It shall be unlawful for any person to construct, alter or extend any manufactured home park within the corporate limits of the City of Wright City, Missouri, unless (1) the manufactured home park is located in the MH District and (2) the person 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.
A. 
All applications for permits to construct, alter or extend any manufactured 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:
1. 
The name and address of the applicant.
2. 
The location and legal description of the manufactured home park or proposed manufactured home park.
3. 
Complete engineering plans and specifications of the proposed park showing the following:
a. 
The area and dimensions of the tract of land;
b. 
The number, location and size of all lots;
c. 
The location of service buildings and any other proposed structures;
d. 
The location and width of all roadways and walkways;
e. 
The location of water and sewer lines;
f. 
Plans and specifications of the water supply, refuse and sewage disposal facilities;
g. 
Plans and specifications pertaining to all buildings constructed or to be constructed within the manufactured home park; and
h. 
The location and details of lighting and electrical systems.
B. 
Issuance. 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.
C. 
Hearing If Permit Denied. 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 650.030(H) of this Chapter.
A. 
It shall be unlawful for any person to operate any manufactured home park within the corporate limits of the City of Wright City, Missouri, unless he/she holds a valid license issued annually by the City Clerk in the name of such person for the specific manufactured 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.
B. 
Transfer Of Licenses. No person holding a license shall sell, transfer, give away or otherwise dispose of interest in or control of any manufactured home park unless such transferee holds a valid license issued by the City Clerk in the name of such transferee for the specific manufactured home park. Upon application in writing for transfer of the license, the same shall be transferred if the mobile manufactured home park is in compliance with all applicable provisions of this Chapter.
C. 
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 650.020 of this Chapter.
D. 
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.
E. 
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.
F. 
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.
G. 
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:
1. 
Be in writing;
2. 
Include a statement of the reasons for its issuance;
3. 
Allow a reasonable time for the performance of any act it requires;
4. 
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;
5. 
Shall contain an outline of the remedial action which, if taken, will affect compliance with the provisions of this Chapter.
H. 
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 therefor 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 Subsection (I) below. 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 manufactured home park affected by the order shall be revoked.
I. 
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/she 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.
A. 
Area. A manufactured home park shall be no less than five (5) acres in total area
B. 
Manufactured Home Lot Size Requirements. Each manufactured home lot provided for the occupancy of a single manufactured home unit shall have an area of not less than five thousand (5,000) square feet. Except in cul-de-sac areas, each manufactured home lot shall have a front width of not less than fifty (50) feet.
C. 
Required Setbacks From Mobile Home Park/District Boundaries. All manufactured homes shall be located not less than twenty-five (25) feet from any MH District boundary or manufactured home park property boundary line abutting upon a public street or highway and at least thirty (30) feet from other park property boundary lines.
A. 
Obstructions Prohibited. No obstructions of any kind shall be erected, placed, or manufactured on or about any mobile home lot which would impede the movement of a manufactured home to or from a site or prevent inspection of plumbing or electrical facilities.
B. 
Utility Service. A manufactured home park and all occupied units located in it shall be connected to the municipal water and sewerage systems. All manufactured home parks shall have fire hydrants every four hundred (400) feet throughout the park.
C. 
Manufactured Home Parks To Be Neatly Maintained. The manufactured home park site and all buildings and surroundings located thereon shall, at all times, be maintained in a neat and presentable manner.
D. 
Landscaping. The manufactured 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-foot wooden site fence.
E. 
Playgrounds. In all manufactured home parks accommodating or designed to accommodate five (5) or more manufactured 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 (3,000) square feet.
F. 
Unlawful To Deposit Filth Upon Ground. No person occupying any manufactured 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.
G. 
Garbage And Refuse. 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.
H. 
Lighting. Manufactured 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.
I. 
Environmental Requirements. Conditions of soil, groundwater level, drainage and topography shall not create hazards to the property or the health or safety of the occupants of a manufactured 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.
J. 
Site Drainage Requirements. The ground surface in all parts of every manufactured home park shall be graded and equipped to drain all surface water in a safe and sufficient manner.
K. 
Soil And Ground Cover Requirements. Exposed ground surfaces in all parts of every manufactured home park shall be paved or covered with stone screenings or other solid material or protected with a vegetative growth that can prevent soil erosion and objectionable dust.
L. 
Non-Residential Uses Prohibited. No part of any manufactured 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.
M. 
Parking Area To Be Provided For Manufactured Home Lots. Two (2) off-driveway parking spaces paved with blacktop or concrete shall be provided for each manufactured home lot. Required parking spaces may be included within the five thousand (5,000) square feet required for each manufactured home lot.
N. 
Required Separation Of Manufactured Home Lots. No manufactured home or other structure within a manufactured 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 manufactured home may be no closer to another home than twenty (20) feet.
O. 
Compliance With Building Codes. Every building in a manufactured home park shall be designed and constructed in accordance with Municipal Building Codes.
P. 
Manufactured Home Stands. The area of the manufactured home stand shall be improved to provide an adequate foundation for the placement and tie-down of the manufactured home, thereby securing the superstructure against uplift, sliding, rotation and overturning. The manufactured home stand shall not heave, shift, or settle unevenly under the weight of the manufactured home due to frost action, inadequate drainage, vibration, or other forces acting on the superstructure.
Q. 
Tie-Downs Required. The manufactured home stands referred to in Subsection (P) 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 manufactured home. Anchors and tie-downs shall be placed at least at each corner of the manufactured home stand.
R. 
Mobile Home Skirting. The owners of every manufactured home shall provide uniform skirting within fourteen (14) days after initial placement. Such skirting shall be of twenty-six-gauge solid sheet metal, aluminum or other non-corrosive metal or material of equal strength and so constructed and attached to the manufactured home to deter entry of rodents and insects.
S. 
Electrical System.
1. 
Distribution System, General Requirements. Every manufactured 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.
2. 
Electrical Distribution System, Power Distribution Lines. 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 manufactured 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.
3. 
Electrical Distribution System, Individual Connections. Each manufactured 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.
T. 
Park Streets, Requirements. Each manufactured home lot shall abut a manufactured home park street within the manufactured 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.
U. 
Barbecue Pits, Fireplaces And Stoves. 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.
V. 
Insect And Rodent Control.
1. 
Grounds, buildings, and structures shall be maintained free of insect and rodent harborage and infestation.
2. 
Parking areas shall be maintained free of accumulations of debris which may provide rodent harborage or breeding places for flies, mosquitoes, and other pests.
3. 
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.
4. 
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.
5. 
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.
W. 
Gas Burning Appliances. All gas-burning appliances shall be of an approved vented type and AGA approved.
X. 
Fuel Oil Systems. 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 manufactured homes shall be permanently installed and securely fastened in place.
Y. 
Storage.
1. 
Each occupied manufactured 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.
2. 
Building not to exceed ten (10) feet total height.
3. 
No storage shall be permitted under any manufactured home.
A. 
Duties. The person to whom a license for a manufactured 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.
B. 
Management To Maintain Register Of Residents. 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 1, shall be delivered to the City Clerk on or before January 15 of each year and shall be available to any authorized person inspecting the park.
All occupants of a manufactured home park shall comply with all applicable requirements of this Chapter and the applicable building codes (Chapter 500) and shall maintain his manufactured home lot, its facilities and equipment in good repair and in a clean and sanitary condition. The manufactured home park occupant shall be responsible for proper placement of his/her manufactured home on its stand and proper installation of all utility connections. No manufactured home shall be occupied without an occupancy permit validly issued by Wright City.
Any manufactured 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 manufactured home park shall permit a manufactured home to remain in a manufactured home park when the manufactured home has been designated as unfit for human habitation. Any such home shall be deemed abandoned and the use discontinued.
[R.O. 1992 § 500.020; CC § 600.020; Ord. No. 107 § 8, 10-10-1975; Ord. No. 136, 7-16-1979; Ord. No. 429 § 1, 8-14-2003; Ord. No. 890, 8-25-2016]
A. 
No manufactured home or mobile home shall be parked or located at any place within the City, except in areas zoned MH Manufactured Home District.
B. 
No shipping container home shall be located within the MH District and are not permitted for use as dwellings the City.
C. 
Anything herein to the contrary notwithstanding if an existing, occupied mobile home is destroyed or if the owner thereof wishes to upgrade and improve his property by replacing an existing, occupied mobile home with a manufactured home, same shall be allowed upon application for permit in compliance with all the standards of this Chapter 650 and Chapter 700, RSMo., to bring the owner within this Code.