(1)

Purpose. The purpose of this section is to provide controls for the development of mobile home and trailer camps for the health, safety and welfare of the occupants of these areas.

(2)

General. A permanent community section refers to an area within a mobile home park which permits a mobile home to be located on a unit of space for a period of more than 15 days' duration. A temporary community section refers to a trailer camp or an area within a mobile home park which permits a mobile home or trailer to be located on a unit of space for a period of less than 15 days' duration.

A permanent community section shall conform in total to the requirements specified in subsection (11.3) "Standards". A temporary community section shall conform to the requirements specified in subsection (11.3) "Standards", except as modified by U. S. Department of Health, Education and Welfare Guide "Environmental Health Guide For Travel Trailer Parking Areas", Appendix "Recommended Ordinance Governing Travel Trailer Parking Areas", sections 7 through 15.

A mobile home park, or trailer camp may be located in an appropriate zoning District within the incorporated area of St. Clair, providing that its location does not conflict with the Comprehensive Plan of St. Clair and provided further that its location, design, layout and management conforms to the requirements of these regulations. Procedures for the design and approval of mobile home parks shall be the same as required for subdivisions.

(3)

Standards.

(a)

Environmental, open space and access requirements.

1.

General requirements.

(i)

Condition of soil, ground water level, drainage and topography shall not create hazards to the property or the health or safety of the occupants.

(ii)

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.

(iii)

No park shall be permitted an average density of mobile home lots of more than seven per acre, and each mobile home park shall provide an area of not less than five acres.

(iv)

All mobile home parks shall provide lots sufficient in size that no trailer or any structure, addition or appurtenance thereto is located less than ten feet from the nearest adjacent lot boundary.

(v)

Space between mobile homes may be used for the parking of motor vehicles if the space is clearly designated.

(vi)

The mobile home park shall be surrounded by a landscaped strip of open space 30 feet wide along the major street or highway and along all other property lines or street frontages. Site planning should adapt to individual site conditions, type of market to be served, reflect advances in site planning techniques, and be adaptable to the trends in design of the mobile home itself. An informal park type of site planning which conforms to terrain, existing trees and shrubs and rock formations is preferred. Adoption of a stylized pattern should be avoided.

(vii)

Site planning and improvements shall provide for:

a.

Facilities and amenities appropriate to the needs of the occupants;

b.

Safe, comfortable and sanitary use by the occupants under all weather conditions; and

c.

Practical and efficient operation and maintenance of all facilities at reasonable costs.

(viii)

The site, including mobile home stands, patios, structures, and all site improvements shall be harmoniously and efficiently organized in relation to topography, the shape of the plot, and the shape, size, and position of structures and common facilities and with full regard to use, appearance and liability.

Special attention should be given to new mobile home designs and the common appurtenances that are available. Adequate protection shall be provided against any undesirable off-site views or any adverse influence from adjoining streets and areas.

2.

Soil and ground cover requirements. Exposed ground surfaces in all parts of every mobile home park shall be paved, 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.

3.

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.

4.

Park areas for nonresident uses.

(i)

No part of any park shall be used for nonresidential purposes, except such uses that are required for the direct servicing and well-being of park residents and for the management and maintenance of the park.

(ii)

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.

5.

Required separation between mobile homes.

(i)

Mobile homes shall be separated from each other and from other buildings and structures by at least 20 feet; provided that mobile homes placed end-to-end may have a clearance of 15 feet where opposing rear walls are staggered.

(ii)

An accessory structure such as an awning, cabana, storage cabinet, carport, windbreak and porch which has a floor area exceeding 25 square feet, and has an opaque top or roof, shall, for purposes of all separation requirements, be considered to be part of the mobile home.

6.

Park and recreation areas.

(i)

In all parks accommodating or designed for mobile homes there shall be one or more recreation areas which shall be easily accessible to all park residents.

(ii)

The size of such recreation areas shall be based upon a minimum of 200 square feet for each mobile home. No outdoor recreation area shall contain less than 2,500 square feet. This requirement may be waived by the board of aldermen when the mobile home park or trailer camp is adjacent to or within 400 feet of a public park or recreation area.

(iii)

Recreation areas shall be so located as to be free of traffic hazards and should, where the topography permits, be centrally located.

a.

All swimming facilities shall be designed and constructed in a manner approved by the health department.

7.

Required setbacks, buffer strips and screening.

(i)

All mobile homes shall be located at least 30 feet from any park property boundary line abutting upon a public street.

(ii)

There shall be a minimum distance of 25 feet between the mobile home stand and abutting internal park street pavement.

(iii)

All mobile home parks located adjacent to industrial or commercial land uses shall be provided with screening such as fences or natural growth along the property boundary line separating the park and such adjacent nonresidential uses. Landscaped buffer zones not less than 50 feet wide shall be provided between park and highway.

(iv)

All mobile homes shall be set back not less than 150 feet from a sewage lagoon, or drainfield from a sewage treatment system.

8.

Park street system and car parking.

(i)

General requirements. All mobile home parks shall be provided with safe and convenient vehicular access form abutting public streets or roads other than alleys.

(ii)

Park entrance. Entrances to mobile home parks shall be designed to minimize congestion and hazards and allow free movement of traffic on adjacent streets. No parking shall be permitted on the park entrance street for a distance of 100 feet from its point of beginning. Entrance to the park shall be in accordance with the design standards of the Missouri State Highway Department.

(iii)

Internal streets. Surface roadways shall be of adequate width to accommodate anticipated traffic and in any case shall meet the following minimum requirements:

Pavements shall be of adequate widths to accommodate the contemplated parking and traffic load in accordance with the type of Street with ten feet minimum moving lanes for collector streets, nine feet minimum moving lanes for minor streets, seven feet minimum lanes for parallel guest parking, and two feet additional width for pedestrian use where adjacent sidewalk is not provided.

a.

All entrance streets and major streets: 40 feet minimum for first 100 feet from park entrance, 36 feet minimum thereafter.

b.

Collector Street: 32 feet minimum.

c.

Minor or cul-de-sac: 24 feet minimum.

(iv)

Car parking. Car parking spaces shall be provided at the rate of at least two car spaces for each mobile home lot to provide for guest parking, for two car tenants and for delivery and service vehicles. A space shall have a minimum area of nine feet by 20 feet. Driveways shall have a continuous width of 25 feet.

(v)

Required illumination of street systems. All mobile home parks shall be furnished with lighting units so spaced and equipped with luminaries placed at such mounting height as will provide the following average maintained levels of illumination for the safe movement of pedestrians and vehicles at night:

a.

All parts of the street system shall be illuminated 6.5 lumens/square meter, with a minimum of 1.1 lumens/square meter.

b.

Potentially hazardous locations, such as major Street intersections, mobile home park entrances and steps or stepped ramps shall be individually illuminated, with a minimum of 3.2 lumens/square meter.

(vi)

Street construction and design standards.

a.

Pavements. All streets shall be paved and have curbs and gutters, and shall be durable and well drained under normal use and weather conditions. Pavement edges shall be protected to prevent raveling of the wearing surface and shifting of the pavement base. Street surfaces shall be maintained free of cracks, holes and other hazards.

b.

Grades. Grades of all streets shall be sufficient to insure adequate surface drainage, but shall be not more than ten percent.

c.

Intersections. Within 100 feet of an intersection, streets shall be at approximately right angles. Intersections of more than two streets at one point shall be avoided.

d.

Convenient access shall be provided to each mobile home stand by means of an access-way reserved for maneuvering the mobile home into position. Access-ways shall be kept free from trees and other immovable obstructions. Access to mobile home stands shall not be permitted from any public road or highway.

e.

Driveways shall be hard surfaced and provided on the site where necessary for convenient access to service entrances of buildings, to delivery and collection points for fuel, refuse and other material, and elsewhere as needed.

9.

Walks.

(i)

General requirements. All parks shall be provided with safe, convenient, all season pedestrian walks. Sudden changes in alignment and gradient shall be avoided. Lighting of not less than 3,300 lumens illumination with standards spaced not more than 200 feet apart, or approved equivalent, shall be provided.

(ii)

Common walk system. A common walk system shall be provided and maintained between locations where pedestrian traffic is concentrated. Such common walks shall have a minimum width of three and one-half feet.

(iii)

Individual walks. All mobile home stands shall be connected to common walks, to paved streets, or to paved driveways of parking spaces connecting to a paved street. Such individual walks shall have a minimum width of two feet.

10.

Mobile home stands. The area of the mobile home stand shall be improved to provide adequate support for the placement and tie-down of the mobile home, thereby securing the superstructure against uplift, sliding, rotation and overturning.

(i)

Pad size. Each unit or space shall be provided with a pad or stand not less than ten feet by 40 feet. The pad shall be either solid concrete or two feet wide concrete strips (ribbons) with gravel between. Woven wire mesh reinforced concrete (or equivalent) having a minimum thickness of four inches and placed on a six inch compacted gravel base shall be used.

(ii)

Patio size. Each unit or space shall be provided with a paved all-weather surface patio of at least 180 square feet and shall have a storage locker of at least 100 cubic feet located on or near the patio area.

(iii)

The mobile home stand 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.

(iv)

The mobile home stand shall be provided with anchors and tie-downs such as cast-in-place concrete "dead men", eyelets imbedded in concrete foundations or runways, screw augers, arrowhead anchors, or other devices securing the stability of the mobile home.

(v)

Anchors and tie-downs shall be placed at least at each corner of the mobile home stand and each shall be able to sustain a minimum tensile strength of 2,800 pounds.

(vi)

All stands shall be a minimum of 150 feet from any sewage lagoon, disposal facility, cesspool, septic tank, or seepage pit within the mobile home park or on adjacent property.

11.

Every well or suction line of the water supply system shall be located and constructed in such a manner that neither underground nor surface contamination will reach the water supply from any source.

(b)

Water supply, general requirements. An accessible, adequate, safe and potable supply of water shall be provided in each mobile home park. Where a public supply of water of satisfactory quantity, quality, and pressure is available at the site or at the boundary of the site, connection shall be made thereto and its supply used exclusively. When a satisfactory public water supply is not available, a private water supply system may be developed and used as approved by the health department.

(c)

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, and the water pollution board.

(d)

Electrical distribution system, telephone system.

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.

(i)

Main power lines shall be located underground.

(ii)

All direct burial conductors or cable shall be buried at least 24 inches below the ground surface and shall be insulated and specially designed for the purpose. Such conductors shall be located not less than one foot radial distance from water, sewer, gas or communication lines.

3.

Individual electrical connections.

(i)

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, 50 amperes.

(ii)

Outlets (receptacles or pressure connectors) shall be housed in a weatherproof outlet box, and shall be located not more than 25 feet from the over-current protective device in the mobile home. A three pole, four wire grounding type shall be used.

(iii)

Receptacles, if provided, shall be in accordance with American Standard Outlet Receptacle C-73.1.

(iv)

Connectors, if not substituted by more than one receptacle, shall be provided where the calculated load of the mobile home is more than 50 amperes.

(v)

The mobile home shall be connected to the outlet box by an approved type of flexible supply cord with a male attachment plug or with pressure connectors.

(vi)

All lateral electrical distribution systems and telephone service lines to each mobile home or service building shall be located underground in an approved and safe manner.

4.

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 grounded metallic wiring. The neutral conductor shall not be used as an equipment ground for mobile homes or other equipment.

(e)

Service building and other community service facilities.

1.

General requirements. The requirements of this section shall apply to service buildings, recreation buildings and other community service facilities when provided, such as:

(i)

Management offices, repair shops and storage areas;

(ii)

Sanitary facilities;

(iii)

Laundry facilities;

(iv)

Indoor recreation areas;

(v)

Commercial uses supplying essential goods or services for the exclusive use of park occupants.

2.

Community sanitary facilities. When provided, the park shall contain the following emergency sanitary facilities: for each 100 mobile home lots, or fractional part thereof, there shall be at least one flush toilet and one lavatory for each sex.

The building containing such emergency sanitary facilities shall be accessible to all mobile homes.

3.

Structural requirements for buildings.

(i)

All portions of the structure shall be properly protected from damage by ordinary uses and by decay, corrosion, termites and other destructive elements. Exterior portions shall be of such materials and be so constructed and protected as to prevent entrance or penetration of moisture and weather.

(ii)

All rooms containing sanitary or laundry facilities shall:

a.

Have sound resistant walls extending to the ceiling between male and female sanitary facilities. Walls and partitions around showers, bathtubs, lavatories and other plumbing fixtures shall be constructed of dense, nonabsorbent, waterproof material or covered with moisture resistant material.

b.

Have at least one window or skylight facing directly to the outdoors. The minimum aggregate gross area of windows for each required room shall be not less than ten percent of the floor area served by them.

c.

Have at least one window which can be easily opened, or a mechanical device which will adequately ventilate the room.

d.

Toilets shall be located in separate compartments equipped with self-closing doors. Shower stalls shall be of the individual type. The rooms shall be screened to prevent direct view of the interior when the exterior doors are open.

(iii)

Illumination levels shall be maintained as follows:

a.

General seeing tasks—54 lumens;

b.

Laundry room work area—431 lumens;

c.

Toilet room, in front of mirrors—431 lumens.

(iv)

Hot and cold water shall be furnished to every lavatory, sink, bathtub, shower and laundry fixture, and cold water shall be furnished to every water closet and urinal.

4.

Barbecue pits, fireplaces, and stoves. Cooking shelters, barbecue pits, fireplaces, woodburning and stoves shall be so located, constructed, maintained and used as to minimize fire hazards and smoke nuisance both on the property on which used and on neighboring property. No open fire shall be permitted except in facilities provided. No open fire shall be left unattended. No fuel shall be used and no material burned which emits dense smoke or objectionable odors.

(f)

Refuse handling.

1.

The storage, collection and disposal of refuse in the mobile home park shall be so conducted as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards or air pollution.

2.

All refuse shall be stored in flytight, watertight, rodent-proof containers. Containers shall be provided in sufficient number and capacity to properly store all refuse.

3.

Refuse collection stands 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.

4.

All refuse containing garbage shall be collected at least once per week. 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.

(g)

Insect and rodent control.

1.

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 with the requirements of the health authority or department.

2.

Parks shall be maintained free of accumulations of debris which may provide rodent harborage or breeding places for flies, mosquitoes and other pests.

3.

Storage areas shall be so maintained as to prevent rodent harborage; lumber, pipe and other building material shall be stored at least one foot above the ground.

4.

Where the potential for insect and rodent infestation exists, all exterior openings in or beneath any Structure shall be appropriately screened with wire mesh or other suitable materials.

5.

The growth of brush, weeds and grass shall be controlled to prevent harborage of ticks, chiggers and other noxious insects. Parks shall be so maintained as to prevent the growth of ragweed, poison ivy, poison oak, poison sumac, and other noxious weeds considered detrimental to health. Open areas shall be maintained free of heavy undergrowth of any description.

(h)

Fuel supply and storage.

1.

Natural gas system.

(i)

Natural gas piping systems shall be installed and maintained in accordance with the latest edition of the N.F.P.A. Manual No. 54 governing such systems.

(ii)

Each mobile home lot provided with piped gas shall have an approved manual shutoff valve installed upstream of the gas outlet. The outlet shall be equipped with an approved cap to prevent accidental discharge of gas when the outlet is not in use.

2.

Liquefied petroleum gas systems.

(i)

Liquefied petroleum gas systems shall be installed and maintained in accordance with the latest edition of the N.F.P.A. Manual No. 58 governing such systems.

(ii)

Systems shall be provided with safety devices to relieve excessive pressures and shall be arranged so that the discharge terminates at a safe location.

(iii)

Systems shall have at least one accessible means for shutting off gas. Such means shall be located outside the mobile home and shall be maintained in effective operating condition.

(iv)

All LPG piping outside of the mobile homes shall be well supported and protected against mechanical injury. Undiluted liquefied petroleum gas in liquid form shall not be conveyed through piping equipment and systems in mobile homes.

(v)

Liquefied petroleum gas containers installed on a mobile home lot shall be securely but not permanently fastened to prevent accidental overturning.

(vi)

No liquefied petroleum gas vessel shall be stored or located inside or beneath any storage cabinet, carport, mobile home, or any other structure, unless such installations are approved by the board of aldermen.

3.

Fuel oil supply systems.

(i)

All fuel oil supply systems shall be installed and maintained in accordance with the latest N.F.P.A. Manual governing such systems.

(ii)

All piping from outside fuel storage tanks or cylinders to mobile homes shall be permanently installed and securely fastened in place.

(iii)

All fuel oil storage tanks or cylinders shall be securely fastened in place and shall not be located inside or beneath any mobile home or less than five feet from any mobile home exit.

(iv)

Storage tanks located in areas subject to traffic shall be protected against physical damage.

(i)

Fire protection.

1.

Mobile home parks shall be kept free of litter, rubbish and other flammable materials.

2.

Portable fire extinguishers rated for classes B and C fires shall be kept in service buildings and at other locations conveniently and readily accessible for use by all occupants and shall be maintained in good operating condition. Their capacity shall not be less than two and one-half pounds.

3.

Fires shall be made only in stoves and other equipment intended for such purposes.

4.

Fire hydrants shall be installed if the park water supply system is capable of serving them. Design shall be in accordance with the following requirements:

(i)

The water supply system shall permit the operation of a minimum of two one and one-half inch hose streams.

(ii)

Each of two nozzles, held four feet above the ground, shall deliver at least 75 gallons of water per minute at a flowing pressure of at least 30 pounds per square inch at the highest elevation point of the park.

(iii)

Fire hydrants shall be located within 500 feet of any mobile home, service building or other structure in the park.

5.

In case of inadequate water supply for fire protection by regular firefighting equipment, a minimum two and one-half pound fire extinguisher shall be provided and maintained by the park owner, in the ratio of one to not more than ten mobile homes or trailers. They shall be located conveniently throughout the court, and one shall be placed in each public building. Individual hose connections at each mobile home from the domestic water supply shall also be provided as an auxiliary source of water for fire protection.

(j)

Nonresidential uses.

1.

Any nonresidential use of the property shall be subordinate to the residential use and character of the property.

2.

The land area devoted to commercial use shall not exceed five percent of the total area or as determined by the board of aldermen. Any portion of the park which is devoted to commercial use shall be primarily for the use of or service to the park occupants and shall be incidental and related to the residential use and character of the development. Such use is limited to stores, park office and service facilities.

3.

Nonresidential use is prohibited if such use adversely affects the desirability of the subject property or neighboring properties for residential use or family occupancy.

(4)

Miscellaneous requirements.

(a)

Responsibilities of the park management.

1.

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

2.

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

3.

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

4.

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.

5.

The park management shall notify the health department immediately of any suspected communicable or contagious disease within the park.

(b)

Responsibilities of park occupants.

1.

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

2.

Skirtings shall be installed on each mobile home and porches, awnings, and other additions may be installed if permitted and approved by the park management. 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:

(i)

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

(ii)

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

(iii)

The storage area shall be enclosed by skirting.

(iv)

No combustible or flammable materials shall be permitted.

3.

The park occupant shall store and dispose of all his rubbish and garbage in a clean, sanitary and safe manner. The garbage container shall be rodent-proof, insect-roof and watertight.

4.

Fire extinguishers for Class B and C fires shall be kept at the premises and maintained in working condition.