Chapter 161 MOBILE HOME PARKS

Unless the context clearly requires otherwise, the words and phrases set forth have the meaning set forth when used in this chapter.
“Building officer.” The zoning and building code officer, representing the city of Wilmington.
“Dependent trailer coach” or “dependent mobile home.” A trailer coach or mobile home which does not have a toilet and bath or shower facilities. The mobile home park, as defined, excludes the dependent trailer coach or dependent mobile home from the mobile home park.
“Health authority.” The Will County Health Department.
“Independent mobile home.” A trailer coach or mobile home with self-contained toilet and bath or shower with provisions for connection to sewer and water riser pipes as defined in this chapter.
“Mobile home.” A structure designed for permanent habitation and so constructed as to permit its transport on wheels, temporarily or permanently attached to its frame, from the place of its construction to the location, or subsequent locations, at which it is intended to be a permanent home and designed to permit the occupancy thereof as a dwelling place for one or more persons.
“Mobile home park.” An area of land upon which two or more occupied independent mobile homes are harbored, either free of charge or for revenue purposes, and shall include any building, structure, tent, or enclosure used or intended for use as part of the equipment or facilities of such mobile home park.
“Mobile home space or mobile home lots.” Any portion of a mobile home park designated for the use or occupancy of one mobile home.
“Zoning board.” The board of zoning appeals of the city of Wilmington. (Ord. 1069, passed 6-20-89)

(A) No person, firm or corporation shall construct, establish, maintain, conduct, or operate a mobile home park after the effective date of the ordinance codified in this chapter without first obtaining a license therefor. Such license shall be issued for one year and shall expire at 11:59 p.m., on January 1 of each year. As herein provided, the license shall be renewed from year to year upon:
(1) An inspection of each unit in the park by the building officer; and
(2) Payment of the annual inspection fee based on the number of units in the park; and
(3) Payment of the annual license fee.
(B) This chapter shall not apply to any trailer coach used as a travel trailer located in an overnight camp site as defined in the Wilmington zoning ordinance, the patrons of which have other permanent residences. (Ord. 1323, passed 12-21-99) Penalty, see Section 161.99

In order to obtain a permit to construct, alter, or change, or an original license to operate a mobile home park, the applicant shall file with the building officer a written application on form setting forth:
(A) The full name and address of the applicant or applicants, or names and addresses of the partners if the applicant is a partnership, or the names and addresses of the officers if the applicant is a corporation and the present or last occupation of the applicant at the time of the filing of the application.
(B) The location and legal description of the tract of land upon which it is proposed to operate and maintain a mobile home park.
(C) The proposed and existing facilities in the park for water supply, sewage, garbage and solid waste disposal, and fire protection.
(D) The proposed method of lighting structures and land upon which the park is located.
(E) The plot plans of the park drawn on a scale of 100 feet to one inch, building plans and specifications for existing buildings and facilities, or the proposed alterations in existing facilities, all showing compliance with the provisions of this chapter; the plot plans shall contain among other things, the following:
(1) The date on which such plot plans were prepared.
(2) An arrow indicating north.
(3) All mobile home sites properly numbered on plot plans.
(4) Complete information regarding storm sewers.
(5) Stormwater run-off shown on a separate plan.
(6) Contour lines at two foot intervals shown on a separate plan and United States Geological Survey data used for the preparation of such plan.
(7) Grades of driveways and all ditches shown on a separate plan.
(8) All maps and plans signed by and bearing the seal of an Illinois registered professional engineer.
(F) A statement of the fire fighting facilities, public or private, which are available to the mobile home park.
An affidavit as to the truth of the matters contained in the application shall be attached thereto. Where a permit to construct as well as an original license to operate is sought by the applicant, request therefor shall be made in the same application. Each application for a permit to construct or for an original license shall be accompanied by an application fee in accordance with the building permit fees and shall be paid to the building officer and shall not be refunded, providing the license is issued. (Ord. 1069, passed 6-20-89) Penalty, see Section 161.99

(A) The building officer shall examine the application for a permit to construct or an application for a license to operate and maintain a mobile home park, and the building officer shall, if the park is or the proposed mobile home park will be in conformity with this chapter as determined by the zoning and subdivision committee, issue a permit to construct or an original license, as the case may be.
(B) If the application for permit to construct or license to operate and maintain is declined, the building officer shall give the reasons therefor in writing to the applicant; and if the objections can be corrected, the applicant may amend his application and resubmit it for approval.
(C) If a permit to construct a mobile home park has been issued, the applicant shall, upon completion thereof, notify the building officer.
(D) The building officer shall then inspect the mobile home park and, if completion is in accordance with the accepted application, he shall issue a license to operate and maintain said mobile home park.
(E) Such a permit does not relieve the applicant from complying with the zoning ordinance, the building code, and the sewage treatment and disposal ordinance.
(F) A permit to construct, alter or change, or a license to operate and maintain or the yearly renewal of a license to operate and maintain such mobile home park shall not be issued by the building officer until he has the approval of the health authority in writing, as it pertains to the disposal of sewage, water supply and system, garbage and solid waste storage and final disposal, and any other health related facilities or conditions at the mobile home park site and there is compliance with the provisions of Chapter 111 1/2 of Ill Rev. Stat., and any state administrative code in connection therewith regarding mobile homes. (Ord. 1069, passed 6-20-89; Am. Ord. 1323, passed 12-21-99) Penalty, see Section 161.99

Each mobile home park permit holder shall secure an annual license on or before May 1, following the date on which the construction permit is issued. Application for the annual license shall be made on forms supplied by the building officer. Mobile home parks existing on the effective date of the ordinance codified in this chapter shall be required to comply with all provisions of paragraph (E)(8) of Section 161.06, and such compliance shall be made before the next license renewal date, after the effective date of the ordinance codified in this chapter. (Ord. 1069, passed 6-20-89) Penalty, see Section 161.99

(A) During construction, alteration or change, operation, and upon application for renewal of annual license, each mobile home park shall be inspected by the building officer and health authority to determine compliance with the provision of the construction permit, the annual license and the provisions of this chapter. Any violation of this chapter shall be a misdemeanor and subject to revocation of license plus fine and imprisonment. Revocation requires a new construction permit and inspection to determine compliance with the permit and this chapter before the mobile home park may be occupied.
(B) Any mobile home park must vacate all mobile homes from the park on revocation of license or permit. No mobile home may be returned to a mobile home park before a new construction permit is issued by the building officer. Applications for this new construction permit will be on forms obtained from the building officer. (Ord. 1323, passed 12-21-99) Penalty, see Section 161.99

(A) In the event the licensee of a mobile home park wishes to add-on or make any changes whatsoever in the mobile home park as covered by the construction permit or license, including replacement of a mobile home unit, a new application for construction permit is required.
(B) The building officer shall not issue a construction permit to make any alterations, modifications, add-ons or changes whatsoever in the mobile home park, including replacement of a mobile home unit, until an approval of the health authority has been obtained in writing. (Ord. 1323, passed 12-21-99) Penalty, see Section 161.99

(A) The annual license fee shall be $50 payable in advance with the application.
(B) The annual inspection fee shall be $25 per unit payable in advance with the application, commencing one year after the original license is issued, or January 1, whichever may occur first. The fee shall be calculated based upon the number of units in the park. The fee shall be payable annually, at the time of application for license renewal, and such fee shall be used by the building officer to inspect each unit for compliance with this chapter. (Ord. 1323, passed 12-21-99) Penalty, see Section 161.99

(A) Any license granted hereunder shall be subject to revocation or suspension by the building officer. However, the building officer shall first serve or cause to be served, upon the licensee, a written notice in which shall be specified the way or ways in which such licensee has failed to comply with this chapter.
(B) Said notice shall require the licensee to remove or abate such nuisance, unsanitary or objectionable condition specified in such notice within a reasonable time, the building officer may take such action to cause revocation or suspension of such license. (Ord. 1069, passed 6-20-89) Penalty, see Section 161.99

(A) No person, firm or corporation shall construct a mobile home park without first obtaining a permit from the building officer. Each permit to construct, each license to operate, and each permit to make alterations therein shall be prominently displayed in the office of the mobile home park for which the same was issued. Each permit or license shall apply only to the premises described in the application and in the license which has been issued thereon, and only one location shall be so described in each license. A license which has been issued to a person, firm or corporation, may not be transferred without the written consent where the provisions of this chapter have been met. A license which has been issued for a particular premises may not be removed or made to apply to any other premises.
(B) Except as provided in Sections 161.40 and 161.62 every mobile home park licensed or to be constructed under the provisions of this chapter shall comply with the provisions set in Sections 161.21 through 161.38. (Ord. 1069, passed 6-20-89) Penalty, see Section 161.99

That part of an individual lot reserved for the placement of the mobile home shall be called the mobile home stand and shall conform to the following standards.
(A) Placements. The mobile home stand shall be so placed as to provide for the practical placement on the site of both the mobile home and its appurtenant structures and the retention of the mobile home on the site in a stable condition and in satisfactory relationship to its surroundings.
(B) Size. The size of the mobile home stand shall be suitable for the mobile home to be served by the individual park and suitable to fit the dimensions of the mobile home anticipated, including mobile home appurtenant structures or appurtenances.
(C) Location. The location of each mobile home stand shall be at such elevation, distance and angle in relation to the access street and the mobile home lot driveway that placement and removal of the mobile home is practical.
(D) Construction. Concrete slab or concrete runways or piers on foundation.
(E) Gradient. There shall be a minimum of two percent longitudinal and adequate crown or cross-gradient and surface drainage.
(F) Base Enclosure. All mobile homes which are placed on piers shall have the entire perimeter enclosed. The enclosure shall be of a material approved by the city. Panels manufactured specifically for mobile home enclosures shall be considered to meet these requirements. (Ord. 1069, passed 6-20-89) Penalty, see Section 161.99

(A) The distance from the line or corner of the mobile home stand to a private street, a common driveway, a common parking area, a common walk, or other common area shall be 15 feet minimum. Patios, mobile home appurtenances, carports, garages and individual storage facilities shall not be included in the determination of yard width.
(B) No mobile home shall be placed a lesser distance from the mobile home park boundary than 15 feet.
(C) The distance from the line or corner of the mobile home stand to a public street shall be not less than 30 feet. Patios, garages, mobile home appurtenances, carports and individual storage facilities shall not be included in the determination of widths. (Ord. 1069, passed 6-20-89) Penalty, see Section 161.99

Every mobile home site shall be clearly defined on the ground by permanent markers. There shall be posted and maintained in a conspicuous place on each site a number corresponding to the number of each site as shown on the plot plan submitted, as required by this chapter, so that each lot may be easily identified. Each mobile home site shall have provided thereon a patio and adequate storage conforming to the following specifications.
(A) Patio. Each mobile home site shall provide an appropriate outdoor living space to supplement the interior living space of a mobile home.
(1) Size. The minimum size of each mobile home patio shall be 180 square feet.
(2) Location. Every patio location shall be convenient to the entrance of the mobile home, appropriately related to open areas of the site and other facilities, fitted to terrain and natural features and related to the anticipated mobile home models.
(3) Elevation. Where practical, the patio shall be at an elevation at least as high as the elevation of its mobile home stand. Where topographical conditions permit, the patio and adjoining yard area on the entry side of the mobile home may be as much as 2 feet higher than the mobile home stand in order that the level of the patio and outdoor living area will be close to the floor of an in-place mobile home. The grade difference between the patio and stand may be taken up by a retaining wall, by cribbing or by an earth slope. Where the patio is higher than the mobile home stand, adequate surface drainage of the mobile home stand shall be provided across the other side or ends of the stand.
(4) Construction. Any subgrading shall be well drained, uniformly graded and compacted. Construction shall provide a useful outdoor surface constructed or formed either monolithically or in movable units with weather resistant materials placed sufficiently close together to create a paved area or with treated lumber.
(B) Tenant storage. Storage facilities shall be provided on or conveniently near each mobile home site for the active storage of outdoor equipment, furniture or tools, and for the inactive storage of such other materials as are used only seasonally or infrequently by the typical tenant and which cannot be conveniently stored in a typical mobile home. There shall be a minimum of 90 cubic feet provided for general storage for each mobile home site. Storage facilities shall be provided on the site, in a garage on the site or in compounds located within a reasonable distance, but not more than 500 feet from the perimeter of the mobile home park. Storage facilities shall be designed in a manner that will enhance the appearance of the park and shall be constructed of suitable weather resistant materials appropriate for the use and maintenance contemplated. (Ord. 1069, passed 6-20-89) Penalty, see Section 161.99

(A) The construction of all private streets shall conform to the requirements of the urban standards of the subdivision regulations of the city.
(B) For all private streets provided within the mobile home park a right-of-way width of 50 feet shall be required. A minimum of 24 feet in width of pavement, back-to-back of curbs, shall be provided in the center of such right-of-way. All private streets shall have unobstructed access to a public street or highway.
All arterial streets constructed in connection with a mobile home park, no matter where the park may be located within the city shall be designed and laid out in accordance with the urban subdivision provision of the subdivision regulations of the city, except as may be modified by this chapter. The location of all streets, arterial or private within the park, shall be subject to the approval of the building officer.
(1) Walks are optional at the discretion of the park operator, but if provided shall be safe, convenient, all season and of adequate width for intended use, durable and convenient to maintain. If provided:
(a) Width, alignment and gradient of walks shall be appropriate for safety, convenience and appearance, and shall be suitable for use by pedestrians.
(b) Walks shall be constructed of concrete. Widths shall be at least four feet for common walks. Private walks on mobile home sites shall be two feet minimum width. Sudden changes in alignment and gradient shall be avoided. Required walks are not to be used as drainage ways.
(2) Parking spaces. Required parking spaces shall include 2 car spaces on each mobile home site and parking may be in tandems. Each such parking space shall be not less than 10 feet wide and 20 feet deep, and shall be off-street parking. (Ord. 1069, passed 6-20-89) Penalty, see Section 161.99

(A) An adequate supply of water of safe, sanitary quality, approved by the health authority shall be furnished in each mobile home park. The water supply system of the park must be connected to a public water supply if one is located within 1,000 feet of a mobile home park and otherwise accessible. When a public water supply is not located within 1,000 feet of a mobile home park then a public water supply and system shall be provided at the park site which complies with the requirements of the Illinois public water supply control law and the rules and regulations of the Illinois Environmental Protection Agency. In addition, the park water supply and system shall comply with the requirements of the Illinois Trailer Coach Park Control Law and the Illinois Department of Public Health Rules and Regulations for Trailer Coach Parks.
(B) The park water supply and system shall be provided with sufficient storage and a rate of pumpage to deliver at least 37 pounds pressure at all times. Each mobile home site shall be provided with a cold water riser located at least four inches above ground level. Each such riser shall be located within or at the edge of the mobile home site which it supplies and each such riser shall have at least 37 pounds of pressure at all times. (Ord. 1069, passed 6-20-89) Penalty, see Section 161.99

(A) All sewage and other water-carried waste designated as sewage shall be disposed of into a public sewerage system.
(B) When a water carriage system of sewage is used, each mobile home site shall be provided with a sewer connection for the combined liquid waste outlet or outlets of each mobile home It shall be the duty of the owner or operator to make such connections rand keep all occupied mobile homes connected to said sewer while located in a mobile home park. Sewer connections in unoccupied mobile home sites shall be so closed that they will emit no odors or cause a breeding place for flies. No water or waste shall be allowed to fall on the ground from a mobile home. All sewerage shall comply with the Illinois Plumbing Code. (Ord. 1069, passed 6-20-89) Penalty, see Section 161.99

(A) If common garbage containers are provided, a sufficient number of adequate fly proof and water tight containers shall be supplied for the storage of garbage. Garbage containers shall be emptied at least twice weekly and shall not be filled to overflowing or allowed to become foul smelling or a breeding place for flies. Garbage and rubbish shall be disposed of in a manner which creates neither a nuisance nor a menace to health and which is approved by the health authority.
(B) Adequate insect and rodent control measures shall be employed. All buildings shall be fly and rodent proof, and rodent harborage shall not be permitted to exist in the park. (Ord. 1069, passed 6-20-89) Penalty, see Section 161.99

Other than a wood deck, carport, garage, and storage building, no permanent or semi-permanent structure shall be affixed to any mobile home nor shall any accessory structure be permitted on any mobile home site. The prohibition herein against any addition or accessory to a mobile home shall not apply to a canopy or awning designed for use with a mobile home, nor to any expansion unit or accessory structure specifically manufactured for mobile homes, including a garage and carport. The site coverage of a mobile home, together with any expansion or accessory structure permitted thereto by this chapter shall not exceed 50% of the total mobile home site area. (Ord. 1069, passed 6-20-89) Penalty, see Section 161.99

For the purposes of this chapter, the following shall not be considered as obstructions when located in the sites indicated.
(A) In any site chimneys, overhanging roof eaves, open terraces and awnings adjoining the mobile home if they do not exceed 10 percent of the depth of the site and ornamental light standards and flagpoles, fences, trees and shrubs, except that on corner lots, fences, trees and shrubs shall not be higher than 30 inches above the center line grade of the intersection of any two street lines.
(B) In front yards no other construction shall be permitted. (Ord. 1069, passed 6-20-89) Penalty, see Section 161.99

(A) Fire protection facilities shall be available at all mobile home sites and all patrons of the mobile home park shall be informed by the operator of the park of the placement and use of existing fire fighting equipment. All equipment shall be contained in an appropriate box, painted red, or its equal and readily distinguishable as fire fighting equipment.
(B) Two ABC dry chemical extinguishers of a type approved by the State Fire Marshal for use at mobile home parks shall be placed at locations within 200 feet of each individual mobile home lot.
Each fire extinguisher shall be periodically examined, at least every six months, and kept at all times in a condition for use.
(C) Fire hydrants shall be located not more than 300 feet from any mobile home lot and shall comply with local-standard fire department specifications. (Ord. 1069, passed 6-20-89) Penalty, see Section 161.99

(A) All mobile home parks and mobile home subdivisions located in floodplain shall file evacuation plans indicating vehicular access and escape routes, including mobile home hauler routes, with the city ESDA and building officer.
(B) All mobile homes to be placed on a site located in a floodplain shall have the lowest floor elevated one foot above the flood protection elevation. Such mobile homes shall be placed to prevent the flotation, collapse, or lateral movement of the structure due to flooding. Adequate access and drainage must be provided. Such mobile homes shall be anchored according to the following specifications:
(1) Over-the-top ties shall be provided at each of the four corners of the mobile home, with two additional ties per side at intermediate locations, and mobile homes less than 50 feet long shall require one additional tie per side.
(2) Frame ties shall be provided at each corner of the mobile home with five additional ties per side at intermediate points, and mobile homes less than 50 feet long shall require four additional ties per side.
(3) All components of the anchoring system shall be capable of carrying 4,800 pounds.
(4) Any additions to the mobile home shall be similarly anchored. (Ord. 1069, passed 6-20-89) Penalty, see Section 161.99

Any person refused a permit to construct or alter a mobile home park of a licensee, or whose license is suspended or revoked shall have the right to a hearing before the zoning board, which shall have full power to conduct such hearing, issue subpoenas, administrate oaths and affirmations and all other powers necessary to such hearing.
(A) All hearings shall be open to the public.
(B) The zoning board shall keep minutes of the proceedings showing their determination and shall also keep records of their other official actions.
(C) In the performance of its duties under the provisions of this chapter, the zoning board may incur such expenditures as shall be authorized by the city council.
(D) The zoning board shall adopt its own rules of procedure not in conflict with this chapter.
(E) No hearing shall be held before the zoning board until notice of the time and place of the hearing have been published in a newspaper of general circulation in the city at least 15 days prior to the hearing date, said notice to contain the particular location of the mobile home park and a brief statement as to the reason the hearing is being held.
(F) The decision of the zoning board is final and subject to review under the Administrative Review Act of the state of Illinois. (Ord. 1069, passed 6-20-89) Penalty, see Section 161.99

All mobile home parks existing on the effective date of the ordinance codified in this chapter shall not be subject to the provisions of Sections 161.21 through 161.38 of this chapter, except to the extent the existing park meets such requirements. Any enlargement, add-on, or change whatsoever in the existing mobile home park, including replacement of a mobile home unit, shall then require such park to comply with the provisions of Sections 161.21 through 161.38. In any event, this chapter shall not be construed as waiving or relieving an existing mobile home park from meeting the minimum requirements of the Mobile Home Park Act and the provisions of the Illinois Administrative Code enacted in connection therewith. (Ord. 1323, passed 12-21-99) Penalty, see Section 161.99

Any person, firm or corporation violating any provision in this title, for which another penalty is not provided, shall for a first conviction be fined not less than $25 nor more than $750, for a second conviction within one year thereafter, the person, firm or corporation shall be fined not less than $100 nor more than $750 and for a third or subsequent conviction within one year after the first conviction, the person, firm or corporation shall be fined not less than $250 nor more than $750. A separate offense shall be deemed committed on each day during or which a violation occurs or continues. (Ord. 1069, passed 6-20-89; Ord. 1574, passed 7-15-03)