Leadington City Zoning Code
ARTICLE VI
"MH" Mobile Home Park District Regulations 1
Section 405.210 Applicability Of District Regulations.
[Ord. No. 262, 10-12-2010]
The regulations set forth in this Article, or set forth elsewhere in this Chapter when referred to in this Article, are the district regulations in the "MH" Mobile Home Park District.
Section 405.220 Use Regulations.
[Ord. No. 262, 10-12-2010]
A.
A building or premises shall be used only for the following purposes:
1.
Mobile homes, in approved mobile home parks providing designated spaces for two (2) or more mobile homes. All mobile homes placed in approved mobile home parks shall be no older than ten (10) years old at the date of installation.
2.
Mobile homes placed on individual platted lots in an approved mobile home subdivision. All mobile homes placed in an approved mobile home subdivision shall be no older than ten (10) years old at the date of installation.
3.
Accessory buildings incidental and subordinate to the use of mobile homes, buildings housing such facilities as laundromats, nurseries, etc., only when such facilities are intended for the use of persons residing within a mobile home park.
4.
One (1) single-family residence per mobile home park, solely intended for the residence of the Park Manager, and only when a special use permit therefor has been granted.
5.
All mobile home parks shall comply with all applicable regulations of the City of Leadington governing the establishment and operation of mobile home and travel-trailer parks.
6.
Single-family residences for mobile home park owners or operators only, in "MH" Districts.
Section 405.230 Parking Regulations.
[Ord. No. 262, 10-12-2010]
A.
Off-street parking spaces shall be provided according to the following standards:
1.
Off-street parking space shall be provided in accordance with the requirements for specific uses set forth in Article XII of this Chapter and the mobile home park regulations of the City of Leadington.
2.
Each mobile home space within a mobile home park, or lot within a mobile home subdivision, shall be provided with two (2) off-driveway parking spaces with not less than four (4) inches of crushed stone or other suitable material on a well compacted surface. Required parking spaces may be included within the lot area required for each mobile home.
Section 405.240 Non-Conforming Use Of Land.
[Ord. No. 262, 10-12-2010]
Any mobile home located in a district other than a Mobile Home Park District from and after the effective date of this Article shall be considered as a non-conforming use of the land under the provisions of this Article; provided, however, that the replacement of a mobile home with a newer or improved model mobile home by the owner occupying an existing mobile home in the same location under the provisions of the special use regulations of this Article shall not be considered such a change so as to alter the pre-existing non-conforming use.
Section 405.250 License And Temporary Permit.
[Ord. No. 262, 10-12-2010]
A.
It shall be unlawful for any person to maintain or operate a mobile home park within the limits of the City of Leadington, Missouri, unless such person shall first obtain a license therefor.
B.
Any mobile home park now in existence shall be permitted to operate as it is operating on the effective date of this Article; provided, however, that the owner or operator of said mobile home park shall within three (3) months of said date submit in duplicate to the City Clerk a plat of said mobile home park showing the location of the mobile homes now existing and also where proposed mobile home spaces are to be placed, also all roadways, water, sewer and gas connections as now located or proposed. In the event no such plat is furnished within three (3) months, the said mobile home park shall be subject to all the rules and regulations provided for in this Article pertaining to a newly established mobile home park.
Section 405.260 License Fees.
[Ord. No. 262, 10-12-2010]
The annual fee for such license shall be twenty-five dollars ($25.00) plus five dollars ($5.00) for each mobile home space over five (5) spaces for which accommodations exist. If the number is increased, this shall be reported to the City Clerk and the additional fee, if any, necessitated by such increase shall be paid before such additional spaces are put to use. When a license is applied for or accommodations are increased during the license year, the fee shall be pro-rated on the basis of the number of months remaining in the license year. A license year shall be from January 1 to December 31.
Section 405.270 Application For License.
[Ord. No. 262, 10-12-2010]
A.
Application For Initial License.
1.
Application for an initial mobile home park license shall be filed with and issued by the City Mobile Home Inspector. The application shall be in writing, signed by the applicant and shall include the following:
a.
The name and address of the applicant;
b.
The location and legal description of the mobile home park;
c.
A complete plan of the park in conformity with the requirements of this Article.
d.
Plans and specifications of all buildings, improvements and facilities constructed or to be constructed within the mobile home park;
e.
Such further information as may be requested by the City Mobile Home Inspector to enable him/her to determine if the proposed park will comply with legal requirements.
2.
The application and all accompanying plans and specifications shall be filed in triplicate. The City Mobile Home Inspector shall investigate the applicant and inspect the application and the proposed plans and specifications. If the applicant is of good moral character, and the proposed mobile home park will, when constructed or altered in accordance with such plans and specifications, be in compliance with all provisions of this Article and all other applicable ordinances and statutes, the City Mobile Home Inspector shall approve the application, and upon completion of the park according to the plans, shall issue the license.
B.
Application For Renewal License. Upon application in writing by a licensee for renewal of a license and upon payment of the annual license fee, the City Mobile Home Inspector shall issue a certificate renewing such license for another year.
C.
Application For Transfer Of License. Upon application, in writing, for transfer of a license and payment of the transfer fee of five dollars ($5.00), the City Mobile Home Inspector shall issue a transfer if the transferee meets all qualifications and requirements set forth in this Section and is otherwise deemed of good moral character by the Inspector.
Section 405.280 Location Outside Of Mobile Home Parks.
[Ord. No. 262, 10-12-2010]
A.
It shall be unlawful with the limits of the City of Leadington, Missouri, for any reason to park any mobile home on any street, alley, or highway or any public place or on any tract of land owned by a person, occupied or unoccupied, within the City of Leadington, Missouri, except as provided in this Article and in the Zoning Code of the City of Leadington.
B.
Emergency or temporary stopping or parking is permitted on any street, alley, or highway for not longer than two (2) hours, subject to any further prohibitions, regulations, or limitations imposed by the traffic and parking regulations or ordinance for that street, alley or highway.
C.
No person shall park or occupy any mobile home on the premises of any occupied dwelling or on any lot which is situated outside of an approved mobile home park after the passage of this Article, except as provided in the remaining provisions of this Chapter 405, Zoning Regulations, of the Code of the City of Leadington, Missouri.
D.
Any mobile home located on an individual lot outside of an approved mobile home park on the effective date of this Article shall be considered as a non-conforming use under the provisions of this Chapter 405, Zoning Regulations, of the City of Leadington, Missouri, which, for purposes of this Section, shall not in anywise exceed any period of thirty (30) consecutive days.
E.
The replacement of any non-conforming mobile home with a newer mobile home [no older than ten (10) years] shall be allowed upon application to the City Planning and Zoning Commission; provided, however, the replacement is made within a three-month period of removal of the existing non-conforming mobile home and/or damaged non-conforming mobile home that has been rendered uninhabitable. If extenuating circumstances develop, an extension of time beyond the three-month period may be granted with approval from the City Alderman. The Planning and Zoning Commission may require any improvements in location, clearance, utility services, access, or similar features which it may deem necessary to protect the health and welfare of the occupants of the neighborhood in general.
F.
Travel trailer intended primarily for recreational or camping use may be parked or stored on the premises of any dwelling occupied by the trailer owner, provided that such parking or storage shall not constitute any obstruction to proper traffic movement and that such trailer shall not be occupied for other than overnight sleeping purposes on a periodic basis which for purposes of this Section shall not in anywise exceed any period of thirty (30) consecutive days.
Section 405.290 Permanent Use.
[Ord. No. 262, 10-12-2010]
A.
It shall be unlawful, hereafter, to located a mobile home any place within the City of Leadington except at a mobile home park in accordance with the terms, conditions and provisions of this Article.
B.
It shall be unlawful to occupy for sleeping or other residential purposes any mobile home which has not been rendered immobile by the removing of wheels or by placing the same on a foundation or the ground unless such mobile home is constructed and located so that it complies with all other ordinance of the City of Leadington, including the provision of this Article.
Section 405.300 Mobile Home Park Plan.
[Ord. No. 262, 10-12-2010]
A.
The mobile home park shall conform to the following requirements:
1.
The park shall be located on a well-drained site properly graded to ensure rapid drainage and freedom from stagnant pools of water.
2.
The minimum area for a mobile-home park and minimum lot size permitted for mobile homes and other structure shall be as follows:
a.
Each mobile-home park shall contain a minimum area of not less than three thousand five hundred (3,500) square feet and a width at the front lot line of not less than forty (40) feet.
b.
Each mobile home in a mobile-home park shall occupy a designated space having at least the following minimum area:
Length of Mobile Home | Unit Minimum Designated |
|---|---|
Up to 50 feet | 3,500 square feet |
50 to 60 feet | 4,000 square feet |
Over 60 feet | 4,500 square feet |
3.
Mobile homes shall be so harbored on each space that there shall be at least twenty (20) feet of clearance between mobile homes.
4.
All mobile home spaces shall abut upon a driveway of not less than twenty (20) feet in width, which shall have unobstructed access to a public street, alley or highway.
5.
Walkways not less than two (2) feet wide shall be provided from the mobile home spaces to the service buildings.
6.
All driveways and walkways within the park shall be hard-surfaced and lighted at night with a minimum of one-tenth (0.1) footcandle.
7.
Each mobile home lot shall be provided with an approved disconnecting device and over current protective equipment. The minimum service per outlet shall be 120/240 volts, AC, 100 amperes.
Section 405.310 Service Buildings.
[Ord. No. 262, 10-12-2010]
A.
Each park accommodating dependent mobile homes shall be provided with the following:
B.
All service buildings and the grounds of the park shall be maintained in a clean, sightly condition and kept free of any condition that will menace the health of any occupant of the public or constitute a nuisance.
Section 405.320 Fire Protection.
[Ord. No. 262, 10-12-2010]
Every park shall be equipped at all times with fire-extinguishing equipment in good working order, of such type, size and number and so located within the park as to satisfy the needs of the mobile home park. No open fires shall be permitted at any place which may endanger life or property. No fires shall be left unattended at any time.
Section 405.330 Animals And Pets.
[Ord. No. 262, 10-12-2010]
No owner or person in charge of any dog, cat or other pet animal shall permit it to run at large or commit any nuisance within the limits of any mobile home park. In mobile home parks, such pets shall be licensed by the City and comply with City requirements
Section 405.340 Register Of Occupants.
[Ord. No. 262, 10-12-2010]
A.
It shall be the duty of each licensee and permittee to keep a register containing a record of all mobile home owners and occupants located within the park. The register shall contain the following information:
1.
The name and address of each mobile home occupant;
2.
The name and address of the owner of each mobile home and motor vehicle by which it is towed;
3.
The make, model, year and license number of each mobile home and motor vehicle;
4.
The State, territory or county issuing such licenses;
5.
The date of arrival and of departure of each mobile home.
B.
The park shall keep the register available for inspection at all times by law enforcement officers, public health officials and other officials whose duties necessitate acquisition of the information contained in the register. The register record for the occupant registered shall not be destroyed for a period of three (3) years following the date of departure of the registrant from the park.
Section 405.350 Supervision.
[Ord. No. 262, 10-12-2010]
The licensee or permittee, or a duly authorized attendant or caretaker, shall be in charge at all times to keep the mobile home park, its facilities and equipment in a clean, orderly and sanitary condition. The attendant or caretaker shall be answerable, with the licensee or permittee, for the violation of any provision of this Article to which the licensee or permittee is subject.
Section 405.360 Revocation Of License.
[Ord. No. 262, 10-12-2010]
The City Mobile Home Inspector may revoke any license to maintain and operate a park when the licensee has been found guilty by a court of competent jurisdiction of violating any provision of this Article. After such conviction, the license may be reissued if the circumstances leading to conviction have been remedied and the park is being maintained and operated in full compliance with law.
Section 405.370 Post Of License And Temporary Permit.
[Ord. No. 262, 10-12-2010]
The license certificate or temporary permit shall be conspicuously posted in the office of or on the premises of the mobile home park at all times.
Section 405.380 Adoption, Implementation And Publication Of Rules And Regulations.
[Ord. No. 262, 10-12-2010]
A.
Mobile Home Parks. All mobile home park owners shall adopt and implement a set of written rules and regulations for each mobile home park which shall either specifically include the regulations contained in this Article or which shall otherwise attach a copy of the ordinance and incorporate its terms by reference. Said written rules and regulations shall initially be provided to each mobile home park resident within thirty (30) days after the effective date of this Article and at such time as any new resident shall move into the mobile home park, and a copy shall be available for inspection by mobile home park residents at the main office of the mobile home park.
B.
Approved Mobile Home Subdivisions. All developers of approved mobile home subdivisions shall, prior to or at the time of closing upon the sale of any lot within such subdivision, disclose to and provide the purchaser with a copy of this Article which shall then be in effect. Each deed or other instrument conveying any such lot after the effective date of this Article shall specifically state that the conveyance is subject to the rules, regulations and provisions contained in this Chapter 405, Zoning Regulations, of the Code of the City of Leadington.
Section 405.390 Mobile Home Stands.
[Ord. No. 269, 6-14-2011]
A.
The area of the mobile home stand shall be improved to provide an adequate foundation for the placement and tie-down of the mobile home, thereby securing the superstructure against uplift, sliding, rotation and overturning.
1.
Construction. The mobile home stand shall be constructed in such a manner that it will not heave, shift or settle unevenly under the weight of the mobile home due to inadequate drainage, vibration or other forces acting on the superstructure. The mobile home stand shall be constructed at a minimum with six-inch deep by thirty-inch wide poured concrete ribbons with a six (6) by six (6) number ten (10) wire mesh reinforcing and of sufficient length to support all wheels and undercarriage supports of any mobile home that may be placed on the mobile home stand.
2.
Anchors Required. The mobile home stand shall be provided with anchors, arrowhead anchors or other devices ensuring the stability of the mobile home.
3.
Anchor Design. Tie-down or anchors shall be placed at least at each corner of the mobile home stand to provide a readily accessible anchor for the mobile home and each shall be able to sustain a minimum tensile strength of two thousand eight hundred (2,800) pounds.
4.
Skirting Required. Skirting of a permanent type material and construction shall be installed to enclose the open space between the bottom of a mobile home floor and the grade level of the mobile home stand and shall be so constructed to provide substantial resistance to heavy winds, thereby alleviating to the maximum extent possible lifting action created on the underside of the mobile home by heavy winds.
5.
Skirting Standards. Sufficient screened ventilating area shall be installed in the skirting to supply the combustion requirements of heating units and other ventilating requirements of the mobile home. Provision shall be made for each removal of a section large enough to permit access for inspection of the enclosed area under the mobile home and for repairs on sewer and water riser connections.
6.
Skirting Maintained. Skirting shall be maintained in an attractive manner consistent with the exterior of the mobile home and to preserve the appearance of the mobile home park.
Section 405.400 Water Supply.
[Ord. No. 269, 6-14-2011]
A.
All water supply systems of the mobile home park shall be connected by pipes to all mobile homes, buildings and other facilities requiring water. Connections shall be made to and exclusively supplied through the City of Park Hills Water System.
1.
Construction And Maintenance. 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 health authority and the Park Hills Water Department.
Section 405.410 Individual Water Riser Pipes And Connections.
[Ord. No. 269, 6-14-2011]
A.
Location. Individual water riser pipes shall be located within the confined area of the mobile home stand at a point where the water connection will approximate a vertical position.
B.
Riser Pipes. Water riser pipes shall extend at least to ground level. The pipe shall be at least three-fourth (3/4) inch. The water outlet shall be capped when a mobile home does not occupy the lot.
C.
Freeze Protection. Adequate provisions shall be made to prevent freezing of service lines, valves, 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.
D.
Shut-Off Value. A shut-off valve below the frost line shall be provided near the water riser pipe on each mobile home lot.
Section 405.420 Sewer Disposal.
[Ord. No. 269, 6-14-2011]
A.
An adequate and safe sewerage system shall be provided in all mobile home parks for conveying and disposing of all sewage. Such system shall be designed, constructed and maintained in accordance with State and local laws.
1.
Sewer Lines. All sewer mains and laterals shall be constructed according to specifications of the City of Park Hills and connected to the City sewer system or a sewerage system approved by the City.
Section 405.430 Sewer Connections.
[Ord. No. 269, 6-14-2011]
A.
Riser Pipe. Each mobile home stand shall be provided with at lease a four-inch diameter sewer riser pipe. The sewer riser pipe shall be so located on each standard that the sewer connection to the mobile home drain outlet will approximate a vertical position.
B.
Connection. The sewer connection shall have a minimum inside diameter of three (3) inches and the slope thereof shall be not less than one-fourth (1/4) inch per foot. The sewer connection shall consist of one (1) pipe line only without any branch fittings. All joints shall be air- and water-tight.
C.
Materials. All materials used for sewers and sewer connections shall be semirigid, corrosive-resistant, non-absorbent and durable. The inner surface shall be smooth.
D.
Drainage; Plug. 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 to ground level.
Section 405.440 Electrical Service Drop.
[Ord. No. 269, 6-14-2011]
Main electrical power lines shall be constructed underground according to local electric utility specifications.
Section 405.450 Individual Electric Connections.
[Ord. No. 269, 6-14-2011]
A.
Service Entrance. Each mobile home stand shall be provided with an approved disconnecting device and over current protective equipment within mobile home stand. The minimum service per mobile home stand outlet shall be according to City specifications.
B.
Electric Park Receptacles. Outlet receptacles at each mobile home stand shall be located not more than twenty-five (25) feet from the over current protective devices in the mobile home and a three-pole, four-wire grounding type shall be used. Receptacles shall be of weather proof construction and configurations shall be in accordance with "Standard for Mobile Homes USAS A119.1" published by the United States of American Standards Institute or similar equipment meeting the approval of the City electrical code.
C.
Cable Connections. The mobile home shall be connected to the outlet receptacle by an approved type of flexible cable with connectors and a male attachment plug. However, where the calculated load of the mobile home is between fifty (50) and one hundred (100) amperes, a second fifty-ampere power supply assembly may be installed or an electrical service shall be provided by means of permanently installed conductors.
D.
Supply Wire. Where the calculated load exceeds one hundred (100) amperes, or where a permanent feeder is used, the supply shall be by means of a four-wire installation according to City specifications.
E.
Required Grounding. All exposed non-current carrying metal parts of mobile homes and all equipment having electrical connections shall be grounded by means of an approved ground conductor with branch circuit conductors or other approved method of grounded metallic wiring. The neutral conductor shall not be used as a ground for mobile homes or other electrical equipment.
Section 405.460 Required Separation Between Mobile Homes And Appurtenances.
[Ord. No. 269, 6-14-2011]
A.
Mobile Homes And Appurtenances. Every mobile home shall be separated from other mobile homes and appurtenances on adjacent lots by a minimum separate of twenty (20) feet.
B.
Attachments. Appurtenances attached to a mobile home shall be provided with a minimum of twenty (20) feet from any other attached appurtenance on an adjacent lot, any mobile home on an adjacent lot, and any accessory building on an adjacent lot.
C.
Detached Appurtenances. There shall be provided and maintained a minimum distance of ten (10) feet between any detached appurtenances and any other detached appurtenances on the same lot, any mobile home on the same lot, any detached appurtenance on an adjacent lot, and any mobile home on an adjacent lot.
Section 405.470 Appurtenances.
[Ord. No. 269, 6-14-2011]
All appurtenances shall be presented to the Planning and Zoning Committee for review and possible building permit issuance.
Section 405.480 Refuse.
[Ord. No. 269, 6-14-2011]
A.
Standard Of Service. The storage, collection and disposal of refuse in the mobile home park shall be so conducted as to create no health hazards, including, but not limited to, rodent harborage, insect breeding areas, accident or fire hazards or air pollution.
B.
Storage. All refuse shall be stored in fly-tight, water-tight, rodent-proof containers which shall be located not more than three hundred (300) feet from any mobile home lot they service. Containers shall be provided insufficient number and capacity to properly store all refuse.
C.
Collections Stands. Refuse collection stands consisting of a holder or rack elevated at least twelve (12) inches above ground level, or an impervious slab at ground level, shall be provided for all refuse containers. Such container stands shall be so designed as to prevent containers from being tipped, to minimize spillage and container deterioration and to facilitate cleaning around them.
D.
Collection. All refuse containing garbage shall be collected at least twice weekly. 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.
Section 405.490 Insect And Rodent Control And Other Noxious Growths.
[Ord. No. 269, 6-14-2011]
A.
Insect Control. Grounds, buildings and structures shall be maintained free of insect and rodent harborage and infestation. Extermination methods and other measures to control insects and rodents shall conform to the requirements of the health authority.
B.
Debris. Parks shall remain free of accumulations of debris which may provide rodent harborage or breeding places for flies, mosquitoes and other pests.
C.
Storage Areas. Storage areas shall be so maintained as to prevent rodent harborage; lumber, pipe, and other building material shall be stored at least one (1) foot above ground.