§ 6. Site planning.
A.
General considerations.
1.
Objective . Site planning and improvements shall provide for the facilities and amenities appropriate to the needs of the occupants for safe, comfortable and sanitary use by the occupants under all weather conditions, and for practical and efficient operation and maintenance of all facilities. The site, including mobile home lots, structures and all site improvements shall be harmoniously and efficiently organized in relation to topography, the shape of the site, and the shape, size and position of structures and common facilities and with full regard to use, appearance and livability.
2.
Protection from adverse influences . Adequate protection shall be provided against any undesirable off-site views or any adverse influence from adjoining and access.
B.
Park street, walks and parking.
1.
Park street layout. The park street layout shall be devised for the most advantageous development of the land. Park streets shall provide access to the mobile home lots or other sites. The street system shall provide convenient circulation by means of properly located streets. Closed-end streets (cul-de-sacs) shall be no longer than 600 feet and shall be provided at the closed end with a vehicular turn-a-round [turnaround]
2.
Alignment and gradient . Park streets shall be adopted to the topography and shall have suitable alignment and gradient for safety of traffic, satisfactory surface [water] and groundwater drainage, and proper functioning of sanitary and storm sewer systems.
3.
Intersections. Park street intersections shall be at right angles or nearly so. Where, for topographic or other reasons, an intersection cannot be at right angles, the intersection shall be so designed as to insure safety. Street jogs with centerline offsets less than 125 feet shall be avoided.
4.
Pavement widths . Pavements shall be of adequate widths to accommodate the contemplated traffic load. The minimum widths of pavements shall be:
Street: 22 feet, back of curb to back of curb, at least 18 feet of rolling surface.
Street cul-de-sac: 80 feet in diameter.
Walk: three feet.
5.
Common walks . Common walks shall be provided where pedestrian traffic is concentrated and where necessary for convenient access to recreation areas, service buildings and other community use facilities. They should be located preferably through interior areas removed from the vicinity of streets. Walks shall be at least three feet wide.
6.
Individual walks . Individual walks to each mobile home stand shall be provided from a common walk or paved street or from a paved drive-way or parking space or area connecting to a paved street. Individual walks shall be at least 1½ feet wide.
7.
Car parking . Off-street parking shall be provided. Provided, however, that required off-street parking may be located either on the mobile home lot or within 200 feet of such lot. The park streets of the mobile home park shall not be considered to answer the requirement for off-street spaces.
C.
Blocks and mobile home lots.
1.
Sign and shape of blocks. The lengths, widths and shapes of blocks shall be determined with consideration of the limitations and opportunities of topography, the provision of the mobile home lots and the need for convenient access, circulation, control of and safety from traffic. In general, block lengths shall not exceed 800 feet and block lengths shall not be less than 300 feet. Common walks shall be provided across blocks longer than 300 feet.
2.
Size and shape of mobile home lots. The size, depth, shape and orientation of mobile home lots and the minimum building setback lines shall be appropriate to the location of the mobile home park and to the type of development and use contemplated. Mobile home lots shall be laid out at such angle with the street as to provide for placing of mobile homes to the best advantage.
3.
Minimum width and area. Mobile home lots shall be at least 40 feet wide or the building setback line and shall contain at least 4,000 square feet.
4.
Setbacks (yards). Mobile homes shall be placed no closer than ten feet to any park street or to any park property line and no closer than five feet to any mobile home lot line.
5.
Spacing of mobile homes. Mobile homes shall be placed not less than 20 feet from any other mobile home. Mobile homes or their appendages shall not be placed over sewer main lines.
6.
Lot coverage. The minimum lot coverage by the mobile home shall be 35 percent. An unenclosed patio shall not be considered a part of the structure for the purpose of calculating lot coverage.
D.
Public spaces and facilities.
1.
Recreation areas. Not less than eight percent of the gross site area shall be devoted to recreational facilities, generally provided in a central location or, in the larger parks, decentralized. Recreation area includes space for community building and community use facilities, such as guest parking, adult recreation and child play areas, swimming pools, utilities and drying yards.
2.
Utility easements. Where easements are required for public utilities, they shall be at least 12 feet wide. The width of easements shall be increased, or they shall be extended, where necessary, to provide for utility pole bracing or other construction. No new easement for utilities shall be platted.
3.
Drainage easements. Easements for watercourses, drainageways or streams shall conform essentially with the lines of such watercourses and shall have such further width or construction, or both, as will be adequate for maintenance.
4.
Service buildings. One or more service buildings shall be provided at such locations as to be reasonably accessible to residents of the park. Service buildings shall include space and separation for a park manager's office, storage of maintenance equipment and supplies, recreation management and adequate individual storage compartments for each lot in the mobile home park.
E.
Types of mobile homes permitted.
1.
Only class "A" or "B" mobile homes are permitted in mobile home parks as these structures are defined in the zoning chapter of the Code of Ordinances for the Town of Ball, Louisiana.
2.
Within existing mobile home parks, a mobile home of a lower classification may be replaced by a mobile home of a higher classification, provided all other requirements of this chapter are met.
(Ord. No. 146-B-99, § 6, 1-5-2000)