[Ord. No. 6924 §§1—3(9-81), 2-22-1999]
It shall be unlawful for any person to maintain or operate a
mobile home park within the City unless such person shall first obtain
a license therefor and maintain such license in a currently valid
status thereafter.
[Ord. No. 6924 §§1—3(9-82), 2-22-1999]
A.
Application For Initial License. An application for an initial mobile home park license shall be filed with the Zoning and Planning Commission at City Hall. The application shall be in writing, signed by the applicant and shall include the plan and information required by Section 415.050.
B.
The application
and all accompanying plans and specifications shall be filed in triplicate.
The Zoning and Planing Commission shall investigate and review the
applicant, the application and the proposed plans and specifications.
If the proposed mobile home park will, when constructed or altered
in accordance with such plans and specifications, be in compliance
with the Code and other applicable ordinances and Statutes, the Zoning
and Planning Commission shall recommend to the City Council the approval
of the application and upon approval by the Council and completion
of the park according to the plans, the City Council shall issue the
license.
C.
Application For Renewal License. Upon application in writing
by a licensee for renewal of a license and upon payment of the annual
license fee and upon approval of the Zoning and Planning Commission,
the City Council shall issue a certificate renewing such license for
another year.
D.
Application For Transfer Of License. Upon application in
writing by a licensee for transfer of a license and upon payment of
the transfer fee and upon approval of the Zoning and Planning Commission,
the City Council shall approve such transfer.
[Ord. No. 6924 §§1—3(9-83), 2-22-1999]
[Ord. No. 6924 §§1—3(9-84), 2-22-1999]
The City Council may revoke any license to maintain and operate
a park when the licensee has been found guilty by a court of competent
jurisdiction of violating any provision of this Chapter or other applicable
provisions of this Code, State law or other City ordinance, rules
or regulation. After such cause for conviction has been remedied and
the City Council has reason to believe that the park will be maintained
and operated in full compliance with law, such license may be reinstated.
[Ord. No. 6924 §§1—3(9-85), 2-22-1999]
A.
All applications
for a mobile home park license involving construction of a new park
or modification of an existing park must be accompanied with a set
of preliminary plans and, upon approval, a set of final plans drawn
to scale and completely dimensioned. Such plans must be drawn to a
scale of not less than one (1) inch equals fifty (50) feet by a registered
engineer, professional land use planner or registered land surveyor.
Such plans must show the area to be used for the proposed mobile home
park district; the ownership and use of neighboring properties; all
proposed entrances, exits, driveways, walkways and off-street parking
spaces; the location of mobile home spaces, recreation areas and service
buildings; the location of refuse receptacles; the proposed plan of
water supply, sewage disposal and electric lighting. The Planning
and Zoning Commission shall have the authority to impose such reasonable
conditions and safeguards on the proposed development as it deems
necessary for the protection of adjoining properties and the public
interest. Such plans shall be accompanied by the following information:
1.
Name
and address of the owner and operator.
2.
Address,
location and legal description of the mobile home park.
3.
Extent
of the area and dimensions of the site.
4.
Size,
location and number of mobile homes lots.
5.
Entrance,
exits, driveways and walkways.
6.
Number,
location and detailed floor plans, including elevations, of all service
buildings and other proposed structures and accessory buildings.
7.
Number,
size and location of automobile parking accommodations.
8.
Location
and size of recreation area including development plan showing type
of landscaping, surface treatment, drainage, apparatus and/or special
equipment.
9.
Plan
of water system.
10.
Method
and plan of sewage disposal and site drainage.
11.
Method
of garbage disposal and plan of storage areas.
12.
Lighting
plan of outside areas and service outlets.
13.
Method
and plan of service building heating.
14.
Location
and type of fire-fighting and fire-prevention equipment and facilities.
B.
Every
mobile home lot shall be of a size and shape which will provide reasonable
area for private use and development and for convenient placement
of one (1) occupied mobile home and shall be identified with an individual
site number in logical numerical sequence and so shown on the official
plot plan for the mobile home park.
C.
In no
case shall the area of a mobile home lot occupied by a mobile home
and awning, carport or other accessory structure or combination thereof
exceed forty percent (40%) of the total lot area.
D.
Mobile
home parks constructed or altered after February 20, 1989, shall comply
with the following requirements:
1.
The
minimum lot size shall be three thousand five hundred (3,500) square
feet in area with a minimum width of fifty (50) feet and a minimum
depth of sixty (60) feet. Lots irregular in size and those fronting
on a cul-de-sac may be permitted upon application with the Zoning
and Planning Commission and presentation of a plot thereof.
2.
Every
new mobile home park shall contain at least three (3) acres of land
with direct access to public street right-of-way containing a width
of at least fifty (50) feet.
3.
Each
mobile home shall be provided with a Portland cement or asphaltic
concrete pad large enough to provide storage area underneath any mobile
home parked thereon and at a grade which will drain. Such area shall
be a minimum of ten (10) by fourteen (14) feet.
4.
Each
mobile home shall be skirted complete, with access door to the storage
area.
5.
The plan boundaries of the mobile home park shall be a minimum of twenty-five (25) feet from all public rights-of-way and a minimum of fifteen (15) feet from all other abutting property. The screening required by Subsection (D)(19) of this Section shall be located on or within the park boundaries.
6.
All
park or service buildings located on community ground shall be located
at least eight (8) feet away from any mobile home lot boundary shown
on the mobile home park plan.
7.
For
each mobile home lot there shall be provided and maintained at least
two (2) off-street parking spaces. Each such parking space shall contain
a minimum area of one hundred eight (108) square feet (of dimensions
nine (9) feet by twenty (20) feet or ten (10) feet by eighteen (18)
feet). If central parking lots are provided, they shall be paved with
Portland cement or asphaltic concrete and each space separated by
striping or other adequate means and identified to the official lot
number of the occupant and reserved for his/her sole use.
8.
At least
one thousand five hundred (1,500) square feet of gross recreation
space for each mobile home space shall be reserved within each mobile
home park as common recreation space for the residents of the park.
Such areas shall, along with driveways and walkways, be adequately
lighted for safety. At least one thousand (1,000) square feet of the
gross one thousand five hundred (1,500) square feet of recreational
space for each mobile home shall be suitable for recreational activity.
9.
No mobile
home or other structure within a mobile home park shall be closer
to each other than twenty-five (25) feet, except that storage or other
auxiliary structures for the exclusive use of the mobile home may
be no closer to another mobile home than twenty (20) feet.
10.
No
mobile home shall be located closer than thirty (30) feet of the exterior
boundary of the park or a bounding street right-of-way. Buildings
used for laundry or recreation purposes shall be located no closer
than forty (40) feet to the exterior boundary or the right-of-way
of a bounding street.
11.
The
layout and general development plan for major and minor access driveways
within the mobile home park, together with the location and dimensions
of access junctions with public street rights-of-way, shall be approved
by the Zoning and Planning Commission.
12.
All
access roadways, parking areas and service drives shall be asphaltic
concrete or Portland cement.
13.
Water
connections for individual mobile homes shall be provided and located
on the same side of the lot as the sewer lateral and shall consist
of a riser terminating at least four (4) inches above the ground surface.
Such water connection shall be equipped with a shut-off valve and
shall be protected from freezing and from damage from mobile home
wheels and shall have the ground surface around the riser pipe graded
to divert surface drainage away from the connection.
14.
Waste
from showers, bathtubs, flush toilets, urinals, lavatories and slop
sinks in service and other buildings within the park shall be discharged
into a public sewer system in compliance with applicable Sections
of this Code or other ordinances or into a private sewer and disposal
plant or septic tank system of such construction and in such manner
as will meet the standards and specifications required by the State
of Missouri and County Health Official.
15.
Sewer
laterals shall be provided at each mobile home lot, be trapped and
vented, terminate above grade on the same side of the lot as the water
connection, be at least four (4) inches in diameter and be equipped
with approved leak and flyproof devices for coupling to mobile home
drainage systems. Such lateral sewer connections shall be protected
at its terminal with a concrete collar at least three (3) inches thick
and extending from the connection in all directions. When not in use,
the connection shall be capped with a gastight plug or similar device.
Adapters, allowing for a tight physical connection, shall be on the
mobile home or provided by the mobile home park operator for the use
of mobile homes.
16.
All
plumbing in the mobile home park shall comply with the City Plumbing
Code.
17.
All
electrical work shall be installed and maintained in accordance with
the electrical requirements of the City Electrical Code.
18.
All
gas- and/or oil-burning appliances shall be of an approved vented
type.
19.
An
ornamental wall, fence or screen planting, acceptable to the Zoning
and Planning Commission and no less than six (6) feet in height, shall
be erected and maintained along the side of and rear boundaries of
a mobile home park. Where, in the opinion of the Zoning and Planning
Commission, it is unreasonable to require a wall, fence or screen
planting, due to the nature of the existing topography or other existing
conditions that might render such a wall or fence ineffective, the
Commission may waive or modify the requirements.
[Ord. No. 6924 §§1—3(9-86), 2-22-1999]
A.
Obstructions Prohibited. No obstructions of any kind shall
be erected, placed or maintained on or about the mobile home lot which
would impede or prevent inspection of plumbing or electrical facilities.
B.
Dependent
mobile homes shall be prohibited from being accommodated in mobile
home parks within the City. "Dependent mobile homes" are mobile homes connected to a separate structure, dwelling or other
building and dependent on the other structure for utilities such as
water, gas, electric or sewer services.
C.
A mobile
home park shall not accommodate any occupied trailers for which there
are no available sites conforming to the provisions of this Article.
D.
It shall
be unlawful to camp overnight or to park an occupied trailer or vacation
trailer overnight in a mobile home park or upon any public street
including the street right-of-way. This provision shall not apply
in cases where a mobile home or trailer is parked for the purpose
of making emergency repairs.
E.
The owner
or operator of every mobile home park shall maintain in a conspicuous
location in or adjacent to the mobile home park office a copy of an
approved plot plan of the mobile home park, a copy of the conditions
of City approval, and a copy of the latest ordinance and regulations
pertaining to such mobile home park.
F.
In a
mobile home park, no advertising signs or devices shall be permitted,
except as approved by the Zoning and Planning Commission.
[Ord. No. 6924 §§1—3(9-87), 2-22-1999]
A.
The service
buildings shall be well lighted at all times of the day and night,
shall be well ventilated with screened openings, shall be constructed
of such moistureproof material, which may be painted woodwork, as
shall permit repeated cleaning and washing and shall be maintained
at a temperature of at least sixty-eight degrees Fahrenheit (68°
F) during the period from October first (1st) to May first (1st).
The floors of the service buildings shall be of water impervious material.
B.
All service
buildings and the grounds of the park shall be maintained in a clean,
sightly condition and kept free of any condition that will menace
the health of any occupant or the public or constitute a nuisance.
C.
Every
occupant of a mobile home shall keep in clean and sanitary condition
that part of the premises which he/she occupies and controls.
D.
Any mobile
home which shall be found by the Building Official 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 the mobile home park shall permit a mobile
home to remain in the park when the mobile home has been designated
by the Building Official as unfit for human habitation.
E.
Mobile
home park sites shall be well drained, free from trash or litter,
and maintained in a clean and sanitary condition.
[1]
Editor's Note—Prior to adoption of this code, the city removed section 415.080 "fire protection" in its entirety with no provisions for replacement. Former section 415.080 derived from ord. no. 6924 §§1—3(9-88), 2-22-99. At the editor's discretion, this section has been reserved for the city's future use.
[Ord. No. 6924 §§1—3(9-90), 2-22-1999]
A.
This
Section shall apply to mobile homes located outside licensed mobile
home parks within the City limits.
B.
It shall
be unlawful for any person or entity to locate, place, establish or
maintain a mobile home within the City limits, except that mobile
homes shall be permitted in licensed mobile home parks. Mobile homes
located and existing within the City limits, but not located within
licensed mobile home parks as of February 20, 1989, shall be permitted
to remain as located as of such date until fee ownership of record
of the real estate whereon such a mobile home is located is transferred,
at which time the continued location of a mobile home thereon shall
be prohibited unless such real estate is licensed as a mobile home
park, or unless the real estate and mobile home thereon are transferred
or sold to an individual or individuals who thereafter maintain his/her
or their primary residence in the mobile home on such real estate.
C.
All mobile
homes which fail to conform to the provisions of this Article are
hereby declared to be public nuisances and shall be abated.
[Ord. No. 6924 §§1—3(9-91), 2-22-1999]
A.
Each
person desiring to maintain an existing mobile home located within
the City limits, but which is not located within a licensed mobile
home park, shall obtain a permit therefor for maintaining a mobile
home thereon and, except as hereinafter provided, shall annually renew
the same upon continued maintenance of said mobile home within the
City limits.
B.
Each
person desiring to maintain an existing mobile home within the City
limits, not located within a licensed mobile home park, shall take
the following action after November first (1st) of each calendar year
but prior to December thirty-first (31st) of each calendar year. Such
person shall make application therefor to the City Clerk, with such
application to include the following information:
1.
The
name and address of the applicant;
2.
The
street address and legal description of the real estate upon which
the mobile home is to be located and established or maintained;
3.
A description
in detail of the mobile home to be located and established or maintained,
including the dimensions thereof and the category and number of the
rooms therein;
4.
Furnish
a plot or plan of the real estate showing the exact location contemplated
or established for the mobile home; and
5.
Furnish
the names and addresses of each record owner of all real estate on
which the mobile home is to be located and established or maintained
and the duly acknowledged signatures of each such record owner attesting
that each such owner consents to the location and establishment or
continued maintenance of an existing mobile home upon the real estate
for which the permit is sought.
C.
Upon receipt of the permit fee and the completed application containing the information required in Subsection (B), the City Clerk shall issue a permit subject to the restrictions contained herein.
D.
Prior
to location and establishment of a replacement mobile home upon any
tract of land previously having had a permitted mobile home located
thereon, the person proposing to locate and establish such replacement
mobile home shall comply with all provisions of this Article except
that no permit fee, if any, as otherwise required hereby shall be
charged for the placement of the remainder of that year for which
the permit fee had previously been paid for the prior permitted mobile
home or transformed mobile home. After a placement of a replacement
mobile home, then the anniversary date of the renewal of the permit
therefor and the payment of the annual permit fee thereupon shall
be the same date as that date which had previously been established
for the prior permitted mobile home.
[Ord. No. 6924 §§1—3(9-92), 2-22-1999]
A.
The following
site regulations, in addition to any regulations imposed by State
law, shall apply to all mobile homes maintained outside of a mobile
home park:
1.
Each
mobile home shall have skirting such that the undercarriage thereof
and all the connections thereunder to such mobile home are completely
screened from public view.
2.
Each
mobile home shall be connected to City sewer and water services at
the cost and expense of the permit applicant, where and when the same
are available within three hundred (300) feet of the real estate upon
which such mobile home shall be located, established or maintained
and if such services are not available, then each such mobile home
shall be connected to a private septic tank system or other waste
water treatment system meeting all City, State and Federal regulatory
requirements.
3.
Each
mobile home shall have permanent steps or porches from the mobile
home to the lot.
4.
Each
mobile home shall be connected to electrical utility service.
5.
Each
mobile home shall have tie downs upon such mobile home or transformed
mobile home designed to prevent displacement of said mobile home during
periods of high wind.
B.
In addition to the site requirements imposed on both existing and replacement mobile homes, each replacement mobile home shall comply in all respects with Sections 700.010 to 700.115, RSMo. (1978), as amended; and in addition, each replacement mobile home shall conform with the following site requirements:
1.
Be placed
on a concrete pad or concrete runners sufficient to support said mobile
home with dimensions of length and width at least one (1) foot wider
or longer than the exterior dimension of the mobile home or transformed
mobile home;
2.
Be located
upon a lot of ground that is not less than five thousand (5,000) square
feet in area; and
C.
The site requirements imposed by Subsection (A) of this Section shall be complied with no later than thirty (30) days after the replacement of an existing non-conforming mobile home upon the permitted lot of ground in accordance with the regulations of this Article.
D.
The requirements of Subsection (B)(3) above shall likewise apply for any accessory building, awning, carport, patio, deck, porch or other structure actually attached to any replacement mobile home. Such uses when completely detached and which are separated from a mobile home by at least five (5) feet shall not be required to be located in accordance with the requirements of Subsection (B)(3) above.
[Ord. No. 6924 §§1—3(9-94), 2-22-1999]
A.
Henceforth
and hereafter, no mobile home shall be allowed to remain located and
established or maintained within the City by permit issued pursuant
to applicable law when, after the Electrical Inspector has inspected
the same from the utility pole hookup to the breaker box thereof,
the Electrical Inspector certifies to the City Clerk that aluminum
wiring is evident therein from such inspection. The Electrical Inspector
need not inspect any wiring within the confines of said mobile home;
but the extent of his/her inspection shall extend only to the breaker
box thereof.
B.
Upon
certification by the Electrical Inspector that aluminum wiring is
evident, any permit for the location, establishment or maintenance
of the mobile home shall be null and void and the same shall be removed
from the City within thirty (30) days thereafter.
[Ord. No. 6924 §§1—3(9-95), 2-22-1999]
A.
In the
event a replacement mobile home is to be located and established or
an existing mobile home is maintained within the City upon real estate
not then owned by the person applying for a permit hereunder, then
the permit applicant and the record owner or record owners of the
real estate upon which the same is to be located and established or
maintained shall all be currently, jointly, equally and fully responsible
for compliance with the provisions hereof.
B.
In the
event of the application for location and establishment or maintenance
of a mobile home within the City upon real estate not then owned by
the permit applicant, then each such application shall require the
signature of the owner or owners of the real estate upon which such
mobile home is to be located, established or maintained and the specific
agreement of the owner or owners of said real estate to be bound by
the provisions of the applicable law.
[Ord. No. 6924 §§1—3(9-96), 2-22-1999]
A.
Any person
violating the provisions of this Chapter shall be penalized as follows
for each such violation:
1.
A fine
not to exceed five hundred dollars ($500.00) in amount; and/or
2.
An order
of the court mandating compliance with the terms and provisions hereof
or alternatively requiring removal of the non-complying mobile home
or transformed mobile home from the real estate upon which it is located,
established and maintained, together with the actual costs and expenses
of compliance or removal thereof.
B.
The City
Code Enforcement Officer shall be empowered and have the duty of performing
the inspections required hereunder.
[Ord. No. 6924 §§1—3(9-97), 2-22-1999]
A.
The owner
of a mobile home may convert the mobile home to real property by:
attaching the mobile home to a permanent foundation situated on real
estate owned by the owner of the mobile home; and by the removal or
modification of the transporting apparatus including, but not limited
to, wheels, axles and hitches, rendering it impractical to reconvert
the real property then created to a manufactured home.
B.
The owner
of a mobile home who intends to transform the mobile home into real
property must comply with all provisions of this Code pertaining to
the construction, remodeling and maintenance of buildings including,
but not limited to, obtaining a building permit for the process of
converting the mobile home into real property. Upon issuance of a
building permit for the purpose of converting a mobile home, the Code
Enforcement Officer will inspect the conversion project and the building
itself to enforce compliance with City Building Codes and zoning regulations.
