Chapter 19.12
MOBILE HOME PARKS

Sections:

19.12.010    General provisions.

19.12.020    Permits – Required.

19.12.030    Permits – Application – Processing.

19.12.040    Spaces and spacing.

19.12.050    Power feed wiring.

19.12.060    Street and block layout.

19.12.070    Water and sewerage.

19.12.080    Access.

19.12.090    Convenience establishments.

19.12.100    Construction standards and responsibility.

19.12.110    Campers and travel trailers.

19.12.120    Garbage.

19.12.130    Fuel.

19.12.140    Exception.

19.12.150    Existing mobile home parks.

19.12.160    Penalty for violations.

19.12.010 General provisions.

A. No person shall establish, maintain, expand, alter, modify, reconstruct or operate a mobile home park, or expand a mobile home park existing on August 28, 1969, without complying with the provisions of this chapter.

B. However, for all mobile home parks, the health regulations and statutes administered by Fairbanks North Star Borough and/or the Alaska Department of Health and Social Services shall apply. In the event the regulations and statutes administered by Fairbanks North Star Borough and/or the State Department of Health and Social Services are more restrictive than the provisions of this chapter in their application to mobile home parks, the regulations and statutes administered by the borough and/or State Department of Health and Social Services shall govern. (Ord. 2016-40 § 92, 2016; amended during 2016 republication; Ord. 2005-22 § 2, 2005. 2004 Code § 19.10.010.)

19.12.020 Permits – Required.

A. Mobile home park permits are required to be obtained annually for all mobile home parks located in the borough, whether existing or not at the time the ordinance codified herein becomes effective. Permits shall be valid for a term of one year from January through December.

B. No mobile home park existing on August 28, 1969, may be expanded or enlarged by more than 10 percent of the area served by water and sewer utilities at the time the ordinance codified herein becomes effective unless all the provisions of this chapter pertaining to applications for permits for new mobile home parks are complied with.

C. The expansion provisions of subsection (B) of this section shall not apply if water and sewer installations are required by the appropriate health department in an existing mobile home park as a condition of the continued operation of such mobile home park.

D. The permit shall be exhibited in a prominent place in the holder’s office or place of business. Any permit holder who is convicted of a violation of this chapter may have his permit revoked by the planning director following 15 days’ written notice mailed to the permit holder at his address as shown on his permit application. (Ord. 2016-40 § 93, 2016; Ord. 2005-22 § 2, 2005. 2004 Code § 19.10.020.)

19.12.030 Permits – Application – Processing.

A. Application for a permit shall be made annually in writing, on forms provided, to the borough planning department. The department may require a fee to cover the cost of processing the application.

B. The planning department shall immediately refer the application and its supporting drawings to the State Health Department and the public utilities which will service the proposed mobile home park. All renewals shall be approved by the planning department. New parks shall be submitted to the planning commission for approval and shall comply with the provisions of the zoning ordinance as regards location.

C. If a zoning conditional use permit for a mobile home park is required and has been granted, as provided in the zoning ordinance, and an application for a permit has been made under the terms of this chapter, the planning department or commission shall act on the application for the permit within 45 days after the conditional use permit has been granted or the permit application has been received, whichever is later. In the event of failure to act within the specified time, approval is implied and a permit shall be issued.

D. In its consideration of an application, the planning department or planning commission shall require compliance with this chapter and shall not approve a permit if a written objection based on ordinances, regulations or state statutes is filed by the State Health Department. The application shall also comply with the zoning ordinances of the borough.

E. An application for an original permit for a new mobile home park or for the expansion or reconstruction of a mobile home park existing on August 28, 1969, as required by FNSBC 19.12.020, shall be signed by the applicant and a registered surveyor, or if the applicant is installing his own water and sewer, by a registered professional engineer, and shall be accompanied by a statement giving the following information:

1. The name and address of the applicant;

2. The interest of the applicant in and the location and legal description of the proposed mobile home park;

3. A statement of provisions to be made for water supply and sewage and garbage disposal.

F. An original application for an original permit for a new mobile home park or for an expansion or reconstruction of an existing mobile home park shall also be accompanied by 10 prints drawn at a horizontal scale of one inch equals 40 feet, to the inch, and prepared by a professional engineer or surveyor registered by the state of Alaska showing the following:

1. The name of the proposed mobile home park;

2. The date and north arrow; revisions shall show the revision date;

3. Total proposed mobile home park area in acres, including fractional parts thereof;

4. The locations, width and names of existing or platted streets or other public ways within or adjacent to the tract, and roads within 100 feet of the tract, existing permanent buildings, railroad rights-of-way and other important features such as section lines and political boundaries;

5. The layout, numbers and approximate dimensions of proposed spaces;

6. The layout, names, width and length of proposed streets and alleys and existing and proposed easements within the proposed mobile home park;

7. Space for approval by the planning department with additional space for date and seal;

8. Existing and proposed sewers, gas and water mains, culverts, manholes or other underground systems within the tract, with pipe sizes, grades, if available, and locations, as well as aerial and underground electrical and telephone systems;

9. The names of adjacent subdivisions, adjacent platted lots and streets and, if appropriate, an indication that the adjacent land is not subdivided;

10. Final grading, drainage, planting screen or space buffer plans and specifications, if required by the planning department;

11. A vicinity sketch or key map at not less than one inch to the mile showing the relative location of the proposed mobile home park, the principal road systems, and section lines.

G. The planning department shall, after review and approval, issue an authorization to proceed with construction to the applicant. An authorization to proceed with construction shall be a letter to the applicant advising him that he may proceed and stating the conditions under which such authorization is given.

H. When construction is completed according to the terms of approval, the planning department inspector shall certify completion and a permit shall be issued. No mobile homes shall occupy the mobile home park until the permit has been issued. In large mobile home parks, a series of temporary permits may be issued as sections of the park are completed, provided the planning commission gives advance approval.

I. The design and construction of water and sewage facilities shall be regulated by the codes and regulations of Fairbanks North Star Borough and/or the State Health Department and the approval of these systems shall be secured before a permit is issued.

J. Appeal from decision of the planning department may be taken to the commission and appeals from decisions of the commission may be taken to the borough assembly, provided a notice of appeal is filed within seven days of the department’s or the commission’s action.

K. As a transitional measure, permits required and issued by Fairbanks North Star Borough and/or the State Health Department for mobile home parks which by their terms have not expired upon August 28, 1969, shall satisfy the permit requirements of this chapter until the expiration date of such outstanding permits or June 30, 1970, whichever is the earlier date.

L. It is unlawful for any mobile home park to be operated except in strict compliance with plans and provisions for layout and operation of the mobile home parks contained in or accompanying the application for a new mobile home park or the modification or reconstruction of an existing mobile home park. (Ord. 2016-40 § 94, 2016; Ord. 2005-22 § 2, 2005. 2004 Code § 19.10.030.)

19.12.040 Spaces and spacing.

A. Only one mobile home or duplex mobile home shall occupy a space. No other dwelling unit shall occupy a space.

B. Each space shall have a minimum of 3,000 square feet of land area, except that:

1. Smaller spaces may be created with planning commission approval for eight-foot-wide mobile homes in groupings designed to facilitate their subsequent elimination or enlargement; provided, that such spaces have a minimum space area of 2,000 square feet;

2. Spaces designed and rented for duplex mobile homes shall have a minimum space area of 4,500 square feet.

C. No part of any mobile home or its addition shall be placed closer than 15 feet from any other mobile home or its addition. A mobile home and added structures may be placed within five feet of the front space line.

D. In the event an addition, garage, shed or other structure is added, such structure shall observe the same spacing requirements from adjacent mobile homes and structures in adjacent spaces as mobile homes are required to observe. (Ord. 2005-22 § 2, 2005. 2004 Code § 19.10.040.)

19.12.050 Power feed wiring.

All spaces shall be serviced by 215/230 volt power feed wiring in a manner approved by whatever public utility is authorized to market electricity to the mobile home park. (Ord. 2005-22 § 2, 2005. 2004 Code § 19.10.050.)

19.12.060 Street and block layout.

A. Streets shall be surfaced with all weather material such as gravel, cinders, asphalt or concrete to a minimum surfaced width of 34 feet.

B. Minor streets shall have a minimum right-of-way width of 40 feet and major streets a minimum right-of-way of 50 feet. Major streets shall be provided, if more than 100 spaces are afforded access in and out of such streets.

C. No street shall extend more than 660 feet without a street intersection. No cul-de-sac shall extend more than 600 feet. No dead-end street shall be permitted. The radius of a cul-de-sac shall be a minimum of 50 feet. Intersections shall cross at 90 degrees from an alignment point 100 feet from the point of intersection in all directions. Intersections closer than 150 feet are prohibited.

D. Double frontage spaces are prohibited except that reverse frontage lots may back against streets bordering the mobile home park.

E. Streets shall be laid out so that their use by through traffic will be discouraged.

F. Where the plan submitted covers only a part of the applicant’s tract, a sketch of the prospective future street and utility system of the unsubmitted part shall be furnished, and the street and utility system of the submitted part shall be considered in the light of the proposed plans for the entire area.

G. Street grades shall not exceed six percent.

H. Clear visibility, measured along the centerline of streets, shall be provided for at least 150 feet on all streets.

I. Where a deflection angle of more than 10 degrees in the alignment of a street occurs, a curve of sufficient radius shall be introduced and the centerline radius curvature shall not be less than 100 feet. Between reverse curves on all streets shall be a tangent at least 100 feet in length.

J. Flat street grades are preferred from 50 to 100 feet away from an intersection, but in no case shall street grades exceed four percent for a distance of at least 100 feet from all intersections.

K. All streets and spaces shall be designed to a zero to five percent horizontal gradient to ensure proper drainage. Mobile home parks and their streets and spaces shall be drained to prevent standing water by grading, storm water system, drainage swales, culverts and/or other appropriate means. The preparation of drainage systems shall not adversely affect other properties and the drainage plan shall receive proper planning department approval.

L. Streets which are stub streets designed to provide future connections with adjoining undeveloped areas shall provide some form of temporary turnaround at the stub end.

M. The length, width and shapes of blocks of spaces shall be determined with due regard to the special needs of circulation, access, topography and conservation of spaces. Blocks shall be wide enough to allow two tiers of spaces of minimum depth except where exposure to public arterial or collector streets require reverse frontage space arrangements or frontage roads. Planting screens or space buffers may be required in areas adjacent to streets or abutting residential lots.

N. Streets within mobile home parks need not be dedicated as public rights-of-way. If such streets are dedicated as public rights-of-way, they may be vacated according to law in the event that a mobile home park is discontinued.

O. Pedestrian crosswalks not less than 10 feet wide may be required in blocks longer than 330 feet when deemed essential to provide reasonable circulation or access to schools, playgrounds, shopping centers, convenience establishments, service buildings or other community facilities. (Ord. 2005-22 § 2, 2005. 2004 Code § 19.10.060.)

19.12.070 Water and sewerage.

All mobile homes in mobile home parks shall be connected to water and sewerage systems approved by the State Health Department before they are occupied. (Ord. 2016-40 § 95, 2016; Ord. 2005-22 § 2, 2005. 2004 Code § 19.10.070.)

19.12.080 Access.

Each space shall be directly accessible from an internal street without the necessity of crossing any other space. Direct access from public streets shall be discouraged. (Ord. 2005-22 § 2, 2005. 2004 Code § 19.10.080.)

19.12.090 Convenience establishments.

Convenience establishments of a commercial nature, including stores, coin-operated laundry and dry cleaning establishments and laundry and dry cleaning agencies, beauty shops and barber shops may be permitted in mobile home parks subject to the following restrictions:

A. Such establishments and the parking areas primarily related to their operations shall not occupy more than 10 percent of the area of the park;

B. Such establishments shall be located, designed and intended to serve frequent trade or service needs of persons residing in the park and shall present no visible evidence of their commercial character from any portion of any residential district outside the park;

C. Such convenience areas shall be considered accessory uses to the principle use of mobile homes, may be permitted without a zoning change and shall be discontinued if the mobile home park is discontinued. (Ord. 2005-22 § 2, 2005. 2004 Code § 19.10.090.)

19.12.100 Construction standards and responsibility.

Additions and other structures added to a mobile home located in a mobile home park shall not exceed the width or length of the mobile home to which they are added. Such additions shall not exceed the height of the mobile home by more than six inches. They shall observe the spacing and offset requirements for mobile homes in FNSBC 19.12.040(B) and (C). Complete responsibility for activities and uses embraced by this chapter and construction within a mobile home park shall rest with the owner of such park. (Ord. 2016-40 § 96, 2016; Ord. 2005-22 § 2, 2005. 2004 Code § 19.10.100.)

19.12.110 Campers and travel trailers.

Occupied campers and travel trailers shall be placed in an area segregated from the permanent spaces occupied by mobile homes. The occupancy standards of this chapter, the requirements for hookup to utilities systems, and the space requirements of this chapter do not apply to occupied campers and travel trailers. A service building approved by the State Health Department shall be required. Such service buildings shall contain toilet facilities and water supply as approved by the State Health Department. (Ord. 2016-40 § 97, 2016; Ord. 2005-22 § 2, 2005. 2004 Code § 19.10.110.)

19.12.120 Garbage.

Adequate arrangements shall be made for the removal of garbage and refuse on a weekly or more often basis as required by health and the comfort of the occupants of the mobile home park. (Ord. 2005-22 § 2, 2005. 2004 Code § 19.10.120.)

19.12.130 Fuel.

Butane, propane or L.P. gas supply bottles and cylinders shall be securely anchored to a permanent and stable holding structure, or secured by heavy straps or chains to the mobile home. (Ord. 2005-22 § 2, 2005. 2004 Code § 19.10.130.)

19.12.140 Exception.

Applicants may seek relief from the design standards of this chapter through appeal to the borough planning commission. Design standards contained in this chapter may be waived when circumstances of topography, adjacent street layout, peculiar land ownership, soil conditions or similar situations dictate the prudence of such variance. (Ord. 2005-22 § 2, 2005. 2004 Code § 19.10.140.)

19.12.150 Existing mobile home parks.

A. Any mobile home park in existence on August 28, 1969, may continue to operate, although nonconforming to the requirements of this chapter, within the area and to the extent that it is operating, or designed to operate.

B. Such existing mobile home parks shall be required to have a permit under FNSBC 19.12.020, and such existing mobile home parks shall conform to the health requirements of Fairbanks North Star Borough and/or the State Health Department under FNSBC 19.12.010. (Ord. 2016-40 § 98, 2016; Ord. 2005-22 § 2, 2005. 2004 Code § 19.10.150.)

19.12.160 Penalty for violations.

The owner or agent of land within the Fairbanks North Star Borough who constructs or operates a mobile home park in violation of this chapter and the regulations and statutes administered by the Fairbanks North Star Borough and/or the state of Alaska is guilty of a violation and, upon conviction, is punishable by a fine of $1,000. Each day that a park is operated in violation shall be deemed a separate and distinct violation. (Ord. 2013-65 § 23, 2013; Ord. 2005-22 § 2, 2005. 2004 Code § 19.10.160.)