The terms used in this chapter are defined in section 65-2.

(Ord. No. 04-25, § 2, 3-1-04)

(1)

Mobile home park location. Mobile home parks will be allowed in the MH-1 mobile home park district.

(2)

RV parks location. RV parks will be allowed in the C-2 District, with a special use permit only.

(3)

Permit required.

a.

A building permit shall be required prior to the placement of any mobile home in a mobile home park. Any mobile home placed in a mobile home park shall meet or exceed the requirements of the applicable state and federal regulations. No permit may be issued for the placement of a mobile home in a mobile home park until all utilities and infrastructure improvements have been completed and at least ten (10) mobile home spaces are completed and ready for occupancy.

b.

A safe occupancy permit is required prior to the occupancy of any newly placed mobile home. A safe occupancy permit shall be issued by the building and planning superintendent upon approval of all required inspections.

c.

All infrastructure improvements installed in the mobile home park, whether publicly or privately owned, shall be subject to inspection by the building and planning superintendent prior to approval and acceptance.

(Ord. No. 04-25, § 2, 3-1-04)

(1)

Site layout. Site layout should take the following factors into consideration:

a.

Site planning should attempt to adapt to individual site considerations, reflect advances in site planning techniques, and be adaptable to the trends in design of mobile homes. An informal park type of site planning that conforms to terrain, existing trees, shrubs, and other natural features is preferred. A stylized pattern should be avoided.

b.

The condition of the soil, groundwater level, drainage and topography shall not create hazards to the health and safety of the occupants. The site shall not be exposed to objectionable smoke, noise, odors, or other adverse influences, and no portion subject to unpredictable and/or sudden flooding, subsidence or erosion shall be used for any purpose which would expose persons or property to hazards.

c.

Landscaping and soil and ground cover requirements. All areas of the mobile home park will be appropriately landscaped. Exposed ground surfaces in all parts of every mobile home park shall be paved, or covered with stone, screenings, or other solid material, or protected with a vegetative growth that is capable of preventing soil erosion and of eliminating objectionable dust. Trees and shrubs should be planted so as to provide visual buffers between mobile home lots.

d.

Site drainage requirements. The ground surface in all parts of every mobile home park shall be graded and equipped to drain all surface water in a safe, efficient manner. Also see city storm water control ordinances and land subdivision regulations.

(2)

Minimum size. No mobile home park shall be developed in the City of Jackson containing less than five (5) acres.

(3)

Area. No building or structure shall be erected or enlarged, unless the following yards are provided and maintained in connection with such building, structure or enlargement.

a.

Front yard. On each lot upon which a building or mobile home stand is constructed, there shall be a front yard of not less than fifteen (15) feet.

b.

Side yard. On each lot upon which a building or mobile home stand is constructed, there shall be a side yard on each side of not less than eight (8) feet.

c.

Rear yard. Every lot upon which a mobile home stand or other building is constructed shall have a rear yard of not less than twelve (12) feet.

d.

Restricted purposes. Mobile/manufactured/modular homes in this park shall be used only for single-family residential purposes.

e.

Height. No mobile home, building, or accessory structure shall be greater than one (1) story in height.

f.

Maximum average density. No mobile home park shall be permitted an average density greater than eight (8) lots per acre.

g.

Minimum frontage. Each lot on which a mobile home is set must have a minimum frontage of forty-five (45) feet on an access street in the mobile home park.

(4)

Lot size. The minimum lot size permitted shall be as follows: individual mobile home stands shall be on lots having an area of not less than four thousand five hundred (4,500) square feet and a width at the front lot line of not less than forty-five (45) feet.

(5)

Percentage of lot coverage. All structures, including accessory buildings, shall not cover more than thirty (30) percent of the area of the lot.

(6)

Required setbacks, buffer strips and screening. All mobile home parks shall be provided with an adequate buffer or screen to visually screen the mobile home park from adjacent property with the exception of any public streets. The buffer shall consist of a planting screen or privacy fencing as approved by the building and planning superintendent.

(7)

Mobile home stands. The area of the mobile home stand shall contain concrete slabs and footings to provide adequate support for the placement of the mobile home, thereby securing the superstructure against uplift, sliding, rotation and overturning. The mobile home slab shall not heave, shift or settle unevenly under the weight of the mobile home due to frost action, inadequate drainage, vibration or other forces acting on the structure. The mobile home stand shall comply with BOCA codes and other applicable city regulations.

(8)

Sale of mobile homes.

a.

The mobile home park shall remain a single recorded parcel of land. Lots and stands may be leased to individual occupants. Individual sale of mobile home lots or stands is prohibited.

b.

Nothing contained in this section shall be deemed as prohibiting the sale of a mobile home located on a mobile home stand and connected to the pertinent utilities.

(9)

Street system and parking.

a.

Street design. Street design and on-street parking shall conform to the requirements of the land subdivision regulations of the City of Jackson, Missouri (chapter 57) except as modified by this section. All streets in a mobile home park shall be private and shall comply with applicable city pavement and drainage standards.

b.

Car parking. Off-street parking areas shall be provided for the use of park occupants and guests. Such areas shall be:

1.

Furnished at a rate of at least two (2) spaces for each mobile home lot.

2.

Located within a distance of one hundred (100) feet from the mobile home to be serviced, unless other vehicular access is provided.

c.

Required illumination of park street systems. Street lighting shall be installed in accordance with the land subdivision regulations of the City of Jackson.

(10)

Recreation facilities. Six (6) percent of gross land area shall be developed for recreational purposes, and such percentage shall not include setbacks, buffers, streets, rights-of-way, utility easements or storage areas.

(11)

Park areas for nonresident uses.

a.

No part of any mobile home park shall be used for any purpose not allowed in section 65-8. Nonresidential uses may include those required for the direct servicing and well being of park residents and for the management and maintenance of the park.

b.

While not required, storage areas may be provided for travel trailers, campers, boats, and recreational vehicles; such equipment shall be permitted only in such areas, and the use of such storage areas is limited to park residents. Such areas shall not be visible from any public street and shall be surrounded by a six (6) foot high chain link fence or other fence as approved by the building and planning superintendent or his designee.

(12)

Rental of mobile homes prohibited. No mobile home in a mobile home park shall be occupied by anyone other than the owner of that mobile home.

(Ord. No. 04-25, § 2, 3-1-04)

(1)

Required. It shall be unlawful for any person to construct, alter or extend any mobile home park within the limits of the city unless complete engineering plans for the construction, alteration or extension have been approved by the building and planning superintendent. In order to protect the public health and safety, when any existing mobile home is removed from a nonconforming mobile home park, any replacement mobile home must meet the front, rear, and side yard requirements, along with any other setback requirements, established in this chapter.

(2)

Application; contents. All applications for permits shall contain the following:

a.

Name and address of applicant.

b.

Location and legal description of the mobile home park.

c.

Complete engineering plans and specifications of the proposed park showing, but not limited to, the following:

1.

The area and dimensions of the tract of land.

2.

The number, location, and size of all mobile home lots and stands.

3.

The location, plans and specifications, and width of roadways and walkways.

4.

The location of water and sewer lines and riser pipes.

5.

Plans and specifications of the water supply and refuse and sewage disposal facilities.

6.

The location, plans and specifications of all buildings constructed or to be constructed within the mobile home park.

7.

The location and details of lighting and electrical systems.

8.

Dedication of utility easements in accordance with specifications of the City of Jackson's subdivision regulations.

9.

The developer shall grant the city the right to enforce all traffic control ordinances within the mobile home park.

(3)

Fee. All applications shall be accompanied by the deposit of a fee of thirty dollars ($30.00) plus five dollars ($5.00) for each mobile home space.

(4)

Review of application. The building and planning superintendent shall review all mobile home park engineering plans. He shall approve or deny the application subject to the plans' compliance with this chapter.

(5)

Denial of application. Any person whose application under this article has been denied may request and shall be granted a hearing on the matter before the board of aldermen.

(6)

Extension, alteration of existing parks. No approval shall be granted for extension of any mobile home park in existence upon the effective date of this article unless all areas of such extension comply with this article as though such areas comprised a separate mobile home park. No approval shall be granted for any alteration of any mobile home park in existence upon the effective date of this article unless the alteration shall conform with this article.

(Ord. No. 04-25, § 2, 3-1-04)

(1)

Required; to whom application made; issuance, duration. It shall be unlawful for any person to operate any mobile home park within the city limits unless he holds a valid mobile home park license issued by the city clerk in the name of such person for the specific mobile home park. All applications for licenses shall be made to the city clerk, who shall issue a license upon compliance by the applicant with provisions of this article. Such license shall be issued for a period of twelve (12) months.

(2)

Transfer. Every person holding a license shall give notice in writing to the city administrator or his designee within twenty-four (24) hours of 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 the ownership or control of such mobile home park. Upon application in writing for transfer of the license and deposit of a fee of ten dollars ($10.00), the license shall be transferred if the mobile home park is in compliance with all applicable provisions of this article.

(3)

Applications for original and renewal licenses; fees, contents.

a.

Application for original licenses shall be in writing, signed by the applicant, accompanied by an affidavit of the applicant, as to the truth of the application and by the deposit of a fee of thirty dollars ($30.00) plus five dollars ($5.00) for each designated mobile home lot, and shall contain the name and address of the applicant; the location and legal description of the mobile home park; and a site plan of the mobile home lots, structures, roads, walkways, and other service facilities.

b.

Applications for renewals of licenses shall be made in writing by the holders of the licenses, shall be accompanied by the deposit of a fee of ten dollars ($10.00) plus five dollars ($5.00) for each designated mobile home lot, and shall contain any change in the information submitted since the original license was issued or the latest renewal granted.

(4)

Denial of application. Any person whose application for a license under this article has been denied may request and shall be granted a hearing on the matter before the board of aldermen.

(5)

Violation of article provisions grounds for suspension of license. Whenever, upon inspection of any mobile home park, the building inspector finds that conditions or practices exist which are in violation of any provision of this article, the building and planning superintendent shall give notice in writing in accordance with section 65-8 to the person to whom the license was issued that unless such conditions or practices are corrected within a reasonable period of time specified in the notice by the building and planning superintendent, the license shall be suspended. At the end of such period, the building and planning superintendent shall re-inspect such mobile home park and, if such conditions or practices have not been corrected, he shall suspend the license and give notice in writing of such suspension to the person to whom the license is issued. Upon receipt of notice of such suspension, such person shall cease operation of such mobile home park (except as provided in section 65-8).

(Ord. No. 04-25, § 2, 3-1-04)

(1)

Authorized. The building and planning superintendent is hereby authorized and directed to make such inspections as are necessary to determine satisfactory compliance with this article.

(2)

Right of entry. The building and planning superintendent 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.

(3)

Inspection of register. The building and planning superintendent shall have the power to inspect the register containing a record of all residents of the mobile home park.

(4)

Duty of park management. It shall be the duty of the park management to give the building and planning superintendent free access to all lots at reasonable times for the purpose of inspection.

(Ord. No. 04-25, § 2, 3-1-04)

(1)

Contents, service of notice. Whenever the building and planning superintendent determines that there are reasonable grounds to believe that there has been a violation of any provision of this article, the building and planning superintendent shall give notice of such alleged violation to the persons to whom the permit or license was issued, as hereinafter provided. Such notice shall:

a.

Be in writing.

b.

Include a statement of the reasons for its issuance.

c.

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

d.

Be served upon the owner or the park management; provided that such notice or order shall be deemed to have been properly served upon such owner or park management 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 method authorized or required by the laws of this state.

e.

Contain an outline of suggested remedial action which, if taken, will effect compliance with the provisions of this article.

(2)

Request for hearing before board; filing of petition. Any person affected by any notice which has been issued in connection with the enforcement of any provision of this article may request and shall be granted a hearing on the matter before the board of aldermen, provided that such person shall file with 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 (4). Upon filing 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.

(3)

Findings; issuance of order; failure to comply with order. After such hearing, the board of aldermen shall make findings as to compliance with the provisions of this article and shall issue an order in writing sustaining, modifying or withdrawing the notice. Upon failure to comply with any order sustaining or modifying the notice, the license of the mobile home park affected by the order shall be revoked.

(4)

Emergency situations. Whenever the building and planning superintendent finds that an emergency exists which requires immediate action to protect the public health, he may without notice or hearing issue an order reciting the existence of such an emergency and requiring that such action be taken as he may deem necessary to meet the emergency including the suspension of the permit or license. Notwithstanding any other provisions of this article, such order shall be effective immediately. Any persons to whom such an order is directed shall comply therewith immediately, but upon petition to the building and planning superintendent shall be afforded a hearing as soon as possible. The provisions of subsection (3) shall be applicable to such hearing and the order issued thereafter.

(Ord. No. 04-25, § 2, 3-1-04)

Where the board of aldermen finds that compliance with provisions of this article would result in undue hardship, an exemption may be granted. Deviations from design, construction and installation provisions shall be brought into compliance with this article within a reasonable period of time specified by the board of aldermen, based on economic feasibility of improvement, nature, significance, and extent of deviation, depreciation of material, improvement, and layout in use and other similar factors.

(Ord. No. 04-25, § 2, 3-1-04)

(1)

General requirements. The developer shall provide for the disposal of sewage within the mobile home park. Where a public sanitary sewer main is reasonably accessible, the developer shall provide the park with a complete sanitary sewer system, including the individual connection for each lot, connected to said sewer main and extended to the mobile home stand. All necessary construction requirements, including lift stations, shall be the responsibility of the developer and approved by the building and planning superintendent, planning and zoning commission, and board of aldermen and shall comply with the regulations of the City of Jackson and the Missouri Department of Natural Resources.

(2)

Sanitary sewer system. Where no sanitary system is accessible and no plans for a sewer system have been prepared and approved, or are anticipated, the developer may, upon approval by the Missouri Clean Water Commission, building and planning superintendent, planning and zoning commission, and board of aldermen, install a central treatment facility within the mobile home park. All such individual devices shall be constructed in accordance with the regulations and requirements of the Missouri Department of Natural Resources and the board of aldermen. In no instance will the City of Jackson be responsible for the construction or maintenance of any central sewage treatment system.

a.

Individual sewer connections.

1.

Each mobile home stand shall be provided with at least a four (4) inch diameter sewer riser pipe. The sewer riser pipe shall be so located within each slab area that the sewer connection to the mobile home drain outlet will approximate a vertical position.

2.

The sewer connection (see definition) shall have a nominal inside diameter of at least three (3) inches, and the slope of any portion thereof shall be at least one-fourth (¼) inch per foot. The sewer connection shall consist of one (1) pipeline only, without any branch fittings. All joints shall be watertight.

3.

All materials used for sewer connections shall be schedule 40. The inner surface shall be smooth.

4.

Provision shall be made for plugging the sewer riser pipe when a mobile home does not occupy the lot. Surface drainage shall be diverted away from the riser. The rim of the riser pipe shall extend at least four (4) inches above the slab elevation.

(3)

Water distribution. The developer shall provide the mobile home park with a complete water distribution system adequate to serve the area being platted. The system shall include a connection for each lot, water mains a minimum of six (6) inches in diameter, and fire hydrants spaced a minimum of one thousand (1,000) feet apart. The plan shall not be approved until the Missouri Department of Natural Resources certifies to the commission that said water supply system is in compliance with the applicable regulations of the State of Missouri. In mobile home parks where water is supplied by the City of Jackson, the city's responsibility for water service ends at a single meter at the property line of the mobile home park.

a.

Water distribution system.

1.

The water supply system of the mobile home park shall be connected by pipes to all mobile homes, buildings, and other facilities requiring water.

2.

All water piping, fixtures and other equipment shall be constructed and maintained in accordance with state and local regulations and requirements and shall be of a type and in locations approved by the building and planning superintendent. All underground water supply lines shall be K-copper.

3.

The water piping system shall not be connected with non-potable or questionable water supplies and shall be protected against hazards of back flow or back siphonage.

b.

Individual water riser pipes and connections.

1.

Individual water riser pipes shall be located within the slab area of the mobile home stand at a point where the water connection will approximate a vertical position.

2.

Water riser pipes shall extend at least four (4) inches above ground elevation or be otherwise protected from surface water to a height of four (4) inches above ground elevation. The pipe shall be at least three-fourths (¾) inch. The water outlet shall be capped when a mobile home does not occupy the lot.

3.

Adequate provisions shall be made to prevent freezing of service lines, valves and riser pipes and to protect risers from heaving and thawing actions of ground during freezing weather. Surface drainage shall be diverted from the location of the riser pipe.

4.

A shutoff valve below the frost line shall be provided near the water riser pipe on each mobile home lot.

5.

Underground stop and waste valves shall not be installed on any water service.

(4)

Storm drainage and erosion control. Adequate surface and subsurface drainage ways for the removal of storm water shall be provided by the developer. The extent to which storm drainage facilities required shall be based upon an analysis of need prepared by a registered professional engineer, and shall be approved by the building and planning superintendent. The analysis shall be based upon the rational method or the soil conservation service (SCS) of computing storm water runoff. All storm drainage systems shall be designed using a fifteen (15) year recurrence interval. Duration and rainfall frequency shall be in accordance with U.S. Weather Technical Publication 40 (TP40). Erosion control methods shall be in accordance with the Code of the City of Jackson, and the department of natural resources storm water regulations, and shall be subject to approval by the building and planning superintendent. Also refer to city storm water control ordinances and land subdivision regulations.

(Ord. No. 04-25, § 2, 3-1-04)

(1)

General requirements. Every park shall contain an electrical wiring system consisting of wiring, fixtures, equipment and appurtenances which shall be installed and maintained in accordance with applicable codes and regulations governing such systems.

(2)

Power distribution lines. All power to lots shall be provided underground, except by variance in cases of exceptional conditions.

a.

Where gas, telephone and electric service lines are placed underground throughout the park, the mains, lines, cables, and conduits shall be located within the easements or public right-of-way in a manner which will not conflict with other underground services. All controls, valves, transformers and terminal boxes shall be located so as not to be hazardous to the public. All electrical easements will be provided by the developer and the lines will be installed by the city at the mobile home park owner's cost.

b.

All excavations for public utilities made under paved areas shall be properly backfilled with approved granular materials, and street repairs shall be completed at the expense of the developer or utility involved. No excavation of any street may be undertaken until all necessary permits are obtained.

c.

When, in cases of variance, electric and telephone lines are to be carried on overhead poles, rear and side lot easements or public rights-of-way shall be utilized wherever possible.

d.

Individual electrical connections shall comply with all city codes, and shall be located within the mobile home slab area. Each mobile home lot will be individually metered.

(3)

Required grounding. All exposed noncurrent carrying metal parts of mobile homes and all other equipment shall be grounded by means of an approved grounding conductor with branch circuit conductors or other approved method of grounding metallic wiring. The neutral conductor shall not be used as an equipment ground for mobile homes or other equipment.

(Ord. No. 04-25, § 2, 3-1-04)

(1)

Street design. Street design and on-street parking shall conform to the requirements of the land subdivision regulations of the City of Jackson, Missouri except as modified by this section. All streets in a mobile home park shall be private and shall comply with applicable city pavement and drainage standards.

(2)

Car parking. Off-street parking areas shall be provided for the use of park occupants and guests. Such areas shall be:

a.

Furnished at a rate of at least two (2) spaces for each mobile home lot.

b.

Located within a distance of one hundred (100) feet from the mobile home to be serviced, unless other vehicular access is provided.

(3)

Required illumination of park street systems. Street lighting shall be installed in accordance with the land subdivision regulations of the City of Jackson.

(Ord. No. 04-25, § 2, 3-1-04)

(1)

Responsibilities of park management.

a.

The person to whom a license for a mobile home park is issued shall operate the park in compliance with this article and provide adequate supervision to maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition.

b.

The park management shall notify park occupants of all applicable provisions of this article and inform them of their duties and responsibilities under this article.

c.

The park management shall supervise the placement of each mobile home on its mobile home stand which includes securing its stability and installing all utility connections.

d.

The park management shall maintain a register containing the names of all park occupants identified by lot number or street address. Such register shall be available to any authorized person inspecting the park.

e.

The park management shall provide adequate trash receptacles for disposal of the park residents' garbage and trash, in compliance with the City of Jackson's Commercial Code.

(2)

Responsibilities of park occupants.

a.

The park occupant shall comply with all applicable requirements of this article and shall maintain his mobile home lot, its facilities and equipment in good repair and in a clean and sanitary condition.

b.

The park occupant shall be responsible for proper placement of his mobile home on its mobile home stand and proper installation of all utility connections in accordance with the instructions of the park management.

c.

Skirtings, porches, awnings, and other additions shall be installed in compliance with city zoning ordinances and shall be permitted and approved by the building and planning superintendent. When installed, they shall be maintained in good repair. The space immediately underneath a mobile home shall be used for storage only if permitted by the park management If permitted, the following conditions shall be satisfied:

1.

The storage area shall be provided with a base of impervious material.

2.

Stored items shall be located so as not to interfere with the underneath inspection of the mobile home.

3.

The storage area shall be enclosed by skirting.

d.

The park occupant shall store and dispose of all his rubbish and garbage in a clean, sanitary and safe manner.

(3)

Occupancy of travel trailers prohibited. Travel trailers shall not be occupied in mobile home parks.

(Ord. No. 04-25, § 2, 3-1-04)

Any person who violates any provision of this article shall upon conviction be punished by a fine of not less than ten dollars ($10.00) nor more than five hundred dollars ($500.00). Each day's failure of compliance with any such provision shall constitute a separate violation.

(Ord. No. 04-25, § 2, 3-1-04)

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 this city existing on the effective date of this article, the provisions which, in the judgment of the building and planning superintendent, 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 this city existing on the effective date of this article 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.

(Ord. No. 04-25, § 2, 3-1-04)