Embedded Files
7-80-10 GENERAL
7-80-10 GENERAL
This section contains standards for the establishment and maintenance and operation of mobile home parks. Mobile Home Parks may only be located within the MHP zone district, pursuant to Chapter 4.
All mobile homes shall be installed, maintained, used, occupied, kept, stored or allowed only within mobile home parks zoned Mobile Home Park (MHP), which meet the standards of this section.
- (a) In all residential and resource zone districts, one (1) mobile home may be used for residential purposes upon a building site during actual construction, provided that a building permit is obtained from the Chief Building Official authorizing such use of the mobile home and specifying the period of occupancy.
- (b) In all zone districts, there shall be allowed individual mobile homes and construction trailers for construction site offices or storage purposes upon a building site during actual construction, provided that such mobile home is not used for residential purposes, and need not have water, electrical or sanitary facilities otherwise required herein.
- (c) On any approved mining or mineral exploration site there may be allowed mobile homes for office and storage purposes, provided that a building permit is obtained from the Chief Building Official authorizing such use of the mobile homes, and the development permit for the use specifically contemplates and authorizes said use. The period of use under a permit shall be one (1) year, renewable by the Chief Building Official’s office, provided that extraction operations are in progress.
- (d) One (1) mobile home may be used for temporary worker housing in conjunction with a bona fide grazing or similar agricultural operation only during the months of May through October.
Pre-existing mobile homes and mobile home parks shall comply with the standards in this section.
(a) Pre-Existing Mobile Home Outside Park
- A pre-existing, free-standing mobile home located outside of a mobile home park shall be deemed a nonconforming use and structure subject to the standards of Chapter 9.
(b) Pre-Existing Mobile Home Park
- A pre-existing, legally established mobile home park shall not be deemed nonconforming by reason of failure to meet the minimum standards prescribed by this section of this Land Use Code, provided:
- The standards of this section shall apply to the enlargement or expansion of a pre-existing mobile home park, with the exception of minimum lot size, which may be reduced to three thousand (3,000) through a Variance or PUD rezoning;
- A pre-existing mobile home park on a site less than ten (10) acres in size shall not be further reduced;
- A pre-existing mobile home park, whether legally established or not, may be reviewed and approved under the provisions of this Sec. 7-80-30. Further, the PUD procedures contained within Sec. 2-40-110 may be utilized to vary the standards contained within this Section to the extent that the health and safety standards of this Land Use Code are not compromised.
Mobile Home parks shall comply with the design standards in this section.
(a) General Standards
All mobile home parks shall be developed in accordance with the dimensional standards in Table 7-4 below, as supplemented by the standards in subsections (b) through (m) below.
NOTES: 1. Distance from center line of street/distance from property line, whichever is greater. 2. Width without parking/width with parking on one side/width with parking on both sides. 3. Pipe sizes must conform to water distribution individual standards of the Uniform Plumbing Code (1976 ed.) or the State of Colorado Plumbing Code (1972 ed.)] 4. Parking to be within stated number of feet from each home. 5. Pressure measured at six (6) gallons per minute (gpm). 6. Vertical distance above vehicular traffic/vertical distance above pedestrian traffic/vertical distance above structures and homes/horizontal distance to structures and homes.
(b) Site Conditions
- Mobile home parks shall be located on sites where the groundwater level, drainage and topography within a mobile home park do not create hazards to the property or the health or safety of the occupants.
- The entire ground surface within a mobile home park shall be graded and equipped in such a manner as to provide diversion of water away from buildings, patios and mobile home stands; to prevent standing water and soil saturation that could be detrimental to structures; and to provide adequate and safe surface drainage.
- Ground surfaces shall be paved, surfaced with gravel, crushed rock or like material, or landscaped.
(c) Streets
- Street systems shall be private, constructed and maintained in compliance with applicable regulations of the State of Colorado.
- Street alignment and grades shall be properly adapted to the topography of a mobile home park and provide for safety of traffic movement, satisfactory surface and groundwater drainage, and proper functioning of sanitary and storm sewer systems.
- All streets shall meet the standards specified in Table 7-5.
- All service access roads and pedestrian sidewalks and walkways serving more than two (2) mobile home spaces shall be lighted for the safe movement of vehicles and pedestrians at night.
- If possible, parks shall have at least two (2) direct-access points to a public street or roadway.
- Access streets shall provide adequate access to and from the mobile home park site.
(d) Parking of Motor Vehicles
- Notwithstanding the provisions of Sec. 7-30-20, a minimum of two (2) off-street parking spaces shall be maintained for each mobile home space. Parking spaces shall be located within three hundred (300) feet of the mobile home space.
- Off-street automobile parking spaces shall have access to a paved or gravel surface street, driveway or parking area over an access way of sufficient width to accommodate an automobile.
(e) Utilities Easements and Undergrounding
- All utility services shall be available and installed underground in a workmanlike manner and in compliance with all applicable codes and standards.
- Utility easements shall be a minimum of ten (10) feet in width and provide convenient ingress and egress for construction and maintenance vehicles.
(f) Water Systems
Mobile home parks shall comply with all applicable federal and state statutes and regulations, including but not limited to the specific sanitary standards and regulations promulgated by the Colorado Department of Public Health and Environment for mobile home parks.
(g) Waste Water Systems
- Sewers shall be at a grade sufficient to ensure a mean velocity of two (2) feet per second when flowing full. The system shall be designed for a minimum flow rate of at least three hundred fifty (350) gallons per day per mobile home lot.
- Horizontal and vertical drainage lines connecting with other horizontal drainage lines shall enter through forty-five (45) degree "y" branches or other combinations of equivalent sweep.
- Manholes or cleanouts shall be provided at intersections of two or more sewer lines, at changes in grade or alignment of more than forty-five (45) degrees and at intervals of not more than four hundred (400) feet.
- Sewer lines shall be constructed of approved materials with adequate vents, water-tight joints and sufficient cleanouts in accordance with current applicable Sanitation District Standards, or as approved by the Aspen/Pitkin County Environmental Health and Natural Resources Department.
- Each mobile home lot shall be provided with a sewer branch line and riser pipe of at least four (4) inches inside diameter. The branch line shall (a) be installed with a uniform slope of at least one-quarter (1/4) inch per linear foot and shall be properly trapped and vented, and (b) terminate at a riser pipe of at least four (4) inches above ground elevations or has the ground graded from the riser pipe rim. When necessary, the riser pipe shall be protected by a concrete collar four (4) inches thick and twelve (12) inches in diameter.
- The sewer service connection shall be equipped with standard screw, ring or clamp-type fittings or adapters so that water-tight and tamper-proof connections can be obtained at the mobile home drain outlet and sewer riser pipe. The connection shall be of approved semi-rigid, noncollapsible, corrosion-resistant pipe having a smooth interior surface and an inside diameter of not less than three (3) inches.
- The sewer service connection shall be installed and maintained with a uniform grade of not less than one quarter (1/4) inch per foot and shall be no longer than necessary to connect the mobile home drain and sewer riser pipe.
- When a mobile home does not occupy the mobile home stand, the sewer riser pipe shall be capped with a watertight cap or plug.
(h) Refuse
- The storage, collection and disposal of refuse in a mobile home park shall be conducted to control odors, rodents, insects, accidents, fire hazards, air pollution and other nuisance conditions.
- Durable, washable and non-absorbent metal or plastic containers with tight-fitting lids shall be provided at each mobile home lot or at a central storage area conveniently located not more than two hundred (200) feet from any mobile home lot.
- The number of containers used and the frequency of collection shall be sufficient to prevent over-filled containers.
- Refuse shall be routinely collected and removed from the premises not less than once weekly.
- Refuse containers:
(a) Shall be provided at the rate of at least one (1) thirty (30) gallon (4 cubic feet) container for each mobile home lot, or an equivalent storage capacity; and
(b) Shall be stored in durable, functional racks attached to a structure or tied down in a manner to prevent movement caused by wind or entrance by animals.
(i) Insect and Rodent Control
- Rodents and insects shall be controlled by approved sanitary practices, vermin-proofing of buildings, extermination and other control methods.
(j) Electrical Outlets
- An electrical outlet supplying both 110/220 volts capable of providing one hundred (100) amperes or more of current, shall be provided for each mobile home space. The installation shall comply with the National Electrical Code, the most recent edition adopted by reference by the Board.
(k) Fire Protection
- Every mobile home park shall be equipped at all times with fire hydrants and fire extinguishing equipment in good working order of such type, size and number so located within the park as prescribed by the local fire prevention authority or to satisfy fire regulations. No mobile home space shall be located more than two hundred fifty (250) feet from a fire hydrant of quality and design acceptable to the Fire Protection District having jurisdiction.
(l) Utility Building Sheds
- A minimum of seventy-two (72) cubic feet of storage space shall be provided for each mobile home space adjacent to the mobile home.
- In the event the surface of a utility building stand is designed to be more than six (6) inches below the finished grade of a mobile home space, the entire surface of the utility building stand shall be covered with crushed rock, gravel or other like material for the purpose of providing surface water drainage.
(m) Outdoor Recreation Area
- A mobile home park shall provide an amount not less than twenty (20) percent of the gross mobile home park area for open space and outdoor recreational area or areas for the use of the occupants thereof. This standard shall be in addition to the park development exaction standards of Chapter 8 of this Land Use Code.
- Mobile Home Park outdoor recreation areas:
- (a) May include, but not be limited to, such natural and agricultural areas as meadows, woods or river fronts that provide passive recreation opportunities (e.g., observation or picnic areas) and/or visual amenities; common areas for gardening; areas for active adult recreation; child play areas; swimming pools;
- (b) Shall not include areas within designated mobile home spaces; areas devoted to guest parking, utilities, drying yards, roadways or storage; nor any areas required for setbacks;
- (c) Shall be for the mutual benefit of the entire tract;
- (d) Shall be designed to provide variety and diversity so that maximum long-range benefit may be gained and the unique features of the site preserved and enhanced;
- (e) Shall be comprised of at least one parcel with a slope of less than ten (10) percent containing a minimum of fifty (50) percent of the entire area required to satisfy the outdoor recreation standard.
- (f) Shall not include areas with slopes of thirty (30) percent and greater.
- (g) Shall be selected so as to maximize solar access; and, further, shall be available for use for common solar collection systems.
Each mobile home unit located within a mobile home park in Pitkin County after the adoption of this Land Use Code shall comply with the International Residential Code (IRC) standards and the Colorado Manufactured Home Installation Program.
(a) All mobile home units shall be parked so that there will be a minimum of ten (10) feet between mobile homes measured side-to-side or side-to-end.
(b) Mobile homes parked end-to-end shall have an end-to-end clearance of not less than five (5) feet.
(c) Enclosed additions to mobile home units and accessory buildings (such as storage units) shall be considered a part of the mobile home in measuring required yard distance. Such enclosed additions and accessory buildings shall be allowed provided that any entryways or stairways:
- Do not exceed four (4) feet in width, six (6) feet in length, or the height of the trailers to which they are attached; and
- Are not to be heated or habitable; and
- Have one-hour fire walls on all walls that are not shared by the mobile home units themselves.
Report abuse