[CC 1994 §43.010; Ord. No. 94.10, 5-16-1994]
As used in this Chapter, the following terms shall have these prescribed meanings:
- ACCESSORY USE
- A use customarily incidental and subordinate to the principal use of mobile home and located on the same mobile home lot with the principal use of the mobile home or in the mobile home.
- AWNING, PERMANENT
- Any structure for shade or shelter and which is completely open on at least two (2) sides. A side may be interpreted to be an end. Awning does not include a window awning.
- AWNING, PORTABLE OR DEMOUNTABLE
- Any prefabricated structure erected for shade or shelter which is designated to be readily assembled and disassembled and adapted to ready transportation. A portable awning shall be completely open on at least two (2) sides. A side may be interpreted to be an end. Awning does not include a window awning. An awning shall be accessory to a mobile home and shall be located within six (6) feet of the mobile home to which it is accessory.
- Any permanent structure having a roof supported by columns or walls for shelter, housing or enclosure of persons, animals, chattels, or property of any kind. A building does not include a mobile home or other accessory awnings and carports which are portable and are designed to be readily assembled and disassembled and adapted to transportation.
- A private mobile home service road providing vehicular access and egress between individual mobile home lots and an adjoining public right-of-way.
- Any protective wall, shield or structure forty eight (48) inches or less in height.
- MANUFACTURED HOME/MANUFACTURED HOUSING UNIT
- Any home factory-built in the U.S. to the HUD Title 6 Construction
Standards, built after June 15, 1976, and displaying a HUD certification
label and data plate.[Ord. No. 20-06, 2-24-2020]
- MOBILE HOME
- Any home factory-built prior to June 15, 1976, and not built
to a uniform construction code.[Ord. No. 20-06, 2-24-2020]
- MOBILE HOME, DEPENDENT
- A mobile home dependent upon toilet and/or bathing or washing facilities provided in a service building.
- MOBILE HOME, INDEPENDENT
- A mobile home independent of toilet and/or bathing or washing facilities provided in a service building.
- MOBILE HOME LOT
- A plot of ground plainly marked by corner stakes, fences, shrubbery, or other devices and designed to accommodate one (1) occupied mobile home and accessory buildings or uses.
- MOBILE HOME PARK
- Any plot of ground upon which one (1) or more mobile homes, occupied for dwelling or sleeping purposes, are located, regardless of whether or not a charge is made for such accommodation.
- MODULAR HOME
- Any home factory-built to local, State and/or uniform construction
code standards (including international building code), placed on
a concrete foundation and affixed to real estate for dwelling purposes.[Ord. No. 20-06, 2-24-2020]
- NUISANCE IN A MOBILE HOME PARK
- Includes any of the following:
- 1. Any public nuisance known as common law or in equity jurisprudence.
- 2. Whatever is dangerous to human life or is detrimental to health.
- 3. The overcrowding of any room with occupants.
- 4. Insufficient ventilation or illumination of any room.
- 5. Inadequate or unsanitary sewage or plumbing facilities.
- 6. Whatever renders a food or drink unwholesome or detrimental to the health of human beings.
- PERMANENT RESIDENCE
- The residence of a person(s) that continues to dwell at the
same physical address with the intent of remaining at the current
residence and using it as the primary domicile for the foreseeable
future.[Ord. No. 20-06, 2-24-2020]
- Any person, firm, corporation, partnership or association.
- A play lot or area which has been landscaped and developed for the use of children or other mobile home occupants.
- SERVICE BUILDING
- A building housing community toilet, laundry, and other sanitary facilities necessary for the health and convenience of trailer occupants.
- That which is built or constructed, an edifice or building of any kind or any piece of work artificially built up or composed of parts joined together in some definite manner and located within six (6) feet of a mobile home in a mobile home park. Structure does not include a mobile home or other accessory awnings, or carports which are portable and are designed to be readily assembled or disassembled and adapted to ready transportation.
- 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 home or structures in which any one (1) or more of the following exists:
- 1. Exterior 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 occupants from the elements.
- Any protective fence, structure, or shelter from the wind which exceeds forty-two (42) inches in height and whose vertical surface is less than fifty percent (50%) open.
- WINDOW AWNING
- Any awning which does not project more than forty-eight (48) inches from the body of the trailer and which does not extend more than twelve (12) inches on either side of the window it is designed to serve.
[CC 1994 §43.020; Ord. No. 94.10, 5-16-1994; Ord. No. 11.04 §1, 2-28-2011]
All requests for new mobile home parks or the expansion of existing mobile home parks must be accompanied by a set of plans drawn and scaled by a professional engineer showing a storm water detention plan; study of existing water and sewer capacity improvements required by the park or expansion thereof; and other amenities or improvements required by this Chapter or Code. In addition, it shall clearly set forth the following information:
Name and address of owner/operator.
Address, location, and legal description of the mobile home park.
Extent of the area and dimensions of the site.
Size, location, and number of mobile home lots, including areas for dependent and independent trailers when both are accommodated.
Entrances, exits, driveways and walkways. (Including fencing.)
Number, size and location of automobile parking accommodations.
Number, location and detailed floor plans, including elevations of all service buildings and other proposed structures and other accessory buildings.
Location and size of recreation area, if any, including development plan showing type of landscaping, surface treatment, drainage, apparatus and/or special equipment. (Signs)
Plan of water system.
Method and plan of sewage disposal and site drainage.
Method of garbage disposal and plan of storage areas.
Method and plan of service building heating.
Lighting plan of outside areas and service outlets.
Location and type of fire-fighting and fire prevention facilities.
Plans for tying down to protect against windstorms.
Plans for grounding electricity.
[CC 1994 §43.030; Ord. No. 94.10, 5-16-1994; Ord. No. 11.04 §2, 2-28-2011]
The following shall be required of all mobile home parks:
Obstructions prohibited. No obstructions of any kind shall be erected, placed or maintained on or about the mobile home lot, which would impede the movement of a mobile home to or from a site or prevent inspection of plumping or electrical facilities.
A mobile home park shall not accommodate any occupied trailers for which there are no available sites conforming to the provisions of this Chapter.
It shall be unlawful to camp overnight, or to park an occupied trailer or vacation trailer overnight 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.
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 ordinances and regulations pertaining to such mobile home park.
Signs. In a mobile home park, all signs and advertising devices shall be approved by the Board of Aldermen.
Unlawful occupancy. It shall be unlawful for a person in a mobile home park to use, or cause, or permit to be used for occupancy:
Any mobile home from which a tire, wheel, or other attachment has not been removed, except for the purpose of making a temporary repair.
Any mobile home which is not properly tied down, anchored, or skirted.
Any mobile home which is not in compliance or constructed prior to June 15, 1976, the effective date for the Federal Manufactured Housing Construction Safety Standards Act of 1974.
Any manufactured housing unit built after 1984 which is transported in one (1) or more sections for the placement on a foundation that does not conform to the Manufactured Housing Construction Safety Standards Code as administered by the U.S. Department of Housing and Development.
Any mobile home in which the available air space is less than three hundred (300) cubic feet per occupant.
Any mobile home which has not been inspected and approved by the applicable Building Inspectors of the City of Oronogo.
[CC 1994 §43.040; Ord. No. 94.10, 5-16-1994; Ord. No. 11.04 §3, 2-28-2011]
Every mobile home lot shall be 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.
In no case shall the area of a mobile home lot occupied by a mobile home, including the awning, carport, or other accessories structure, or a combination thereof, exceed twenty percent (20%) of the total lot area.
In new park construction or the construction or addition of park spaces to an existing mobile home park, mobile home lots shall either:
Where no developed playground or green space area is provided, the minimum lot size shall be nine thousand six hundred (9,600) square feet in area, with a minimum width of sixty (60) feet and the minimum depth of eighty (80) feet; or
Where a developed playground space area is provided, it shall be constructed and furnished in accordance with the requirements of the Board of Aldermen. The size of any park shall be a minimum of five thousand (5,000) square feet, plus one hundred (100) square feet for each trailer. The minimum lot size may be reduced to four thousand eight hundred (4,800) square feet in area, with a minimum width of forty (40) feet and a minimum depth of sixty (60) square feet.
Every new mobile home park shall contain at least three (3) acres of land with a direct access to a public street right-of-way containing a width of at least fifty (50) feet.
Each mobile home shall be placed on a pad at least large enough to cover the entire area underneath any mobile home parked thereon.
Each mobile home pad shall be surfaced with concrete of a minimum thickness of six (6) inches or better.
Lot requirements. No mobile home or accessory building shall be located closer than ten (10) feet from any side lot line or closer than twenty-five (25) feet from the front line abutting a service drive; and no mobile home shall be located within eighty (80) feet of another mobile home, measured side by side, or within twenty (20) feet of another mobile home measured end to end.
No mobile home or accessory building shall be located within the required front, side or rear yards of the mobile home park.
The yard setbacks 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 feet (15) from all other abutting property.
All park or service buildings shall be located at least eight (8) feet away from any mobile home lot shown on the mobile home park plan.
For each mobile home lot there shall be provided and maintained at least two (2) parking spaces. Each parking space shall contain a minimum area of one hundred eighty (180) square feet (of dimensions nine (9) feet by twenty (20) feet, or ten (10) feet by eighteen (18) feet) and shall be hard surfaced. If central parking lots are provided, they shall be hard surfaced 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.
The layout and general development plan for major and minor access driveways within the mobile home park, together with the location and dimension of access junctions with public street right-of-way, shall be approved by the Board of Aldermen.
All access roadways, parking areas, and service drives within the mobile home park shall be asphaltic concrete, with streets constructed according to the City's standard specifications.
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 shutoff 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.
All sewage and wastewater from toilets, urinals, slop sinks, bathtubs, showers, lavatories, laundries, and all other sanitary fixtures in a mobile home park shall be drained to a public sewage collection system.
Sewer lateral shall be provided at each mobile home lot, be trapped and vented, be at least four (4) inches in diameter and be equipped with approved leak- and fly-proof devices coupling to mobile home drainage systems. When not in use, the connection shall be capped with a gas-tight plug or similar device.
All plumbing in the mobile home park shall comply with the City ordinances of Oronogo.
All electrical work shall be installed and maintained in accordance with the electrical requirements of the National Electrical Code.
All gas-burning appliances shall be of an approved vented type and AGA approved.
There shall be installed and maintained in a conspicuous and accessible location, in every trailer park, fire extinguishers.
The owner or operator of a mobile home park shall be responsible for securing the maintenance of all structures and their sites.
Every mobile home park shall maintain a manager in charge, who shall require all persons using such mobile home park to register in a book kept for that purpose showing the date, the name and address of said person together with the make of automobile and the correct automobile license number. The manager shall preserve such register and endorse upon the same the date of departure of the person or persons registered therein, and it shall be unlawful for any person to make any false entry or alter or permit to be erased any name, address, registration number or other information. The register shall be, at all times, open to inspection by the proper officials of the City of Oronogo.
Every occupant of a mobile home shall keep in a clean and sanitary condition that part of the premises which he/she occupies and controls.
Any mobile home which shall be found to be so damaged, decayed, dilapidated, unsanitary or vermin infested that it creates a nuisance or is hazard to the health or safety of the occupants or 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 the park when the mobile home has been designated as unfit for human habitation.
Mobile home park sites shall be well drained, free from trash or litter, and maintained in a clean and sanitary condition.
All garbage and rubbish shall be stored in tightly covered, water-proof containers of not less than twenty (20) gallons capacity, nor greater than thirty (30) gallons capacity, unless other means of storage are approved in writing.
All mobile homes shall be inspected by the City Plumbing, Electrical, and Building Inspectors prior to placement in a mobile home park and shall be inspected after placement in a mobile home park; and all applicable fees shall be paid.
[CC 1994 §43.050; Ord. No. 94.10, 5-16-1994]
Every mobile home park shall be provided with one (1) or more service buildings adequately equipped with flush-type toilet fixtures, lavatories, showers, and laundry facilities for the use of dependent trailers that are in the park, if none are in the park no service building is required.
Service buildings shall be conveniently located not more than two hundred (200) feet from any dependent mobile home space, and not less than twenty (20) feet from any mobile home lot.
Service buildings shall be of permanent construction with an interior finish of moisture-resistant material which shall stand frequent washing and cleaning.
The room containing the laundry facilities shall be separate from the toilet rooms, and equipped with an exterior entrance.
[CC 1994 §43.060; Ord. No. 94.10, 5-16-1994]
An ornamental wall, fence or screen planting, acceptable to the Board of Aldermen and not less than six feet (6) in height, shall be erected and maintained along the side and rear boundaries of a mobile home park. Where, in the opinion of the Board of Aldermen, 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 wall or fence ineffective, the Board, at its discretion, may waive or modify the requirements as specified in this Chapter.
[CC 1994 §43.070; Ord. No. 94.10, 5-16-1994; Ord. No. 11.04 §4, 2-28-2011]
It shall be unlawful for any person to maintain or operate an unoccupied mobile home in a mobile home park or replace an existing mobile home park in the City of Oronogo unless said person holds all appropriate licenses and pays appropriate fees as authorized by this Section.
It shall be unlawful for any person to use a travel trailer or recreational vehicle as a permanent residence, and no City utilities will be provided to such travel trailer or recreational vehicle.
It shall be unlawful for any person to construct a new mobile home park or enlarge existing mobile home park in the City of Oronogo unless said person holds:
A valid special use permit authorizing the one named thereon to operate the mobile home park on the premises listed on the permit and to accommodate the number of mobile homes approved by the Board of Aldermen as well as such other licenses as may be required by future ordinances or amendments.
A valid mobile home license authorizing the one named thereon to operate the mobile home park on the premises listed on the permit and to accommodate the number of mobile homes approved by the Board of Aldermen as well as such other licenses as may be required by future ordinances or amendments.
A valid City building permit authorizing the one named thereon to construct a mobile home park on the premises listed on the permit in accordance with a conditional use permit approved by the Board of Aldermen.
All licenses and permits shall be displayed in the office of the mobile home park in a prominent place within the park. In addition to the payment of all inspection fees as required by this Code, a minimum annual license fee for the operation of a mobile home park in the City of Oronogo shall be fifty dollars ($50.00), plus an additional sum of two dollars ($2.00) for each mobile home in the park.
Whenever inspection of any mobile home park indicates that any provisions of this Chapter or any other applicable law is being violated, the person in charge thereof shall be notified, in writing, of such fact and shall set forth in said notice a description of the violations and shall further direct that such violations be remedied by commencing to remedy same within twenty-four (24) hours of receipt of notice and to continue thereafter diligently and continuously until said violations have been abated.
After a written notice of a violation has been submitted and the violation has not been remedied within thirty (30) days, or if it appears that any violation of laws exists, permits and business licenses shall be revoked as herein provided.
[Ord. No. 20-06, 2-24-2020]
A minimum annual license fee for the operating of any mobile home park in the City of Oronogo shall be fifty dollars ($50.00) and an additional sum of two dollars ($2.00) for each mobile home in the park.
[CC 1994 §43.200; Ord. No. 00.05, 9-11-2000]
It shall be unlawful for any person to locate, establish, or maintain a mobile home or manufactured housing unit within the City limits of Oronogo, Missouri, other than in a mobile home park, without first and continuously thereafter complying with the terms of this Code. All such mobile homes or manufactured housing unit which fail to conform to the provisions of this Code are hereby declared to be a public nuisance, and, upon proper judicial authority, may be ordered by a court of competent jurisdiction. In addition, violation of any provision of this Chapter will, upon conviction, result in a fine of not less than five dollars ($5.00) per day, and not more than twenty dollars ($20.00) per day, until such conditions of this Code are complied with.
All mobile homes must be in compliance with or constructed after June 15, 1976, the effective date for the Federal Manufactured Housing Construction Safety Standards Act of 1974, which is larger than three hundred twenty (320) square feet and designed to be used as a year-round residential dwelling unit.
Manufactured housing units built after 1984, which are transported in one (1) or more sections for placement on a foundation, must conform to the Manufactured Housing Construction Safety Standards Code as administered by the U.S. Department of Housing and Urban Development.
[CC 1994 §43.210; Ord. No. 02.07, 4-1-2002; Ord. No. 04.39, 10-11-2004; Ord. No. 20-06, 2-24-2020]
In the event any mobile home or manufactured home in existence in the City of Oronogo after April 1, 2002, is destroyed, uninhabitable, or ceases to be used as a dwelling for more than six (6) months, it shall be unlawful for any person to thereafter reoccupy such mobile home or manufactured home in its condition, and said mobile home or manufactured home shall be removed from the property and the City. No person may convey, transfer, or lease said mobile home or manufactured home for occupancy to any person. No additional mobile homes or manufactured homes shall be allowed in the City on any land or parcel other than in a mobile home park.
Each person desiring to locate, establish, or maintain a mobile home or manufactured housing unit within the City of Oronogo, in a mobile home park, shall first obtain a permit therefor prior to the location, establishment, or maintenance thereof, and shall annually renew the same upon continued maintenance of said mobile home or manufactured housing unit subsequent to its location and establishment.
Each person who shall locate a new, different, or substitute mobile home or manufactured housing unit upon any lot in a mobile home park in the City shall be required to remove the previous mobile home or manufactured home from such property prior to or immediately at the time of placement of the replacement mobile home upon said lot. It shall be unlawful for any person to keep or maintain more than one (1) mobile home or manufactured home on any property within the City.
[CC 1994 §43.220; Ord. No. 00.05, 9-11-2000]
The following site regulations shall apply to the location, establishment, or maintenance of a mobile home or manufactured housing unit within the City limits of Oronogo, Missouri.
Mobile homes are to be set on piers at least eight (8) inches in depth by the width of the frame, with suitable skirting as approved by the Building Inspector, and shall include a front porch with railing;
Skirting shall be placed so that the undercarriage and all connections thereunder to such mobile home or manufactured housing unit are completely screened from public view and such skirting must be installed within thirty (30) days of placement of the mobile home or manufactured housing unit.
Tie downs must be in place either at the time of placement of the mobile home or manufactured housing unit, or prior to the mobile home or manufactured housing unit being occupied;
Each mobile home or manufactured housing unit shall be located and established upon a plot of ground owned by the applicant that is not less than ten thousand (10,000) square feet;
Each mobile home or manufactured housing unit shall be located and established upon the real estate such that it is not closer to the boundaries as follows:
Each such mobile home or manufactured housing unit shall immediately be connected to the individual City sewer, gas and water service at the cost and expense of the applicant where the same is available within three hundred (300) feet of any boundary of the real estate upon which such mobile home or manufactured housing unit shall be located, established or maintained;
A building permit shall be obtained prior to the construction and all applicable fees and inspections shall be made;
All manufactured homes shall have a manufactured date fifteen (15) years old or newer to be placed and maintained within the City limits; and
[Ord. No. 20-06, 2-24-2020]
All such mobile homes or manufactured housing units shall be used by the applicant as a private dwelling for one (1) family unit, and shall not be leased or let to any other person.
[CC 1994 §43.230; Ord. No. 00.05, 9-11-2000; Ord. No. 20-06, 2-24-2020]
There is hereby imposed a one-time, non-refundable permit fee for the location, establishment and maintenance of a mobile home or manufactured housing unit located in any mobile home park in the City, in the amount of fifty dollars ($50.00) to defray, in part, the cost which the City incurs in reviewing the application. The fee shall be in addition to all other license tax or fees levied by the City.