CHAPTER 23
MOBILE HOMES AND
Art. I In General, Secs. 23‑1 ‑
23‑19
Art. II
Sec. 23‑01. Compliance required - Mobile home.
No
person shall maintain a mobile home in the City, except as specifically
permitted in this chapter. (Code 1965, Sec. 51.41)
Sec. 23‑02. Removal of wheels subjects home to
building, sanitary and zoning regulations.
Removal of the wheels or other transporting device, except the temporary detachment of a towing unit, from any mobile home shall be construed as converting the same into a permanent structure subject to all requirements of the building code, sanitary regulations and zoning regulations. (Code 1965, Sec. 51.41)
Sec. 23‑03. Parking Mobile home in
yard of residences.
A
bona fide guest of a householder may park a mobile home in the rear yard of any
dwelling house for a period of time not to exceed fifteen (15) days, if such
mobile home is used only for sleeping purposes during such fifteen (15) day
period. (Code 1965, Sec. 51.41)
Sec.
23.04.
Parking Mobile home in other than
park restricted.
*Cross
References ‑ Building and building regulations, Sec. 8‑1 et seq; flood hazard prevention, Ch. 14 1/2; subdivisions,
Sec.
30‑1 et. seq.
No
mobile home shall be located in the City as a permanent residence for a longer
period than is prescribed in section other than in a mobile home park.
State law reference ‑ Trailer coach parks, Ill. Rev.
Statute Ch. 111 1/2, Sec. 158 et seq.
Sec. 23‑05. Parking or storage of
unoccupied mobile homes.
A
mobile home may be parked or stored in the City regardless of the other
provisions of this chapter, if it is not used for living or sleeping purposes
during such time it is so stored or parked, and provided that it is not a
nuisance and does not constitute a fire hazard. (Code 1965, Sec.51‑41)
Sec. 23‑06. Maintenance of Mobile home for business
purposes restricted.
No mobile home shall be maintained in the City as a permanent office. Such office use as is compatible with the demonstration and sale of such articles or services may be readily transported in a mobile home by a distributor or salesman may be permitted in a mobile home on a legally located parking lot for a period of time not exceeding seven (7) days, if such mobile home is not used for living or sleeping purposes during such time. (Code 1965, Sec. 51‑41)
Sec.
23 –07 - 23‑19. Reserved.
ARTICLE II
*Editor's
Note‑‑Ordinance No. 84‑26, Secs. 1‑7,
adopted
Sec. 23‑20. Procedure for Mobile home
park development.
(a) Any plan for mobile home park
development or the expansion of an existing park must be submitted to the City Council
and referred to the City Planner who shall review said plans and refer same
within thirty (30) days to the plan commission for public hearing purposes once
said plan is officially filed.
(b) The plan shall be considered as
officially filed after it has been examined by the City Planner and found to
contain the information essential for proper review by the Plan Commission as
required by these regulations and that the land has been properly zoned or is a
part of a request. The City Planner shall notify the developer, or his agent,
of any necessary information that is not provided within ten (10) working days
of his reviewing the plan. Not less than five (5) copies of the plan shall be
submitted for Plan Commission review.
(c) The City Planner shall transmit the plan
to the Plan Commission for its review. A recommendation on the development
shall be submitted to the City Council at the earliest possible date following
review by the Plan Commission. (Ord. No. 84.26, Sec.
1, 8‑20‑84)
Sec. 23‑21. Development plan - Mobile home parks.
The
proposed plan shall be a scale drawing at a scale of one hundred (100) feet one
inch and shall show correctly on its face the date, scale and north arrow. The
proposed park name, the developer, and the engineer, surveyor or planner
preparing the plan shall also be shown. A full legal description of the land
proposed to be developed shall be shown, along with the layout, width,
approximate grades and typical cross‑sections of all new streets and
rights‑of‑way such as alleys, highways, easements, storm and
sanitary sewer lines, water mains, drainage ways and other utilities;
direction, size of, and distance to nearest water and sewer mains, dimensions
and areas of lots in square feet, proposed building setback lines, contours at
vertical intervals of not more than two (2) feet with reference to U.S.G.S.
datum, or at more frequent intervals for land with unusual topography. (Ord. No. 84‑26,
Sec.2, 8‑20‑84)
Sec. 23‑22. Improvement construction plans - Mobile
homes.
Construction
plans shall be prepared and shall contain at least the following information in
suitable combined form in a format prescribed by the City: Title page, plan of
the proposed park, general layout of drawings of the proposed streets and storm
drainage system showing the grade of the center line of the streets, the
drainage structures, curb and gutters, and such other information as necessary
to show the disposition of the surface water. General layout drawings of the
proposed water and sanitary sewer systems, plans and profiles of streets and
sewers at recommended scale of one inch equals fifty (50) feet horizontal and
one inch equals five (5) feet vertical, and details of street structures shall
be included. (Ord.
No. 84-26, Sec.3, 8‑20‑84)
Sec. 23‑23. Design and improvement
standards - Mobile homes.
(a)
Streets, lots, access, lighting, and hydrants:
(1) All streets shall be designed in
substantial relation to topographic conditions and drainage, public convenience
and safety, and proposed uses of land to be served by such streets. A public
street shall be provided for convenient access to all property within the park.
(2) Exterior major and collector streets and
all interior shall have pavement widths and meet construction standards as
established by the appropriate state, county or local agencies.
(3) Mobile home parks on a parcel not less
than ten (10) acres in area. Each mobile home lot shall have a minimum area of
four thousand (4,000) square feet and a minimum lot width of forty (40) feet; a minimum unit size
of not less than eight hundred forty (840) square feet and a minimum unit width
of not less than twelve (12) feet. The mobile home park shall be provided with
a twenty‑foot minimum setback exclusive of roadways or other means of
access except public utility easements in unusual circumstances. No structures
shall be allowed within the park setback with the exception of a sign or signs
denoting the name of the park and certain signs provided to control noise,
litter and enhance safety within and near the park. All signs shall be provided
in accordance with the City's sign ordinance. Other allowable uses within the
required setback are trees and shrubs which will not impair vision at
intersections.
(4) Corner lots for residential use shall have
ten (10) feet of extra width to permit full building setbacks on both streets.
Every stall shall front or abut on a public street.
(5) Double frontage and reversed frontage
lots shall be avoided except where necessary to overcome specific disadvantages
of topography and orientation.
(6) The park shall contain no leftover
pieces, corners, or remnants of land.
(7) A minimum of four hundred (400) feet
between points of access measured from center line to center line shall be
maintained along county highways and eight hundred (800) feet, as herein
indicated, along US and state highways.
(8) The developer shall be responsible for
providing lighting at the entrance(s) and exit(s) of the park and at such
intervals as needed to ensure safety, but in no instance at intervals greater
than one hundred fifty (150) feet apart within a block. Lighting shall be
provided at the entrances and corners of community buildings within the park.
(9) Fire hydrants shall be installed at the developers expense at intervals of not less than four
hundred (400) feet or as otherwise specified by the Fire Department.
(b) Easements/setbacks:
(1) Public easements of not less than eight
(8) feet shall be provided for utility service, including storm water drainage,
where practical at the rear of each stall and along such other lot lines as to
provide continuity of alignment from block to block.
(2) All utility distribution lines for
telephone and electric service to be installed shall be placed underground
within easements or dedicated public ways. The installation of such facilities
shall be made in compliance with applicable orders, rules and regulations of
the Illinois Commerce Commission, now or hereafter effective, and the owner or
developer of any property to be served from such underground installations, now
and hereafter effective and filed with said commission pursuant to the Illinois
Public Utilities Act, of any public service will be required to comply with
respect to the provision of such underground facilities.
(3) No more than ten (10) per cent of the
minimum lot area shall include land within a drainage easement along a
watercourse made to accommodate observed, computed or anticipated water
drainage through and from the lot; and in any case said drainage course across
the stall shall not be obstructed.
(4) Where a park is traversed by a water
course, drainage channel, or stream or other bodies of water, appropriate
dedication or easement provisions, with adequate width or construction to
accommodate observed, computed or anticipated storm water drainage through and
from the park, shall be made. The width of the easement or dedication shall be
dependent on the area of land drained by the watercourse and to allow access
for construction and maintenance equipment.
(c) Sewer and water:
(1) Mobile home parks shall be served by a municipal
sewage facility and municipal or municipal‑type water system. Storm water
shall be controlled through the construction of storm sewers. Only in
situations where no danger to public health or land erosion potential exists
shall surface runoff be allowed to occur other than by
means of an enclosed storm sewer system.
(2) Park water facilities shall be designed
to meet the needs of the park residents as anticipated.
(d) Storm water and surface drainage. There
shall be provided a storm water sewer system to serve adequately the area being
developed, considering, but not limited to, the use of existing drainage
channels whenever possible. The design of the drainage system shall consider
and show:
(1) Storm drainage area (watershed) of which
the site is a part;
(2) The amount of run‑off from the
site, the improvement plans for which shall ensure that run‑off shall not
exceed the existing capacity of the downstream outfall as improved;
(3) A means to store all run‑off
in excess of that amount carried by the downstream out‑fall safely
without damage to public or private property;
(4) Elimination of grades which may result
in erosion or ponding;
(5) Existing watercourses;
(6) A plan of the park's grading to prevent ponding of storm water; and,
(7) Placement of rap or other material to
prevent erosion throughout and immediately adjoining the park.
(e) Off‑street parking. All off‑street
parking standards required by the zoning ordinance shall be applied to the park
when referring to recreational, commercial and residential uses within the
park.
(f) Service and community building. Service
and community buildings shall be required in accordance with applicable state,
county and local agency regulations. Such buildings shall be constructed within
the standards provided in the Kankakee City Building Code. (Ord.
No. 84‑26, Sec.4,8‑20)
Sec. 23‑24. Improvement, construction
and inspection - Mobile homes.
During
the course of construction, at such times as shall be deemed necessary within
customary good practice of engineering and construction, inspection by the City
Planner, Code Enforcement Officer, Superintendent of Public Works,
Superintendent of Water Pollution Control, and the City Engineer shall be made
to ensure compliance with the plans and specifications as approved. The
developer is responsible for all required improvements until released after
inspection and written approval by the City Planner, Code Enforcement Officer
and Superintendent of Public Works, Superintendent of Water Pollution control
and City Engineer. (Ord. No. 84‑26, Sec. 5,8‑20‑84)
Sec. 23‑25. Fees for special use permit.
An application fee of one hundred fifty dollars ($150.00) shall accompany a request for a special use permit. Such fee shall be made payable to the office of the City Clerk. (Ord. No. 84‑26, Sec. 6, 8‑20‑84)
Sec. 23‑26. Bonding/letter of credit - Mobile home park.
The
developer shall post a bond or letter of credit from a lender or similar
institution in the full amount of the required improvements in the event
construction of improvements does not occur upon approval of final plans for
development. (Ord. No. 84-26, Sec. 7, 8‑20‑84;
Ord. 85 -28, Sec. 8,
Compliance required ‑ Mobile home............................................................................. 23
- 01
Mobile home for business purposes
restricted.................................................................. 23
02
Parking mobile home in
yard of residences.................................................................... 23
- 03
Parking mobile home restricted..................................................................................... 23
- 04
Parking or storage of
unoccupied mobile homes............................................................ 23
- 05
Removal of wheels subjects home to
building regs......................................................... 23
- 02
ARTICLE II.................................................................................................................................. 23
Bonding/letter of credit
‑ mobile home park.................................................................. 23
- 26
Design and improvement
standards – mobile homes...................................................... 23
- 23
Development plan ‑
mobile home parks........................................................................ 23
- 21
Fees for special use permit........................................................................................... 23
- 25
Improvement construction plans ‑
mobile homes........................................................... 23
- 22
Improvement/inspection ‑
Mobile homes....................................................................... 23
- 24
Mobile home park
development................................................................................... 23
- 20