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Poplar Bluff City Zoning Code

ARTICLE IV

Manufactured Homes, Land Development Standards 1

[1]
Cross References — As to building, ch. 500; as to electricity, ch. 520; as to flood plain damage prevention generally, ch. 415; as to standards for flood hazard reduction for mobile homes, §415.180(3); as to mosquito control, ch. 240; as to housing, ch. 515; as to planning and zoning, ch. 400; as to plumbing, ch. 525; as to streets and sidewalks, ch. 510; as to utilities, Title VII; as to subdivisions, ch. 410; as to zoning, ch. 405.

Section 405.120 Purpose.

[R.O. 2007 §19-1; Ord. No. 4707 §1, 12-6-1982]
These regulations are intended to be in accordance with the City's Comprehensive Plan and are designed to lessen traffic congestion; secure safety from fire; promote health and general welfare; provide adequate light and air; prevent the overcrowding of land; avoid undue concentration of population; and facilitate the adequate provision of transportation, water, sewage, schools, parks and other public services.

Section 405.130 Site Requirements.

[R.O. 2007 §19-2; Ord. No. 4707 §1, 12-6-1982]
A. 
Zoning. Manufactured housing subdivisions shall be located in the "RS-4" zoning district.
B. 
Permitted Uses In The "RS-4" District. Permitted uses shall be any permissive use of the "RS-2" and "RS-3" Districts, modular homes and manufactured home subdivisions.
C. 
Conditional Uses. Conditional uses as set out in Section 405.050(E) shall be any conditional use of the "RS-2" and "RS-3" Districts, manufactured home parks.
D. 
Environment. Conditions of soil, ground water level, drainage and topography shall not create hazards to the property or the health or safety of the residents. The site shall not be exposed to objectionable smoke, dust, noise, odor or other adverse influences and no portion subject to predictable sudden flooding or erosion and shall not be used for any purpose which would expose persons or property to hazards.
E. 
Minimum Area For Developments. Subdivisions and parks shall not contain less than five (5) acres. A minimum depth and width for a park or subdivision shall be no less than two hundred (200) feet.
F. 
Buffering/Screening. Buffering and/or screening shall be required along the exterior boundaries of manufactured home developments which join residential areas. Screening or buffering may be required in other locations when a nuisance or obnoxious use would interfere with the enjoyment of the proposed development. For example, screening may be required when a development is located near a junk yard, manufacturing plant, commercial area or other use which is not compatible with the development.
G. 
Open Space.
1. 
Subdivisions in "RS-4" Districts shall provide no less than five percent (5%) of the net developable land area for common open space.
2. 
The minimum size for a single parcel of ground for common open space for a single subdivision or park development shall not be less than seven thousand five hundred (7,500) square feet.
3. 
Payments in lieu of land dedication may be accepted by the City and used to develop further recreational facilities.
H. 
Sign Limitations. No sign intended to be read from any public way shall be permitted except:
1. 
No more than one (1) identification sign, not exceeding eighty (80) square feet per side for each principal entrance to the development.
2. 
No more than one (1) sign, not exceeding six (6) square feet per side in area, advertising property for sale, lease or rent or indicating "Vacancy" or "No Vacancy" may be erected at each principal entrance.
3. 
All external illuminated signs shall have lights directed only toward the sign and shall be shielded by a reflector so that the light concentrates on the sign only.
I. 
Access.
1. 
Access to these developments shall not be from a minor residential street.
2. 
The number and location of access drives shall be controlled for traffic safety and the protection of surrounding properties.
3. 
No individual lot shall be designated for direct access to a street outside the boundaries of the development.
4. 
Access entrances shall be located no closer together than four hundred (400) feet (measured from centerline to centerline of the streets).
J. 
Circulation.
1. 
Streets generally, parking. Streets shall have direct connections to a public street. No parking shall be permitted for a distance of thirty (30) feet from the corners of the beginning of the right-of-way.
2. 
Types of streets. The development shall provide publicly dedicated streets. Required improvements shall be provided in compliance with the street paving standards described in Chapter 510 of the Code of Ordinances. Looped and cul-de-sac streets may be provided with forty (40) foot right-of-way and twenty (20) foot paving widths when these streets serve less than twenty (20) dwelling units and when off-street guest parking is provided.
3. 
Street layout. Streets, drives and parking areas shall provide safe and convenient access to dwellings and emergency vehicles but streets shall not be laid out to encourage outside traffic to transverse the development, nor create unnecessary fragmentation of the development into small blocks. In general, block size shall be consistent with use, the shape of the site and the convenience and safety of the occupants.
4. 
Vehicular access to streets. Vehicular access to streets from off-street parking may be directed from dwellings if the street serves fifty (50) units or less. Along streets serving more than fifty (50) dwellings or major routes to or around central facilities, access from parking and service areas shall be so combined, limited, located and controlled as to channel traffic in a manner which minimizes traffic direction and direct vehicular access from individual dwellings shall generally be prohibited.

Section 405.140 Lot Requirements in "RS-4" Districts.

[R.O. 2007 §19-3; Ord. No. 4707 §1, 12-6-1982]
A. 
Lot requirements in "RS-4" Districts shall be as follows:
1. 
Minimum lot area in square feet 6,000
2. 
Minimum lot width in feet at the building line 50
3. 
Minimum street frontage in feet 25
4. 
Minimum setback requirements:
a. 
Front yard in feet 15
b. 
Side yard in feet 6
c. 
Rear yard:
(1) 
Units placed at an angle or perpendicular to the fronting street in feet 10
(2) 
Units placed parallel to the fronting street in feet 20

Section 405.160 Off-Street Parking.

[R.O. 2007 §19-5; Ord. No. 4707 §1, 12-6-1982]
No less than two (2) parking spaces shall be provided to serve each dwelling unit.

Section 405.170 Lot Coverage.

[R.O. 2007 §19-6; Ord. No. 4707 §1, 12-6-1982]
The maximum lot coverage by roofed or enclosed structures shall be no greater than fifty percent (50%) in parks and subdivisions.

Section 405.180 Density.

[R.O. 2007 §19-7; Ord. No. 4707 §1, 12-6-1982]
A. 
The number of dwelling units per net developable land shall not exceed the following densities in the following zoning districts: "RS-4", seven and two-tenths (7.2) dwelling units per acre and manufactured home parks, nine (9) dwelling units per acre.
B. 
"Net developable land" is defined as the gross area less public right-of-way, publicly dedicated park land, drainage ways and unbuildable area, such as steep slopes, swamps, landfills and unstable soil.

Section 405.190 Accessory Uses.

[R.O. 2007 §19-8; Ord. No. 4707 §1, 12-6-1982]
A. 
Each manufactured home lot and stand shall provide enclosed storage space in a building or in the crawl space below the living area of the manufactured home. Storage space beneath the main floor of the manufactured home will be counted as storage space if the minimum clearance between the ground (or foundation floor) and the bottom of the manufactured home is forty-two (42) inches. The area of the below building storage space shall not be less than one hundred (100) square feet. The area of the storage building shall not exceed one hundred fifty (150) square feet and shall be no less than twenty-four (24) square feet in area.
B. 
Subdivisions and parks may incorporate the following accessory uses for the benefit of development subject to the approval of the City:
1. 
Sales office/manufactured home display area.
2. 
Maintenance/storage buildings.
3. 
Laundry facilities.
4. 
Cafeteria/restaurant.
5. 
Swimming pool.
6. 
Barbershop/beauty shops.
7. 
Greenhouse.
8. 
Game room.
9. 
Sports courts.
10. 
Gazebo.
11. 
Day care facilities.

Section 405.200 Additional Requirements.

[R.O. 2007 §19-9; Ord. No. 4707 §1, 12-6-1982]
A. 
Manufactured Home — Minimum Size. The minimum size of a manufactured home shall be five hundred (500) square feet of living space in manufactured home subdivisions. There shall be no minimum size requirements for manufactured home parks.
B. 
Hitches. Manufactured homes on corner lots shall have the hitch or tow bar removed and it shall remain removed from the unit when it is anchored to the foundation. Hitches in subdivisions shall be skirted and hitches may remain attached in parks.
C. 
Skirting. Manufactured homes in subdivisions and after ninety (90) days in parks shall be underskirted in such a way that all areas directly under the home are enclosed.
D. 
Seals Required. No manufactured home built before January 1, 1974 or no manufactured home not having a seal issued by the Missouri Public Service Commission or the U.S. Department of Housing and Urban Development verifying compliance with applicable manufactured housing codes shall be permitted. However, unsealed manufactured homes may be allowed in manufactured home parks for a period not to exceed ninety (90) days.
E. 
Manufactured Home Stands. The area of the mobile home stand shall be constructed to provide adequate support for the placement and tie-down of the manufactured home, thereby securing the superstructure against uplift, sliding, rotation and overturning. The manufactured home stand shall not heave, shift or settle unevenly under the weight of the manufactured home due to frost action, inadequate drainage, vibration or other forces acting on the structure.
F. 
City Code Of Ordinances Applicable. Nothing in this Chapter shall cause to null and void any City ordinance, not in conflict with this Chapter, applicable to the provisions herein described.

Section 405.210 Utility Requirements.

[R.O. 2007 §19-10; Ord. No. 4707 §1, 12-6-1982]
A. 
Individual Water-Riser Pipes And Connections.
1. 
Individual water-riser pipes shall be located within the contained area of the mobile home stand at a point where the water connection will approximate a vertical position, thereby insuring the shortest water connection possible and decreasing susceptibility to water pipe freezing.
2. 
The water-riser pipe shall have an inside diameter of three-quarters (¾) of an inch and shall be at least four (4) inches above the ground surface. The water outlet shall be provided with a cap when a manufactured home does not occupy the stand.
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 directed from the location of the riser pipe.
B. 
Individual Sewer Connections.
1. 
Each manufactured home shall be provided with a sewer riser pipe. The sewer riser shall be so located on each stand that the sewer connection to the manufactured home drain outlet will approximate a vertical position.
2. 
The sewer connection shall have an inside diameter of four (4) inches. All joints shall be water-tight.
3. 
All materials used for sewer connections shall be semi-rigid, corrosive resistant, non-absorbent and durable.
4. 
Provisions shall be made for plugging the sewer riser pipe when a manufactured home does not occupy the stand. Surface drainage shall be directed away from the riser. The rim of the riser pipe shall extend at least one-half (½) inch above ground elevation.

Section 405.220 Design Review Standards.

[R.O. 2007 §19-11; Ord. No. 4707 §1, 12-6-1982]
A. 
Purpose. The purpose of the following standards is to provide the Planning and Zoning Commission and the City Council with standards to guide their review of a proposed development plan for a new manufactured home park or subdivision.
B. 
General Design Standards. The development plan for a park or subdivision shall be studied to determine whether the proposed site development plan meets the requirements of this Chapter and the following:
1. 
Each site development plan should be laid out and developed as a complete unit in accordance with an integrated overall design.
2. 
The location for buildings, parking areas, walks, lighting and appurtenant facilities should be arranged to be compatible with the surrounding land uses and any part of the site not used for buildings or other structures or for parking or for roads or accessways or recreation purposes should be landscaped with grass, trees and shrubs.
3. 
There should be sufficient private open space in each lot to ensure that each resident has an adequate amount of light, air and privacy.
4. 
Parking areas should be arranged to be safe and convenient from all directions within the development.
5. 
The street pattern should serve, not shape the lots in the development. Minor streets should feed at well spaced intervals into collector and arterial streets.
6. 
A site development plan which conforms to and preserves terrain, trees, shrubs and rock formation is highly preferred.
7. 
Additional requirements as to landscaping, lighting, screening, accessways, building setbacks and other site standards may be imposed by the City for the protection of all property. Sanitary conditions as influenced by surface drainage and soil should be considered so as to prevent the accumulation of water upon the site.
8. 
The Planning and Zoning Commission should determine that the proposed site development plan is consistent with good planning practice, consistent with the City's Comprehensive Plan, can be operated in a manner that is not detrimental to permitted uses in the surrounding area and is designed to promote the general welfare of the City.
C. 
Development Plan. A development plan shall be submitted at the time application is made for subdivision and/or conditional use approval. The following information is to be provided in the development plan:
1. 
Tract boundaries.
2. 
North point.
3. 
Topographical map of physical features.
4. 
Proposed streets, sanitary sewers, storm water sewer, water lines and sidewalks in accordance with Chapter 410, Subdivisions, Code of Ordinances, City of Poplar Bluff.
5. 
Location of manufactured home stands.
6. 
Type and location of protective screening.
7. 
Off-street parking spaces.
8. 
Common open space and improvements.
9. 
Accessory buildings.
10. 
Grading plan.

Section 405.230 Permits.

[R.O. 2007 §19-12; Ord. No. 4707 §1, 12-6-1982]
Every manufactured home shall be inspected by the Planning and Building Inspector to insure conformance with the regulations of this Chapter. Prior to the construction or installation of any manufactured home, a building permit must be obtained through the Inspection Department for a fee as specified in Section 500.030 of this Code.

Section 405.240 Definitions.

[R.O. 2007 §19-13; Ord. No. 4707 §1, 12-6-1982; Ord. No. 6336 §1, 12-4-2000]
The following words, terms and phrases, as used in this Chapter, shall be defined as follows:
ANCHORING
The fastening of the manufactured home to its manufactured home stand in order to prevent upset or damage due to wind, flooding or other natural forces.
BUFFER OR SCREEN
A buffer comprised of natural and/or manmade material arranged in a certain specified depth, height and density to ease and soften but not essentially block the view from one side to another and to reduce the transmittal of noise and odors between the sides.
COMMON OPEN SPACE
Any area of land and/or water designed for use and recreational enjoyment of tenants and/or owners occupying a development, excluding roadways, storage buildings and similar facilities not primarily intended for recreational use. The common open space shall be essentially free of buildings.
CONVENTIONAL HOME
A home or dwelling constructed on site in which no major components of the dwelling are prefabricated off site. Such homes are built on a permanent foundation.
HITCH
A device which is part of the frame or attached to the frame of a manufactured home and connects it to a power source for the purpose of transporting the unit.
MANUFACTURED HOME
A structure, transportable by a separate power source, in one (1) or more sections, which is at least eight (8) feet in width and thirty-two (32) feet in length, which is built on a permanent chassis and designed to be used as a dwelling unit, with or without a permanent foundation when connected to the required utilities.
MANUFACTURED HOME STAND
That part of an individual lot or tract which has been reserved and prepared for the exact placement of the manufactured home.
MANUFACTURED/MODULAR HOME SUBDIVISION
The division of a tract or parcel into two (2) or more lots for sale or lease of conventional homes, modular homes or manufactured homes.
MOBILE HOME
Same as "MANUFACTURED HOME".
MODULAR HOMES
A single-family dwelling intended for permanent occupancy, made by assembling one (1) or more factory produced three-dimensional sections into an integral living unit, whose construction materials and specifications generally conform to those of conventionally built homes. Such components of the structure are not permanently attached to any chassis.
SEAL
A device, label or insignia issued by the Public Service Commission, U.S. Department of Housing and Urban Development or its agent to be displayed on the exterior of a manufactured home, recreational vehicle or modular unit to evidence compliance with applicable State codes.
SECTIONAL HOME
Same as "MODULAR HOME".
SEWER RISER PIPE
That portion of the sewer lateral which extends vertically to the ground elevation and terminates at each manufactured home stand.
SIGN SIZE CALCULATION
Shall not include frame and support structures when calculating the area of a sign.
SKIRTING
Panels specifically designed for the purpose of screening the underside of a manufactured home by forming an extension of the vertical exterior walls of the manufactured home and covering the entire distance between the bottom of the exterior walls and the ground elevation below.
TRACT
An area, parcel, site, piece of land or property which is the subject of development consideration.
TRAVEL TRAILER
Same as "RECREATIONAL VEHICLE".
UNSEALED MANUFACTURED HOMES
A manufactured home not having a seal issued by the Department of Housing and Urban Development.
WATER RISER PIPE
That portion of the water service pipe which extends vertically to the ground elevation and terminates at each manufactured home stand.