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11-11-1996 (Zoning Board of Adjustment) Agenda Packet Att4"-9 AGENDA ZONING BOARD OF ADJUSTMENTS WYLIE MUNICIPAL COMPLEX November 11 , 1996 7:00 pm CALL TO ORDER ACTION ITEMS 1. Consider approval of the Minutes of the October 21, 1996 Called Business Meeting. PUBLIC HEARING 1. Hold Public Hearing to consider an appeal from Holigan Family Investments, Inc. For a variance(s) to the mobile home regulations of the Wylie Zoning Ordinance. The Community Development Department has recommended denial of the Preliminary Plat as submitted by Holigan Family Investments Inc. because of issues dealing with lot size, required sidewalks and covered parking. The property proposed for this Mobile Home development is located at FM 544 and Vinson Road and further described as a 34.53 acre tract of land out of the Elisha M. Price Survey, Abstract 1114. DISCUSSION 1. Discuss meeting times/days and attendance. ADJOURNMENT Posted November 8, 1996 @ 5:00 p.m. THE WYLIE MUNICIPAL COMPLEX IS WHEELCHAIR ACCESSIBLE. SIGN INTERPRETATION OR OTHER SPECIAL ASSISTANCE FOR DISABLED ATTENDEES MUST BE REQUESTED 48 HOURS IN ADVANCE BY CONTACTING THE CITY SECRETARY'S OFFICE AT 442-8100 OR TDD AT 442-8170. /lb Zoning Board of Adjustments Commission #1 Action Item Re: Approval of the Minutes from the October 21, 1996, CalledBusiness Meeting November 11, 1996 Consider approval of the Minutes from the October 21, 1996 Called Business Meeting. Note any changes or additions which need to be made. Zoning Board of Adjustments MINUTES The Board of Adjustments Commission met in a Called Business Meeting on October 21, 1996, at 7:05 p.m. in the Council Chambers of the Wylie Municipal Complex, located at 2000 Hwy. 78 North, Wylie, Texas 75098. A quorum was present and a notice was posted in the time and manner required by law. COMMISSION MEMBERS PRESENT: James Smith, Ray Capley, Emily Hartwig, Gerald Clark, Denise Mays (alternate) and Ken Ryburn (alternate). ABSENT: Marilyn Herrera - excused. STAFF MEMBERS PRESENT: Director of Community Development- Mike Phillips, Planner- Kelley Shaw and Secretary - Rebecca Rogers. SWEAR IN NEW MEMBERS AND ELECT OFFICERS New members were sworn in prior to the start of the meeting. Gerald Clark was nominated for Chairman by Ray Capley, seconded by Emily Hartwig. Motion passed, all in favor (6). James Smith was nominated for Vice-Chairman by Ray Capley, seconded by Emily Hartwig. Ray Capley was nominated for Vice-Chairman by James Smith, seconded by Emily Hartwig. Tie vote (3-3), Ray Capley declined nomination. James Smith elected new Vice-Chairman. ACTION ITEMS ITEM NO. 1: Consider approval of the Minutes of the April 8, 1996 Regular Business Meeting. A motion was made by Ray Capley and seconded by James Smith to approve the Minutes as written. Motion was passed, all in favor - 5 votes. PUBLIC HEARING ITEM NO. 1: Hold a Public Hearing and consider an appeal from Prima Care for a variance in regards to the decision of the Building Official denying a permit for a wall sign that exceeds the maximum allowable forty (40) square feet wall coverage as per adopted sign regulations. Prima Care is located at 791 Highway 78 South, Wylie, Texas. Chairman Clark opened the Public Hearing. Elizabeth Sanborn, 108 Grace Lane, Terrell, Texas, spoke on the behalf of Sign Art and Prima Care. Ms. Sanborn stated that due to the surrounding terrain, the setback from the road, the type of facility (emergency) and that the location was not a historical site, Sign Art and Prima Care were requesting a larger sign than allowed by ordinance. The sign proposed is 6' x 23' (139 sq. ft.) and the ordinance states "Wall signs shall not exceed forty (40) sq. ft. or the product of two (2) times the lineal footage of the wall area available to such signs or store frontage for which signs are intended, whichever is lesser." Multiply the lineal footage (145 ft.) times two which is 290 ft. Sign Art is only asking for 139 sq. Ft. Wylie has allowed larger signs such as Brookshires, Eckerd's and the Big A Auto Parts. Discussion followed regarding grandfathered signs, possible use of existing monument sign, pole sign, etc. The sign would be replacing the existing sign for Dr. Trimble. This would be the only sign marking the building. Yvonne Upton, Director of Operations for Prima Care, stated that the sign they want to use is the standard sign for all Prima Care facilities. It provides great visibility for the public. Ms. Upton stated that Prima Care would probably not do the monument sign because the wall sign would provide the needed visibility. Chairman Clark asked if any notifications were returned, 4 mailed out - none returned. Chairman Clark closed the Public Hearing and designated Denise Mays as the voting alternate. Mr. Capley questioned the request for sign variance which stated Prima Care was requesting an increase of 18.75 sq. ft. and are now requesting a sign that is 139 sq. ft. which is a 99 sq. ft. difference. Mr. Shaw stated that the application had been amended to request the larger size so that it is the same as all of Prima Care's locations. A motion was made by Ray Capley to deny an appeal from Prima Care for a variance in regards to the decision of the Building Official denying a permit for a wall sign that exceeds the maximum allowable forty (40) square feet coverage as per adopted sign regulations, seconded by Denise Mays. Motion carried, all in favor (5), request denied. ADJOURNMENT A motion to adjourn the meeting was made by James Smith and seconded by Emily Hartwig. Motion passed, all in favor- 5 votes. Respectfully submitted, Gerald Clark, Chairman Rebecca Rogers, Secretary Minutes filed on 10/22/96 @ 10:30 a.m. 2 Zoning Board of Adjustments #1 Public Hearing Item Re: Request for a Variance to Mobile Home Regulations November 11, 1996 Issue Hold a Public Hearing and consider an appeal from Holigan Family Investments Inc. for a variance(s) to the mobile home regulations which require a maximum lot coverage of 25%, sidewalk construction on both sides of streets and required covered parking. Background Holigan Family Investments Inc. (Holigan) is in the process of developing a mobile home park located at FM 544 and Vinson Road and more particularly described as a 34.53 acre tract of land out of the Elisha M. Price Survey, Abstract 1114. In a pre-application conference between staff and the applicant, Holigan raised the issue about the possibility of applying an average lot coverage of 25% to the mobile home park instead of the maximum 25% lot coverage per lot requirement. Holigan also is requesting the requirement of sidewalks construction on both sides of the street be waived. Holigan proposed that the requirement to have covered parking be left up to the individual home owner as being optional. Staff Recommendation 1. If homeowners want larger homes, increase the size of the lots to comply with the 25% max. lot coverage. 2. The mobile home park ordinance requires sidewalks to be constructed as specified in subdivision ordinance with a minimum width of four feet. The subdivision ordinance requires sidewalks to be constructed on both sides of all streets. • 3. Covered parking is required by the Mobile Home District Regulations. It is not specified when the covered parking is to be constructed. The homeowner could move the mobile home onto the lot and then construct the covered parking eliminating the possibility of damaging it. Attachments Variance application, public hearing notice, copy of zoning ordinance re: mobile homes, example of a typical home site • APPEAL TO THE BOARD OF ADJUSTMENTS $100 FEE CITY OF WYLIE,TEXAS DATE: ?LEASE TYPE OR PRINT USING BLACK INK • DATA RELATIVE TO VARIANCE REQUEST: • Street Address: FM 544 @ Vinson Road Zoning District: M.H. Lot Number: Block Number: Addition: • TO THE HONORABLE BOARD OF ADJUSTMENTS: HOLIGAN FAMILY INVESTMENTS. INC. 972-701-8485 (Applicant) (Phone Number) 6009 BELTLINE ROAD. SUITE 100 DALLAS TEXAS 75240 (Street Address City State Zip Code) In accordance with the provisions of the Zoning Ordinance,appeal is now made to the Honorable Board of Adjustments to grant the following variance request: 1) 14.24 (g) lot coverage to average 25%. 2) 14.24 (i) sidewalks to be on only one side. 3) 14.25 (d) & 15.4 - covered parking to be optional. • In order to make a finding of hardship and to grant a variance,the Board of Adjustments must determine that all of the following conditions arc met. State how your request meets these conditions. Please note that the stated hardship shall not be financial nor self-induced. a. The requested variance does not violate the intent of the ordinance or its amendments: 1.)• The example in the ordinance has 29% coverage. The trend is to large double- wide homes. An average of 25% coverage is desired. 2) With a 27-foot street with no parking, a sidewalk is not needed. 3) Covered parking should be an option of the homeowner since it cannot be installed prior to placement of the home .and must be taken down if home is moved. • b. Special conditions of restricted area, shape,topography,or physical features exist that are peculiar to the subject parcel of land and are not applicable to other parcels of land in the same zoning district: 1) N/A. 2) N/A. 3) N/A. c. The hardship is in no way the result of the applicant's own actions: 1) Homeowners want larger homes. 2) Clarification of the ordinance is reauested: 3) If built, the homeowner would have to take down and put back with a move-in or move-out. • • d. The interpretation of the provisions in this ordinance or its amendments would deprive the applicant of rights commonly enjoyed by other properties in the same zoning district,that comply with the same provisions: 1) No. 2) No. 3) No. ; i p2 • PLEASE CHECK ONE: X 1 will represent this variance request at the Board meeting. I will not be able to represent this variance request at the Board meeting. My authorized representative,who will request this variance before the Board of Adjustments is: George Fournier 972/442-4320 Name Phone Number Rt. 1. Box 109 Allen, TX 75002 Street Address City State Zip Code I do hereby certify that the above statements are true an correct to thh best of my knowledge. • � 10-15-96 A licant's Signature Date STATE OF TEXAS COUNTY OF COLLIN Da.P..Qn.-4- Subscribed and sworn to before me this the /5,--� day of ©r1„-ec.✓ 19 `lc,,by cg:i�,e.te, ,who,on his/her oath certifies that the above statements are true and correct tot a hest of hislllgr lytow(pSiR@ . sl�r�'1- 4Z�il�✓ e:s,�k: LINDA M.MARTIN `Cf// 1 PAY COMMISSION EXPIRES Notary Public 't September 13,1997 • 44$**4444*444444444444*44444*4444*444*444*444**4*4*4444444**4*******4*44*44$4*****444***** PLEASE COMPLETE THE FOLLOWING INFORMATION IF THE PROPERTY OWNER IS SOMEONE OTHER THAN THE APPLICANT Holigan Family Investments, Inc. 972/701-8485 Property Owner Phone Number 6009 Belt Line Road Dallas, TX 75240 Street Address City , State Zip Code None • Tenant Name Phone Number • Street Address City State Zip Code • If the owner of the subject property is not the applicant,by signing below,the owner authorizes the applicant or his authorized representative to make this application on its beh nd to appear-before the Board. Owner Date • STATE OF TEXAS COUNTY OF COLLIN bt"\-b* II' ,c 'be d w rn to before me this the ID day of 19�� ,by ��b ,who,on his/her oath certifies;that the above statements are true and correct `CO e best_of hi r knowledge. _ l '� r • v .lX� Not blic �o"'' ALICIA JUAREZ * 0 * NOTARY PUBLIC • State of Texas •,"4/r00'' Comm Exp 08-23-99 PUBLIC HEARING NOTICE The Zoning Board of Adjustments of the City of Wylie, Texas, will hold a Public Hearing on Monday,November 11, 1996, at 7:00 p.m. in the City of Wylie Municipal Complex located at 2000 Highway 78 North to consider an appeal from Holigan Family Investments Inc. for a variance(s) in regards to the Mobile Home regulations of the Wylie Zoning Ordinance. The Community Development Department has recommended denial of the Preliminary Plat as submitted by Holigan Family Investments Inc. because of issues dealing with lot size, required sidewalks and covered parking. The property proposed for this Mobile Home development is located at FM 544 and Vinson Road and more particularly described as follows: a 34.53 acre tract of land out of the Elisha M. Price Survey, Abstract 1114 (d) Manufactured Homes: have public utilities and facilities such as sewer, gas, electrical and water systems located and (1) Require that all manufactured homes to be constructed to minimize or eliminate flood damage. placed within zone A, shall be installed using methods and practices which (Ord.87-17 adopted 2-24-87,Art. 5,Sec.C) minimize flood damage. For the purpose of this requirement, manufactured homes § 13.18 Standards for Areas of Shallow must be elevated and anchored to resist Flooding flotation, collapse, or lateral movement. Methods of anchoring may include, but Located within the areas of special flood hazard are not limited to, use of over-the-top or established in § 13.05, are areas designated as frame ties to ground anchors. This shallow flooding. These areas have special flood requirement is in addition to applicable hazards associated with base flood depths of one(1) state and local anchoring requirements for to three (3) feet where a clearly defined channel resisting wind forces. does not exist and where the path of flooding is unpredictable and where velocity flow may be (2) All manufactured homes shall be in evident. Such flooding is characterized by ponding compliance with § 13.16(a). or sheet flow; therefore, the following provisions apply: (3) Require that all manufactured homes to be placed or substantially improved within (a) All new construction and substantial zones A1-30, AH and AE on the improvements of residential structures have lowest community's FIRM be elevated on a floor (including basement) elevated above the permanent foundation such that the lowest highest adjacent grade at least as high as the depth floor of the manufactured home is at or number specified in feet on the community's above the base flood elevation; and be FIRM (at least two feet(2') if no depth number is securely anchored to an adequately specified); anchored foundation system in accordance with the provisions of§ 13.16(d)hereof. (b) All new construction and substantial improvements of non-residential structures: (Ord.87-17 adopted 2-24-87,Art.5,Sec.B) (1) Have the lowest floor (including § 13.17 Standards for Subdivision basement) elevated above the highest Proposals adjacent grade at least as high as the depth number specified in feet on the (a) All subdivision proposals including community's FIRM (at least two feet(2') manufactured home parks and subdivisions shall be if no depth number is specified),or; consistent with § 13.01 and § 13.02. (2) Together with attendant utility and (b) All proposals for the development of sanitary facilities be designed so that subdivisions including manufactured home parks below the base flood level the structure is and subdivisions shall meet development permit watertight with walls substantially requirements of§ 13.06, § 13.13,and § 13.15 —§ impermeable to the passage of water and 13.19 herein. with structural components having the capability of resisting hydrostatic and (c) Base flood elevation data shall be generated for hydrodynamic loads of effects of subdivision proposals and other proposed buoyancy. development including manufactured home parks and subdivisions which is greater than fifty (50) (c) A registered professional engineer or architect lots or five (5) acres, whichever is lesser, if not shall submit a certification to the floodplain otherwise provided pursuant to § 13.05 or § administrator that the standards of this section,as 13.12(h)herein. proposed,in§ 13.13(a)(1)are satisfied. (d) All subdivision proposals including (d) Require within zones AH or AO adequate manufactured home parks and subdivisions shall drainage paths around structures on slopes,to guide have adequate drainage provided to reduce exposure ' flood waters around and away from proposed to flood hazards. structures. (e) All subdivision proposals including (Ord.87-17 adopted 2-24-87,Art. 5,Sec. D) manufactured home parks and subdivisions shall 3-35 ' water riser pipe to the water inlet pipe of the § 14.06 Operating Licenses Required distribution system within a mobile home. It shall be unlawful for any person to operate any Water riser pipe—That portion of the water supply mobile home park within the limits of the City of system serving a mobile home park which extends Wylie unless he or she holds a valid license issued vertically to the ground elevation and terminates at annually by the code enforcement officer in the a designated point at a mobile home space. name of the such person for the specific park. All applications for license shall be made to the code Zoning ordinance — The comprehensive zoning enforcement officer who shall issue a license upon ordinance of the City of Wylie,Texas. compliance by the applicant with provisions of this section. (Ord.83-18A adopted 8-22-83,Sec. 1) (Ord. 83-18A adopted 8-22-83, Sec. 3;Ord. 84-69 § 14.02 Permit Required adopted 11-13-84,Sec.3) It shall be unlawful for any person to construct, § 14.07 Application for License; alter or extend any mobile home park or space Renewal within the limits of the City of Wylie unless he or she holds a valid permit issued by the code (a) Application for original license shall be in enforcement officer in the name of such person for writing, signed by the applicant, accompanied by the specific construction, alteration, or extension the affidavit of the applicant as to the truth of the proposed. All permits require the final approval of application and by the deposit of the license fee the city council prior to issuance. hereinafter provided,and shall contain: (Ord. 83-18A adopted 8-22-83,Sec.2;Ord. 84-69 (1) The name and address of the applicant; adopted 11-13-84,Sec.2) (2) The location and legal description of the § 14.03 Permit Application park;and Requirements (3) A site plan of the park showing all All applications for permits shall contain the mobile home spaces, structures, roads, following: walkways, utilities, and other service facilities. (a) Name and address of applicant. (b) Application for renewal of license shall be made in writing by the licensee and shall contain (b) Location and legal description of the mobile any change in the information submitted since the home park. original license was issued or the latest renewal (c) A site plan,as hereafter described. (Ord.83-18A adopted 8-22-83,Sec.3) § 14.04 Permit Fee § 14.08 Annual Inspection Fee All applications shall be accompanied by the deposits of a fee as provided for in the fee schedule A fee as provided for in the fee schedule located in found in the appendix of this Code of Ordinances. the appendix of this Code of Ordinances per occupied space is payable by the licensee or his or (Ord.83-18A adopted 8-22-83,Sec.2) her agent due on or before the tenth (10th) day of January each year with January first (1st) of each § 14.05 Issuance of Permit year being the date used for occupancy determination. When, upon review of the application, the code enforcement officer is satisfied that the proposed (Ord.89-16 adopted 8-22-89,Sec. 1) plan meets the requirements of this and other applicable sections,a permit shall be issued. § 14.09 Transfer of License (Ord. 83-18A adopted 8-22-83,Sec.2; Ord. 84-69 Every person holding a license shall give notice in adopted 11-13-84,Sec.2) writing to the code enforcement officer thirty (30) days prior to selling, transferring, giving away, or otherwise disposing of any park of interest in or control of the park. Such notice shall include the 3-37 hereof has been sent by registered mail to his or section. Any person aggrieved by the decision of her last known address,or when he or she has been the code enforcement officer may seek relief served with such notice by any method authorized therefrom in any court of competent jurisdiction, or required by the laws of this state; as provided by the laws of this state. (e) Contain an outline of remedial action which, § 14.21 Order Without Notice if taken,will effect compliance with the provisions of this section. Whenever the code enforcement officer fmds that an emergency exists which requires immediate action § 14.18 Appeal From Notice to protect the public health, he or she may without notice or hearing issue an order reciting the Any person affected by any notice which has been existence of such an emergency and requiring that issued in connection with the enforcement of any such action be taken as he or she may deem provision of this section, may request and shall be necessary to meet the emergency, including the granted a hearing on the matter before the code suspension of the permit or license. Not enforcement officer;provided that such person shall withstanding any other provisions of this section, file in the office of the code enforcement officer,a such order shall be effective immediately. Any written petition requesting such hearing and setting person to whom such an order is directed shall forth a brief statement of the grounds therefor comply therewith immediately, but upon petition within ten (10) days after the day the notice was to the code enforcement officer shall be afforded a served. The filing of the request for a hearing shall hearing as soon as possible. The provisions of § operate as a stay of the notice and of the 14.19 and § 14.20 shall be applicable to such suspension, except in the case of an order issued hearing and the order issued thereafter. under § 14.21. Upon receipt of such petition, the code enforcement officer shall set a time and place § 14.22 Further Appeal for such hearing and the petitioner shall be given an opportunity to be heard and show why such Section 14.17 through § 14.21 are intended to notice should be modified or withdrawn. The handle what is judged by city administration as hearing shall be commenced not later than ten(10) minor infractions. Should these infractions then days after the day on which the petition was filed; continue or go unresolved, then the fine and provided, that upon application of the petitioner, normal various proceedings (planning and zoning, the code enforcement officer may postpone the date board of adjustments, city council) will be in of the hearing for a reasonable time beyond such affect. ten(10)day period when in his or her judgment the petitioner has submitted good and sufficient (Ord. 83-18A adopted 8-22-83, Sec. 5; Ord. 84-69 reasons for such postponement. adopted 11-13-84,Sec.5) § 14.19 Hearing; Order § 14.23 Mobile Home Subdivisions After such hearing the code enforcement officer Any development of mobile homes as a mobile shall make findings as to compliance with the home subdivision shall be governed by the provisions of this section and shall issue an order provisions of the zoning and subdivision in writing sustaining, modifying or withdrawing ordinances of the city pertinent thereto. the notice,which order shall be served as provided in § 14.17(d). Upon failure to comply with any (Ord.83-18A adopted 8-22-83,Sec.6) order sustaining or modifying the notice, the license of the park affected by the order shall be § 14.24 Mobile Home Park Site revoked. Requirements • § 14.20 Hearing Records; Judicial Any development, redevelopment, alteration, or Review expansion of a mobile home park in the city shall be done in compliance with the following site The proceedings at such a hearing including the requirements: finding and decision of the code enforcement officer, and together with a copy of every notice (a) Location: A mobile home park shall be and order related thereto shall be entered as a matter located only where such use is permissible under of public record in the office of the code the terms and provisions of the zoning ordinance. enforcement director, but the transcript of the proceedings need not be transcribed unless judicial review of the decision is sought as provided by this 3-39 minimum height of eight feet (8'). Such (2) Any site side line that joins the brick fence shall be kept in good repair. fence shall be fenced for a distance of two hundred feet(200)with wood fencing to a (Ord. 83-18A adopted 8-22-83, Sec. 7; Ord. 85-5 height of eight feet(8')where there is two adopted 2-12-85) hundred feet(200')available. /4(3) The remaining fence shall meet the ,c,kiy �� existing zoning requirements. vry (k) Minimum Size: Is designated as MH 50' inside area square feet. Rear Setback (Ord.83-18A adopted 8-22-83,Sec.7) 0 4- (1) All Mobile Homes to be H.U,D, Approved: All mobile homes installed in mobile home parks shall be H.U.D. approved and bear the required decal. (Ord.86-39 adopted 4-29-86) § 14.25 Access and Traffic Circulation Usable All mobile home parks shall provide access and Space means of motor vehicle and pedestrian traffic circulation as follows: cx) (a) Access: Motor vehicle entrances and exits shall be designed for safe and convenient traffic movement from adjacent public streets and onto internal streets and shall be limited to one (1) entrance. (b) Internal Streets: Internal streets shall be '�--M privately owned,built and maintained,and shall be 5' designed for safe and convenient access to all spaces and to facilities for common use of park residence. All streets are to have concrete curbs and guttering set to city standards. '4-- 20' (Ord.83-18A adopted 8-22-83,Sec.7) (1) On all internal streets,roads or driveways 44--)' designed or intended to provide access to 5' '4 20' two (2) or more spaces, there shall be -coN ° twenty-seven feet(27')of pavement width Parking with no on street parking (unobstructed for vehicular access at all times). (Ord.85-5 adopted 2-12-85) (2) In the event such streets, roads, or Typical-To Be Repeated driveways designed or intended to be used also for vehicular parking, a parallel parking space shall be deemed to have a minimum width of sixteen feet (16') by Do Not Flip ten feet (10') of street specification concrete,and no such parking space shall occupy or encroach upon the minimum 3-41 (e) Individual Water Riser Pipes and Connections: (2) The sewer connection shall have a nominal inside diameter of at least three (1) Individual water riser pipes shall be inches (3"), and the slope of any portion located within the confined area of the thereof shall be at least one-fourth inch mobile home space at a point where the (1/4") per foot. The sewer connection water connection will approximate a shall consist of one (1) pipe line only vertical position. without any branch fittings. All joints shall be watertight. (2) Water riser pipes shall extend at least four inches (4") above ground elevation. The (3) All materials used for sewer connections pipe shall be at least three-quarter inch shall be semi-rigid, corrosion resistant, (3/4"). The water outlet shall be capped nonabsorbent and durable. The inner when a mobile home does not occupy the surface shall be smooth. space. (4) The sewer riser pipe shall be capped when (3) Adequate provisions shall be made to a mobile home does not occupy the lot. prevent freezing of service lines, valves Surface drainage shall be diverted away and riser pipes and to protect risers from from the riser. The rim of the riser pipe having and thawing actions of ground shall extend at least four inches(4")above during freezing weather. Surface drainage ground elevation. shall be diverted from the location of the riser pipe. (d) Sewage Treatment and/or DischargQ: The sewer lines of the mobile home park connected to (4) Each individual water riser shall have a the public sewer of Wylie. backflow preventer. § 14.29 Electrical Distribution System § 14.28 Sewage Disposal (a) General Requirements: Every park shall (a) General Requirements: An adequate and safe contain an electrical wiring system consisting of system shall be provided in all mobile home parks wiring, fixtures, equipment and appurtenances for conveying and disposing of all sewage. Such which shall be installed and maintained in- systems shall be designed, constructed and accordance with applicable codes and regulations maintained in accordance with state and local laws. governing such system. The sewer system shall be connected to the existing public sewer system of the City of Wylie. (b) Power Distribution Lines: (b) Sewer Lines: All sewer lines shall be located (1) All electric power lines located in the in trenches of sufficient depth to be free from mobile home park shall be buried below breakage from traffic or other movements and shall ground. be separated from the park water supply systems at a safe distance in accordance with State Health (2) All direct burial conductors of cable shall Department requirements. Sewers shall be at a be buried at least eighteen inches (18") grade which will insure a velocity of two feet (2') below the ground surface and shall be per second when flowing full. All sewer line located more than one foot (1') radial constructions shall meet the Wylie subdivision distance from water, sewer, gas or ordinance and all plumbing in a mobile home communication lines. placed in the park shall meet the Uniform Plumbing Code as adopted by the City of Wylie. (c) Individual Electrical Connections: (c) Individual Sewer Connections: (1) Each mobile home lot shall be provided with an approved disconnecting device and (1) Each mobile home stand shall be provided over-current protective equipment. The with at least a four inch (4") diameter minimum service per outlet shall be sewer riser pipe. The sewer riser pipe 120/240 volts AC,60 amperes. shall be so located on each stand that the sewer connection to the mobile home (2) Outlets (receptacles or pressure drain outlet will approximate a vertical connectors) shall be housed in a position. weatherproof outlet box, and shall be located not more than twenty-five feet (25') from the overcurrent protective 3-43 ' insect breeding, accidents, fire hazards, or air (2) Natural gas piping systems shall be pollution. installed and maintained in accordance with applicable codes and regulations (b) All refuse shall be stored in flytight, governing such systems. watertight,rodent proof containers,which shall be located at each mobile home space. Containers (b) Liquified Petroleum Gas Systems: shall be provided in sufficient number and capacity to properly store all refuse and shall not exceed (1) Liquified petroleum gas systems shall be thirty (30) gallons capacity or be excessive in installed and maintained in accordance weight. with applicable codes of the city governing such systems and regulations (c) Refuse collection stands shall be provided for • to the Texas Railroad Commission all refuse containers. Such container stands shall pertaining thereto. be so designed as to prevent containers from being tipped, to minimize spillings and container (2) Systems shall be provided with safety deterioration and to facilitate cleaning around them. devices to relieve excessive pressures and shall be arranged so that the discharge (d) All refuse containing garbage shall be terminates at a safe location. collected at least once weekly. All refuse shall be collected and transported by the City of Wylie (3) Systems shall have at least one (1) sanitation department or their contractor. accessible means for shutting off gas. Such means shall be located outside the § 14.32 Insect and Rodent Control mobile home and shall be maintained in effective operating condition. (a) Grounds, building and structures shall be maintained free of insect and rodent harborage and (4) All LPG piping outside the mobile infestation. Extermination methods and other homes shall be well supported and measures to control insects and rodents shall protected against mechanical injury. conform with the requirements of the city health Undiluted liquified petroleum gas in liquid officer. form shall not be conveyed through piping equipment and systems in mobile (b) Parks shall be maintained free 'of homes,and placed in a concrete slab with accumulations of debris which may provide rodent a minimum of three feet (3') of concrete harborage or breeding places for flies,mosquitoes surrounding on all sides. and other pests. (5) Liquified petroleum gas containers (c) The growth of brush,weeds and grass shall be installed on a space shall be securely but controlled to prevent the harborage of noxious not permanently fastened to prevent insects or other pests. Parks shall be so accidental overturning. Such containers maintained as to prevent the growth of noxious shall not be less than twelve (12) nor weeds considered detrimental to health. Open areas more than sixty (60) U.S. gallons gross shall be maintained free of heavy undergrowth of capacity. any description. (6) No liquified petroleum gas vessel shall be (d) Mobile home parks shall be subject to the stored or located inside or beneath any weed ordinance of the City of Wylie. storage cabinet,carport, mobile home,or in any other structure. § 14.33 Fuel Supply and Storage § 14.34 Fire Protection (a) Natural Gas System: (a) Mobile home parks shall be kept free of litter, (1) Each space provided with piped gas will rubbish and other flammable materials. have an approved manual shut-off valve installed upstream of the gas outlet. The (b) Portable fire extinguishers rated for classes B outlet shall be equipped with an approved and C fires shall be kept in service buildings and cap and locking device to prevent • shall not be less than five pounds(5#). accidental discharge of gas when the outlet is not in use. (c) Fire hydrants shall be installed in accordance with the following requirements: 3-45 maintain his or her mobile home space, lines for the use of pedestrians. These sidewalks its facilities and equipment in good repair shall conform to the following standards: and in a clean and sanitary condition. (a) General Requirements: Concrete sidewalks (2) The park occupant shall be responsible for shall be required and shall have a minimum proper placement of his or her mobile thickness of four inches (4"). In residential areas home on its mobile home stand and (single-family, two-family and multi-family) proper installation of all utility sidewalks shall be four feet (4') in width and connections in accordance with the located within the right-of-way one foot (1') from instructions of the park management. All the property line unless field conditions dictate mobile homes shall be underpinned or otherwise, and shall extend along the street skirted with a solid sheet material. All frontage including the side of corner lots and block four (4) sides of the trailer shall be ends. If it should be necessary to construct the enclosed from the bottom of the mobile walk adjacent to the curb line,the walk shall be a home to the concrete pad. minimum of five feet (5') in width, as per the requirements of the Wylie Subdivision Ordinance. (3) Skirting, porches, awnings and other additions, when installed, shall be (Ord.78-23 adopted 7-11-78,Sec. 1) maintained in good repair. Skirting material will be consistent with the home When field conditions indicate a need for judicial and provided by the mobile home review as to the requirement for sidewalks along manufacturer or its equivalent and be side lot lines for corner lots,an appeal may be filed judged aesthetically pleasing. with the city board of appeals, requesting a variance. (a) The storage area shall have a base of impervious material. (Ord.80-08 adopted 7-8-80,Sec. 1) (b) Stored items shall not interfere with In all uses other than residential,light industrial or the underneath inspection of the mobile heavy industrial,where sidewalks are required,they home. shall be six feet (6') in width and adjacent to the curb line. (c) The storage area shall be enclosed by skirting. (Ord.78-23 adopted 7-11-78,Sec. 1) (d) Hitch and towing apparatus cover (b) Concrete Specifications: Concrete for walks shall be of similar material as skirting and shall have a minimum compressive strength of is required. twenty-five hundred pounds(2500#)per square inch at twenty-eight(28)days,reinforced with 6" x 6"x § 14.37 Cost of Securing Water or #10 x #10 steel mesh. The quantity of mixing Sewer Service water shall not exceed seven (7) U. S. gallons per sack (94 pounds) of Portland cement. The slump The expense of securing water and sewer service to of the concrete shall not exceed four inches(4"). A the site on any mobile home park shall be the sole minimum cement content of 4.5 sacks of cement expense of the mobile home park developer. per cubic yard of concrete is required. (Ord.83-18A adopted 8-22-83,Sec.7) (c) Placement: The building official shall inspect the forms before concrete is poured. Concrete shall be free from honey-combing, rock pockets and segregation of ingredients. The addition of heat § 15.00 SIDEWALK AND DRIVEWAY cement to concrete in order to absorb excess water APPROACHES to accelerate hardening is prohibited. (d) Forms: Forms shall be set to provide for § 15.01 Sidewalks Defined; drainage from the property line to the curb line;the Construction Standards . slope in general will be one-fourth inch (1/4") per foot of width of sidewalk. Elevation of walk will A sidewalk shall be defined as that paved portion of be one inch(1")above the curb. a street between the curb lines or the edge of pavement of a roadway and the adjacent property (e) Joints: One-half inch (1/2") expansion joints shall be spaced at twenty-four foot (24") intervals 3-47 BOYLE El7G/I7EERI 7G CORPORATIO/7 Project Vv 'tu- 16/ k Description Job No. 04- /fro 7-/08-0/ SHEET ByI—Date 9Z1-�1:6 / i 1'1 6-3 rI — — — ---f t lei {41.1 /, /-\/ ' ! ' /, / / / / ...,.. - _,,{ ...._ s' / a / b' p / vs / w F r N . r i.. i ' } \ ( tx • d V v 7-y/))64-[. ! '0,4 ' 537-a