City of Harrisonville, MO ARTICLE VII District "R-1M" Manufactured Home Park District

Section 405.150 Permitted Uses.

[Ord. No. 1825, 5-13-1991; Ord. No. 3616, 11-21-2022]

In District "R-1M," no building, structure, land or premises shall be used and no building or structure shall be hereafter erected, constructed, reconstructed, moved or altered except those uses identified as "P" for permitted in the Land Use Table in Appendix A.[1] Additional conditions are listed below:

A. Structures and uses required for the operation of a public utility, the performance of a governmental function or the operation or maintenance of the manufactured home park.

B. In manufactured home parks, recreational vehicles shall not be occupied as living quarters and manufactured home sales lots shall not be permitted, but manufactured homes may be sold on lots they occupy in residential use.

C. Once manufactured home parks contain at least one hundred (100) manufactured home lots ready for occupancy, commercial and service establishments intended to serve only persons within the manufactured home park and occupying in total, including related parking area, not more than five percent (5%) of the area of the manufactured home park may be constructed.

D. A manufactured or mobile home shall not be temporarily or permanently parked, stored or occupied on any public street or alley nor on any lot or parcel within the City of Harrisonville except when in complete conformity to zoning and other applicable ordinances.

[1] Appendix A, Land Use Table, is included as Attachment 1 of this chapter.

Section 405.155 Approval of Manufactured Home Park.

[Ord. No. 1825, 5-13-1991]

The owner or developer of a manufactured home park shall, prior to development, submit a site development plan for the proposed development to the Planning and Zoning Commission for review and recommendation to the Board of Aldermen and approval by said Board of Aldermen.

A. The site development plan shall contain the following elements:

1. Legal description of the proposed development.

2. Names, addresses and phone numbers of the owner, developer and the engineer or surveyor who prepared the plan.

3. Location drawing showing the existing development within a one-half (½) mile radius of the proposed location and ownerships of adjacent tracts within one hundred eighty-five (185) feet.

4. Scale of plan; one (1) inch represents one hundred (100) feet or one (1) inch represents fifty (50) feet.

5. Date and north arrow.

6. Existing conditions:

a. Location, width and name of each existing or platted street or other public way, railroad and utility right-of-way within or adjacent to the proposed subdivision.

b. All existing sewers, water mains, gas mains, culverts or other underground installations within the proposed subdivision or immediately adjacent thereto with pipe size, grades and locations shown.

c. Topography (unless specifically waived) with contour intervals of not more than two (2) feet, referred to U.S.G.S. or City datum; also the location of watercourses, ravines, bridges, lakes, wooded areas, approximate acreage and such existing other features as may be pertinent to subdivision. In areas where grades are gentle, the City may require a lesser contour interval.

7. Proposed development plan showing:

a. General layout of development with number of manufactured home lots and their approximate dimensions.

b. Location of parking areas, size and capacity.

c. Location and size of park and playground area.

d. Location and type of accessory convenience building.

e. Proposed street system for both public and private streets with setback lines indicated.

f. General landscaping and screening plan.

g. Typical layout of manufactured home lot showing size of lot, landscaping, stand location and type, outdoor living area, location of refuse receptacle, walkways, parking area, curb and gutter location and any other improvements included within the development.

h. Gross and net density of proposed project and parking ratio.

B. The site development plan, as approved, shall be entered into the records of the Planning and Zoning Commission, Board of Aldermen and the City Administrator and conformance to the plan shall be mandatory, except as herein provided; unless a change in such site development plan is reviewed by the Planning and Zoning Commission because of change in conditions and recommendation made to the Board of Aldermen and such change is approved by the Board of Aldermen. The City Administrator may allow the developer to make the following changes in the approved site development plan as a result of unforeseen engineering problems:

1. Move private streets and driveways by not more than ten (10) feet.

2. Move the location of structures by not more than ten (10) feet so long as not to violate any setback regulations.

3. Move the location of any parking area by not more than twenty (20) feet so long as it would not come closer than twenty (20) feet to any residential structure or ten (10) feet from any public street or private drive.

4. Change the configuration of any parking area so long as the number of spaces is not reduced.

5. Change the location of sidewalks and pathways provided that all points remain connected.

6. Change the building size by a total of not more than one hundred (100) square feet for a residential structure and by a total of not more than five percent (5%) for a commercial structure, so long as no setback regulations are violated.

Section 405.160 Minimum Standards.

[Ord. No. 1825, 5-13-1991; Ord. No. 3107 §4, 10-19-2009]

A. Minimum Park Size. No manufactured home park established after the effective date of this Zoning Ordinance shall have a site smaller than thirty (30) acres. Minimum width of tract for portions used for general vehicular entrances and exits only shall be sixty (60) feet; for portions containing lots for dwellings and buildings, minimum width of tract shall be two hundred (200) feet. The tract shall be and remain in one (1) ownership and shall be designed for the purpose of renting and/or providing spaces for placement of manufactured homes.

B. Density. The maximum number of manufactured home units allowed within the manufactured home park shall be seven (7) units per net acre.

C. Minimum Units. No manufactured home park shall contain less than one hundred (100) units and at least twenty-eight (28) lots must be finished and ready for use with required storm shelter facilities provided prior to occupancy.

D. Maximum Building Coverage. A manufactured home and its accessory building(s) shall occupy not more than thirty-five percent (35%) of the lot area, except as follows:

1. When a roofed area, such as a carport or outdoor recreation shelter, is open for forty percent (40%) or more of its perimeter, its building coverage shall be computed as one-half (½) the area covered by the roof.

2. When the manufactured home lot is adjacent to and has direct access to approved common open space not less than ten (10) feet in minimum width, an additional five percent (5%) of the lot area may be occupied.

E. Required Outdoor Living Area On Lot.

1. An outdoor living area, commonly known as a patio, shall be provided on each lot equal to at least ten percent (10%) of its area, provided that in no case shall such area be less than three hundred (300) square feet nor need be more than five hundred (500) square feet. The minimum horizontal distance of such area shall be not less than fifteen (15) feet.

2. Such outdoor living area shall be properly drained and located for convenience and optimum use.

3. Within such area, a section not less than one hundred (100) square feet in area or ten (10) feet in minimum horizontal dimension and surfaced with concrete, asphalt or other approved hard surface shall be provided for garden furniture. The parking area may not be considered to meet the requirements of outdoor living area.

F. Yard Requirements.

1. All manufactured homes, including structural additions thereof, shall be located at least twenty (20) feet from any other manufactured home, permanent building, interior roadways or common parking lot for more than two (2) vehicles.

2. When parking is provided on each individual manufactured home lot, the minimum distance from roadway or street curb to manufactured home shall not be less than twenty-five (25) feet.

G. Parking Regulations. A minimum of two (2) parking spaces shall be provided for each manufactured home lot. These spaces may be located on the lot or in parking areas located not more than sixty (60) feet from the manufactured home. Parking spaces shall be located off the public street or private drive; and in no case shall parking spaces or areas cross manufactured home lot lines.

H. Common Open Space.

1. No less than ten percent (10%) of the gross area of any manufactured home park shall be devoted to common recreational areas and facilities. Such open space shall be separate and aside from the open space provided on each manufactured home space. Said open space shall be sodded and/or landscaped or otherwise designed and made available for recreational use.

2. At least one (1) principal recreation and community area shall be provided which contains not less than one-half (½) of the total required open space, except that no principal recreation and community area need be larger than two and one-half (2½) acres.

3. To be countable as common recreational area, interior-block ways for pedestrians or cyclists shall be at least ten (10) feet in width and form parts of a system leading to a principal designation. Such ways may also be used for installation of utilities.

4. To be countable as common recreational area, interior-block play areas for small children or other interior-block areas shall be at least twenty (20) feet in least dimension and shall contain not less than one thousand (1,000) square feet.

5. Common recreational areas shall not include streets or parking areas, shall be closed to automobile traffic except for maintenance and service vehicles and shall be improved and maintained for the uses intended.

6. Other standards. The City Administrator may adopt other standards for manufactured home parks including, without limitation, standards for landscaping, storm shelters, access to streets and all public utilities.