City of Troy, MO Mobile Home Parks

Any house-car, vehicle or similar portable structure designed for use as a conveyance upon highways, having no foundation other than wheels or removable jacks and so designed or constructed as to permit occupancy for dwelling or sleeping purposes.

MOBILE HOME PARK

Any plot of ground upon which two (2) or more mobile homes, occupied for dwelling or sleeping purposes, are located. No mobile home park shall be divided by any public street or highway.

MOBILE HOME SPACE

A plot of ground within a mobile home park, designated for the accommodation of one (1) mobile home.

PERMIT

A written permit issued by the City Engineer with the approval of the Board of Aldermen permitting the mobile home park to operate under this Chapter and regulations promulgated hereunder.

PERSON

Any individual, firm, partnership, corporation, company or association.

SERVICE BUILDING

A building housing toilet and bathing facilities for men and women with laundry facilities and such other facilities as may be required by this Chapter.

Section 415.020 Permits For Mobile Home Parks.

[R.O. 2006 §415.020; CC 1980 §730.020; Ord. No. 474, 4-15-1963]

It shall be unlawful for any person to construct, maintain or operate any mobile home park within the limits of the City unless he/she holds a valid permit issued annually by the City Engineer with the approval of the Board of Aldermen in the name of such person for the specific mobile home park. All applications for permits shall be made to the City Engineer who shall issue a permit upon compliance by the applicant with provisions of this Chapter and of any regulations adopted pursuant thereto, and of any other applicable legal requirements. No permit shall be transferable. Every person holding such a permit shall give notice in writing to the City Engineer within twenty-four (24) hours after having sold, transferred, given away or otherwise disposed of interest in or control of any mobile home park. Such notice shall include the name and address of the person succeeding to ownership or control of such mobile home park. Every person holding a permit shall publicly publish a schedule of the charges to be imposed upon the public and a certified copy of such schedule shall be in the City Clerk's office.

Applications.

Application for original permits shall be in writing, signed by the applicant, and accompanied by an affidavit of the applicant as to the truth of the applicant, and shall contain the following:

The name and address of the applicant.

The interest of the applicant in and the location and legal description of the mobile home park.

A complete plan of the mobile home park, showing lots and blocks by number shall be filed with the City Engineer.

Such further information as may be required by the City Engineer or the Board of Aldermen to enable him/her or them to determine that the proposed mobile home park will comply with legal requirements.

Applications for renewals by permittees shall be made in writing by the holder of the permit and shall contain the following:

Any change in the information submitted since the time the original permit was issued or the latest renewal granted.

Such other information as required by the City Engineer.

No permit shall be issued or renewed until after payment of the license fee required by the Troy Municipal Code.

A complete plan, for the purpose of obtaining a permit to be issued by the City Engineer shall show:

The area and dimensions of the tract of land.

The number, locations and size of all mobile home spaces.

The location and width of roadways and walkways.

The location of service buildings and any other proposed structures with a general description and indicating the type of construction.

The location of water and sewer lines, storm drains and catch basins.

Plans and specifications of all buildings and other improvements constructed or to be constructed within the mobile home park, the location and size of the recreation area for any park having more than ten (10) mobile home spaces.

The owner or operator of the mobile home park shall provide a suitable, accessible plot of ground about six (6) feet square on which can be placed a public telephone booth when required so to do.

It shall be unlawful for any person or persons to park any mobile home on any plot of ground within the City other than at a regular mobile home park.

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 herein.

Whenever, upon inspection of any mobile home park, the City Engineer finds that conditions or practices exist which are in violation of any provision of this Chapter, or of any regulations adopted pursuant thereto, the City Engineer shall give notice in writing in accordance with Section 415.040(A), to the person to whom the permit was issued that unless such conditions or practices are corrected within a reasonable period of time specified in the notice by the City Engineer, the permit will be suspended. At the end of such period, the City Engineer shall re-inspect such mobile home park and, if such conditions or practices have not been corrected, he/she shall suspend the permit and give notice in writing of such suspension to the person to whom the permit was issued. Upon receipt of the notice of suspension, such person shall cease operation of such mobile home park except as provided in Section 415.040(B).

Any person whose permit has been suspended, or who has received notice from the City Engineer that his/her permit will be suspended unless certain conditions or practices at the mobile home park are corrected, may request and shall be granted a hearing on the matter before the Board of Aldermen under the procedure provided by Section 415.040 of this Chapter. Provided, that when no petition for such hearing shall have been filed within ten (10) days following the day on which notice of suspension was served, such permit shall be deemed to have been automatically revoked at the expiration of such ten (10) day period.

Section 415.030 Inspection of Mobile Home Parks.

[R.O. 2006 §415.030; CC 1980 §730.030; Ord. No. 474, 4-15-1963]

The City Engineer is hereby authorized and directed to make inspections to determine the condition of mobile home parks located within the City, in order that he/she may perform his/her duty of safeguarding the health and safety of occupants of mobile home parks and of the general public.

The City Engineer 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 or of regulations promulgated hereunder.

The City Engineer shall have the power to inspect the register containing a record of all mobile homes and occupants using the mobile home park.

It shall be the duty of the owners or occupants of mobile home parks, and mobile homes contained therein, or of the person in charge thereof, to give the City Engineer free access to such premises at reasonable times for the purpose of inspection.

It shall be the duty of every occupant of a mobile home park to give the owner thereof or his/her agent or employee access to any part of such mobile home park or its premises at reasonable times for the purpose of making such repairs or alterations as are necessary to effect compliance with this Chapter or with any lawful regulations adopted thereunder, or with any lawful order issued pursuant to the provisions of this Chapter.

Section 415.040 Notices and Hearings On Mobile Home Parks.

[R.O. 2006 §415.040; CC 1980 §730.040; Ord. No. 474, 4-15-1963]

Whenever the City Engineer determines that there are reasonable grounds to believe that there has been a violation of any provision of this Chapter, or any regulation adopted pursuant thereto, he/she shall give notice of such alleged violation to the person to whom the permit was issued, as hereinafter provided, such notice shall:

Be in writing.

Include a statement of the reasons for its issuance.

Allow a reasonable time for the performance of any act it requires.

Be served upon the owner or his/her 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 certified mail to his/her last known address, or when he/she has been served with such notice by any other method authorized or required by the laws of this State.

Contain an outline of remedial action, which, if taken, will effect compliance with the provisions of this Chapter and with regulations adopted pursuant thereto.

Any person affected by any notice which has been issued in connection with the enforcement of any provision of this Chapter, or of any regulation adopted pursuant thereto, may request and shall be granted a hearing on the matter before the Board of Aldermen, provided, that such person shall file in the office of the City Clerk a written petition requesting such hearing and setting forth a brief statement of the grounds therefor within ten (10) days after the day the notice was 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 (E) of this Section. Upon receipt of such petition, the City Clerk shall set a time and place for such hearing, and shall give the petitioner and the City Engineer 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 commenced no later than ten (10) days after the day on which the petition was filed, provided, that upon application of the petitioner, the City Clerk may postpone the date of the hearing for a reasonable time beyond such ten (10) day period when in his/her judgment the petitioner has submitted good and sufficient reasons for such postponement.

After such hearing, the Board of Aldermen shall make findings as to compliance with the provisions of this Chapter and regulations issued thereunder and shall issue an order in writing sustaining, modifying or withdrawing the notice which shall be served as provided in Section 415.040(A). Upon a failure to comply with any order sustaining or modifying a notice, the permit of the mobile home park affected by the order shall be revoked.

The proceedings at such hearing, including the findings and decision of the Board of Aldermen, and together with a copy of every notice and order related thereto shall be entered as a matter of public record in the office of the City Clerk, but the transcript of the proceedings need not be transcribed unless judicial review of the decision is sought as provided by this Section. Any person aggrieved by the decision of the Board of Aldermen may seek relief therefrom in any court of competent jurisdiction, as provided by the laws of this State.

Whenever the City Engineer 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 be taken as he/she may deem necessary to meet the emergency including the suspension of the permit. Notwithstanding any other provision 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 Board of Aldermen shall be afforded a hearing as soon as possible. The provisions of Subsections (C) and (D), herewith, shall be applicable to such hearing and order issued thereafter.

Section 415.050 Location, Space and Layout of Mobile Home Park.

[R.O. 2006 §415.050; CC 1980 §730.050; Ord. No. 474, 4-15-1963]

The mobile home park shall be located on a well drained site, and shall be so located that its drainage will not endanger any water supply. All mobile home parks shall be in areas free from marshes, swamps or other potential breeding places for insects or rodents.

The area of the mobile home park shall be large enough to accommodate:

The designated number of mobile home spaces.

Necessary streets and roadways.

Parking areas for motor vehicles.

Each independent mobile home space shall contain a minimum of twenty-five hundred (2,500) square feet and shall be at least thirty-five (35) feet wide. Each dependent home space shall contain not less than one thousand (1,000) square feet and shall be at least twenty-five (25) feet wide.

Every mobile home space shall abut on a driveway or other clear area with unobstructed access to a public street. Such spaces shall be defined. Mobile homes shall be parked in such spaces so that there will be a minimum of fifteen (15) feet between mobile homes and so that no mobile home will be less than fifteen (15) feet from the exterior boundary of the mobile home park. If the majority of the property owners located within two hundred (200) yards of the exterior boundary of the park request that the exterior boundary shall be buffered by landscaping or similar screening as approved by the City Engineer.

Independent mobile home spaces in existence on the effective date of this Chapter which have a width or area less than the minimum prescribed above may continue to operate for a period not to exceed three (3) years from the effective date of this Chapter, provided that the City Engineer finds:

That immediate compliance with such minimum width and area requirements would constitute an unreasonable hardship, and

That the owner is undertaking action reasonably calculated to comply with such requirements during the time prescribed herein.

Upon such a finding, the City Engineer may issue a temporary permit pending such corrective action.

It shall be unlawful to locate a mobile home less than twenty-five (25) feet from any public street or highway, or so that any part of such mobile home will obstruct any roadway or walkway in a mobile home park.

It shall be unlawful to allow:

A mobile home to be occupied in a mobile home park unless the mobile home is situated on a mobile home space.

An independent mobile home to be located on a dependent mobile home space.

Access roads shall be provided to each mobile home space. Each access road shall provide for continuous forward movement, shall connect with a street or highway, and shall have a minimum width of twenty (20) feet; any cul-de-sac shall provide a turning circle of at least eighty (80) feet in diameter. All roads, parking areas and walkways shall be paved or treated sufficiently to control dust.

Areas shall be provided for the parking of motor vehicles, to accommodate at least the number of vehicles equal to one and one-half (1½) times the number of mobile home spaces provided.

Section 415.060 Mobile Home Park Water Supply.

[R.O. 2006 §415.060; CC 1980 §730.060; Ord. No. 474, 4-15-1963]

An accessible, adequate, safe and potable supply of water shall be provided in each mobile home park. The development of any independent water supply to serve the mobile home park shall be made only after express approval has been granted by the City Clerk. Where a public supply of water of such quality is available from Troy, connection shall be made thereto and its supply shall be used exclusively.

All water piping shall be constructed and maintained in accordance with State and local laws.

Where drinking fountains are provided for public use, they shall be of a type and in locations approved by the City Engineer.

Section 415.070 Mobile Home Park Sewage Disposal.

[R.O. 2006 §415.070; CC 1980 §730.070; Ord. No. 474, 4-15-1963]

All plumbing in the mobile home park shall comply with State and local plumbing laws and regulations.

All sewer lines shall be laid in trenches separated at least ten (10) feet horizontally from any drinking water supply line under pressure, at a grade which will insure a velocity of two (2) feet per second when the sewer is flowing full. All joints in the sewer shall be made watertight and all sewer connections and manholes shall be constructed to prevent surface water from entering the sewer.

Manholes shall be provided: at every change in direction or grade; at the upper end of every main sewer line; at every junction of two (2) or more branch sewers; at intervals of not more than four hundred (400) feet. In the court area cleanouts extending to grade may be used instead of manholes on four (4), six (6) and eight (8) inch lines.

Sewer mains shall be designed to handle the estimated sewage flow, but shall not be smaller than six (6) inches. Except, however, that four (4) inch lateral lines may be constructed in the mobile home parks sewerage system if sufficient grade is maintained.

Each independent mobile home space shall be provided with at least a three (3) inch sewer connection. The sewer connection shall be provided with suitable fittings, so that a watertight connection can be made between the mobile home drain and the sewer connection. Such individual mobile home connections shall be so constructed that they can be closed when not linked to a mobile home and shall be capped so as to prevent any escape of odors.

Sewer lines shall be constructed in accordance with plans approved by the City Engineer and by the State Water Pollution Board and in accordance with the recommendations of such City Engineer. All sewer lines shall be adequately vented, and shall be laid with sufficient earth cover to prevent breakage from traffic.

The sewer lines of the mobile home park shall be connected to a public sewer unless the Board of Aldermen directs otherwise.

Where sewage disposal units are available from the City, connections shall be made thereto and its units shall be used exclusively.

Section 415.080 Mobile Home Park Refuse Disposal.

[R.O. 2006 §415.080; CC 1980 §730.080; Ord. No. 474, 4-15-1963]

The storage, collection and disposal of refuse in the mobile home park shall be so managed as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards or air pollution.

Each mobile trailer home shall be provided with a fly-tight watertight, rodent proof container for refuse which will be picked up by the City or any local garbage service company for a monthly fee to be set by the Board of Aldermen.

Racks or holders shall be provided for all refuse containers. Such container racks or holders shall be so designed as to prevent containers from being tipped, to minimize spillage and container deterioration, and facilitate cleaning around them.

All refuse shall be collected as provided by the City in Section 415.080, Subsection (B) above.

Section 415.090 Mobile Home Park Insect and Rodent Control.

[R.O. 2006 §415.090; CC 1980 §730.090; Ord. No. 474, 4-15-1963]

Insect and rodent control measures to safeguard public health as required by the City Engineer shall be applied in the mobile home park.

The City Engineer may require the mobile home park operator to take suitable measures to control other insects and obnoxious weeds.

Accumulations of debris which may provide harborage for rodents shall not be permitted in the mobile home park.

When rats or other objectionable rodents are known to be in the mobile home park, the park operator shall take definite action, as directed by the City Engineer, to exterminate them.

Section 415.100 Mobile Home Park Exterior Lighting and Power.

[R.O. 2006 §415.100; CC 1980 §730.100; Ord. No. 474, 4-15-1963]

An electrical outlet supplying at least one hundred twenty or two hundred forty (120/240) volts, three (3) wire service for independent units and one hundred twenty (120) volts for dependent units shall be provided for each mobile home space. The installation shall comply with all applicable State and local electrical codes and ordinances. Such electrical outlets shall be grounded and weatherproof. No main power supply line shall be permitted to lie on the ground, or to be suspended less than eighteen (18) feet above the ground. There shall be at least fifty (50) ampere capacity at the service entrance of each mobile home. The provisions of this Section shall not be construed as prohibiting underground installation of electrical supply lines in conformity with the standards of applicable State and local electrical codes and ordinances.

Section 415.110 Mobile Home Park Fuel Requirements.

[R.O. 2006 §415.110; CC 1980 §730.110; Ord. No. 474, 4-15-1963]

All piping for outside fuel storage tanks or cylinders to mobile homes shall be copper or other acceptable metallic tubing and shall be permanently installed and securely fastened in place. All fuel storage tanks or cylinders shall be securely fastened in place and shall not be located inside or beneath the mobile home or less than ten (10) feet from any mobile home exit.

Section 415.120 Mobile Home Park Fire Protection Requirements.

[R.O. 2006 §415.120; CC 1980 §730.120; Ord. No. 474, 4-15-1963]

The mobile home park area shall be subject to the rules and regulations of the City of Troy Fire Chief.

Mobile home park areas shall be kept free of litter, rubbish and other flammable materials.

Section 415.130 Mobile Home Park Alterations, Animal Restriction.

[R.O. 2006 §415.130; CC 1980 §730.130; Ord. No. 474, 4-15-1963]

All plumbing and electrical alterations or repairs in the mobile home park shall be made in accordance with applicable local regulations.

Skirting of mobile homes is permissible, but areas enclosed by such skirting shall be maintained so as not to provide a harborage for rodents or create a fire hazard.

No permanent additions shall be built onto or become a part of any mobile home unless they are in accordance with requirements established by the City Engineer.

No owner or person in charge of a dog or cat or other pet animal shall permit it to run at large, or to commit any nuisance within the limits of any mobile home park.

Section 415.140 Park Occupants, Register and Report Diseases.

[R.O. 2006 §415.140; CC 1980 §730.140; Ord. No. 474, 4-15-1963]

Every mobile home park owner or operator shall maintain a register containing a record of all mobile homes and occupants using the mobile home park. Such register shall be available to any authorized person inspecting the park, and shall be preserved for the period required by the City Engineer. Such register shall contain:

The names and addresses of all mobile home occupants stopping in the park.

The make, model and license number of the motor vehicle and mobile home.

The state, territory or country issuing the mobile home license.

The dates of arrival and departure of each mobile home.

Whether or not each mobile home is a dependent or independent mobile home.

Every owner, operator, attendant or other person operating a mobile home park shall notify the City Engineer immediately of any suspected communicable or contagious disease within the mobile home park. In the case of diseases diagnosed by a physician as quarantinable, the departure of a mobile home or its occupants, or the removal therefrom of clothing or other articles which have been exposed to infections, without approval of the City Engineer, is prohibited.

Section 415.150 Mobile Home Park Supervision.

[R.O. 2006 §415.150; CC 1980 §730.150; Ord. No. 474, 4-15-1963]

The person to whom a permit for a mobile home park is issued shall at all times operate the park in compliance with this Chapter and regulations issued thereunder, and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair in a clean and sanitary condition at all times.