Editor's Note — Ord. No. 03-09 enacted February 26, 2009 adopted the following provisions set out in this Ch. 430 as well as Chs. 400, 405, 410, 415, 420 and 425 of this Title.
[CC 1995 §43.010]
Unless specifically defined below, words or phrases used in this Chapter shall be interpreted so as to give them the meaning they have in common usage and to give this Chapter its most reasonable application.
- 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 designed 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 the shelter, housing or enclosure of persons, animals, chattels or property of any kind. 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 park 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 five (5) feet 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. All references in the Village Code to "mobile
homes" shall be construed to also mean "manufactured homes or mobile
homes," unless intended to define mobile homes or discuss and describe
any unique characteristic only relevant to mobile homes.[Ord. No. 10-20, 5-28-2020]
- MOBILE HOME
- Any home factory-built prior to June 15, 1976, and not built
to a uniform construction code.[Ord. No. 10-20, 5-28-2020]
- 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 building 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 a 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. 10-20, 5-28-2020]
- In a mobile home park, includes any of the following:
- 1. Any public nuisance known at 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 insanitary 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. 10-20, 5-28-2020]
- Any person, firm, corporation, partnership or association.
- A play lot or other 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, wall structure or shelter from the wind which exceeds sixty (60) 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 intended to serve.
[CC 1995 §43.020]
All requests for mobile home parks must be accompanied with a set of plans drawn to scale and completely dimensioned. Such plans shall clearly set forth the following information:
Name and address of owner and/or 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, special equipment and/or signs.
Plan of water system.
Method and plan of sewage disposal and site drainings.
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.
Location, size, type and structure of storm shelter.
[CC 1995 §43.030]
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 plumbing or electrical facilities.
All new mobile home parks shall be connected to a public sewer or meet State, County, Village requirements for sewage disposal.
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 Village 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 as approved by the Board of Trustees.
[CC 1995 §43.040]
Size And Shape Of Lots; Site Numbers; Age Of Manufactured Homes.
[Ord. No. 10-20, 5-28-2020]
Every mobile home lot shall be a size and shape which will provide reasonable area for private use and development and for convenience 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.
All manufactured homes shall have a manufactured date fifteen (15) years old or newer to be placed and maintained within the Village limits and shall be registered as real estate with the Village and Jasper County.
In no case shall the area of a mobile home lot occupied by a mobile home, awning, carport or other accessory structure or combination thereof exceed fifty percent (50%) of the total lot area.
In new park construction or in construction of park spaces which are not on record with the Board of Trustees, mobile home lots shall be either:
Where no developed playgrounds or tot lots are provided, the minimum lot size shall be thirty-five hundred (3,500) square feet in area with a minimum width of forty (40) feet and a minimum depth of seventy (70) feet, or
Where a developed playground or tot lot whose minimum size shall be twenty-five hundred (2,500) square feet in area plus one hundred (100) square feet for each trailer in excess of ten (10) and whose minimum width or depth shall be forty (40) feet is provided, the minimum mobile home lot size may be reduced to twenty-eight hundred (2,800) square feet in area with a minimum depth of seventy (70) 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 place 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 at least three (3) inches of gravel or hard surfaced with asphaltic concrete of minimum thickness of two (2) inches or better.
Lot requirements. No mobile home or accessory building shall be located closer than five (5) feet from any side lot line nor closer than ten (10) feet from the front lot line abutting a service drive and no mobile home shall be located within twenty-two (22) 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 thirty (30) feet from all public rights-of-way and a minimum of thirty (30) feet 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 such 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 dimensions of access junctions with public street rights-of-way, shall be approved by the Board of Trustees.
All access roadways, parking areas and service drives shall be bituminous surfaced or better.
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 waste water 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 or Village, County or State approved disposal system.
Sewer lateral shall be provided at each mobile home lot, be trapped and vented, terminate above grade on the same side of lot as the water connection, be at least four (4) inches in diameter and be equipped with approved leak and flyproof devices coupling to mobile home drainage systems. Such lateral sewer connections shall be protected at its terminal with a concrete collar at least three (3) inches thick and extending from the connection in all directions. When not in use, the connection shall be capped with a gastight plug or similar device.
All plumbing in the mobile home park shall comply with the Village ordinances of Airport Drive, Missouri.
Each mobile home space shall be provided with at least a four (4) 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 home connections shall be so constructed that they can be closed when not linked to a home and shall be trapped in such a manner as to maintain them in an odor-free condition. Adapters allowing for a tight physical connection shall be on the mobile home or provided by the mobile home park operator for the use of mobile homes.
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 Village of Airport Drive, Missouri.
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, insanitary 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 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, waterproof 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.
[CC 1995 §43.050]
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 mobile homes.
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 1995 §43.051]
Every mobile home park shall be provided with one (1) or more storm shelters adequately constructed for the use and safety of dependent mobile homes.
Storm shelters shall be conveniently located and shall provide a minimum of three (3) spaces with proper ventilation for a minimum of three (3) people per mobile home space.
Storm shelters may be constructed as basements of office buildings, residences or other permanently constructed buildings and may serve as social centers or recreation facilities as well as providing protection from storms.
[CC 1995 §43.060]
An ornamental wall, fence or screen planting, acceptable to the Board of Trustees and adjacent residential property owners and no less than five (5) feet 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 Trustees, it is unreasonable to require a wall, fence or screen planting due to the nature of the existing topograph 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 1995 §43.070]
It shall be unlawful for any person to maintain or operate an occupied mobile home or vacation trailer in the Village of Airport Drive unless such mobile home or vacation trailer is located within a licensed mobile home park, except with the special permission of the Board of Trustees to be granted only in event of sickness, hardship or practical difficulties, and it is the judgment of the Board of Trustees that such use will not seriously injure the appropriate use of neighboring property; provided however, that no house trailer shall be permitted to be used as a dwelling anywhere in the Village unless it is inspected and found to have a toilet and running water properly connected to the Village sewer system or to a septic tank in good working condition.
A valid special use permit authorizing the one named thereon to use the premises listed on the permit, subject to certain conditions listed on the permit and in accordance with the approved plan, shall be attached to and be a part of said permit.
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 Trustees as well as such other license 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 Trustees as well as such other licenses as may be required by future ordinances or amendments.
A valid Village 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 Trustees.
An annual license fee as set forth in the supplemental schedule for the operation of any mobile home park is required in the Village.
All licenses and permits shall be displayed in the office of the mobile home park or in a prominent place within 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 violation has 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. 10-20, 5-28-2020]
There shall be required an annual permit issued from the Village Clerk for mobile homes. This permit shall not be required for mobile homes within a mobile home park. (A business license shall be issued to the mobile home park.)
[Ord. No. 10-20, 5-28-2020]
In the event any mobile home or manufactured home in existence anywhere in the Village after May 28, 2020, is destroyed, becomes 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 Village. 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 Village on any land or parcel other than in a mobile home park, except as provided above in Section 430.080, Applications, Permits, License Fees and Enforcement. Any manufactured home or mobile home that is to be placed inside the Village, outside of any mobile home park, as permitted above in Section 430.080, shall adhere to all applicable regulations, including but not limited to Section 430.040, Site Area and Lot Size Requirements.
Each person desiring to locate, establish, or maintain a mobile home or manufactured housing unit within the Village, 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 Village 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 Village.