This article shall be known and may be cited as the “Trailer and Trailer Park Ordinance of the City of Garden City, Missouri.”
(Ordinance 304, sec. 1, adopted 6/3/75)
For the purposes of this article, the following words and phrases shall have the meaning ascribed to them in this section:
A mobile home which does not have a flush toilet and a bath or shower.
A mobile home which has a flush toilet and a bath or shower.
A factory-built structure or structures which, in the traveling mode, is eight body feet or more in width or forty body feet or more in length, or, when erected on site, contains three hundred twenty or more square feet, equipped with the necessary service connections and made so as to be readily movable as a unit or units on its or their own running gear and designed to be used as a dwelling unit or units with or without a permanent foundation. The phrase “without a permanent foundation” indicates that the support system is constructed with the intent that the manufactured home placed thereon may be moved from time to time at the convenience of the owner.
The duly elected mayor of the city, or his duly authorized representative.
A plot of ground within a mobile home park, designated for the accommodation of one mobile home.
A written permit issued by the city clerk permitting the trailer court to operate under the regulations promulgated thereunder.
Any individual firm, partnership, corporation, company, or association.
A vehicular unit mounted on wheels, designed to provide temporary living quarters for recreational, camping or travel use and of such size or weight as not to require special highway movement permits when drawn by a motorized vehicle, and with a living area of less than three hundred twenty square feet, including built-in equipment (such as wardrobes, closets, kitchen units or fixtures) and bath and toilet rooms.
A building housing toilet and bathing facilities for men and women with or without laundry facilities and such other facilities as may be required by this article.
Which may hereinafter be referred to as “mobile home park” means any plot of ground upon which two or more trailers or mobile homes, occupied for dwelling or sleeping purposes, are located.
(Ordinance 304, sec. 2, adopted 6/3/75; Ordinance 95-304, sec. 1, adopted 6/6/95)
Any person who violates any provision of this article shall, upon conviction, be punished by a fine of not less than $10.00 nor more than $100.00 and each day’s failure of compliance with any such provision shall constitute a separate violation. This penalty is levied in addition to penalties provided for by prior sections providing for loss of license in case of noncompliance with this article.
(Ordinance 304, sec. 20, adopted 6/3/75)
In any case where a provision of this article is found to be in conflict with a provision of any zoning, building, fire, safety, or health ordinance or code of the city, existing on the effective date of the ordinance from which this article derives, the provisions which, in the judgment of the mayor, establishes the higher standard for the promotion and protection of the health and safety of the people shall prevail. In any case where a provision of this article is found to be in conflict with a provision of any other ordinance or code of the city existing on the effective date of the ordinance from which this article derives which establishes a lower standard for the promotion and protection of the health and safety of the people, the provisions of this article shall be deemed to prevail, and such other ordinances or codes are hereby declared to be repealed to the extent that they may be found in conflict with this article.
(Ordinance 304, sec. 21.1, adopted 6/3/75)
(a)
It shall be unlawful within the city limits for any person to place a manufactured or mobile home on any street, alley or highway or other public place or on any tract of land owned by any person occupied or unoccupied within the city, except as provided in this article and the zoning ordinance of the city.
(b)
Emergency or temporary stopping or parking is permitted on any street, alley, or highway for not longer than one hour subject to any other and further prohibitions, regulations, or limitations imposed by the traffic and parking regulations or ordinances for that street, alley or highway.
(c)
No persons shall park or occupy any trailer on the premises of any occupied dwelling or on any lot which is not part of the premises of any occupied dwelling either of which is situated outside an approved trailer park except the parking of a recreational vehicle in an accessory private garage building or in the rear yard of any district is permitted providing no living quarters shall be maintained except on a temporary basis of not more than thirty (30) consecutive days in any one (1) calendar year or any business practiced in said recreational vehicle while said recreational vehicle is so parked or stored.
(d)
All manufactured homes located within the city shall be anchored and tied down in accordance with standards promulgated by the public service commission of the state pursuant to section 700.010 through 700.115. A purchaser of a manufactured home shall within thirty (30) days from the date of occupancy anchor and secure the manufactured home in accordance with the standards promulgated by the state public service commission.
(Ordinance 304, sec. 3, adopted 6/3/75; Ordinance 95-304, secs. 2–4, adopted 6/6/95; Ordinance 2022-859, sec. 2, adopted 6/7/22)
(a)
It shall be unlawful for any person to construct, maintain or operate any mobile home park within the limits of the city unless he holds a valid permit issued annually by the city clerk in the name of such person for the specific mobile home park. All applications for permits shall be made to the city clerk and shall be accompanied by a permit fee of twenty-five dollars ($25.00) for trailer courts which provide up to and including twenty-five (25) spaces or pads for trailers, plus one dollar ($1.00) per space or pad for each additional space or pad which may be provided. The city clerk shall issue a permit upon compliance by the applicant with the provisions of this article and of any regulations or orders of the board of aldermen of the city adopted pursuant thereto; and such permit shall be valid for a period of one (1) year from date of issue, unless otherwise suspended or revoked. Renewal permits shall be issued on the same basis and conditions as are applicable to the original permit. No permit shall be transferable. Every person holding such a permit shall give notice in writing to the city clerk within twenty-four hours after having sold, transferred, given away, or otherwise disposed of, interest in or control of any mobile home park.
(b)
Applications.
(1)
Application for original permits shall be in writing, filed with the city clerk, signed by the applicant, and accompanied by an affidavit of the applicant as to the truth of the application, and shall contain the following:
(A)
The name and address of the applicant;
(B)
The interest of the applicant in and the location and legal description of the mobile home park;
(C)
A complete plan of the mobile home park, showing compliance with all applicable provisions of this article and regulations promulgated thereunder;
(D)
Such further information as may be requested by the city clerk to enable him to determine that the proposed mobile home park will comply with legal requirements.
(2)
Applications for renewals of permits shall be made in writing filed with the city clerk by the holder of the permit and shall contain the following:
(c)
A complete plan, for the purpose of obtaining a permit to be issued by the city clerk, shall show:
(1)
The area and dimensions of the tract of land;
(2)
The number, location, and size of all mobile home spaces;
(3)
The location and width of roadways and walkways;
(4)
The location of service buildings and any other proposed structures;
(5)
The location of water and sewer lines; and
(6)
Plans and specifications of all buildings and other improvements constructed or to be constructed within the mobile home park.
(d)
Any person whose application for a permit under this article has been denied by the city clerk may request and shall be granted a hearing on the matter before the board of aldermen under the procedure provided by section 3.08.008 of this article.
(e)
Whenever, upon inspection of any mobile home park, the mayor finds that conditions or practices exist which are in violation of any provision of this article, or of any regulations adopted pursuant thereto, the mayor shall give notice in writing in accordance with section 3.08.008(a) and (b) 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 mayor the permit will be suspended. At the end of such period, the mayor shall reinspect such mobile home park, and if such conditions or practices have not been corrected he shall suspend the permit and give notice in writing of such suspension to the person to whom the permit is issued. Upon receipt of notice of suspension, such person shall cease operation of such mobile home park except as provided in section 3.08.008(c).
(f)
Any person whose permit has been suspended, or who has received notice from the mayor that his 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 3.08.008 of this article. Provided, that when no petition for such hearing shall have been filed within ten 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-day period.
(Ordinance 304, sec. 4, adopted 6/3/75)
(a)
The mayor is hereby authorized and directed to make inspections to determine the condition of mobile home parks located within the city, in order that he may perform his duty of safeguarding the health and safety of occupants of mobile home parks and of the general public.
(b)
The mayor 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 article or of regulations promulgated thereunder.
(c)
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 mayor free access to such premises at reasonable times for the purpose of inspection.
(d)
It shall be the duty of every occupant of a mobile home park to give the owner thereof or his 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 article, or with any lawful regulations adopted thereunder, or with any lawful order issued pursuant to the provisions of this article.
(Ordinance 304, sec. 5, adopted 6/3/75)
(a)
Whenever the mayor determines that there are reasonable grounds to believe that there has been a violation of any provision of this article, or of any regulation adopted pursuant thereto, he shall give notice of such alleged violation to the person to whom the permit was issued, as hereinafter provided.
(b)
Such notice shall:
(1)
Be in writing;
(2)
Include a statement of the reasons for its issuance;
(3)
Allow a reasonable time for the performance of any act it requires;
(4)
Be served upon the owner or his agent as the case may require; provided that such notice or order shall be deemed to have been properly served upon such owner or agent when a copy thereof has been sent by registered mail to his last known address; or when he has been served with such notice by any other method authorized or required by the laws of the state;
(5)
Contain an outline of remedial action, which, if taken, will effect compliance with the provisions of this article and with regulations adopted pursuant thereto.
(c)
Any person affected by any notice which has been issued in connection with the enforcement of any provision of this article, 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 days after the day the notice was served. The filing of the request for a hearing shall operate a stay of the notice and of the suspension except in the case of an order issued under subsection (f). Upon receipt of such petition, the board of aldermen shall set a time and place for such hearing, and shall give the petitioner written notice thereof. At such hearing, the petitioner shall be given an opportunity to be heard, and to show why such notice should be modified or withdrawn. The hearing shall be commenced not later than ten days after the day on which the petition was filed; provided, that upon application of the petitioner, the board of aldermen may postpone the date of the hearing for a reasonable time beyond such ten-day period when in its judgment the petitioner has submitted good and sufficient reasons for such postponement.
(d)
After such hearing, the board of aldermen shall make findings as to compliance with the provisions of this article and regulations issued thereunder and shall issue an order in writing sustaining, modifying or withdrawing the notice which shall be served as provided in subsection (b)(4). 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.
(e)
The proceedings at such a hearing, including the findings and decision of the board of aldermen, and together with a copy of every notice and order related thereto together with the original findings of the mayor 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 findings of the board of aldermen may seek relief therefrom in any court of competent jurisdiction, as provided by the laws of this state.
(f)
Whenever the mayor finds that an emergency exists which requires immediate action to protect the public health, he may, without notice of hearing, issue an order reciting the existence of such an emergency including the suspension of the permit. Not withstanding any other provisions of this article, 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 filed with the city clerk, shall be afforded a hearing as soon as possible. The provisions of subsection (d) and (e) shall be applicable to such bearing and the order issued thereafter.
(Ordinance 304, sec. 6, adopted 6/3/75)
(a)
Location, space and general layout.
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 such mobile home parks shall be in areas free from marshes, swamps, or other potential breeding places for insects or rodents.
(b)
The area of the mobile home park shall be large enough to accommodate:
(c)
Every mobile home space shall abut on a street. Such spaces shall be defined. Mobile homes shall be parked in such spaces so that there will be a minimum of 15 feet between mobile homes and so that no mobile home will be less than 15 feet from the exterior boundary of the mobile home park.
(d)
It shall be unlawful to locate a mobile home less than 15 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, unless a special permit is granted.
(f)
Buffer zone.
All mobile home parks shall include a buffer zone of twenty-five (25) feet, which shall be maintained in good condition and have a privacy fence around the exterior boundary of the park.
(g)
The mobile home pads or strips shall be provided with anchors or other devices embedded in concrete securing the stability of the mobile home at least at each corner of the mobile home for the placement and tie-down of mobile homes, thereby securing the superstructure against uplift, sliding, rotation and overturning. The anchors, tie-downs or other devices used shall have a minimum tensile strength of two thousand eight hundred (2,800) pounds.
(h)
Skirting.
A uniform skirting of mobile homes is required. Areas enclosed by such skirting shall be maintained so as not to provide a harborage for rodents or create a fire hazard.
(i)
Additions to home.
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 board of aldermen.
(j)
Streets.
(1)
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 thirty (30) feet.
(2)
All streets shall be paved according to city specifications for residential streets and maintained in good condition and lighted at night. All streets shall be constructed with curb and gutters, meeting the city’s specifications.
(k)
Areas shall be provided for off-street parking of motor vehicles. Such areas shall accommodate at least the number of vehicles equal to the number of mobile home spaces provided, plus 50%.
(l)
All streets in all mobile home parks shall be named and the name of such streets must be prominently displayed so as to sufficiently advise the public of the name of the streets and their locations.
(m)
All lots in all mobile home parks shall be numbered and the numbers shall be displayed prominently on each and every lot.
(Ordinance 304, sec. 7, adopted 6/3/75; Ordinance 99-304, sec. 1, adopted 1/5/99)
(a)
Every mobile home park that accommodates dependent mobile homes shall provide not less than the following facilities:
(1)
For not more than 10 dependent mobile homes: one laundry tray; two water closets, one lavatory and one shower or bathtub for females; one water closet, one urinal, one lavatory and one shower or bathtub for males; and one slop-water closet, consisting of at least one flush-type toilet bowl receptacle for emptying containers of human excreta, with an adequate supply of hot and cold water for cleaning such containers, which shall be a separate room of a service building with a single direct opening to the outside.
(2)
For more than 10 dependent mobile homes, the following additional fixtures shall be provided: one lavatory and one shower or bathtub for each sex for every additional 10 dependent mobile homes or fraction thereof; one water closet for females for every additional 10 dependent mobile homes or fraction thereof; one water closet for males for every additional 15 dependant mobile homes or fraction thereof; provided that urinals may be substituted for not more than one-third of the additional water closets required under this subsection.
(b)
Dependent mobile home spaces shall be not more than 200 feet from a service building and sanitary facilities shall be located within the service building.
(c)
Service buildings shall:
(1)
Be located 15 feet or more from any mobile home space and where dependent mobile homes are accommodated not more than 200 feet from a dependent mobile home space;
(2)
Be of permanent construction, and be adequately lighted;
(3)
Be of moisture-resistant material, to permit frequent washing and cleaning;
(4)
Have adequate heating facilities to maintain a temperature of 70° F. during cold weather, and to supply adequate hot water during time of peak demands;
(5)
Have all rooms well ventilated, with all openings effectively screened;
(6)
Provide separate compartments for each bathtub or shower and water closet, and a sound resistant wall to separate male and female toilet facilities.
(Ordinance 304, sec. 8, adopted 6/3/75)
(a)
An accessible, adequate, safe, and potable supply of water shall be provided in each mobile home park, capable of furnishing a minimum of 150 gallons per day per mobile home space. The development of an independent water supply to serve the mobile home park shall be made only after express approval has been granted by the mayor. Where a public supply of water of such quantity is available, connection shall be made thereto and its supply shall be used exclusively.
(b)
The water system of the mobile home park shall be connected by pipes to all buildings and all mobile home spaces.
(c)
All water piping shall be constructed and maintained in accordance with city ordinances. The water piping system shall not be connected with any non-potable or questionable water supplies and shall be protected against the hazards of backflow or back-siphoning.
(d)
Where drinking fountains are provided for public use, they shall be of a type and in locations approved by the mayor.
(e)
Each mobile home space shall be provided with its own water meter and constructed so that the meter will not be damaged by the parking of such mobile homes. The mobile home park water system shall be adequate to provide twenty (20) pounds per square inch of pressure at all mobile home connections.
(Ordinance 304, sec. 9, adopted 6/3/75; Ordinance 99-304, sec. 2, adopted 1/5/99)
(a)
All plumbing in the mobile home park shall comply with state regulations and city ordinances and regulations.
(b)
Each independent mobile home space shall be provided with at least a 4-inch sewer connection. The sewer connection shall be provided with suitable fittings, so that 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 or gases.
(c)
Sewer lines shall be constructed in accordance with the city code and approved by the appropriate agency of the state.
(Ordinance 304, sec. 10, adopted 6/3/75; Ordinance 99-304, sec. 3, adopted 1/5/99)
(a)
The storage, collection, and disposal of refuse by the mobile home park operator 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.
(b)
All refuse shall be stored in flytight, watertight, rodentproof containers, which shall be located not more than 150 feet from any mobile home space. Containers shall be provided in sufficient number and capacity to properly store all refuse.
(c)
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 to facilitate cleaning around them.
(d)
All refuse shall be collected in accordance with local regulations. Where suitable collection service is not available from municipal or private agencies, the mobile home park operator shall provide this service. All refuse shall be collected and transported in covered vehicles or covered containers.
(Ordinance 304, sec. 11, adopted 6/3/75)
(a)
Insect- and rodent-control measures to safeguard public health as required by the board of aldermen shall be applied in the mobile home park.
(b)
Effective larvicidal solutions may be required by the board of alderman [for] fly- or mosquito-breeding areas which cannot be controlled by other, more permanent measures.
(c)
The mayor may require the mobile home park operator to take suitable measures to control other insects and obnoxious weeds.
(d)
Accumulations of debris which may provide harborage for rodents shall not be permitted in the mobile home park.
(e)
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 mayor to exterminate them.
(Ordinance 304, sec. 12, adopted 6/3/75)
(a)
An electrical outlet supplying at least 100 amp service shall be provided for each mobile home space. The installation shall comply with all applicable state and city 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 18 feet above the ground.
(b)
Public streets, driveways, and walkways shall be lighted at night with a minimum illumination of at least 0.6 footcandles.
(Ordinance 304, sec. 13, adopted 6/3/75; Ordinance 99-304, sec. 4, adopted 1/5/99)
All piping from outside fuel storage tanks or cylinders to mobile homes shall be copper 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 5 feet from any mobile home exit.
(Ordinance 304, sec. 14, adopted 6/3/75)
(a)
The mobile home park area shall be subject to the ordinances and rules and regulations of the city’s fire-prevention authority.
(b)
Mobile home park areas shall be kept free of litter, rubbish and other flammable materials.
(c)
Portable fire extinguishers of a type approved by the city shall be kept in service buildings and at all other locations designated by the mayor and shall be maintained in good operating condition.
(d)
Where a public water system with water main of 6 inches or larger is available to the mobile home park, standard fire hydrants shall be located within 300 feet of each mobile home or building.
(e)
Where the water supply system does not provide at least 6-inch water main, there shall be provided a 2-inch frost protected water riser within 300 feet of each mobile home or building.
(f)
Fires shall be made only in stoves, incinerators, and other equipment intended for such purposes.
(Ordinance 304, sec. 15, adopted 6/3/75)
(a)
All plumbing and electrical alterations or repairs in the mobile home park shall be made in accordance with applicable local regulations.
(b)
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.
(c)
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 board of aldermen.
(Ordinance 304, secs. 16.1–16.3, adopted 6/3/75)
No owner or person in charge of a dog, 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.
(Ordinance 304, sec. 16.4, adopted 6/3/75)
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. Such register shall contain:
(1)
The names and addresses of all mobile home occupants stopping in the park;
(2)
The make, model, and license number, if any, of the motor vehicle and mobile home;
(3)
The state, territory, or county issuing the mobile home license, if any;
(4)
The dates of arrival and departure of each mobile home; and
(5)
Whether or not each mobile home is a dependent or independent mobile home.
(Ordinance 304, sec. 17.1, adopted 6/3/75)
Every owner, operator, attendant, or other person operating a mobile home park shall notify the mayor 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 infection, without approval of the mayor is prohibited.
(Ordinance 304, sec. 17.2, adopted 6/3/75)
The person to whom a permit for a mobile home park is issued shall at all times operate the park in compliance with this article and regulations issued thereunder, and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition at all times.
(Ordinance 304, sec. 18, adopted 6/3/75)
(a)
If any mandatory provision of this article is shown by an operator of a mobile home park to the satisfaction of the board of aldermen to be unreasonable and to cause undue hardship as applied to his mobile home park then the board of aldermen may grant a variance to such mobile home park operator from such mandatory provision, provided, however, that such must be in the best interest of the community and further provided that no variance may be permitted in any case where such would jeopardize the health, welfare and safety of the community as determined by the board of aldermen of the city.
(b)
If such a variance is granted, said board of aldermen may make requirements as will, in its judgment, secure substantially the objectives of the standards or requirements so varied or modified.
(Ordinance 304, sec. 19, adopted 6/3/75)