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HomeMy WebLinkAbout2001-05-02 NAC MemorandumN INC MEMORANDUM TO: Tom Melena FROM: Scott Richards DATE: May 2, 2001 RE: FILE NO: BACKGROUND Attached for reference: Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: NORTHWEST ASSOCIA ED CONSULTANTS COMMUNITY PLANNING - DESIGN - MARKET RESEARCH Oak Park Heights — Village Area, East of Stagecoach Trail, Rezoning to R-1/Comprehensive Plan Amendment 798.04 — 01.02 At their March 27, 2001 meeting, the City Council directed staff to schedule a public hearing of the Planning Commission to consider a rezoning of the area east of Stagecoach Trail and north of 56 Street from R-2, Low and Medium Density Residential to R-1, Single Family Residential. Residents of this neighborhood had requested the rezoning in the form of a petition to preserve the single family character of the area by not allowing the additional land use types allowed under the R-2 District. Under the current zoning designation of R-2, it is possible for landowners to construct or convert structures to twinhomes, townhomes, or multiple family dwellings with not more than four units. Because this area is now predominantly single family, residents want to keep it that way by eliminating the possibility of conversions or construction of new multiple family units. The Comprehensive Land Use Plan Map designates the area in question as business/ residential transitional. In order to make the zoning and land use plan consistent, the Comprehensive Plan designation would also need to be changed to low density residential. Site Location Topography and Structure Location Zoning Map Comprehensive Plan — Planning District 9 Zoning Ordinance Excerpts - R-1 and R-2 Districts 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6 PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC@WINTERNET.COM ISSUES ANALYSIS Comprehensive Plan. As indicated, the Comprehensive Plan designates this area as business /residential transitional use. The text of the Comprehensive Plan, specifically found in Planning District 9, does not provide a discussion of the potential for future land use or redevelopment of the area in question. I n designating this area as business/ residential, the Planning Commission saw these properties as having future potential for redevelopment, possibly with mid to higher density residential or as business warehousing use. Nine houses currently exist in the area zoned R -2, some of the homes are in need of repair, while others are being improved by their owners. The homes are isolated from other residential areas by Stagecoach Trail and the single family neighborhood to the west. The State of Minnesota Correctional Facility is to the south, wetlands and State Highway 95 is to the east, and the Xcel Energy substation is to the north. East of State Highway 95 is Dahl Tech Plastic Containers, and the Xcel Energy power plant. The power plant is expected to be a long term land use for at least the next 20 to 50 years. The neighborhood, as it is currently developed, is approximately 12 acres and does not have the potential to be expanded. Those areas that are not developed, especially those to the west and south of the existing homes, are encumbered by power line easements. The Xcel substation facility limits development to the north, a significant change in topography and wetland facilities limit additional construction to the east. Additional development possibly could occur to the southeast near Picket Avenue, depending upon right -of -way or easement restrictions. When the Comprehensive Plan was finalized in 1998, this area was designated as transitional. The potential for long term redevelopment was discussed at that time, possibly with mid to higher density residential units or as a business /warehousing area with orientation to the south with access off of 56th Street. Because of the isolated nature of this area and the surrounding land uses, a long term designation of low density residential is likely not appropriate. If the land could be assembled, a redevelopment of townhomes or multiple family units could be created. The land area could support adequate density to create a viable neighborhood. Pedestrian linkages on or under Stagecoach Trail could further strengthen the tie to the residential use and park facilities to the west. Business /warehouse uses would also be appropriate for the area. Developable lots for small businesses similar to what is available in the Kern Center are in high demand in the St. Croix Valley. That use would relate well to the existing business /industrial uses to the north and east. Proper layout and planning would need to be done to assure compatibility with the neighborhood to the west. At this time, it is not recommended that the Comprehensive Plan be revised from its current land use designation for the neighborhood. The single family use can and should continue until such time as market demand or the economic feasibility of 2 redevelopment is appropriate. A timeline for that to happen, if it ever does, cannot be predicted. Access. Access to the area is currently provided by Perkins Avenue and the gravel roadway to the Xcel substation. With the current traffic on Stagecoach Trail and 56 Street, redevelopment may not be feasible at this time. The single family use that exists is appropriate to minimize the numbers of trips per day out of this area. Redevelopment would likely not occur until the St. Croix River Bridge is constructed or other significant roadway changes are made in this area to reduce the traffic on Stagecoach Trail and 55 Zoning. Section 401.03.A of the Zoning Ordinance directs the City Council consider the possible adverse effects of the proposed amendment. Its judgments must be based upon, but not limited to, the following factors: a. Relationship to the specific policies and provisions of the municipal Comprehensive Plan. Comment: See Comprehensive Plan discussion above. b. The conformity with present and future land uses in the area. Comment: Surrounding land uses are not expected to change in the future around this neighborhood. A low density single family neighborhood of only nine units is not in conformity with those existing land uses. A more transitional use of higher density residential or business warehouse use would be more in conformity with at Least the land uses to the north, south and east. c. The environmental issues and geographic area involved. Comment: The area is influenced by topography constraints and wetlands to the east. The site is also influenced by utility easements and rights-of-way. d. Whether the use will tend to or actually depreciate the area in which it is proposed. Comment: A change in zoning classification to R -1 would not have any immediate impact on values or quality of the neighborhood. It would prevent any of the units to be converted to duplexes or construction of small multiple unit dwellings in the area. In the long term, rezoning to R -1 would perpetuate the single family use and possibly make a change to a transitional zone more difficult. 3 e. The impact on character of the surrounding area. Comment: Rezoning to R -1 would not have an impact on the character of the surrounding area, especially the neighborhood to the west. f. The demonstrated need for such use. g Comment: The residential use is existing and would not change with the rezoning to R- I. Traffic generation by the use in relation to capabilities of streets serving the property. Comment: Low density residential use results in low traffic generation that is not impacted by a rezoning from R -2 to R -1. h. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capabilities. Comment: No impact on public services and facilities will result with a change in zoning classification from R -2 to R-1. 1. The proposed use's conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.). Comment: No impact to conformity with performance standards. RECOMMENDATION While the proposed rezoning does not have an "adverse effect" when compared to the Zoning Ordinance criteria for rezoning, it is not consistent with the Comprehensive Plan. Although single family use is appropriate now as an existing use, the City must look at what is appropriate in the long term. As a result, staff recommends that the Comprehensive Plan not be changed and the zoning for this area remain at R -2. In an August 1 999 report on this area, staff had asked the Planning Commission to consider the most appropriate zoning classification for the area to be consistent with the Comprehensive Plan. It was suggested that the R-B District would be an appropriate zone for the long term land use. The B -W District could also be considered. As long as the area remains a residential neighborhood, staff does not advocate a change in zoning. We would suggest a rezoning only if an appropriate redevelopment proposal would be brought forward for consideration and after significant roadway changes occur to reduce the traffic on adjacent streets. pc: Kris Danielson 4 w 1— 0 < - ----- 4 m111111111 -0 0 0 c 0- . LE as 0 t_ Ng • morminwei 411111 111ffibm 111111111111 MUM mou mum $r Aim!" 11•11111ordo liffiummil 111111111111101 liffillikiMOMI ir IiH!ii!Hi1IIIIIIIII!!Hi j"! Hiniihill101111011111111 11111111111111 P MEMO !MURMUR Lt- 0 0 0 N C) cD C\ 0 EXHIBIT A PLANNING DISTRICT 9 NEIGHBORHOOD PLANNING DISTRICTS ................ Planning District 9 consists of the area commonly referred to as lower Oak Park Heights. The land uses consist primarily of single family homes, small commercial and light industrial facilities and the open area created by the Minnesota Department of Transportation for construction of the St. Croix River Crossing. It is the intent of the Comprehensive Plan to preserve and protect the existing single family areas of this neighborhood in that it represents the historic beginnings of the community and provides needed moderate income housing for Oak Park Heights residents. The City will work with the Washington County HRA in assuring that programs are available for housing repair and rehabilitation. Additionally, the City has programmed street reconstruction activities for 1 999 or 2000 for many of the streets within this district. The City will also continue to enforce its standards related to buildings and property to assure that the neighborhood remains a safe and attractive place to live. A continued investment by the City through its street reconstruction program serves to protect the viability of the neighborhood. Residents of the neighborhood will likely petition the City to rezone the residential areas from R -2, Low and Medium Density Residential to R -1, Single Family Residential. This is seen as a way of preserving the neighborhood as single family and preventing two family and townhome development. The Planning Commission is expected to study this issue in 1999. The area purchased by MnDOT for the St. Croix River Crossing is almost completely cleared of its homes and commercial businesses. The City has rezoned the property 0, Open Space to further restrict the potential reuse of the area. Depending upon the bridge location and resulting Highway 36 and 95 intersection, this area will likely be used for roadway construction and the resulting right -of -way. The City may consider reuse of the site for residential uses if a significant portion of the site is not utilized for roadway purposes. The area on Stagecoach Trail between Ferro Creek and the State of Minnesota Correctional Facility in Bayport is designated on the Proposed Land Use Plan map for business warehouse uses. An existing industrial /warehousing facility exists in this area as well as five single family homes. It is the intent of the City, through its Economic Development Authority, to eventually convert this area to all business /warehousing uses in that the existing single family homes are detached from the existing neighborhood and adversely impacted by existing land uses. The area is currently zoned 1, Industrial and R- 2, Low and Medium Density Residential. The City will consider the industrial zoning or a possible rezoning to B-W, Business Warehouse. OAK PARK HEIGHTS COMPREHENSIVE PLAN UPDATE 89 DEVELOPMENT FRAMEWORK i d j.10, mum miummon Maragardimi loom immir 0 0 0 0 0 0 0 0) (0 2 EXHIBIT B ail MUM 1111 111 Ina Ella ! 11141111 .1 IIE111 111111.441 11111 Emir° TC 0 0 'MLA pp „sr 110 Ira pm mi 1 mmimm 1 11111 Cr; 41111111", 0 0 0-) 0 0 0 0 cD N (-4 co EXHIBIT C Iui 1111 11111111 1.111111111M, 11"Will IlUlili Pan um 11111 Ii 1111111 ran - -1111111 11111 mom MIN MIAMI ME ME Ain ' 11611 gi OM WE" 11 040 1 / 0 111 11111111 ra 2 wog Ipsioluma • - 41111111111111 1 biummiffi PROPOSED LAND USE Low Density Estate Residential Low Density Residential Medium Density Residential High Density Residential Quasi-Public Facilities School Facilities MI Government Facilities 1 Iman11111•1 Illimommum giadsgs:Utir,7-7i' City of Oak Park Heights 88 m-gm M NW MI ETT1 CBD Ell Commercial Business/Residential Transitional MI Industrial Highway BusinesslWarehouse Oil Park Facilities/Open Space Estate Residential/Golf Course/Parks and Open Space PLANNING DISTRICT 9 11=1 District Boundary Wetland/Ponding Areas 600 0 600 Feet MAC ,, . . EXHIBIT D 401 22. R-1, SINGLE FAMILY RESIDENTIAL DISTRICT 401.22.A. Purpose. The purpose of the R-1, Single Family District is to provide for low density single family detached residential dwelling units and directly related, complementary uses. 401.22.B. Permitted Uses. The following are permitted uses in an R -1 District: 1 Single family detached dwellings. 2. City parks and playgrounds. 3. Day care facilities serving twelve (12) or fewer persons. 4. Residential care facilities serving six (6) or fewer persons. 5. Cellular telephone antennas located on a public structure as regulated in Section 40115.P of this Ordinance. 401.22.C. Interim Uses. The following are interim uses in an R -1 District: None. 401.22.D. Accessory Uses. The following are permitted accessory uses in an R -1 District: 1. Private garages, parking spaces and carports for licensed and operable passenger cars and trucks not to exceed a gross capacity of twelve thousand (12,000) pounds, as regulated by Section 401.15.F. (Off - Street Parking) of this Ordinance. Private garages are intended for use to store the private passenger vehicles of the family or families residing upon the premises, and in which no business service or industry is carried on. Recreational vehicles and equipment. 3. Home occupations. 4. Private swimming pools when fully in compliance with all applicable State standards. 22 -1 EXHIBIT E 5. Tool houses, sheds and similar buildings for storage of domestic supplies and non- commercial recreational equipment. 6. Public parks and playgrounds. �. Essential services. 8. Radio and television antennas including single satellite dish TVRos one (1) meter or less in diameter, short-wave radio dispatching antennas, or those necessary for the operation of household electronic equipment including radio receivers, federally licensed amateur radio stations and television receivers, as regulated in Section 401.15.P of this Ordinance. 401.22.E. Conditional Uses. The following are conditional uses in an R -1 District. (Requires a conditional use permit based upon procedures set forth in and regulated by Section 401.03 of this Ordinance,) 1. Public or semi-public recreational buildings and neighborhood or community centers' public and private educational institutions limited to elementary, junior high and senior high schools; and religious institutions such as churches, chapels, temples and synagogues provided that: a. Side yards shall be double that required for the district, but no greater than fifty (50) feet. b. Adequate screening from abutting residential uses and landscaping is provided in compliance with Section 401.15.E. of this Ordinance. c. Adequate off - street parking and access is provided on the site or on lots directly abutting across a public street or alley to the principal use in compliance with Section 401.15.F. of this Ordinance and that such parking is adequately screened and landscaped from surrounding and abutting residential uses in compliance with Section 401.15.E. of this Ordinance. d. Adequate off - street loading and service entrances are provided and regulated where applicable by Section 401.03.E of this Ordinance. e. The provisions of Section 401.03,A.8 of this Ordinance are considered and satisfactorily met. 2. Water supply buildings, reservoirs, wells, elevated tanks and similar essential public utility and .service structures. 22 -2 *3. Bed and breakfast facilities providing that the following criteria are met. For the purpose of this Ordinance, bed and breakfast units shall include those rooms that are provided to transient guests for compensation, but not including those rooms used by the owner occupants: a. A maximum of six (6) bed and breakfast units may be established within a structure, unless as noted in item b, lot size would allow for more, but not to exceed a maximum of ten (70) units. b The parcel on which the bed and breakfast is located shall accommodate at least three thousand (3,000) square feet of lot area per bed and breakfast unit inclusive of the owner - occupants' living quarters. c. The facility shall have a State issued license for lodging and food service and comply with and maintain all health, safety, building, and fire codes as may be required or applicable. d The fee owner shall be in residence of the structure and shall maintain same as their homestead and demonstrate that the structure is in part classified as homestead for tax purposes. e. All bed and breakfast units shall be established within the principal structure. f. The original principal structure used for the bed and breakfast shall have a minimum size of one thousand seven hundred fifty (1,750) gross square feet. g. No bed and breakfast facility shall be located closer than at feast nine hundred (900) feet from other bed and breakfast facilities as measured from property lines. h. Any structure proposed to be used for a bed and breakfast must have historic significance. Historic significance is demonstrated by: 1) Structures that are on the National Register of Historic properties and are substantially intact. 2) Structures that are at least eighty (80) years of age and are substantially intact. 3) Structures that can demonstrate historic significance as determined by the City Council. *Amended Ord No. 01- 401m02, 27 March 2001 22 -3 No more than the equivalent of two (2) full time persons shall be employed by the bed and breakfast facilities who are not residents of the structure. Dining and other facilities shall not be opened to the public but shall be used exclusively by the residents, registered guests of the facility, or guests of a meeting held at the facility. k. The owner - occupant of the bed and breakfast shall be allowed to host small groups and meetings if the facility contains at least one thousand (1,000) square feet of area for this purpose as well as a commercial kitchen that complies with all health, safety, and building code standards. Groups and meetings shall be limited to no more than two (2) persons per bed and breakfast unit. The owners of a bed and breakfast may request a permit for special events that will exceed the two persons per unit limit requiring submittal of an application and consideration of approval by the Community Development Director. Two (2) off - street parking spaces shall be provided for the facility plus one (1) for each bed and breakfast unit. Parking areas shall be screened and landscaped and no parking space shall be located in the front yard of the property, other than on an existing driveway. The parking areas shall be improved with asphalt, but shall be exempt from other commercial parking requirements of the Zoning Ordinance. m. Not more than one (1) exterior identification sign not exceeding six (6) square feet in area may be located on the premises. No window signage shall be allowed for bed and breakfast facilities. The sign shall be reflective of the architectural features in the structure and may not be externally or internally illuminated. n. Adequate lighting shall be provided between the principal structure and the parking area for the safety of guests. Alt external lighting shall be regulated by conditional use permit. a Alt bed and breakfast conditional use permits shall be reviewed annually by the Community Development Department. If violations of City ordinances, Building Code, or conditions of approval are found, the Community Development Director shall schedule a public hearing of the Planning Commission to consider the conditional use permit and conditions. Upon a Planning Commission recommendation, the City Council may make adjustments to or cancel the conditional use permit. 22 -4 p The provisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. 4e Residential planned unit development as regulated by Section 401.06 of this Ordinance. Single satellite dish TVROs greater than one (1) meter in diameter provided that: a. The provisions of Section 401.03.A.8 and Section 401.15.P of this Ordinance are considered and satisfactorily met. 6. cellular telephone antennas not located on a public structure provided that: a. The provisions of Section 401.03.A.8 and Section 401.15.P of this Ordinance are considered and satisfactorily met. 401.26. R -2, LOW AND MEDIUM DENSITY RESIDENTIAL DISTRICT 401.26.A. Purpose. The purpose of the R -2, Low and Medium Density Residential District is to provide for low to moderate density residential dwellings and directly related, complementary uses. 401.26.B. Permitted Uses. The following are permitted uses in an R-2 District: 1 All permitted uses allowed in an R -1 District. 2. Two family dwelling units. 401.26.C. Interim Uses. The following are interim uses in an R -2 District: None. 401.26.D. Accessory Uses. The following are permitted accessory uses in an R-2 District: All accessory uses as allowed in an R-1 District. 401.20.E. Conditional Uses. The following are conditional uses in an R -2 District: (Requires a conditional use permit based upon procedures set forth in and regulated by Section 401.03 of this Ordinance.) All conditional uses, subject to the same conditions as allowed in an R -1 District. *2. Townhouses, quadraminiums, cooperatives and condominiums as defined in Section 401.02.8. of this Ordinance. 3 Multiple family dwelling structures of not more than four (4) units, provided that: a. The proposed site contains at least three thousand five hundred (3,500) square feet per dwelling unit. b. The proposed site is located adjacent to a collector or minor arterial street. * Amended Ord. No. 97N- 401.02, October 14, 1997 26-1 * * 0. At least one (1) garage space is provided for each dwelling unit. d. The proposed site is landscaped and screened with planting materials in compliance with Section 401.15.E. of this Ordinance. e. The proposed structure design is reasonably compatible with its low density residential environment, as determined by the City Council. * f 5 The provisions of Section 401.03.A.8. of this Ordinance are considered and satisfactorily met. Manufactured Housing Parks. Manufactured housing parks including manufactured single family housing units, offices limited to the administration of the park, recreational buildings and structures, storm shelters, and other directly related complementary uses, provided that: a. General Provisions for all Manufactured Home Parks. 1) Area. All land area shall be: 2) Outdoor Camping. There shall not be outdoor camping anywhere in a manufactured home park. 3) Public Access. Public access to manufactured housing parks shall be as approved by the City. 4) Building Permit. Alt structures (fences, storage, decks, etc.) shall require a building permit from the Building Official. Fences shall be prohibited on individual manufactured home lots. a) Adequately drained. b) Landscaped to contral dust. c) Clean and free from refuse, garbage, rubbish or debris. Foundation Enclosure. The area beneath a manufactured home shall be enclosed except that such enclosure must have access for inspection. * Amended Ord. No. 97- 401.02, October 14, 1997 * *Amended Ord. 98401 -02, 12 May 1998 26 -2 6) Community Building /Emergency Storm Shelter. A manufactured home park shall have an adequate central community building and storm shelter. Such building must be constructed in conformance with Chapter 1370, Department of Administration, Minnesota State Building Code requirements for storm shelters and be provided with rest room facilities, have adequate heating in all areas, and be maintained in a safe, clean and sanitary condition. Additionally, all emergency storm protection measures shall be subject to the approval of the City Council. 7 Lot Setbacks. Individual manufactured home lot setbacks: a) No manufactured home shall be located closer than ten (10) feet to a side or rear lot line. The front yard setback shall be at least thirty (30) feet from the street surface. On comer lots, the side yard setback shall be at least twenty (20) feet from the street surface. No manufactured home shall be located closer than thirty (30) feet from the periphery lot line of the manufactured home park. 8) Permitted Encroachments. a) Attached steps, uncovered stoops, and landings may encroach up to five (5) feet into a side yard setback, provided that they do not exceed twenty (20) square feet in area or extend closer than ten (10) feet to a structure on an adjacent lot. b) An eave or overhang may encroach up to one (1) foot into a front, side and rear setback. 9) Building Height Requirements. No structure shall exceed one (1) story or twenty -five (25) feet, whichever is least. 10) Utilities. a) Alt manufactured home parks shall be connected to a public water and sanitary sewer system. b) Alt installations for disposal of surface storm water must be approved by the City and applicable watershed district. c) Alt utility connections shall be as approved by the City. 26 -3 d e) All utilities shall be underground. There shall be no overhead wires or supporting poles except those essential for street or other 1 ighti ng purposes. No obstruction shall be permitted that impedes the inspection plumbing, electrical facilities, and related manufactured home equipment. f) The method of garbage, waste, and trash disposal must be approved by the City. g) The owner shall pay any required sewer and water connection fees to the City. h) The owner shall pay inspection and testing fees for utility services to the City. 11) Storage. Exterior storage on individual manufactured home lots shalt comply with the provisions of Section 401.15 of this Chapter, except not more than one (1) recreational vehicle may be allowed on a lot. 12) Accessory Buildings. a) Except as specifically regulated by this Section, all accessory buildings shall meet the applicable requirements of Section 401.15 D of this Chapter. b Limit. Accessory buildings including garages shall be limited to one (1) per manufactured home lot. Maximum allowable floor area shall not exceed six (6) percent of the lot size in manufactured home parks where lot size is delineated by site plan or lot markers. c) Maximum Building Height. Fifteen (15) feet. d) Location. The manufactured home park site plan shall designate the locations proposed for the development of garages and /or accessory buildings on each manufactured home. Said accessory buildings shall comply with the following setback requirements: i An accessory building shall only be located in side or rear yards. 26 -4 e) iI Accessory buildings shall not be located within any utility easements. iii. All accessory buildings located on individual manufactured home unit lots shall be owned, constructed, and maintained by the manufactured home park owner. All accessory structures shall be established as part of a predetermined site plan and subject to the approval of the City council. Building Type and Construction. Any building addition shall either be manufactured or custom built of materials that are consistent or compatible to the design of the principal building. "Compatible" means that the exterior appearance of an accessory building is not at variance with the principal building from an aesthetic and architectural standpoint to cause: A difference to a degree to cause incongruity with the principal building. it, A deviation from the general character of the neighborhood. iii. A depreciation of neighborhood values or adjacent property values. iv. A nuisance. Types of nuisance characteristics include, but are not limited to, noise, dust, odors, glare and unsightly building exterior. b. Design Requirements for Manufactured Home Parks. 1) Park Size. The minimum area required for a manufactured home park designation shall be twenty (20) acres. 2) Lot Size. Individual manufactured home lots: a) Lot Area. Not less than twelve thousand (12,000) square feet. b) Lot Width. Not less than eighty (80) feet. c) Lot Depth. Not less than one hundred (100) feet. 26-5 b) All parking spaces shall be hard surfaced according to specifications established by the City. a) All streets shall be private streets and shall be developed with a road bed of not less than thirty -two (32) feet in width and shall meet City design specifications. Street plans shall be subject to review and approval of the City Engineer. A reduction in the street width requirement may be allowed by conditional use permit as regulated by Section 401.03 of this Chapter provided sufficient off - street guest parking spaces, as determined by the City, are constructed and maintained at the owner /operator's expense. b) The park shall have a street lighting plan approved by the City. Recreation. All manufactured home parks shall have at least ten (10) percent of the land area developed for recreational use (tennis courts, children's play equipment), swimming pool, golf green, etc.). The recreational use shall be developed and maintained at the owner /operator's expense. Landscaping. a) Each manufactured home lot shall be provided with two (2) trees. The size and type of trees must meet the requirements of Section 401.15.E of this Chapter. b d Parking. Each manufactured home lot shall have frontage on an approved roadway and the corners of each manufactured home lot shall be marked and each lot shall be numbered. a) Each manufactured home site shall have off - street parking space for two (2) passenger vehicles. Internal Roads and Streets. A landscape screen meeting the requirements of Section 401.15.E of this Chapter shall be installed and maintained around each manufactured home park. 26 -6 3 4 c) All areas shall be landscaped in accordance with a landscaping plan approved by the City Council. 7) Lighting. a) Artificial light shall be maintained during all hours of darkness in ail buildings containing public toilets, laundry equipment, and the like. b) The manufactured home park grounds shall be lighted as approved by the City from sunset to sunrise. c) All lighting within the manufactured home park grounds shall be subject to the requirements of Section 401.15.B.7 of this Chapter. c. Operational Standards for Manufactured Home Park. 1) Maintenance. The operator of any manufactured home park, or a duly authorized attendance and/or caretaker shall be responsible at all times for keeping the manufactured home park, its facilities and equipment, in a clean, orderly, operable, and sanitary condition. The attendant or caretaker shall be answerable, along with said operator, for the violation of any provisions of these regulations to which said operator is subject. 2) inspection Prior to Sale. Prior to the sale of a manufactured home within a manufactured home park, the operator of a manufactured home park or the duly authorized attendant and/or caretaker must inform the Building Official of the prospective sale and provide him with a completed copy of the Manufactured Home Safety Disclosure Form required by Minnesota Statutes, Section 327.07, Subdivision 3A. Permits. Prior to a manufactured home being moved into a lot, the owner shall apply for and obtain a building permit for the (foundation) blocking to State Code and a permit for connection to public sewer and water. The application for permits shall be accompanied by a site plan, drawn to scale, detailing the unit placement, accessory structures, and setbacks. Upgrading. Prior to locating a manufactured home housing unit constructed prior to 1 July 1972, on a lot within a manufactured home 26 -7 park within the City, said unit shah be upgraded to current life safety codes and subject to the approval of the Building Official. Maintenance. All private internal streets in manufactured home parks shall be maintained by the park owner in a good state of repair, free from obstructions, encumbrances, depressions, pot holes, and break ups. Snow shall be promptly plowed and removed from streets and adjacent mail boxes and fire hydrants, so that snow or snow piles do not constitute a safety hazard to motorists and pedestrians, or constitute an obstruction to emergency service vehicles. Icy streets and areas adjacent to mail boxes shall be promptly sanded. "Promptly" shall mean no later than twenty -four (24) hours after the end of a snow fall or in the case of ice within twenty -four (24) hours after it was formed.