§ 11-5. Mobile home parks.

A.

Site requirements. Any development redevelopment alteration, or expansion of a mobile home park in the city shall be done in compliance with the following site requirements:

1.

Location. A mobile home park shall be located only where such use is permissible under the terms and provisions of the zoning ordinance.

2.

Site plan. A site plan, shall be filed with the planning director of the city, showing the following:

a.

The area and dimensions of the tract of land;

b.

The number, location, and size of all mobile home spaces;

c.

The location, width, and specifications of roadways and walkways;

d.

The location and specifications of water and sewer lines and riser pipes;

e.

The location and details of lighting and electrical systems;

f.

The location and specifications of all buildings constructed or to be constructed within the park;

g.

Such other information as municipal reviewing officials may reasonably require.

3.

Soil and ground cover. Exposed ground surfaces in all parts of every mobile home park shall be paved, covered with stone screenings or other solid material, or protected with a vegetative growth that is capable of preventing soil erosion and of eliminating dust.

4.

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. The adequacy of drainage facilities shall be verified by a competent professional engineer.

5.

Lot area. All mobile homes and/or HUD-code manufactured homes shall be so located that there shall be maintained a minimum of 15 feet between each unit and the adjoining unit, and 7.5 foot to the property line. A minimum of 15 feet shall be maintained between any unit and an existing road right-of-way.

6.

Screening. The mobile home park shall be screened from view of all adjacent residential areas by a fence of not less than eight-foot in height. The frontage of the mobile home park shall be landscaped to provide a screening effect from the public roadway.

7.

Skirting. Skirting or the underpinning of the unit shall be installed within 30 days of the application for a certificate of occupancy.

B.

Access and traffic circulation. All mobile home parks shall provide access and means of motor vehicle and pedestrian traffic circulation as follows:

1.

Access. Motor vehicle entrances and exits shall be designed for safe and convenient traffic movement from adjacent public streets and onto internal streets.

2.

Internal streets. Internal streets shall be privately built and maintained, and shall be designed for safe and convenient access to all spaces and to facilities for common use of park residents.

a.

On all internal streets, roads or driveways designed or intended to provide access to two or more spaces, there shall be 20 feet of pavement width unobstructed for vehicular access at all times.

b.

In the event such streets, roads or driveways are intended to be used also for vehicle parking, a parallel parking space shall be deemed to have a minimum width of eight feet and no such parking space shall occupy or encroach upon the minimum unobstructed access herein above prescribed.

3.

Street specifications. Internal streets shall be constructed following the specifications in City of Saginaw Ordinance No. 98-17 (Subdivision Regulations).

C.

Mobile home spaces. The area of the mobile home space shall be improved to provide adequate support for the placement of the mobile home, thereby securing the superstructure against uplift sliding, rotation and overturning due to frost action, inadequate drainage, vibration or other forces acting on the structure. Each mobile home shall be secured with FHA/HUD approved anchor system to prevent overturning.

D.

Water supply.

1.

General requirements. An accessible, adequate, safe and potable supply of water shall be provided by following the specifications in City of Saginaw Ordinance No. 98-17 (Subdivision Regulations) in each mobile home park with the following exceptions:

2.

Water distribution system.

a.

The water supply 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 local regulations and requirements and shall be approved by the building official.

c.

The water piping system shall not be connected with nonpotable or questionable water supplies and shall be protected against the hazards of back flow or back siphon.

3.

Individual water riser pipes and connections.

a.

Individual water riser pipes shall be located within the confined area of the mobile home space at a point where the water connection will approximate a vertical position.

b.

Water riser pipes shall extend at least four inches above ground elevation. The pipe shall be at least three-quarter inch. The water outlet shall be capped when a mobile home does not occupy the space.

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 during freezing weather. Surface drainage shall be diverted from the location of the riser pipe.

E.

Sewage disposal.

1.

General requirements. An adequate and safe sewerage system shall be provided, by following the specifications in City of Saginaw Ordinance No. 98-17 (Subdivision Regulations) in all mobile home parks with the following exceptions.

2.

Sewer lines. All sewer lines shall be located in trenches of sufficient depth to be free of breakage from traffic or other movements 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 building official, shall be adequately vented, and shall have watertight joints.

3.

Individual sewer connections.

a.

Each mobile home stand shall be provided with at least a four-inch diameter sewer riser pipe. Each sewer line shall be equipped with a two-way cleanout between the dwelling and the sewer drain. 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 shall have a nominal inside diameter of at least three inches, and the slope of any portion thereof shall be at least one-fourth inch per foot. The sewer connection shall consist of one pipe only without any branch fittings. All joints shall be watertight.

c.

All materials used for sewer connections shall be semi-rigid, corrosion resistant nonabsorbent and durable. The inner surface shall be smooth.

d.

The sewer riser pipe shall be plugged 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 ground elevation.

F.

Electrical distribution system.

1.

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 governing such systems.

2.

Power distribution lines.

a.

Main power lines located above ground shall be suspended at least 18 feet above ground level. There shall be a minimum horizontal clearance of three feet between overhead wiring and any mobile home, service building or other structure.

b.

All direct burial conductors or cable shall be buried at least 18 inches below the ground surface and shall be insulated and designed for the purpose. Such conductors shall be located not less than one foot radial distance from water, sewer, gas, or communication lines.

3.

Individual electrical connections.

a.

Each mobile home lot shall be provided with an approved disconnecting device and over-current protective equipment. The minimum service per outlet shall be 120/240 volts AC, 50 amperes.

b.

Outlets (Receptacles or pressure connectors) shall be housed in a weatherproof outlet box, and shall be located not more than 25 feet from the over-current protective device in the mobile home. A three-pole, four wire grounding type shall be used.

c.

Receptacles, if provided, shall be in accordance with American Standard Outlet Receptacle C-73. 1.

d.

Connectors, if not substituted by more than one receptacle, shall be provided where the calculated load of the mobile home is more than 50 amperes.

e.

The mobile home shall be connected to the outlet box by an approved type of flexible supply cord with a male attachment plug or with pressure connectors.

4.

Required grounding. All exposed noncurrent carrying metal parts of mobile homes and all other equipment shall be grounded by means of an approved grounding conductor with branch circuit conductors or other approved method of grounded metallic wiring. The neutral conductor shall not be used as an equipment ground for mobile homes or other equipment.

G.

Service buildings and other community service facilities.

1.

General. The requirements of this section shall apply to service buildings, recreation buildings and other community service facilities, such as management offices, maintenance and storage areas, and sanitary or laundry facilities.

2.

Required community sanitary facilities. Every park shall be provided with emergency sanitary facilities consisting of not less than one flush toilet and one lavatory per sex which shall be accessible to all mobile homes.

3.

Structural requirements for buildings.

a.

Service buildings shall be protected from damage by ordinary uses and by decay, corrosion, termites, and other destructive elements. Exterior portions shall be of moisture and weatherproof materials and construction.

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 material or covered with moisture resistant material.

(2)

Have at least one window, which can be easily opened, or an adequate mechanical ventilation device.

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.

Hot and cold water shall be furnished to every lavatory, sink, bathtub, shower, and laundry fixture, and cold water shall be furnished to every toilet and urinal.

4.

Barbecue pits, fireplaces, stoves, open fires. Cooking shelters, barbecue pits, fireplaces, and wood burning stoves shall be so located, constructed, maintained and used so as to minimize fire hazards and smoke nuisance. No open fire shall be permitted except in approved facilities. No open fire shall be left unattended. No fuel shall be used and no material burned which emits dense smoke or objectionable odors.

H.

Refuse 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.

2.

All refuse shall be stored in fly proof, watertight rodent-proof containers, which shall be located not more than 300 feet from any space. Containers shall be provided in sufficient number and capacity to properly store all refuse.

3.

Refuse collection stands shall be provided for all refuse containers. 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.

I.

Insect and rodent control.

1.

Grounds, buildings, and structures shall be maintained free of insect and rodent harborage and infestation. Extermination methods and other measures to control insects and rodents shall conform to the requirements of the city health department.

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.

The growth of brush, weeds, and grass shall be controlled to prevent harborage of noxious insects or other pests. Parks shall be so maintained as to prevent the growth of noxious weeds considered detrimental to health. Open areas shall be maintained free of heavy undergrowth of any description.

J.

Fuel supply and storage.

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 space provided with piped gas shall have an approved manual shutoff valve installed upstream of the gas outlet. The outlet shall be equipped with an approved cap to prevent accidental discharge of gas when the outlet is not in use.

2.

Liquefied petroleum gas systems.

a.

Liquefied petroleum gas systems shall be installed and maintained in accordance with applicable codes of the city governing such systems and regulations of the Texas Railroad Commission pertaining thereto.

b.

Systems shall be provided with safety devices to relieve excessive pressures and shall be arranged so that the discharge terminates at a safe location.

c.

Systems shall have at least one accessible means for shutting off gas. Such means shall be located outside the mobile home and shall be maintained in effective operating condition.

d.

All LPG piping outside the mobile homes shall be well supported and protected against mechanical injury. Undiluted liquefied petroleum gas in liquid form shall not be conveyed through piping equipment and systems in mobile homes.

e.

Liquefied petroleum gas containers installed on a space shall be securely but not permanently fastened to prevent accidental overturning. Such containers shall not be less than 12 nor more than 60 U.S. gallons gross capacity.

f.

No liquefied petroleum gas vessel shall be stored or located inside or beneath any storage cabinet carport, mobile home, or any other structure, unless such installations are approved by the building official.

K.

Fire protection.

1.

Mobile home parks shall be kept free of lifter, rubbish, and other flammable materials.

2.

Portable fire extinguishers rated for classes B and C fires shall be kept in service buildings and shall be maintained in good operating condition. Their capacity shall not be less than five pounds.

L.

Miscellaneous requirements.

1.

Responsibilities of the park management.

a.

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.

b.

The licensee or agent shall notify park occupants of all applicable provisions of this ordinance and inform them of their duties and responsibilities under this ordinance.

c.

The licensee or agent shall supervise the placement of each mobile home on its mobile home stand and the installation of all utility connections.

d.

The licensee or agent shall maintain a 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, and year of manufacture and identification number.

(3)

Location of each mobile home within the park by space or lot number.

(4)

Dates of arrival and departure.

e.

A new register shall be initiated on January 1 each year, and the old register may thereafter 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 any official of the City of Saginaw whose duties may necessitate access to the information contained therein.

f.

The licensee or agent shall furnish to the assessor and collector of Taxes for the City of Saginaw, within ten days after the first day of January of each year, a list of all mobile homes resident in the park on the first day of January, showing 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 assessor and collector of taxes of the city.

g.

Each space shall be clearly marked such that the address may be discerned for the street.

2.

Responsibilities of park occupants.

a.

The park occupant shall comply with all requirements of this ordinance and shall maintain his mobile home space, 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 proper installation of all utility connections in accordance with the instructions of the park management.

c.

Skirting, porches, awnings, and other additions, 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.