11.6 STANDARDS AND REQUIREMENTS

11.6.1. For all mobile home parks, recreational vehicle parks, and mobile home subdivisions, the Planning Commission shall review the proposed development plan to determine its compliance with all portions of the General Plan or Master Plan, and, among other things shall make sure that such development will constitute a residential environment of sustained desirability and stability and that it will not adversely affect amenities in the surrounding area. Standards higher than the minimum standards contained in this Ordinance may be required if necessary for local conditions of health, safety, and protection of property, and to ensure that the development will mix harmoniously with contiguous or nearby existing and planned uses. 11.6.2. The development of a mobile home park and a mobile home subdivision shall conform to the following standards and requirements: 11.6.2.1. The area shall be in one ownership, or if in several, the application for approval of the development shall be filed jointly by all owners of the property included in the plan. 11.6.2.2. The plans for a mobile home park and mobile home subdivision shall be prepared by a licensed architect or licensed engineer. In all cases, it is recommended that professional design and other assistance be obtained early in the program. It is the intent of the Leeds government that the developer solves any problems before approval is given and construction begins. Determination of qualifications of required professional individuals or firms shall be made by the Planning Commission and approved by the Town Council. 11.6.2.3. All mobile home parks and mobile home subdivision shall include an approved source of culinary water; a health department approved septic or sewer system, and an approved storm drainage facility. 11.6.2.4. In all mobile home parks and mobile home subdivision a strip of land at least ten (10) feet wide surrounding the entire park shall be left unoccupied by mobile homes, and shall be planted and maintained in Xeriscaping, with indigenous vegetation, with an approved wall or fence, designed to afford privacy to the development. 11.6.2.5. Storm drainage facilities shall be so constructed as to protect residents of the development as well as adjacent property owners. Such facilities shall be of sufficient capacity to ensure rapid drainage and prevent the accumulation of stagnant pools of water in or adjacent to the development. 11.6.2.6. All storage and solid waste receptacles outside the confines of any mobile home must be housed in a closed structure compatible in design and construction to the mobile homes, and to any service building within the development; all patios, carports, garages, and other add-ons must be compatible in design and construction with the mobile home. The service building shall be constructed in accordance with standard commercial practices and kept in good repair as approved by the Planning Commission. 11.6.2.7. A security compound for storage of vehicles, boats, and other large items, is recommended, equivalent to a minimum of three hundred (300) square feet of paved area per mobile home space in mobile home parks. 11.6.2.8. In all mobile home parks and mobile home subdivision, within forty-five (45) days of occupancy, each such home shall be skirted and they are to be fireproof, well-painted, otherwise preserved. 11.6.2.9. In mobile home parks and mobile home subdivision, not less than ten (10) percent of the gross land shall be set aside for the joint use and enjoyment of occupants. The land covered by vehicular roadways, sidewalks, and off-street parking shall not be considered as part of this ten (10) percent common area required; provided however, that in initial stages of development or in special smaller developments the minimum area shall not be less than one-half (1/2) acre or ten (10) percent, whichever is greater. 11.6.2.10. Yard lighting with a minimum of two-tenths (0.2)) foot candles of light shall be required for protective yard lighting the full length of all driveways and walkways in mobile home parks. All lighting must comply with the Leeds Lighting Ordinance. 11.6.2.11. In mobile home parks all areas not covered by mobile homes, hard-surfacing, or buildings, shall be landscaped as recommended by the Planning Commission and approved by the Town Council and such landscaping shall be permanently maintained. 11.6.2.12. In mobile home parks and mobile home subdivision, all off-street parking spaces and driveways shall be hard surfaced before the adjacent mobile home space may be occupied. 11.6.2.13. In mobile home parks and mobile home subdivision, the roadways shall be designed to accommodate anticipated traffic, including the following standards: 11.6.2.13.1. One-way traffic. A minimum of fifteen (15) feet in width plus extra width as necessary for maneuvering mobile homes. 11.6.2.13.2. Two-way traffic. A minimum of twenty-four (24) feet in width. 11.6.2.13.3. Entrance roadway. A minimum of thirty (30) feet in width. 11.6.2.13.4. Roadways. All shall be hard surfaced and bordered by twenty-four (24) inch rolled gutters or an approved equivalent. 11.6.2.13.5. Sidewalks. Thirty-six (36) inch minimum width sidewalks shall be installed on all main roadways within the development. 11.6.2.13.6. Access. Each mobile home park and mobile home subdivision shall have at least two (2) accesses to public streets. 11.6.2.13.7. Signing. All applicable signs associated with the property shall comply with the Leeds Sign Ordinance. Street name and traffic control signs shall be installed at locations determined by the Planning Commission and approved by the Town Council. 11.6.2.14. In a mobile home park and mobile home subdivision the number of mobile homes shall be limited to four (4) units per acre if not connected to a public sewer, and a total of eight (8) if connected to a public sewer, and may be limited to fewer units, depending on the mobile home size, topography, and other factors of the particular site. The mobile homes may be clustered, provided that the total number of units does not exceed the number permitted on one acre, multiplied by the number of acres in the development. The remaining land not contained in individual lots, roads, or parking shall be set aside and developed as parks, playgrounds, and service areas for the common use and enjoyment of occupants of the development and the visitors thereto. 11.6.2.15. In a mobile home park and mobile home subdivision, no home or add-on shall be located closer than twenty (20) feet from the nearest portion of any other home or add-on. All such homes and add-ons shall be set back at least ten (10) feet from road curbs and walks. If the mobile home tongue remains attached, it shall be set back a minimum of six (6) feet from road curbs or walls. All mobile homes shall be set back at least ten (10) feet from any boundary of the mobile home park. 11.6.2.16. Off-street parking shall be provided at the rate of two (2) parking spaces per mobile home space, and each such parking space shall have a minimum width of ten (10) feet and minimum depth of twenty (20) feet. In no case shall the parking space be located further than one hundred (100) feet from the mobile home space it is designed to serve. 11.6.2.17. Space shall be provided for bulk storage areas within a mobile home park and mobile home subdivision, equivalent to sixty (60) square feet per mobile home space. The area designated for said bulk storage shall be improved, landscaped, and screened in such manner as the Planning Commission recommends and is approved by the Town Council. 11.6.2.18. A launderette primarily for convenience of park or subdivision occupants, but may be used by the general public, may be included in mobile home parks and mobile home subdivision if the Planning Commission recommends and it is approved by the Town Council. 11.6.2.19. In a mobile home park, no mobile home space shall be rented for a period of less than thirty (30) days, and occupancy shall be by written lease. In a mobile home subdivision, no mobile home or mobile home lot shall be rented for a period of less than ninety (90) days. Leases shall be made available through the mobile home operators, for inspection by the officials of the Town of Leeds upon demand. 11.6.2.20. In a mobile home park and mobile home subdivision, access shall be provided to each mobile home stand for maneuvering mobile homes into position. The access way shall be kept free from trees and other immovable obstructions. Paving under mobile homes will not be required if adequate support is provided as required by State regulations. Use of planks, steel mats, or other means to support the mobile home during placement shall be allowed so long as the same are removed upon completion of placement. 11.6.3. The development of a recreational vehicle/travel trailer park shall conform to the following standards and requirements: 11.6.3.1. The area shall be in one ownership, or if in several, the application for approval of the development shall be filed jointly by all owners of the property included in the plan. 11.6.3.2. Recreational vehicle parks shall generally be located adjacent to or in close proximity to a major traffic artery or highway. 11.6.3.3. Recreational vehicle parks shall contain not more than ten (10) units per acre. The spaces may be clustered, provided that the total number of units does not exceed the number permitted on one (1) acre, multiplied by the number of acres in the development. The remaining land not contained in individual lots, roads, or parking shall be set aside and developed as parks, playgrounds, and service areas for the common use and enjoyment of occupants of the park and the visitors thereto. 11.6.3.4. The plans for a recreational vehicle park shall be prepared by a licensed architect or licensed engineer. In all cases, it is recommended that professional design and other assistance be obtained early in the program. It is the intent of the Leeds government that the developer solves his problems before approval is given and construction begins. Determination of qualifications of required professional individuals or firms shall be made by the Planning Commission and approved by the Town Council. 11.6.3.5. In all recreational vehicle parks, a strip of land at least ten (10) feet wide surrounding the entire park shall be left unoccupied by recreational vehicles, and shall be planted and maintained in lawn, shrubs, and trees, rocks or other ground cover, with an approved wall or fence, designed to afford privacy to the development. 11.6.3.6. In recreational vehicle parks, not less than ten (10) percent of the gross land shall be set aside for the joint use and enjoyment of occupants. The land covered by vehicular roadways, sidewalks, and off-street parking shall not be considered as part of this ten (10) percent common area required for parks, playgrounds and service areas for the occupants. Provided however, that in initial stages of development or special smaller developments the minimum area shall not be less than one-half (1/2) acre or ten (10) percent, whichever is greater. 11.6.3.7. All recreational vehicle parks shall include an approved source of culinary water, a health department approved septic or sewer system, and an approved storm drainage facility. 11.6.3.8. Yard lighting with a minimum of two-tenths (0.2) foot candles of light shall be required for protective yard lighting and shall light the full length of all driveways and walkways in recreational vehicle parks. All lighting must comply with the Leeds Lighting Ordinance. 11.6.3.9. In recreational vehicle parks all areas not covered by recreational vehicles, hard-surfacing, or buildings, shall be landscaped as recommended by the Planning Commission, and approved by the Town Council and such landscaping shall be permanently maintained. 11.6.3.10. In recreational vehicle parks, the roadways shall be designed to accommodate anticipated traffic, including the following standards: 11.6.3.10.1. One-way traffic. A minimum of fifteen (15) feet in width plus extra width as necessary for maneuvering recreational vehicle. 11.6.3.10.2. Two-way traffic. A minimum of twenty-four (24) feet in width. 11.6.3.10.3. Entrance roadways. A minimum of thirty (30) feet in width. 11.6.3.10.4. Roadways. All shall be hard surfaced and bordered by twenty-four (24) inch rolled gutters or an approved equivalent. 11.6.3.10.5. Sidewalks. Thirty-six (36) inch minimum width sidewalks shall be installed on all main roadways within the development. 11.6.3.10.6. Access. Each mobile home park shall have at least two (2) accesses to public streets. 11.6.3.10.7. Signing. Street name and traffic control signs shall be installed at locations determined by the Planning Commission and approved by the Town Council. 11.6.3.11. Storm drainage facilities shall be so constructed as to protect residents of the development as well as adjacent property owners. Such facilities shall be of sufficient capacity to ensure rapid drainage and prevent the accumulation of stagnant pools of water in or adjacent to the development. 11.6.3.12. All storage and solid waste receptacles outside the confines of any recreational vehicle must be housed in a closed structure compatible in design and construction to any service building within the development. The service building shall be constructed in accordance with standard commercial practices and kept in good repair as monitored by the Planning Commission. 11.6.3.13. Recreational vehicle parks shall designate no less than ten percent (10%) of their total spaces to short term guests of one month or less. Fifty percent (50% of the total spaces may be full time rentals/lease. 11.6.3.14. Recreational vehicles may be stored where permitted but not used for permanent living quarters. 11.6.3.15. A launderette primarily for convenience of park occupants, but may be used by the general public, may be included in the recreational vehicle park. 11.6.3.16. Recreational vehicles in the park may be stored, displayed, sold, and serviced. 11.6.3.17. Recreational vehicles may be accommodated in an approved and licensed mobile home park provided that: 11.6.3.17.1. The recreational vehicle park portion of the development is separated by barriers, screens, or otherwise from the area of mobile homes. 11.6.3.17.2. The recreational vehicle use area shall have direct access to a collector or arterial street. 11.6.3.17.3. Separate ingress and egress may be provided for recreational vehicles when recommended by the Planning Commission and approved by the Town Council. 11.6.4. In addition to meeting the above requirements and conditions and conforming to the other laws of the local jurisdiction: 11.6.4.1. All mobile home parks, recreational vehicle parks, and mobile home subdivisions shall also conform to all applicable State regulations. In the event of any conflict between said codes and this Chapter, this Chapter shall take precedence where its regulations are stricter, and the provisions of the Codes shall take precedence where their regulations are stricter. 11.6.4.2. Permits are required for mobile home hook-ups to be performed by licensed plumbers and electricians.