§ 18.2.4. Site conditions, streets, parking and utilities.

A.

The condition of soil, groundwater level, drainage and topography within a manufactured home park must not create hazards to the property, health or safety of manufactured home park occupants.

B.

The site of a manufactured home park must not be exposed to health and safety hazards, such as objectionable smoke, noxious odors, unusual noise, sudden flooding, subsidence or erosion or the probability of insect or rodent infestation.

C.

The entire ground surface within the manufactured home park must be graded and equipped to provide diversion of water away from buildings, patios and manufactured home stands; prevent standing water and soil saturation, which would be detrimental to structures; and provide adequate and safe surface drainage.

D.

To prevent soil erosion and unusual and objectionable dust, exposed ground surfaces within a manufactured home park, except planting beds and areas preserved in their natural state for scenic reasons, must be paved. They must also be surfaced with gravel, crushed rock, or similar material or planted in a vegetative growth capable of preventing erosion and dust.

E.

Storage facilities for vehicles, boats and recreational vehicles (other than private passenger vehicles) must be designed in a way that obscures a view of the facilities from property adjoining the manufactured home park or from public roads.

F.

A manufactured home park must be serviced by a private street system constructed and maintained in compliance with this Code and provide safe and convenient access from abutting public streets or roads to all manufactured home spaces.

G.

The alignment and grade of all streets must be properly adapted to the topography of the manufactured home park and provide safety of traffic movement, satisfactory surface and groundwater drainage and the proper functioning of sanitary and storm sewer systems.

H.

All streets must be hard-surfaced, curbed and guttered and constructed at least to the standards in the Larimer County Road Standards included in the technical supplement to the Code.

I.

The paved surface of streets, excluding curb and gutter, must be of adequate width to accommodate anticipated traffic within the manufactured home park and meet these requirements:

1.

Access streets and collector streets with parallel parking on both sides must be at least 36 feet wide.

2.

All other service streets and cul-de-sac streets with parallel parking on both sides must be at least 34 feet wide.

3.

Streets designated as one-way streets with parallel parking on both sides must be at least 30 feet wide.

4.

Where parking is prohibited on one or both sides of a street, the applicable minimum width is reduced seven feet for each side where parking is prohibited.

5.

Where pedestrian walkways are provided on one or both sides of a street, the applicable minimum width is reduced two feet.

J.

Culs-de-sac must be a minimum of 80 feet in diameter and serve access to no more than 20 manufactured home spaces.

K.

Cul-de-sac streets must not exceed 500 feet.

L.

Minimum and maximum grades on all streets within a manufactured home park are:

1.

Access streets—12 percent maximum in a maximum distance of 150 feet.

2.

Service streets—8 percent maximum

3.

All streets—0.5 percent minimum.

M.

Street intersections must generally be at right angles. For a distance of 75 feet from the point of intersection and along the centerlines of intersecting streets, a right angle must be maintained as nearly as possible taking into account topography and the manufactured home park design.

N.

Where the centerlines of intersecting streets are offset to form a jog, the minimum distance between the points of intersection of the centerlines of the offset intersecting streets must be 100 feet.

O.

All service access roads and pedestrian walkways serving more than two manufactured home spaces must be lighted for safe movement of vehicles and pedestrians at night with a minimum illumination of 0.3 footcandles. Exterior lighting equipment containing 25-watt lamps and spaced at minimum intervals of 100 feet along streets and pedestrian walkways satisfy the requirements of this section.

P.

A ratio of three automobile parking spaces (of at least 200 square feet each) for every two manufactured home spaces must be maintained within the manufactured home park.

Q.

Utility lines and equipment must be located and constructed in conformity with good engineering and construction practices and comply with all federal, state and local laws, ordinances or codes. They must also comply with reasonable requirements of utility companies providing services to the manufactured home park.

R.

A minimum separation of three feet measured horizontally and six inches measured vertically must be maintained between all underground utility lines unless utility providers have agreed to the joint use of a single trench for locating utility lines. However, underground gas lines must always be located in a separate trench and the minimum separation maintained from all other utility lines.

S.

No manufactured home or other structure can be located nearer than three feet measured horizontally from any gas main line.

T.

All utility easements must be at least ten feet wide and provide convenient ingress and egress for construction, maintenance vehicles and equipment.

U.

Utilities must be installed underground in all manufactured home parks constructed after the effective date of this Code.