 Individual Electrical Connections: shall conform to the requirements af the Electric~ Code of the City of Meridian 3.5l0.~ Required Grounding: All exposed non~current carrying metal parts of mobile homes and all other equipment shall be grounded by means of an approved groundi.ng conductor with branch circuit conductors or other approved method of groundedometallic w1r1ng. The neutral conductor shall not be used as an equipment ground for mobile homes or other equipment. 3-511: SERVICE BUILDING AND OTHER COMMUNITY SERVICE FACILITIES:: 3-511.1 General: The requirements of this section shall apply to service buildings, recreation buildings and other community service facilities lSuchas::: a. Management'offices, repair shops and storage areas; b. Sanitary facilities; c. Laundry facilities; 'd. Indoor recreation areas; e. Commercial uses supplying essential goods or services for the exclusive use I of park occupants. 3-511.2 Service Buildings: Every trailer court that accepts or accamodates dependent trailer coaches shall provide adequate flush type toilet fixtures and laundry facilities. In no instance shall there be less than one (1) laundry unit; two (2) water closets, One (1) lavatory, and one (1) shower or bathtub for women and one (1) sRower or bathtub for men. The foregoing listed facilities sh~l be the minimum required facilities t. accommodate-up to twenty (20) dependeat trailer coaches. One (1) additional water closet for each sex shall be provided for every ten (10) additional dependent trailer coaches. (Urinals may be substituted for oae-third (1/3) of the additional water closets.) One (1) additional lavatory for each sex shall be provided for every teno(lO) additional dependent coaches; and one (1) additional shower or bathtub for each sex, for every twenty (20) additional dependent coaches. Dependent trailer coaches shall be ]larked not more than 200 feet from the service buildings. There shall be one (1) laundry tray for every twenty (20) dependent trailer coach spaces. Qne shall be located at least fifteen feet (15') or more from any trailer coach space. 3-511.3 - , Structural Requirements for Buildings:: Shall conform to all rules and regulations of the State City of Meridian. All portions of the structure shall from destructive elements. Exterior portions shall be be so constructed and protected as to prevent entrance moisture and weather. All rooms contai.ning sanitary or laundry facilit:i.es shall:: 1. Have sound resistant walls extending to the ceiling between male o and female sanitary facilities. Walls and partitions around showers, bathtubs, lavatories, and other plumbing fixtures shall be constructed of dense non-absorbant, water- proof ,material or covered with moisture resistant material. ,2. Have at least one window or skylight facing directly to the outdoors. The minimum agregate gross area of windows for each required rOQID shall be not less thaa 10 per cent of floer apace served by them. Such openings shall be adequately screened. 3. Have at least one window which can be easily opened, or a mechanical device which will adequately ventilate the room, such opening or openings shall be adequately screened, to prevent access of insects. , Toilets shall be located in separate compartments equipped with self-closing door~. Shower stalls shall be of the individual type,c The rooms shall be screened, to prevent direct view of the interior when the exterior doors are open. Illumination levels shall be maintained as follows: 1. General seeing tasks - Five foot candles; 2. Laundry room workcarea - 40 foot candles; 3. Toilet room, in front of mirrors - 40 foot candles. Hot and cold water shall be furnished to every lavatory, sink, bathtub, shower and laundry fixture, and oold water shall be furnished to every water closet and urinal. . c Have adequate heating facilities to maintain. 'a temperature of seventy degrees fahrenheit (7DOF) during cold weather, and to supply a minimum of tqree (3) gallons of hot water per hour per coach space during time of peak demand. a. 60des and Codes of the be properly pr9tected of such materials and or penetration of b. c. d. I e'lI .. f. 3-511.4 Barbeque Pits, Fireplaces, Stoves and Incinerators: Cooking shelters, barbeque pits, fireplaces and incinerators shall be so located, constructed, maintained and used 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 u.-attended. No fuel shail be used and no material burned which emits dense smoke or objectionable odors. - I I ORDINANCE NO. 207 83 Cont'd 3-512: REFUSE HANDLING:. 3-512.1:: The storage, ce11ection and disposal of refuse in the mobile home park shall be so conduct~d as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards or air pollution.. 3-512.2:: All refuse shall be stored in fly-tight, water-ticht, rodent-proof containers, which shall be located not more than 150 feet from any mobile home lot. Containers shall be provided in sufficient number and capacity to properly store all refuse and shall conform to the state and Local minimum standards, UDder the health authority. 3-512.3: Refuse co~lection stands shall be provided for all refuse container, Such container stands shall be so designed as to prevent containers from being tipped, to minimize spillage and container deterioration and to facilitate cleaning around them or as set forth by' state and Local trash collection regulations. 3-512.4: All refuse containing garbage shall be colle~ted in accordance with City of Meridian Codes. All refuse shall be collected and transported in covered vehigles or covered containers, at least once per week in winter and twice p~r week in summer according to City Code, Title 7, Chapter 3. 3-512.5: When inciner~tors are use, such incinerator shall be construoted only,with approval of the State and local Health Authority Approval, and must conform, to the mini- mum specifications of State and Local regulations. Such approval shall be based on a review of the plans and specifications for such incinerators and approval of th, site where they will be located. Such approval shall specify the type of material which ~y be place~ in the incinerators. 3-512.6: Incinerators shall be fired only when attended by some person specifically authorized by the. owner or operator of the trailer court, and then only during the daytime hours. Fire is to be extinguished at dusk. 3-512.7: Trash incinerators shall not be used for the disposal of garbage. 3-513: INSECT AND RODENT CONTROL: 3-513.1: Grounds, buildings and structures shall be maintained free of insect and rodent harborage and infestation. Extermination m,thods and other measures to control insects and rodents shall conform with the requirements of th~ health authority. 3-513.2: Parks shall be maintained free of accumulations of debris which may provide rodent harborage or breeding places for flies, mosquitoes and other pests. 3-513.3: Storage areas shall be so maintained as to prevent rodent harborage; lumber, pipe, and other building material shall be stored at least one foot above the grounds. 3-513.4: Where the potential for insect and rodent infestation exists, all exterior openings in or beneath any structure shall be appropriately screened with wire mesh or other suitable materials. 3-513.5: The growth of brush, weeds and grass shall be controlled to prevent harborage of noxious insects. Parks shall be so maintained as to prevent the growth of noxious and unsightly weeds, or those which could be injurious to health. Open areas as well as areas about and under the trailer home shall be maintained free of heavy undergrowth of any description. 3-514: FUEL SUPPLY AND STORAGE 3-514.1: Natural Gas System a. Natural gas piping systems shall be installed and maintained in accordance with applicable codes and regulations governing such systems. b. Each mobile home lot provided with piped gas shall have an approved manual shut-off valve installed upstream of the gas outlet. The outlet shall be equipped with an approved cap to preTent aocidental discharge of gas when the outlet is not in use. 3-514.2: Liquified Petroleum Gas Systems a. Liquified petroleum gas systems shall be installed and maintained in accordance with applicable code. and regulations governing such systems. b. Systems shall be provided with safety devices to relieve excessive pressures and shall be arranged so that the discharge terminates at a safelocatioD. c. Systems shall have at least one accessible means for shuting off gas. Such means shall be located outside the mobile home and shall be maintained in effective operating cohdition. ' d. All LPG piping outside of the mobile homes shall be well supported and protected against meohanical injury. Und11uted liquified petroleum gas in liquid form shall not be conveyed through pipiag equipment and systems in mobi1e homes. 84: ORDINANCE NO. 207 Cont'd e. Liquified petroleum gas containers installed on a mobile home lot shall be secllrely but. not permanently fastened to. _ prevent accidenta:J. overturning. Such containers shall not be less than.5 nor more than 200 U.S. Gallons gross capacity. f. No liquified petroleum gas vessel ~hall be stored or located inside or beneath any storage cabinet, carport, mobile home, or any other structure, unless such installations are, approved by the City Council and placed 15 feet or more from any adjacent lot line. 3-514.3: Fuel Oil S.;upply Systems a. All fuel oil supply systems shall be installed and maintained in accordance with applicable codes and regulations governing such systems. -b. All piping from outside fuel storage tanks or cylinders to mobile homes shall be permanently installed and securely fastened in place. c. All fuel oil-storage tanks or cylinders shall be securely 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 shall be protected against physical damage. I 3-515: FIRE PROTECTION: 3-515.1: Mobile home parks shall be kept free of-litter, rubbish and other flammable materials. 3-515.2: Portable fire extinguishers rated for classes Band C Fires shall be kept in service buildings and at other locatioRs conveniently and readily accessible for use by all ocoupants and shall be maintained in good operating condition. Their capacity shall not be less than ~ pounds. 3-515.3: Fires shall be made only in stoves, incinerators and other equipment intended for such purposes. 3-515.4: Fire hydrants shall be located within 500 feet af any mobile home, service building or other structure in the park, measured within the curb line. The Court area shall be subject to the City of Meridian Fire Prevention Codes and Authority. 3~5l6: MISCELLANEOUS REQUIREMENTS;:: 3-516.1: Responsibilities of the Park Management a. The person to whom a permit for a mobile home park is issued shall operate the park in compliance with this ordinance and shall provide adequate supervisioa to maiatain the park, its facilities and equipment in good repair and in a clean and sanitary condition. b. The park management shall notify park occupants of all applicable provisions of this Ordinance and inform them of their duties and responsibilities under this Ordinance. c. The park management shall supervise the placement of each mobile home on its mobile home stand which includes securing its stability and installing all utility connections. d. The park management shall maintain a register containing the names of all park occupants identified by lot number or street address, such register shall be available to any authorized person inspecting the park. e. The park management shall notify the City Clerk immeiately of any suspected communicable or contagious disease within the park. f. The owner or operator of a trailer court may construct an~indiyidual auxilliary storage building on each trailer coach space in the trailer court; provided, the building has a maximum floor space of twelve square reet (12 sq. ft.); has a maximum height of seven feet (7') above the ground; has a minimum setbfck of five feet (5') from adjacent trailer caach spaces; and has a minimum setbaCK of fifteen feet (15') from any public street or highway right-of-way. 1- 3-516.2: Responsibilities of Park Occupants: a. The park occupant shall comply with all applicable requirements of this Ordinan.ce and shall maintain his mabile home lot, its facilities and equipment in good repair and in a clean and sanitary condition. b. The park occupant shall be responsible for proper placement.of his mobile home on its mobile home stand and praper installation of all utility connection6 in accordance with the instructions of the park management, and Ordinances and regu- lations of the City of Meridian. c. Pets, if permitted in the park, shall be prohibited to run at large or to commit any nuisance within the limits of any mobile home lot. Ordinances of the 'City of Meridian shall be complied with concerning Title VIII, Chapter 6. d. Skirting, porches, awnings and other additions shall be installed only if per- mitte~ and approved by the park management. -when installed, they shall be maintained in good rePair. The space immediately underneathca mobile home shall be used for storage snly if permitted by the park management. If permitted, the following conditions shall be satisfied: 1. The storage area shall be provided with a base of impervious material. 85 ORDINANCE NO. 207 Cont'd 2. Stored items shall be located so as not to interfere with the under- neath inspection of the mobile home. 3. The storage area shall be enclosed by skirting. e. The park occupant shall store and dispose of all his rubbish and carbale in a Clean, ean.itar: and safe manner_ The iarDage cohtainer shall be rodent- proof, insAct-proof, and water tight, in conformance to Title VII, Chapter 3. f. First aid fire extinguishers for Class B and C fires shall be kept at the premises and maintained in working condition. g. The Wheels of the coach shall not be removed, except temporarily when necessary for repairs. Jacks or 6tabilize~smay be placed under the frame of the coach to prevent movement on the springs while the coach is parked and occupied. h. Prefabricated structures intended for habitation; or Mobile Homes or Trailers from which the wheels have been removed; and placed on any lot or parcel of land:: shall be subject to all the building codes, electrical codes, plumbing codes and sewer codes requirement. Any deficiencies shall prohibit the placement on any lot, parcel or mobile home court within the limits of the City of Meridian. 3-517: PENALTIES: Any person who violates any provision of this Ordinance shall upon conviction be punished by a fine of not less than $10.00 nor more than $300.00; and each day's failure of compliance with any such provision' shall constitute a separate violation. 3-518: CONFLICT OF ORDINANCES: Effect of Partial invalidity_ 3-518.1: In any case where a provision of the Ordinance is found to be in conflict with a provision of any other ordiaauce or code of the City of Meridian, existing on the effective date of this Ordinance, the provision which, in the juda-ent of the City Council, establishes the higher standard for the promotion and protection of the health and safety of the people shall prevail. In aJJ.y case where a provision of this Ordinance is found to be in confliot with a provision of any other ordinance or code of the City of Meridian existing on the effective date of this Ordinance which establishes a lower standard for the promation and protection of the ,health and safety of the people, the provisions of this Ordinance shall be deemed to prevai+, and such other ordinances or oodes are hereby declared to be repealed to the extent that they may be found in con- flict with this Ordinance. 3-518.2: If any section, subsection, Paragraph, sentenoe, clause or phrase of this Ordinance should be deo1ared invalid for any reason whatsoever, such decision shall not affect the remaining portions of this Ordinanoe whioh shall remain in full foroe and effect; and to this end the provisions of this Ordinanoe are hereby declared to be severable. -- 3-519: EFFECTIVE DATE: This Qrdinance shall be effective on and after the 7th day of June, 1971., WHEREAS, there is an emeriency theref~ which emergency is declared to exist, this Ordinance shall take effect and be in force from and after its passage, approval and publication as required by law. Passed. by the City Council and approved by the Mayor of the City of Meridian, Ada County, Idaho this 7th day of June, 1971. APPROVED: ,.; ./ \41. -,- .'~ - CitI /" 5"'>1r 5'L'I(/~#d dj~f':-"'"".s, 6-J>:7/ ArC - s'>7zf t --<>?~-- 7/ -' - , -- - ~ ''--::' ~ ....~....., " ----...... " "- "- , ................