Section 29-11 District RMH, residential manufactured home park district.

    (a) Purpose. The purpose of this section is to establish standards for the development and operation of residential manufactured home parks. The standards are intended to provide for diverse housing opportunities while promoting neighborhood enhancement and minimizing conflicts with other zoning districts. A residential manufactured home park may provide sites (herein defined as manufactured home spaces) available for lease or rent; or the property may be subdivided in accordance with the requirements of this section and chapter 25.

    (b) Permitted uses. In district RMH, no building, land or premises shall be used, and no building shall be erected, constructed, reconstructed, located, relocated or altered except in conformance with an approved final development plan and except for one or more of the following uses:

All permitted uses in district R-1, except that not more than two (2) permanent dwelling units will be allowed in each manufactured home park.

Manufactured homes for single-family residential purposes only.

Recreational uses for exclusive use of the occupants of the manufactured home park.

Accessory uses customarily incident to the above uses.

    (c) Conditional uses. The following uses shall be permitted in district RMH only after the issuance of a conditional use permit pursuant to the provisions of section 29-23:

All uses listed as conditional uses in district R-1.

    (d) Standards and criteria. The following standards and criteria shall apply to all RMH developments:

    (1)     Manufactured home park size. A minimum of five (5) acres of land.

    (2)     Building height. Not over thirty-five (35) feet, except as provided in section 29-26.

    (3)     Yards.

        a.    All manufactured homes shall be set back at least twenty-five (25) feet from all perimeter property lines of the RMH district. The setback is intended to be a landscaped open area. Parking, streets, drives, accessory vehicles and accessory uses shall not be allowed within the twenty-five (25) foot setback area. A permanent screen consisting of a masonry wall, wood fence, landscaping material, or combination thereof, at least eight (8) feet in height and, when a fence is used, not to exceed twelve (12) feet in height, shall be required around the perimeter of the site. The required screening shall have an opacity of at least eighty (80) percent year around and, if landscaping is used, the eighty (80) percent opacity shall be achieved within four (4) full growing seasons. In the event a masonry wall or wood fence is used, landscaping shall be placed between the wall or fence and the property line to form an ornamental screen. The required screening shall be maintained in good order and not allowed to exist in a state of disrepair or death. If wood fencing is used, it shall be durable in nature or treated to prevent rapid deterioration. Failure to maintain the required screening shall be considered a violation of this chapter.

        b.    Each manufactured home shall be set back at least twenty (20) feet from any public street right-of-way within the RMH development. Parking may be allowed within the twenty (20) foot setback.

        c.    Each manufactured home shall be set back at least ten (10) feet from all (manufactured home space or lot) lot lines which are not abutting a public street right-of-way. This setback shall not apply to parking areas, carports, patios, decks and accessory buildings which are located on spaces or lots which do not border the perimeter of the RMH District.

        d.    There shall be a minimum distance of twenty (20) feet between any two manufactured homes.

        e.    A private outdoor living area, such as a patio or deck, of at least forty (40) square feet shall be provided on each manufactured home space or lot adjoining the manufactured home.

    (4)     Stormwater management. A stormwater management system shall be designed to minimize the possibility of soil erosion and flood damage on site and downstream.

    (5)     Space or lot area. Each manufactured home space or lot shall be at least four thousand fifty (4,050) square feet.

    (6)     Space or lot width. Each manufactured home space or lot shall be at least forty-five (45) feet in width.

    (7)     Streets. Interior access shall be provided by public streets. Public streets shall be built to city standards and shall have sidewalks on both sides.

        a.    On any corner space or lot on which a front or side yard is required, no wall, fence, sign, or other structure or no plant growth of a type which would interfere with traffic visibility across the corner shall be permitted or maintained higher than three (3) feet above the curb level, within fifteen (15) feet of the intersection of the street right-of-way lines.

        b.     Street connections to adjacent properties may be required when deemed appropriate by the director of community development; however, under normal circumstances, RMH developments shall have their only access on perimeter streets.

    (8)     Access. At least one access point onto a public street shall be provided for each one hundred (100) manufactured home spaces or lots.

    (9)     Parking. Paved parking shall be provided on each manufactured home space or lot at the rate of two (2) parking spaces per manufactured home.

    (10)     Stands and tie-downs for manufactured homes:

        a.    A stand shall be provided for each manufactured home. Said stand shall be placed on or in the ground in such manner as to provide support and leveling for such manufactured home, and shall be designed in accordance with the building code.

        b.    Anchorage and tie-down shall be provided on each manufactured home space or lot to prevent overturning or uplift of the manufactured home. The anchorage and tie-down shall be adequate to withstand wind forces and uplift as required in the building code.

    (11)     Skirting. All manufactured homes shall be skirted. The skirting shall be done so that it is compatible with the manufactured home unit's materials and it shall be of a finished nature. Composition building board and raw wood shall not be used as skirting unless finished with a weatherproof and termite proof material.

    (12)     Miscellaneous standards for manufactured home parks:

        a.    A map of the layout of the manufactured home park, of a scale not greater than 1:50, showing the location of individual manufactured home spaces by number, shall be displayed on the park office building, or on the identification sign at the entrance to the manufactured home park.

        b.    Each space for a manufactured home shall be provided with a sewer outlet not less than four (4) inches in diameter, connected to the main sewer system.

        c.    The manufactured home development shall provide storage areas, in addition to automobile parking requirements, for accessory vehicles such as trucks and boats. The minimum area required for such storage shall be one parking space for each ten (10) manufactured homes.

        d.    Storage facilities for tenants may be provided on the manufactured home space or lot or in compounds placed near the manufactured home spaces or lots. Storage facilities shall be constructed of suitable weather resistant materials.

        e.    All yard areas and other open spaces not otherwise paved or occupied by structures shall be landscaped and maintained.

        f.    Any enclosed structure attached to a manufactured home shall be made out of compatible or similar exterior materials and in conformance with city building codes. No structure shall be constructed within ten (10) feet from the boundary of any space or lot which borders the perimeter of the RMH District.

        g.    RMH developments consisting of twenty-five (25) or more manufactured homes shall contain playground facilities. The playground facilities shall be at least one-fourth (1/4) acre in size for each twenty-five (25) manufactured homes proposed.

        h.    No manufactured home constructed prior to 1976 shall be placed within any RMH district established after January 17, 1995, unless a seal issued by the Missouri Public Service Commission is attached to the manufactured home certifying that the manufactured home was brought up to or otherwise meets the requirements of the code of standards relating to manufactured homes adopted by the Public Service Commission.

    (e) Procedure for review and approval of an RMH plan.

    (1)     The first step in the approval process is a concept review to discuss the proposal. The concept review is an informal discussion and review between the director of community development and the developer to discuss land use and development concepts, applicable regulations, and other concerns that may be raised.

    (2)    The applicant shall prepare and submit a preliminary RMH development plan. This application shall constitute a petition for rezoning and all procedural requirements for rezoning of land set forth in this chapter shall be followed.

    (3)    The preliminary development plan shall show the following:

        a.    The name of the RMH development.

        b.    A north arrow, scale, and the size of the site to the nearest acre.

        c.    The name of the record owners of the land.

        d.    Existing zoning of the tract and the zoning of all adjacent property.

        e.    The existing topography of the site with contour intervals no greater than five (5) feet.

        f.    The approximate location and arrangement of proposed manufactured home spaces or lots and other buildings on the site.

        g.    The total number of manufactured homes proposed and the density of development.

        h.    The proposed location of parking areas, an estimated parking ratio, and the general arrangement of spaces and drives on the site.

        i.    The approximate location of any existing or proposed right-of-way.

        j.    The approximate location of existing sanitary sewers and water mains within or adjacent to the site.

        k.    Natural and modified drainage ways, proposed culverts, stream buffer limits and detention areas, if applicable, on the site.

        l.    Existing waterways and wooded areas, and the approximate location of the one hundred-year floodplain, if applicable.

        m.    A general description of proposed landscaped areas on the site.

        n.    The stages of development, if applicable.

        o.    Signature blocks for commission and council approvals.

        p.    The following items shall be submitted along with the plan:

            1.    A fee to cover advertising costs.

            2.    A legal description of the property.

            3.    The names and addresses of all property owners within one hundred eighty-five (185) feet of the property.

    (4)    After the public hearing, the commission shall forward the preliminary development plan to the council with its recommendation.

    (5)     The council may approve, approve conditionally, or deny the preliminary development plan. Approval of the preliminary development plan shall be in the form of an ordinance rezoning the property.

    (6)    After council approval of the preliminary development plan, the applicant shall submit a final RMH development plan for review and approval by the commission. After review, the commission shall forward the final development plan to the council with its recommendation.

    (7)    The final development plan submittal shall include the following:

        a.    The name of the RMH development.
        b.    A north arrow, scale, small location map, and the size of the site to the nearest one-tenth of an acre.

        c.    A survey of the land prepared under the supervision of a registered land surveyor.

        d.    The name and address of the record owners of the land.

        e.    Names of adjacent property owners of unsubdivided land and the names of adjacent subdivisions.

        f.    The location of the boundary lines of the site in relation to any section line or quarter-section line and any corporate boundaries immediately adjacent.

        g.    The existing topography of the site with contour intervals no greater than five (5) feet, and the specific location of the one hundred-year floodplain, if applicable.

        h.    The location of all manufactured home spaces or lots, and other proposed buildings on the site.

        i.    The location and number of parking spaces, drives, and the parking ratio.

        j.    The location and width of existing street rights-of-way, alleys, roads, railroad rights-of-way and recorded easements; and the proposed location, width, name and grade for any new streets.

        k.    The approximate location of proposed sanitary sewers, water mains and storm sewers.

        l.    Signature blocks for commission and council approvals on all exhibits considered part of the final development plan.

        m.    A storm water management plan.

        n.    A landscaping plan including design, location, size and type of materials.

    (8)    Approval of the final development plan shall be deemed as satisfying the requirements of the subdivision regulations for a preliminary plat, provided all those requirements have been met.

    (9)    No permits shall be issued until a final plat of the RMH site is approved by the council.

    (10)    From and after two (2) years following the date of approval of a final RMH development plan by the council, the council may, by a majority vote, withdraw approval of such final development plan, provided development has not commenced.

    (11)     Minor adjustments to an approved final RMH development plan may be authorized by the director of community development.

    (12)     Changes, other than those considered minor by the director of community development, shall be submitted to the commission for its review. If the change is considered to be in substantial compliance with the preliminary development plan, the commission may approve a revision to the final development plan. If the change is a substantial deviation from the intent of the approved preliminary development plan, a revised preliminary development plan shall be required and shall be reviewed as a new proposal.

    (13)    An approved final development plan shall not be required to comply with RMH development standards and criteria adopted after the plan was approved.

    (f) Application to enlarge existing manufactured home parks. Application to enlarge manufactured home parks existing on the effective date of this section shall be subject to all provisions of this section relating to requirements for new parks. Such applications shall be accompanied by plans (preliminary and then final) showing both the proposed enlargement and its relationship to the existing RMH development. When a final development plan is approved for an extension of a manufactured home park existing on the effective date of this section, the screening requirements of Section 29-11(d)(3) shall apply to the entire manufactured home park.

    (g) Inspection of manufactured home parks. The building inspector and health officer of the city 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 chapter. It shall be the duty of the manufactured home park management to give the health officer or building inspector free access to all spaces or lots under the managements's control for the purpose of inspection.

    (h) Placement of manufactured homes within an RMH district. No electrical permit shall be granted for a manufactured home located in a manufactured home park with an approved final development plan unless the placement of the manufactured home is in compliance with the approved final development plan.

(Code 1964, § 19.155; Ord. No. 9958, § 1, 10-3-83; Ord. No. 11373, §§ 1, 3, 2-16-87; Ord. No. 11702, § 1, 12-7-87; Ord. No. 14347, § 1, 1-17-95; Ord. No. 19343, § 3, 1-2-07 ; Ord. No. 21095, § 13, 9-19-11)

(Ord. 21095, Amended, 09/19/2011, Prior Text; Ord. 20181, Amended, 02/03/2009, Prior Text; Ord. 19343, Amended, 01/02/2007, Prior Text)