[CC 1994 §43.010; Ord. No. 94.10, 5-16-1994]
As used in this Chapter, the following terms shall have these
prescribed meanings:
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.
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.
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.
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]
Any home factory-built prior to June 15, 1976, and not built
to a uniform construction code.
[Ord. No. 20-06, 2-24-2020]
A mobile home dependent upon toilet and/or bathing or washing
facilities provided in a service building.
A mobile home independent of toilet and/or bathing or washing
facilities provided in a service building.
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.
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.
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]
Includes any of the following:
Any public nuisance known as common law or in equity jurisprudence.
Whatever is dangerous to human life or is detrimental to health.
The overcrowding of any room with occupants.
Insufficient ventilation or illumination of any room.
Inadequate or unsanitary sewage or plumbing facilities.
Whatever renders a food or drink unwholesome or detrimental
to the health of human beings.
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.
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.
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:
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.
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]
A.
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:
1.
Name and address of owner/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 home lots, including areas for
dependent and independent trailers when both are accommodated.
5.
Entrances, exits, driveways and walkways. (Including fencing.)
6.
Number, size and location of automobile parking accommodations.
7.
Number, location and detailed floor plans, including elevations of
all service buildings and other proposed structures and other accessory
buildings.
8.
Location and size of recreation area, if any, including development
plan showing type of landscaping, surface treatment, drainage, apparatus
and/or special equipment. (Signs)
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.
Method and plan of service building heating.
13.
Lighting plan of outside areas and service outlets.
14.
Location and type of fire-fighting and fire prevention facilities.
15.
Plans for tying down to protect against windstorms.
16.
Plans for grounding electricity.
[CC 1994 §43.030; Ord. No. 94.10, 5-16-1994; Ord. No.
11.04 §2, 2-28-2011]
A.
The
following shall be required of all mobile home parks:
1.
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.
2.
A mobile home park shall not accommodate any occupied trailers for
which there are no available sites conforming to the provisions of
this Chapter.
3.
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.
4.
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.
5.
Signs. In a mobile home park, all signs and advertising
devices shall be approved by the Board of Aldermen.
6.
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:
a.
Any mobile home from which a tire, wheel, or other attachment has
not been removed, except for the purpose of making a temporary repair.
b.
Any mobile home which is not properly tied down, anchored, or skirted.
c.
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.
d.
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.
e.
Any mobile home in which the available air space is less than three
hundred (300) cubic feet per occupant.
f.
Any mobile home which has not been inspected and approved by the
applicable Building Inspectors of the City of Oronogo.
[1]
Cross Reference—As to water and sewer requirements, §405.190(B)(9).
[CC 1994 §43.040; Ord. No. 94.10, 5-16-1994; Ord. No.
11.04 §3, 2-28-2011]
A.
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.
B.
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.
C.
In
new park construction or the construction or addition of park spaces
to an existing mobile home park, mobile home lots shall either:
1.
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
2.
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.
3.
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.
4.
Each mobile home shall be placed on a pad at least large enough to
cover the entire area underneath any mobile home parked thereon.
5.
Each mobile home pad shall be surfaced with concrete of a minimum
thickness of six (6) inches or better.
6.
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.
7.
No mobile home or accessory building shall be located within the
required front, side or rear yards of the mobile home park.
8.
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.
9.
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.
10.
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.
11.
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.
12.
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.
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 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.
14.
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.
15.
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.
16.
All plumbing in the mobile home park shall comply with the City ordinances
of Oronogo.
17.
All electrical work shall be installed and maintained in accordance
with the electrical requirements of the National Electrical Code.
18.
All gas-burning appliances shall be of an approved vented type and
AGA approved.
19.
There shall be installed and maintained in a conspicuous and accessible
location, in every trailer park, fire extinguishers.
20.
The owner or operator of a mobile home park shall be responsible
for securing the maintenance of all structures and their sites.
21.
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.
22.
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.
23.
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.
24.
Mobile home park sites shall be well drained, free from trash or
litter, and maintained in a clean and sanitary condition.
25.
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.
26.
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]
A.
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.
B.
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.
C.
Service
buildings shall be of permanent construction with an interior finish
of moisture-resistant material which shall stand frequent washing
and cleaning.
D.
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]
A.
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.
B.
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.
C.
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:
1.
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.
2.
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.
3.
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.
D.
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.
E.
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.
F.
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]
G.
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]
A.
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.
B.
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.
C.
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]
A.
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.
B.
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.
C.
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]
A.
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.
1.
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;
2.
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.
3.
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;
4.
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;
5.
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:
6.
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;
7.
A building permit shall be obtained prior to the construction and
all applicable fees and inspections shall be made;
8.
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]
9.
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.
