[Ord. No. 171 §3, 11-10-1983; Ord. No. 246 §I(3), 6-13-1991; Ord. No. 294 §I, 2-23-1995]
As used in this Chapter, the following words shall have the meanings set out below:
- A minor private area designated for use by vehicles and pedestrians on a mobile home lot or used for common access to a small group of lots or facilities.
- A written license issued by the municipality.
- MOBILE HOME
- A structure transportable in one (1) or more sections, which when erected on site measures fourteen (14) feet or more in width and containing at least seven hundred twenty-five (725) square feet of living space and designed to be used as a single-family dwelling, with or without a permanent foundation, when connected to the required utilities, and includes the plumbing, heating, air-conditioning, and electrical systems contained therein.
- MOBILE HOME LOT
- The area within a mobile home park designed for the accommodation of one (1) mobile home, its accessory buildings or structures, and accessory equipment for the exclusive use of the occupants.
- MOBILE HOME PARK
- Any parcel of land consisting of five (5) or more acres upon which two (2) or more mobile homes, occupied for dwelling or sleeping purposes are located, regardless of whether or not a charge is made for such accommodations.
- MOBILE HOME STAND
- That part of an individual lot which has been reserved for the placement of one single of one double-wide mobile home unit.
- MUNICIPAL OFFICIAL
- The authorized representative of the City of Wright City, Missouri.
- PARK STREET
- A private way which affords principal means of access to individual mobile home lots or auxiliary buildings.
- A written permit issued by the City of Wright City, Missouri, permitting the construction, alteration, and extension of a mobile home park under the provisions of this Chapter.
- Any individual, firm, trust, partnership, public or private association or corporation.
- SERVICE BUILDING
- A building housing community toilet, laundry, and other sanitary facilities necessary for the health and convenience of mobile home occupants.
- A play lot or other area which has been developed for the use of children or other mobile home occupants.
- A device designed for the purpose of anchoring a mobile home to the ground anchors.
- UNFIT FOR HUMAN HABITATION
- Any mobile home or structure which is dangerous to human life or detrimental to health through either lack of maintenance, or repair generally, or because of unsafe or improper construction or installation, and includes but is not limited to mobile homes or structures within a mobile home park in which any one or more of the following exists:
The exterior wall or walls, supporting structure, doors, windows, floors, roof, appliances, or equipment are so deteriorated, broken or damaged as to be hazardous to the occupants; or the walls, roof, floor, doors or windows are in such condition as not to adequately protect the occupant or occupants from the elements.
[Ord. No. 171 §4, 11-10-1983]
It shall be unlawful for any person to construct, alter or extend any mobile home park within the corporate limits of the City of Wright City, Missouri, unless he holds a valid permit issued by the City Clerk or other designated Official of the City of Wright City, Missouri, in the name of such person for the specific construction, alteration, or extension proposed.
[Ord. No. 171 §5, 11-10-1983]
All applications for permits to construct, alter or extend any mobile home park within the corporate limits of the City of Wright City, Missouri, shall be made to the City Clerk and shall contain the following:
The name and address of the applicant.
The location and legal description of the mobile home park or proposed mobile home park.
Complete engineering plans and specifications of the proposed park showing the following:
The area and dimensions of the tract of land;
The number, location and size of all lots;
The location of service buildings and any other proposed structures
The location and width of all roadways and walkways;
The location of water and sewer lines;
Plans and specifications of the water supply, refuse and sewage disposal facilities;
Plans and specifications pertaining to all buildings constructed or to be constructed within the mobile home park; and
The location and details of lighting and electrical systems.
[Ord. No. 171 §6, 11-10-1983]
When, upon review of the application, the Board of Aldermen is satisfied the proposed plan meets the requirements of the Chapter, the City Clerk shall issue a permit.
[Ord. No. 171 §7, 11-10-1983]
Any person whose application for a permit under this Chapter has been denied may request and shall be granted a hearing on the matter before the Board of Aldermen under the procedure provided by Section 450.060 (H) of this Chapter.
[Ord. No. 171 §8a-8i, 11-10-1983; Ord. No. 246 §I(8b,8f), 6-13-1991]
It shall be unlawful for any person to operate any mobile home park within the corporate limits of the City of Wright City, Missouri, unless he holds a valid license issued annually by the City Clerk in the name of such person for the specific mobile home park. All applications for licenses shall be made to the City Clerk who shall issue a license upon compliance by the applicant with the provisions of this Chapter.
Transfer of Licenses. No person holding a license shall sell, transfer, give away or otherwise dispose of interest in or control of any mobile home park unless such transferee holds a valid license issued by the City Clerk in the name of such transferee for the specific mobile home park. Upon application in writing for transfer of the license, the same shall be transferred if the mobile home park is in compliance with all applicable provisions of this Chapter.
Application for Original License. Application for original licenses shall be in writing, signed by the applicant, accompanied by an affidavit of the applicant as to the truth of the application, and shall contain the same information as requested by Section 450.030 of this Chapter.
Application for Renewal of License. Applications for renewals of licenses shall be made in writing by the holders of the licenses and shall contain any change in the information submitted since the original license was granted or the latest renewal granted.
Hearing. Any person whose application for a license under this Chapter has been denied may request and shall be granted a hearing on the matter before the Board of Aldermen, under the procedures provided in Subsection (H) of this Section.
Inspection. The Mayor, Chief of Police, Building Inspector, Fire Chief, or any duly authorized agent of the City shall have the power to enter at reasonable times upon any private or public property for the purpose of inspecting and investigating conditions relating to the enforcement of this Chapter. It shall be the duty of the various named officials, upon their finding and discovery of a violation or failure to comply with the terms of this Chapter, to report such fact to the Board of Aldermen in writing as soon as practicable.
Notice of Alleged Violation. Whenever the Board of Aldermen determines that reasonable grounds exist to believe that there has been a violation of any provision of this Chapter, the City Clerk shall give notice of such alleged violation to the person to whom the permit or license was issued, as hereinafter provided. Such notice shall:
Be in writing;
Include a statement of the reasons for its issuance;
Allow a reasonable time for the performance of any act it requires;
Be served upon the owner, or his agent, as the case may require; Provided: That such notice or order shall be deemed to have been properly served upon such owner or agent when a copy thereof has been sent by registered mail to his last known address, or when he has been served with such notice by any method authorized or required by the laws of this State; or when a copy thereof shall have been personally served upon him by a duly authorized Official of the City of Wright City, Missouri, at a location within the corporate limits of the City of Wright City, Missouri;
Shall contain an outline of the remedial action which, if taken, will affect compliance with the provisions of this Chapter.
Hearing Procedures. Any person affected by any notice which has been issued in connection with the enforcement of any provisions of this Chapter may request and shall be granted a hearing on the matter before the Board of Aldermen. To obtain such hearing, the person desiring a hearing shall file with the City Clerk a written petition requesting such hearing and setting form a brief statement of the grounds therefore within ten (10) days after the day the notice is served. The filing of the request for a hearing shall operate as a stay of the notice and of the suspension except in the case of an order issued under Section ____. Upon receipt of such petition, the City Clerk shall set a time and place for such hearing and shall give the petitioner written notice thereof. At such hearing the petitioner shall be given an opportunity to be heard and to show why such notice should be modified or withdrawn. The hearing shall be set within a reasonable time after receipt of the request therefor by the City Clerk. After such hearing, the Board of Aldermen shall make findings as to compliance with the provisions of this Chapter and shall issue, or cause to be issued by the City Clerk, an order in writing sustaining, modifying or withdrawing the notice which shall be served in the manner provided for in Subsection (G) of this Section. Upon the failure of any person to comply with the provisions of any order sustaining or modifying a notice within a reasonable time to be set forth in said order, the license of the mobile home park affected by the order shall be revoked.
Emergencies. Whenever an authorized Official of the City of Wright City finds that an emergency exists which requires immediate action to protect the public health, he may without notice or hearing issue an order reciting the existence of such an emergency and requiring that such action to be taken as may be deemed necessary to meet the emergency, including the suspension of the permit or licenses. Notwithstanding any other provisions of this Chapter, such order shall be effective immediately. Any person to whom such an order is directed shall comply therewith immediately, but upon petition to the City Clerk shall be afforded a hearing as soon as practicable. The provisions of Subsection (H) hereof shall be applicable to such hearing and the order issued thereafter.
[Ord. No. 171 §9, 11-10-1983; Ord. No. 246 §I(9), 6-13-1991]
A mobile home park shall be no less than five (5) acres in total area.
[Ord. No. 171 §10, 11-10-1983]
No obstructions of any kind shall be erected, placed or maintained on or about any mobile home lot which would impede the movement of a mobile home to or from a site or prevent inspection of plumbing or electrical facilities.
[Ord. No. 171 §11, 11-10-1983; Ord. No. 358 §I, 3-25-1999]
A mobile home park and all occupied units located in it shall be connected to the municipal water and sewerage systems. All mobile home parks shall have fire hydrants every four hundred (400) feet throughout the park.
[Ord. No. 171 §12, 11-10-1983]
The mobile home park site and all buildings and surroundings located thereon shall, at all times, be maintained in a neat and presentable manner.
[Ord. No. 171 §13, 11-10-1983; Ord. No. 246 §I(13), 6-13-1991]
The mobile home park shall be surrounded by a landscaped strip to open space not less than fifteen (15) feet wide. This strip of land shall be planted with evergreen type bushes or trees so as to form site barrier around property except for that portion fronting the public road. Initially these plants shall be at least three (3) feet tall and grow to at least five (5) feet within three (3) years. An alternate can be a five (5) foot wooden site fence.
[Ord. No. 171 §14, 11-10-1983]
In all mobile home parks accommodating or designed to accommodate five (5) or more mobile homes, there shall be developed and maintained a playground area which shall be easily accessible to all park residents. The size of such playground area shall be based upon a minimum of one hundred (100) square feet for each mobile home lot; provided however, that no playground shall contain less than three thousand (3000) square feet.
[Ord. No. 171 §15, 11-10-1983]
No person occupying any mobile home parked, kept, stored, or maintained upon any lot, parcel or tract of real property within the corporate limits of the City of Wright City, Missouri, shall deposit, throw, spread, or dispose of any human filth or excrement thereupon or any ground within the City of Wright City, Missouri.
[Ord. No. 171 §16, 11-10-1983]
All garbage and refuse shall be stored in tight metal or plastic cans with tight fitting covers and shall be removed from premises and disposed of as frequently as may be necessary to prevent nuisance and unsightliness.
[Ord. No. 171 §17, 11-10-1983]
Mobile home park areas shall be lighted at night with lamps of not less than one hundred (100) watts at intervals of not less than two hundred (200) feet in any direction and located approximately fifteen (15) feet from the ground.
[Ord. No. 171 §18, 11-10-1983]
Conditions of soil, ground water level, drainage and topography shall not create hazards to the property or the health of safety of the occupants of a mobile home park. The site shall not be exposed to objectionable smoke, noise, odors or other adverse influences, and no portion subject to unpredictable or sudden flooding, subsidence or erosion shall be used for any purpose which would expose persons or property to hazards.
[Ord. No. 171 §19, 11-10-1983]
The ground surface in all parts of every mobile home park shall be graded and equipped to drain all surface water in a safe and sufficient manner.
[Ord. No. 171 §20, 11-10-1983]
Exposed ground surfaces in all parts of every mobile home park shall be paved, or covered with stone screenings or other solid material or protected with a vegetative growth that is capable of preventing soil erosion and objectionable dust.
[Ord. No. 171 §21, 11-10-1983]
No part of any mobile home park shall be used for non-residential purposes, except such uses that are required for the direct servicing and well-being of park residents and for the management and maintenance of the park.
[Ord. No. 171 §22, 11-10-1983; Ord. No. 246 §I(22), 6-13-1991]
Each mobile home lot provided for the occupancy of a single mobile home unit shall have an area of not less than five thousand (5,000) square feet. Except in cul-de-sac areas each mobile home lot shall have a front width of not less than fifty (50) feet.
[Ord. No. 171 §23, 11-10-1983]
Two (2) off-driveway parking spaces paved with blacktop or concrete shall be provided for each mobile home lot. Required parking spaces may be included within the five thousand (5,000) square feet required for each mobile home lot.
[Ord. No. 171 §24, 11-10-1983]
No mobile home or other structure within a mobile home park shall be closer to each other than thirty (30) feet except that storage or other auxiliary structures for the exclusive use of the mobile home may be no closer to another home than twenty (20) feet.
[Ord. No. 171 §25, 11-10-1983]
Every building in a mobile home park shall be designed and constructed in accordance with Municipal Building Codes.
[Ord. No. 171 §26, 11-10-1983]
All mobile homes shall be located not less than twenty-five (25) feet from any mobile home part property boundary line abutting upon a public street or highway and at least thirty (30) feet from other park property boundary lines.
[Ord. No. 171 §27, 11-10-1983]
The area of the mobile home stand shall be improved to provide an adequate foundation for the placement and tie-down of the mobile home, thereby securing the superstructure against uplift, sliding, rotation and overturning. The mobile home stand shall not heave, shift or settle unevenly under the weight of the mobile home due to frost action, inadequate drainage, vibration or other forces acting on the superstructure.
[Ord. No. 171 §28, 11-10-1983]
The mobile home stands referred to in Section 450.250 hereof shall be provided with anchors and tie-downs such as cast-in-place concrete "dead men," eyelets imbedded in concrete foundations or runways, screw augers, arrowhead anchors, or other devices securing the stability of the mobile home. Anchors and tie-downs shall be placed at least at each corner of the mobile home stand.
[Ord. No. 358 §IV, 3-25-1999]
The owners of every mobile home shall provide uniform skirting within fourteen (14) days after initial placement. Such skirting shall be of twenty-six (26) gauge solid sheet metal, aluminum or other non-corrosive metal or material of equal strength and so constructed and attached to the mobile home so as to deter entry of rodents and insects.
[Ord. No. 171 §29, 11-10-1983]
Every mobile home park shall contain an electrical wiring system consisting of wiring, fixtures, equipment and appurtenances which shall be installed and maintained in accordance with all applicable provisions of the National Electrical Code.
[Ord. No. 171 §30, 11-10-1983]
Main power lines not located underground shall be suspended at least eighteen (18) feet above the ground. There shall be a minimum horizontal clearance of three (3) feet between overhead wiring and any mobile home, service building or other structure. All direct burial conductors or cable shall be buried at least eighteen (18) inches below the ground surface and shall be insulated and specially designed for the purpose. Such conductors shall be located not less than one (1) foot radial distance from water, sewer, gas or communication lines.
[Ord. No. 171 §31, 11-10-1983]
Each mobile home lot shall be provided with an approved disconnection device and over current protective equipment. Receptacles shall be of weatherproof construction and configurations shall be in accordance with the National Electrical Code.
[Ord. No. 171 §32, 11-10-1983]
Each mobile home lot shall abut a mobile home park street within the mobile home park. Said park streets shall be graded and surfaced with blacktop or concrete to a continuous width of not less than twenty-five (25) feet, exclusive of required parking spaces.
Editor's Note — Ord. no. 358 §II, enacted March 25, 1999, repealed section 450.310, Service Buildings, in its entirety. Said former section derived from ord. no. 171 §33, 11-10-1983. This section has been left reserved for the city's future use.
[Ord. No. 171 §34, 11-10-1983]
Any mobile home which shall be found to be so damaged, decayed, dilapidated, unsanitary or vermin-infested that it creates a nuisance or is a hazard to the health or safety of the occupants or of the public, shall be designated as unfit for human habitation. No owner or operator of a mobile home park shall permit a mobile home to remain in a mobile home park when the mobile home has been designated as unfit for human habitation.
[Ord. No. 246 §I(35), 6-13-1991; Ord. No. 364 §I, 8-12-1999]
It shall be unlawful for any person to place a mobile home within the corporate limits of the City of Wright City, Missouri, unless he has obtained a valid permit issued by the City Clerk or designated official of the City of Wright City for such mobile home. The City Clerk shall not issue a permit for any mobile home unless said mobile home is in compliance with all applicable provisions of this Chapter and is less than ten (10) years old unless approval is obtained from the Code Enforcement Officer for a mobile home that is over ten (10) years old but not more than fifteen (15) years old.
[Ord. No. 171 §36, 11-10-1983]
Cooking shelters, barbecue pits, fireplaces and wood-burning stoves shall be so located, constructed, maintained, and used as to minimize fire hazard and smoke nuisance both on the property on which used and on neighboring property. No open fire shall be permitted except in facilities provided. No open fire shall be left unattended. No fuel shall be used and no material burned which emits dense smoke or objectionable odors.
[Ord. No. 171 §37, 11-10-1983]
Grounds, buildings, and structures shall be maintained free of insect and rodent harborage and infestation.
Parking areas shall be maintained free of accumulations of debris which may provide rodent harborage or breeding places for flies, mosquitoes and other pests.
Storage areas shall be maintained as to prevent rodent harborage; lumber, pipe and other building material shall be stored at least one (1) foot above the ground.
Where the potential for insect and rodent infestation exists, all exterior opening in or beneath any structure shall be appropriately screened with wire mesh or other suitable materials.
The growth of brush, weeds and grass shall be controlled to prevent harborage of ticks, chiggers and other noxious insects. Parking areas shall be so maintained as to prevent the growth of ragweed, poison ivy, poison oak, poison sumac and other noxious weeds considered detrimental to health. Open areas shall be maintained free of heavy undergrowth of any description.
[Ord. No. 171 §38, 11-10-1983]
All gas-burning appliances shall be of an approved vented type and AGA approved.
[Ord. No. 171 §39, 11-10-1983]
All fuel oil supply systems shall be installed and maintained in accordance with applicable codes and regulations governing such systems. All piping from outside fuel storage tanks or cylinders to mobile homes shall be permanently installed and securely fastened in place.
Editor's Note — Ord. no. 358 §III, enacted March 25, 1999, repealed section 450.380, Fire Extinguisher, in its entirety. Said former section derived from ord. no. 171 §40, 11-10-1983. This section has been left reserved for the city's future use.
[Ord. No. 171 §§41-42, 11-10-1983]
Each occupied mobile home lot shall be equipped with a storage vault or building for the use and convenience of residents. Said vaults or buildings shall be maintained in a neat and presentable manner and each such storage vault or building shall have a storage capacity of not less than seventy-five (75) square feet. Building not to exceed ten (10) feet total height.
No storage shall be permitted under any mobile home.
[Ord. No. 171 §43, 11-10-1983]
The person to whom a license for a mobile home park is issued shall operate the park in compliance with this Chapter and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition. The park management shall notify the park occupants of all applicable provisions of this Chapter and shall inform them of their duties and responsibilities under this Chapter and regulations issued hereunder.
[Ord. No. 171 §44, 11-10-1983; Ord. No. 246 §I(44), 6-13-1991]
The park management shall maintain a register containing the names of all park occupants identified by lot number or street address. Such register, as the same exists on January first (1st), shall be delivered to the City Clerk on or before January fifteenth (15th) of each year and shall be available to any authorized person inspecting the park.
[Ord. No. 171 §45, 11-10-1983]
All occupants of a mobile home park shall comply with all applicable requirements of this Chapter and shall maintain his mobile home lot, its facilities and equipment in good repair and in a clean and sanitary condition. The mobile home park occupant shall be responsible for proper placement of his mobile home on its stand and proper installation of all utility connections.
[Ord. No. 171 §46, 11-10-1983]
Any person who violates any provision of this Chapter is guilty of a misdemeanor and, upon conviction thereof, shall be punished by a fine of not less than one dollar ($1.00) nor more than five hundred dollars ($500.00), or by confinement in the County Jail for not more than ninety (90) days, or by both fine and confinement in the County Jail.