Source: http://townoftexas.com/regulations_24.html
Timestamp: 2017-10-17 16:37:09
Document Index: 392866082

Matched Legal Cases: ['§66', '§17', '§17', '§17', '§17', '§17', '§17', '§17']

17.10 JURISDICTION.
The provisions of this chapter shall apply to the land, water, air and all structures both above and below ground within the Town of Texas, Marathon County, Wisconsin.
17.11 COMPLIANCE.
(1) No structure, land, water or air shall hereafter be used without full compliance with the provisions of this chapter and all applicable local, County and State regulations. No structure (with the exception of certain minor structures), or part thereof shall hereafter be located, erected, moved, reconstructed or altered and no substantial land use change made without a zoning, special zoning, or Conditional Use permit. The Town Zoning Administrator, or his/her appointed deputies, shall accept all applications, issue or deny all zoning permits, investigate all complaints, give notice of violations and enforce the provisions of this chapter. The Zoning Administrator shall have access to premises and structures during reasonable hours to make those inspections as deemed necessary by him/her to ensure compliance with this chapter. If, however, he/she is refused entry after presentation of identification, he/she shall procure a special inspection warrant in accordance with §66.0119, Wis. Stats., except in case of emergency.
No permit or approval pursuant to this chapter shall be issued where the applicant is in violation of this or any code administered by the Town, nor for any parcel(s) of land which have an outstanding violation until the violation has been corrected. A request for waiver of these provisions may be made, to grant or deny a permit or approval on the merits of the application, to the Town Attorney and the Town Zoning Board of Appeals.
Where issuance of an after-the-fact permit or approval would have the effect of correcting a violation it may be granted if all conditions required for issuance can be complied with.
(2) Municipalities and State Agencies Regulated.
Unless specifically exempted by law, all cities, villages, towns, and counties are required to comply with this code and obtain all necessary permits.
(3) Either the Town of Texas or any owner or owners of property within the district affected by a particular regulation may sue to enforce by injunctional order compliance with this chapter.
(4) An application filed or permit issued pursuant to this Chapter shall authorize access by the Town Zoning Administrator or his/her appointed deputies onto the property for the purpose of inspecting the site prior to permit issuance and/or for compliance with the terms of the permit and this Chapter. [Also see §17.93(2)(f)]
17.12 PERMITS.
(1) Zoning Permits.
(a) Permits are required for construction, alteration, remodeling or relocation of any structure greater than $500.00, and showing compliance with State and County regulations.
(b) Applications for a zoning permit shall be made to the Town Zoning Administrator or his/her appointed deputies on forms furnished by the Town Zoning Administrator and shall include the following where applicable:
1. Names and addresses of the applicant, agent or owner of the site, architect, professional engineer or contractor.
2. Description of the subject site by Parcel I.D. number from tax rolls, lot and block numbers and recorded subdivision or by metes and bounds, section, township and range, address of the subject site, property boundaries, dimensions, elevations, uses and size of the following:
a. Subject site, existing and proposed structures.
b. Existing and proposed easements, streets and other public ways.
c. Off street parking, loading areas and driveways.
d. Existing highway access restrictions.
e. Existing and proposed street, side and rear yards.
f. The use of any abutting lands and their structures within 50 feet of the subject site.
g. If applicable, the location of the ordinary high water mark, channel, floodway, floodplain and shoreland boundaries.
h. The location of any well(s) and/or septic system(s).
i. The zoning district within which the subject site lies.
j. Payment of the appropriate fee as prescribed at §17.15.
3. A County sanitary permit issued pursuant to Ch. 15 of the Marathon County General Code.
4. Additional information as required by the Town Zoning Administrator.
(b) Zoning Permit. A zoning permit shall be obtained when there is a change of any nonconforming use. The occupancy permit shall be issued by the Town Zoning Administrator or his duly appointed deputies. Such permit shall show that the building or premises or part thereof and the proposed use thereof are in conformity with the provisions of this chapter or with the Town Board determination where applicable.
(c) The zoning permit shall be granted or denied in writing within 30 days.
17.13 CONDITIONAL USE PERMITS.
(a) Applications for conditional use permits shall be made on forms furnished by the Town and shall include: the information required in §17.12(1) and payment of the fee to the Town for a public hearing before the Planning Commission.
(b) Notification by the Town to property owners having land adjacent to the boundaries of the property for which the Conditional Use permit is requested may be notified pursuant to the requirements of Section 62.23, Wis. Stats.
(2) CONDITIONS ATTACHED TO CONDITIONAL USE PERMITS.
Upon consideration of the factors listed above and the purpose of this chapter, the Planning Commission shall attach such conditions, in addition to those required by specific permits, as it deems necessary in furthering the purposes of this chapter. Such conditions may include specifications for, without limitation because of specific enumeration, modification of sewage disposal and water supply facilities, modification of other waste disposal methods and facilities, landscaping, periods of operation, operational controls, sureties and deed restrictions.
(3) REVIEW AND APPROVAL BY TOWN BOARD.
(a) The Town Zoning Administrator shall provide to the Town Clerk a copy of all maps, plans and other documents submitted by the applicant for a Conditional Use permit and notice of the time and place of the public hearing to be held on the proposed conditional use. Such information shall be provided at least 10 days prior to the hearing. The Town Board may attend the hearing and in any event may then or earlier indicate its position with regard to granting, denying, granting in part or conditionally, the application.
(b) If, at such hearing, the Town Board or its representative requests an extension, it may be granted by the Planning Commission for a period it considers reasonable.
(5) STANDARDS IN REVIEWING SPECIAL USES.
In reviewing the proposed conditional uses, the Planning Commission shall be guided by the following standards and requirements:
(a) All conditional uses shall be in accordance with the purpose and intent of this chapter and shall not be hazardous, harmful, offensive or otherwise adverse to the environmental quality, water quality, or property values in the Town of Texas.
(b) Compliance with all other provisions of this chapter, such as lot width and area, yards, height, parking, loading, traffic, highway access and performance standards, shall be required for all conditional uses.
(a) The Planning Commission shall decide all applications within 30 days after the public hearing and shall transmit its written decision to the applicant, and to the Town Clerk and the Town Board.
(b) The Town Board shall act upon the recommendation within 30 days of the receipt of the recommendation from the Planning Commission.
17.14. (RESERVED FOR FUTURE USE).
17.15 FEE SCHEDULE.
(1) Fees: All persons, firms, or corporations performing work which, by this Ordinance, requires the issuance of a permit, review of plans, or public hearing shall pay a fee for such permit or hearing to the Town to help defray the cost of administration, investigation, advertising, and processing of such actions. All fees shall be established by a separate resolution of the Town Board and amended from time to time as deemed appropriate. Fee schedules are available from the Town Clerk or Zoning Administrator.
(a) Fee Required: No public hearing shall be held, no plans reviewed, and no permit shall be granted or issued until all fees required under this ordinance have been paid.
(b) Permit Fees: A fee shall be required for the following permits:
i. Zoning Permit.
ii. Industrial/Commercial Building Permit.
iii. Residential Building Permit.
iv. Occupancy Permit.
v. Sign Permit.
vi. Culvert/driveway permit.
(c) Zoning Ordinance Amendments: A fee shall be required for a zoning text or map amendment, conditional use, zoning appeal or variance.
(d) Third Party Consultant Fees: In the event that the Town determines that it is necessary to consult with a third party, such as planner, attorney, or engineer in review and considering the application, all reasonable costs and expenses associated with such consultation shall be charged to the applicant.
(e) Public Hearing: A fee shall be required for all public hearings.
(2) Double Fees: At the discretion of the Town, a double fee shall be charged by the Town if work is started before a permit is applied for and issued. Such double fee shall not release the applicant from full compliance with this Ordinance nor from prosecution for violation of this Ordinance.
17.16 EXPIRATION OR CONFLICT.
(1) If, within 6 months of the date of issuance of a zoning or Conditional Use permit, the proposed construction or preparation of land for use has not commenced, such permit shall expire, except that the Town Zoning Administrator may grant one renewal of such permit for a period not to exceed 6 months, upon the showing of valid cause. No habitation shall be permitted within an incomplete dwelling in excess of one year, unless an additional extension for a period of one year is granted by the Board of Appeals.
(2) Any permit issued in conflict with the provisions of this chapter shall be null and void.
17.17 EXEMPTIONS.
(1) Except where otherwise stated, the following uses are exempt from the terms of this chapter and permitted in any zoning district: poles, towers, wires, cables, conduits, vaults, laterals, pipes, mains, valves or any other similar distribution equipment for telephone or other communications and electric power, gas, water and sewer lines.
(2) Wherever practicable, transmission equipment shall be prohibited from residential districts, as set forth in Sec. 17.40, first sentence, and conservancy zoning districts. Transmission equipment shall likewise be prohibited, wherever practicable, from bisecting agricultural parcels. Whenever practicable, transmission equipment shall be located on or in close proximity to property lines and shall follow existing easements and/or right-of-ways.
(3) In the event that either distribution equipment or transmission equipment needs to be relocated in the public interest, it shall be relocated at the sole expense of the utility company in accordance with a signed Agreement as set forth in Sec. 17.26(2) which shall be filed with the Town Zoning Administrator prior to initial installation.
17.18 USE REGULATIONS.
(1) USES RESTRICTED. In any district no building or land shall be used and hereafter no building shall be erected, structurally altered or relocated except for one or more of the uses stated in this chapter for that district.
(2) TEMPORARY USES. Uses such as real estate sales field office or shelters for materials and equipment being used in the construction of a permanent structure, may be permitted by the Town Zoning Administrator.
(3) UNCLASSIFIED USES. In case of a question as to the classification of a use, the question shall be submitted to the Town Planning Commission for determination. Uses already classified in any district are not eligible for a determination.
17.19 NONCONFORMING STRUCTURES AND USES.
(1) Pre-existing structures - dimensional non-conformance.
(a) Structures erected prior to the effective date of this chapter or amendment thereto which are conforming to this chapter as to use but do not conform to dimensional rules (setbacks, height, yard spaces, separation, etc.) and which are proposed to be altered are subject to the following requirements:
1. Repairs and improvements of a maintenance nature are allowed.
2. Alterations, additions and expansions which change the exterior dimensions of the structure and which conform to the dimensional rules of this chapter and other applicable regulations are allowed. In addition, roof replacement is allowed on nonconforming structures, including changing the pitch within height limits and provided no overhang exceeds two (2) feet or is no greater than the existing overhang, whichever is greater, and no additional living space is added by the roof pitch change.
3. Alterations, additions and expansions which change the exterior dimensions of the structure and which do not conform to this chapter, but which do not increase the dimensional non-conformity beyond what currently exists may be allowed provided that the improvements do not exceed 50 percent of the floor area of the existing structure on all levels over the life of the structure and a zoning permit is obtained from the Town.
4. No alterations, additions or expansions may occur which will increase the dimensional nonconformity.
(2) Pre-existing uses and structures - use nonconformance.
(a) Land uses or uses of structures which were established prior to the effective date of this chapter or amendment thereto which are nonconforming as to use may be continued, provided that:
1. If a nonconforming use is discontinued for a period of 12 months, any future use of the property shall be in conformity with this chapter.
2. Nonconforming uses shall be subject to the provisions of section 17.19(1) as to any dimensional nonconformity and section 17.19(3).
(3) Pre-existing structures and uses - other standards and requirements.
(a) When a structure which is nonconforming as to dimensional standards or a structure containing a nonconforming use is demolished, removed, or damaged to the extent of more than 50% of its current equalized assessed value it shall not be restored except as a conforming use and at a conforming location.
(b) Mobile homes and other structures which are legally nonconforming in the zoning district in which they are located may be added to, provided the addition does not exceed 50% of the equalized value of the original structure at the time of application and a permit is issued by the Town Zoning Administrator for residential uses and a Conditional Use Permit is granted by the Board of Appeals for all non-residential uses.
(c) The size and shape of a lot shall not be altered so as to increase the degree of nonconformity of a structure or use.
(d) The effective dates for application of the nonconforming structure or use provisions are the date of County Board approval of the Town Zoning map or map amendment.
(e) Existing Conditional Uses. All uses existing on the effective date of this chapter which would be classified as conditional uses in the particular zoning district concerned if they were to be established after the effective date of this chapter, are hereby declared to be conforming conditional uses to the extent of the existing operation only. Any proposed change in the existing use shall be subject to the conditional use procedures as if such use were being established anew.
17.20 ACCESSORY USES AND STRUCTURES.
(1) Accessory structures and uses customarily incidental to and compatible with permitted principal structures and uses shall be permitted subject to the district requirements. Accessory structures and uses shall not be established prior to the principal structure or use unless:
(a) A Conditional Use permit is granted by the Town Board, or;
(b) The accessory structure is a permitted single family home in an agricultural district, or;
(c) The accessory structure is on a parcel zoned A-1 or A-3 and will be used to store tools or machinery used on the land.
(2) Except in the A-1 or A-3 District, no accessory building or structure with a footprint of more than 1200 square feet and a height of 20 feet from the lowest grade to the highest structural member shall be erected or altered or moved to a location within the required area of a front, side, or rear yard. An accessory building, structure or use in a rear yard that
(a) has a 150 square foot footprint or less, and is less than 20 feet high shall be not less than 7' from any property line.
(b) has a larger than 150 square foot footprint and is less than 20 feet high shall be not less than 25’ from any property line.
(c) However, on a corner lot or a through lot, such accessory building shall be subject to the same highway or street setback requirements as the principal building, unless otherwise provided herein for a specific permitted or conditional use.
(3) In the A-1 and A-3 Districts, no accessory buildings or structures shall be erected or altered or moved to a location within the required area of a front, side or rear yard. An accessory building, structure or use in a rear yard shall be subject to the following additional requirements.
(a) An accessory building or structure that has a 150 foot square footprint or less, shall have a height of less than 20’ from the lowest grade to the highest structural member and shall be set back a minimum of 7’ from any lot line.
(b) An accessory building or structure that has a 150 foot to a 1200 foot square footprint or less, shall have a height of less than 20’ from the lowest grade to the highest structural member and shall be set back a minimum of 25 ‘ from any lot line.
(c) An accessory building or structure that has a footprint greater than a 1200 square feet and less than 2500 square feet, shall have a height not exceeding 35’ form the lowest grade to the highest structural member and shall be set back a minimum of 50’ from any lot line.
(d) An accessory building or structure that has a footprint greater than 2500 square feet and less than 5000 square feet, shall have a height not exceeding 35’ from the lowest grade to the highest structural member and shall be set back a minimum of 50‘ from any lot line and shall not be erected or altered or moved pursuant to this subsection unless the parcel on which said building or structure is erected, altered, or moved has a minimum of 10 acres.
(e) An accessory building or structure that has a footprint greater than 5000 square feet or more shall have a height not exceeding 45’ from the lowest grade to the highest structural member and shall be set back a minimum of 50’ from any lot line and shall not be erected, altered or moved has a minimum of 40 acres.
(f) On a corner lot or through lot, any accessory building or structure subject to the provisions set forth in Section 17.20(3)(a-e) above shall be subject to the same highway or street setback requirements as the principal building, unless otherwise provided herein for a specific permitted purpose or special use.
17.21 AREA REGULATIONS.
(1) LOT REDUCTION. After adoption of this chapter, no lot area shall be reduced so that the area, dimensional and yard requirements of this chapter cannot be met.
(2) EXISTING LOT. Lots existing and of record prior to the adoption of this chapter or the establishment or change of zoning districts, but of substandard size, may be devoted to uses permitted in the district in which located, providing the requirements of applicable Wisconsin Administrative Codes can be satisfied and further provided all dimensional setback requirements can also be satisfied. No existing lot shall have its boundaries altered in any way without the resulting parcel(s) being in full compliance with this code and the zoning district in which the parcel(s) are located. The Board of Appeals may waive this requirement where there is not sufficient contiguous ownership to comply but where the parcel(s) to be created will be less nonconforming.
(3) YARD AND OPEN SPACE REGULATIONS.
(a) All yards and other open spaces allocated to a building or group of buildings comprising one principal use shall be located on the same lot as such building. No legally required yards, other open space or minimum lot area allocated to any building shall, by virtue of change of ownership or for any other reason, be used to satisfy yards, other open space or minimum lot area requirements for any other building.
1. Within the RS 1/20, RS 1/40, R2 and RM zoning districts uncovered stairs, landings and fire escapes may project into any yard but not to exceed 10 feet and not closer than 3 feet to any lot line. For all other districts, the projection may not exceed 25 feet, and not closer than 3 feet to any lot line.
2. Marquees, awnings and chimneys adjoining the principal building. Overhanging roof eaves and architectural projections may project into any required yard.
3. Ornamental light standards, flag poles, trees and outdoor fuel-dispensing equipment are permitted in any yard.
4. Residential fences are permitted on the property lines in residential districts to separate residential parcels but shall not, in any case, exceed a height of 6 feet, nor shall they be constructed using barbed wire and shall not be electrified. (Note: This shall not apply to parcel boundaries between agricultural and residential parcels). Fences shall not exceed a height of 4 feet in any required street yard or shore yard and shall not be closer than 2 feet to any public right-of-way. Security fences are permitted on the property lines in all districts except residential districts, but shall not exceed 10 feet in height and shall be of an open type similar to woven wire or wrought iron fencing.
5. All fences, whether or not requiring a permit shall present the non-structural face outward.
(c) A setback less than the setback required for the appropriate district for a rear yard may be permitted where there are legally established principal buildings on adjacent lots. In such cases, the setback shall be no less than the average of the setbacks of the nearest principal building on each side of the proposed site. When there is no principal building within 200' on one side, the minimum setback for the district shall be used on that side to calculate the average. The average is not to include any building now within 10' of the rear lot line.
For the purpose of this section, measurements shall be the shortest distance from the rear property line to the building foundation or that part of the building which is totally enclosed. The intent is to discount such additions and appurtenances (not limited by enumeration) as roof overhangs, patios, decks, landings, open porches, stoops, etc. All buildings and structures shall be constructed behind the averaged setback line. Construction between the averaged building setback line and the rear property line may only be authorized by a variance pursuant to §17.91(4)(c) of this code. NOTE: Since this is a section dealing with rear yards, 'behind' implies 'toward the front of the lot'.
(d) The owner of two or more lots shall comply with the yard requirements of each individual lot unless the lots are legally combined into a single lot or redivided to maintain minimum yard setbacks.
(4) MINIMUM LOT AREA. In all districts the minimum lot area shall be calculated without including any road right-of-way or any other easements for streets or utilities which are greater than 20' wide.
17.22 HEIGHT REGULATIONS AND EXCEPTIONS.
(1) Height of the following structures may exceed limits for the district in which they are located: cooling towers, stacks, barns, lookout towers, silos, windmills, water towers, church spires, radio and television aerials, masts, antennas and similar mechanical appurtenances.
(2) Churches, schools, hospitals, sanatoriums and other public and quasi-public buildings may be erected to a greater height not exceeding 60 feet provided the front, side and rear yards required in the district in which such building is to be located are each increased at least one foot for each foot of additional building height above the height limit otherwise established for the district in which such building is to be located.
17.23 HIGHWAY AND RAILROAD SETBACKS.
For the purpose of determining the distance buildings and other structures shall be setback from streets and highways, the streets and highways of the County are divided into the following classes:
(1) CLASS A HIGHWAYS.
(a) All State and federal highways are hereby designated as Class A highways.
(b) The setback for Class A highways shall be 110' from the centerline of the highway or 50 feet from the right-of-way line, whichever is greater, except that for any freeway or divided Class A highway the setback distance shall be 50 feet from the right-of-way line.
(2) CLASS B HIGHWAYS.
(a) All County trunk highways are hereby designated as Class B highways. For the purpose of this chapter any road will be considered as a County trunk after it has been placed on the County trunk system by the County Board and approved by the State Department of Transportation.
(b) The setback for Class B highways shall be 83 feet from the centerline of such highway or 42 feet from the right-of-way line, whichever distance is greater. Buildings which were legally built at a setback of 75 feet to 83 feet from the centerline may be added to or rebuilt on the existing foundation subject to the limitations in section 17.19(1)(a)4 and 17.25.
(3) CLASS C HIGHWAYS.
(a) All town roads, public streets and highways not otherwise classified are hereby designated Class C highways.
(b) The setback from Class C highways shall be 83 feet from the centerline of such highway or 42 feet from the right-of-way line, whichever is greater. Dedicated public accesses to navigable water shall not be considered Class C highways for setback purposes unless they serve a dual purpose of access to navigable water and vehicular access to adjoining parcels of land.
17.24 REDUCED BUILDING SETBACKS.
(1) A setback less than the setback required for the appropriate class of highway may be permitted where there are existing principal buildings within 200 feet of the proposed building site that are built to less than the required setbacks. In such cases, the setback shall be no less than the average of the setbacks of the nearest principal building on each side of the proposed site. When there is no principal building within 200 feet on one side, the setback required in §17.23 shall be used to calculate the average. The average is not to include any building now within 10 feet of the right-of-way.
For the purpose of this section measurements shall be the shortest distance from the centerline or right-of-way to the building foundation or that part of the building which is totally enclosed. The intent is to discount such additions or appurtenances (not limited by enumeration) as roof overhangs, patios, decks, landings, open porches, stoops, etc. All buildings and structures shall be constructed behind the averaged setback line.
(2) Any modification of other highway setbacks may be permitted by the Board of Appeals according to the variance provisions of this chapter. See §17.21(3)(d) for modification of rear yard setbacks.
17.25 VISION CLEARANCE TRIANGLE (VCT).
(1) Purpose: The VCT setbacks are intended to provide motorists a safe braking and stopping distance to avoid accidents and to provide motorists turning onto roads, streets, and highways a safe accelerating distance to merge with traffic to reduce traffic congestion. As essential as they are to the traffic safety, VCT regulations cannot guarantee unobstructed vision due to topography, natural vegetative growth, and development that may encroach. Obstacles to be kept out of VCTs need only be capable of causing a traffic hazard, they need not actually be shown to cause unsafe traffic conditions. Obstacles which may be allowed are ones which a typical motorist in a vehicle can be expected to see over, under or through reasonably enough to see approaching traffic (See §17.26)
(2) Standards for VCTs
(a) At each uncontrolled road intersection or road-railroad intersection there shall be a vision clearance triangle (VCT) bounded by the road centerlines and a line connecting points on them 300 feet from a Class A highway intersection, 200 feet from a Class B highway intersection, and 150 feet from a Class C highway and private easement road intersections.
(b) At controlled intersections vegetation and landscape restrictions shall be as follows:
1. When one road has a stop or yield sign: The leg of the VCT following the centerline of the road that has no stop or yield sign shall be the length as required in (2)(a). The VCT line shall extend from the end of that line to a point on the center line of the street which has the stop or yield sign and which is 100 feet from the intersection of the centerlines of the two streets.
2. When both roads have stop signs , yield signs or traffic lights, or the intersection is in a non-agricultural zone, vegetation and landscape restrictions shall be as follows: The VCT line shall be bounded by the street centerlines and a line connecting points on them 100 feet from their intersection.
(3) Within a VCT, no structure shall be constructed and no vegetative material shall be planted or landscaping done that causes or will cause an obstruction to view between a height of 2½ feet and 10 feet above the elevation of the road or highway. Vegetation or landscaping occurring in the VCT may be ordered to be pruned, thinned and/or removed if it is capable of causing a traffic hazard and removal of the obstacle to view has been requested by the unit of government having jurisdiction over one or more of the intersecting roads, streets or highways, or by a law enforcement agency having jurisdiction.
(4) The planting and harvesting of field crops is permitted but not so as to constitute a substantial obstruction to the view of motorists and pedestrians across the vision clearance triangle from one highway or street to another.
17.26 STRUCTURES PERMITTED WITHIN SETBACK LINES.
(1) Open fences.
(2) Petroleum and gas transmission lines, telephone, telegraph, cable television and power transmission poles and lines and portable equipment both above and below ground that is readily removable in its entirety. Additions to and replacement of all such structures may be made, provided the owner will file with the Town Zoning Administrator an agreement in writing that the owner will move or remove all new construction, additions and replacements erected after the adoption of this chapter at his expense, when necessary to the public interest, i.e. highway construction, airport, sewer and water lines, etc.
(3) Underground structures not capable of being used as foundations for future prohibited above-ground structures.
(4) On waterfront properties, bridges, piers, wharves, erosion control structures which are part of an approved grading plan, and one paved walkway and/or stairway leading to the OHWM using the most direct route practical within the view corridor. Stairs and walkways shall not exceed a width of four (4) feet. Landings not exceeding four (4) feet by six (6) feet may be authorized where the vertical rise is sixteen (16) feet or more or where a break in the slope necessitates a horizontal offset in a stairway.
(5) Access or frontage roads constructed by the public to plans approved by the Town Board.
(6) Permitted signs and signs placed by the public authorities for the guidance or warning of traffic.
17.27 MOBILE HOME LIMITATION.
Within those districts contained in this code where mobile homes are allowed as independent dwelling units, the mobile home and the land upon which it is located shall be owned in common.
VISION CLEARANCE AND SETBACK REQUIREMENTS
The following example drawings are samples and are not intended to depict all possible combinations of intersections which may include but are not limited by enumeration to “T” intersections, “Y” intersections, curved roads, street and railroad intersections and/or any other configuration which may exist or which may be constructed in the future, as applicable to Section 17.25.