Grain Valley City Zoning Code
SECTION 400
100 District "R-4" Manufactured Home Residential District.
[R.O. 1996 § 400.100; Ord. No. 1084 § 100, 3-10-1997; Ord. No. 2067, 2-22-2010]
A.
Manufactured Homes — In General.
1.
In District "R-4," no building, structure, land or premises shall be used and no building or structure shall be hereafter erected, constructed, reconstructed, moved or altered, except for one (1) or more of the following uses:
a.
Single and multi-sectional manufactured homes.
b.
Parks, playgrounds, community centers and non-commercial recreational facilities.
d.
Additional Uses.
(1)
Structures and uses required for the operation of a public utility, the performance of a governmental function, or the operation or maintenance of the manufactured home park.
(2)
In manufactured home parks, recreational vehicles shall not be occupied as living quarters and manufactured home sales lots shall not be permitted, but manufactured homes may be sold on lots they occupy in residential use.
(3)
Once manufactured home parks contain at least one hundred (100) manufactured home lots ready for occupancy, commercial and service establishments intended to serve only persons within the manufactured home park and occupying in total, including related parking area, not more than five percent (5%) of the area of the manufactured home park may be constructed.
2.
Manufactured homes which do not bear a seal dated on or after June 15, 1976, shall not be permitted within the corporate limits of the City of Grain Valley.
3.
Manufactured homes shall be permitted only in manufactured home parks.
4.
Prior to the placement of a manufactured home for residential purposes within the corporate limits of Grain Valley, a permit for the manufactured home shall be issued by the City, subject to compliance with all provisions of the Zoning Ordinance and fees established for building permits.
5.
A manufactured home shall not be temporarily or permanently parked, stored or occupied on any public street or alley, nor on any lot or parcel within the City of Grain Valley, except when in complete conformity to zoning and other applicable ordinances.
B.
District "R-4" Manufactured Home Park — Approval.
1.
The owner or developer of a manufactured home park shall, prior to development, submit a site development plan for the proposed development to the Planning and Zoning Commission for review and recommendation to the Board of Aldermen and approval by said Board of Aldermen. The site development plan shall contain the following elements:
a.
Legal description of the proposed development.
b.
Names, addresses and phone numbers of the owner, developer and the engineer or surveyor who prepared the plan.
c.
Location drawing showing the existing development within a one-half (1/2) mile radius of the proposed location and ownerships of adjacent tracts within one hundred eighty-five (185) feet.
d.
Scale of plan; one (1) inch represents one hundred (100) feet or one (1) inch represents fifty (50) feet.
e.
Date and north arrow.
f.
Existing conditions:
(1)
Location, width and name of each existing or platted street or other public way, railroad and utility right-of-way within or adjacent to the proposed subdivision.
(2)
All existing sewers, water mains, gas mains, culverts or other underground installations within the proposed subdivision or immediately adjacent thereto with pipe size, grades and locations shown.
(3)
Topography (unless specifically waived) with contour intervals of not more than two (2) feet, referred to USGS or City datum; also the location of watercourses, ravines, bridges, lakes, wooded areas, approximate acreage, and such existing other features as may be pertinent to subdivision.
g.
Proposed development plan showing:
(1)
General layout of development with number of manufactured home lots and their approximate dimensions.
(2)
Location of parking areas, size and capacity.
(3)
Location and size of park and playground area.
(4)
Location and type of accessory convenience building.
(5)
Proposed street system for both public and private streets with setback lines indicated.
(6)
General landscaping and screening plan.
(7)
Typical layout of manufactured home lot showing size of lot, landscaping, stand location and type, outdoor living area, location of refuse receptacle, walkways, parking area, curb and gutter location, and any other improvements included within the development.
(8)
Gross and net density of proposed project and parking ratio.
2.
The site development plan, as approved, shall be entered into the records of the Planning and Zoning Commission, Board of Aldermen and conformance to the plan shall be mandatory, except as herein provided; unless a change in such site development plan is reviewed by the Planning and Zoning Commission because of change in conditions and recommendation made to the Board of Aldermen and such change is approved by the Board of Aldermen. The Planning Officer may allow the developer to make the following changes in the approved site development plan as a result of unforeseen engineering problems:
a.
Move private streets and driveways by not more than ten (10) feet.
b.
Move the location of structures by not more than ten (10) feet so long as not to violate any setback regulations.
c.
Move the location of any parking area by not more than twenty (20) feet so long as it would not come closer than twenty (20) feet to any residential structure or ten (10) feet from any public street or private drive.
d.
Change the configuration of any parking area so long as the number of spaces is not reduced.
e.
Change the location of sidewalks and pathways provided that all points remain connected.
f.
Change the building size by a total of not more than one hundred (100) square feet for a residential structure and by a total of not more than five percent (5%) for a commercial structure, so long as no setback regulations are violated.
3.
All manufactured home parks must be platted in accordance with the subdivision regulations.
C.
Manufactured Home Parks — Minimum Standards Generally.
1.
Minimum Park Size. No manufactured home park shall have a site smaller than twenty (20) acres. Minimum width of tract for portions used for general vehicular entrances and exits only shall be sixty (60) feet; for portions containing lots for dwellings and buildings, minimum width of tract shall be two hundred (200) feet. The tract shall be and remain in one (1) ownership and shall be designed for the purpose of renting and/or providing spaces for placement of manufactured homes.
2.
Density. The maximum number of manufactured home units allowed within the manufactured home park shall be five (5) units per acre.
3.
Minimum Units. No manufactured home park shall contain less than one hundred (100) units and at least twenty-eight (28) lots must be finished and ready for use with required storm shelter facilities provided prior to occupancy.
4.
Maximum Lot Coverage. A manufactured home and its accessory building(s) shall occupy not more than thirty-five percent (35%) of the lot area, except as follows:
a.
When a roofed area, such as a carport or outdoor recreation shelter, is open for forty percent (40%) or more of its perimeter, its lot coverage shall be computed as one-half (1/2) the area covered by the roof.
b.
When the manufactured home lot is adjacent to and has direct access to approved common open space not less than ten (10) feet in minimum width, an additional five percent (5%) of the lot area may be occupied.
5.
Required Outdoor Living Area On Lot.
a.
An outdoor living area, commonly known as a "patio," shall be provided on each lot equal to at least ten percent (10%) of its area, provided that in no case shall such area be less than three hundred (300) square feet nor need be more than five hundred (500) square feet. The minimum horizontal distance of such area shall be not less than fifteen (15) feet.
b.
Such outdoor living area shall be properly drained and located for convenience and optimum use.
c.
Within such area, a section not less than one hundred (100) square feet in area or ten (10) feet in minimum horizontal dimension and surfaced with concrete, asphalt or other approved hard surface shall be provided for garden furniture. The parking area may not be considered to meet the requirements of outdoor living area.
6.
Interior Manufactured Home Space Requirements.
a.
All manufactured homes, including structural additions thereto, shall be located at least twenty (20) feet from any other manufactured home, permanent building, interior roadways or common parking lot for more than two (2) vehicles.
b.
When parking is provided on each individual manufactured home lot, the minimum distance from roadway or street curb to manufactured home shall not be less than twenty-five (25) feet.
c.
As An Option — Dwelling Unit Exposures And Outlook. For purposes of relating requirements to function, yards and other open spaces around dwellings and the distance between dwellings and other buildings shall be determined by exposures and outlooks from the portions of the dwellings involved. Such exposures are defined and classified as follows:
(1)
Class "A" — Portions of walls containing principal living room exposure to outdoor living area through major windows and/or glassed doors. Prime consideration here is direct view of and convenient access to outdoor livability space. In cases where two (2) walls provide this type of exposure from a living room, either may be selected as the "Class A" exposure and the other shall be considered "Class C."
(2)
Class "B" — Portions of walls containing the only windows for bedrooms or principal windows and/or glassed doors for bedrooms where privacy, moderate outlook and light and air are principal considerations.
(3)
Class "C" — Portions of walls containing secondary windows for bedrooms, windows for kitchens, bathrooms, utility rooms and the like, secondary windows for living rooms or exterior doors other than entries with Class "A" orientation, where such windows do not involve privacy or are so located, shielded or are of such a nature that necessary privacy is assured and where light, air and fire protection are principal considerations.
(4)
Class "D" — Portions of walls containing no windows, doors or other openings, but not so constructed or safeguarded as to be suitable for attachment to other dwelling units or principal buildings. Principal concern in such cases is with fire protection.
(5)
Class "E" — Portions of walls containing no windows, doors or other openings and so constructed or safeguarded as to provide at least one (1) hour fire protection when attached to other dwelling units or other principal buildings and to meet the acoustic controls and living unit to living unit sound transmission limitations of Minimum Property Standards for Multi-Family Housing, U.S. Department of Housing and Urban Development.
d.
Yard Defined — Requirements By Dwelling Unit's Exposure. Yard is the minimum open space distance on the lot (except as otherwise provided) perpendicular to the wall of the dwelling at any point or to any addition of the dwelling which is enclosed for more than sixty percent (60%) of its perimeter. Except as provided in Section 400.090, yard depth and character shall be as follows:
(1)
Distance To Common Areas. Distance from any Class "B" through Class "E" exposure of a dwelling to a street pavement or to the edge of a common driveway, a parking area, a walk or other common area shall be at least eight (8) feet. In the case of Class "A" exposures, this distance shall be fifteen (15) feet. Carports open in a manner that assures visibility may extend to within four (4) feet of a sidewalk adjacent to a street or to a parking area or to within four (4) feet of the street pavement or parking area if no such sidewalk is involved.
(2)
Other Minimum Open Space Depth Requirements. Other open space depth requirements shall be by exposure: Class "A" fifteen (15) feet; Class "B" ten (10) feet; Class "C" eight (8) feet; Class "D" five (5) feet; Class "E" none. Dwellings on lots adjoining non-residential buildings shall be separated from such buildings by at least ten (10) feet more than the above requirements.
7.
Parking Regulations. A minimum of two (2) parking spaces shall be provided for each manufactured home lot. These spaces may be located on the lot or in parking areas located not more than sixty (60) feet from the manufactured home. Parking spaces shall be located off the public street or private drive; and in no case shall parking spaces or areas cross manufactured home lot lines. Parking spaces and areas shall be built and surfaced according to Section 400.290, Off-Street Parking And Loading Regulations.
8.
Common Open Space.
a.
No less than ten percent (10%) of the gross area of any manufactured home park shall be devoted to common recreational areas and facilities. Such open space shall be separate and aside from the open space provided on each manufactured home space. Said open space shall be sodded and/or landscaped or otherwise designed and made available for recreational use.
b.
At least one (1) principal recreation and community area shall be provided which contains not less than one-half (1/2) of the total required open space, except that no principal recreation and community area need be larger than two and one-half (2 1/2) acres.
c.
To be countable as common recreational area, interior-block ways for pedestrians or cyclists shall be at least ten (10) feet in width and form parts of a system leading to a principal designation. Such ways may also be used for installation of utilities.
d.
To be countable as common recreational area, interior-block play areas for small children or other interior-block areas shall be at least twenty (20) feet in least dimension and shall contain not less than one thousand (1,000) square feet.
e.
Common recreational areas shall not include streets or parking areas, shall be closed to automobile traffic except for maintenance and service vehicles, and shall be improved and maintained for the uses intended.
9.
Stands And Skirts. Each manufactured home space shall contain a Portland cement or asphaltic concrete stand upon which the manufactured home will be situated. Each home shall be equipped with skirts on all sides, such skirting shall be of a finished nature and installed within thirty (30) days of home placement.
10.
Anchoring. Each manufactured home shall be secured to the ground by use of anchors and tie-downs so as to resist wind overturning and sliding. Anchors and tie-downs shall be installed according to the rules and regulations of the State of Missouri and the Missouri Public Service Commission.
D.
Manufactured Homes — General Site Planning.
1.
Location. The development shall front on a primary thoroughfare or have frontage on a collector street and/or frontage road which has direct access to a primary thoroughfare as defined in the subdivision regulations.
2.
Access Points. Minor streets shall not be connected with streets outside the district such that said minor streets will be used by through traffic. No lot within the manufactured home park shall have direct vehicular access to a street bordering the development.
3.
Exterior Yards For Manufactured Home Parks.
a.
Where manufactured home parks adjoin public streets along exterior boundaries:
(1)
A yard of not less than twenty-five (25) feet in minimum dimension shall be provided. Such yard may be used to satisfy open space depth requirements for individual lots but shall not contain carports, recreational shelters, storage structures or any other structures generally prohibited in yards adjacent to streets in residential districts.
(2)
No direct vehicular access to individual lots shall be permitted through such yards, and no group parking facilities or active recreation areas shall be allowed thereon.
b.
Where manufactured home parks abut neighboring districts without an intervening street, alley or other permanent open space at least twenty (20) feet in width, an exterior yard at least twenty (20) feet in minimum dimensions shall be provided.
(1)
Where the adjoining district is "A," "R-1," "R-1A," "R-1B," "R-1C" or "R-2," limitations on occupancy and use of yards shall follow Subsection (D)(3)(a).
(2)
Where the adjoining district is "R-3" through "M-2," such yards may be used for group or individual parking, active recreational facilities; or carports, recreational shelters or storage structures.
4.
Vehicular Access To Streets. Vehicular access to streets from off-street parking areas may be direct from dwellings if the street or portion of street serves fifty (50) units or less based on normal, anticipated traffic routes. Along streets or portions of streets serving more than fifty (50) dwelling units or constituting major routes to or around central facilities, access from parking and service areas shall be combined to channel traffic conveniently and safely; direct vehicular access from individual dwellings shall be prohibited.
5.
Landscaping. Along the property lines of the manufactured home park, fences or vegetative screening or a combination of fences and vegetative screening shall be provided. Off-street parking areas, service areas and trash enclosures shall be screened as per Section 400.280.
6.
Storm Shelters. The development shall provide a storm shelter or shelters. Such shelter facilities shall provide fifteen (15) square feet of unobstructed floor space per manufactured home space in structures either below ground or above ground with walls and roof designed to withstand a wind load of two hundred (200) miles per hour. The maximum distance to the entrance of the shelter from any manufactured home stand shall be one thousand (1,000) feet. Provisions shall be made for adequate emergency lighting and ventilating. The developer shall submit with his or her application for a building permit, a drawing and details of the storm shelter facilities together with a certification by an architect or engineer licensed in the State of Missouri that such proposed facilities meet the design standards of this Section.
7.
Streets, sidewalks and utilities shall meet the requirements of the subdivision regulations.