CHAPTER IV. BUILDINGS AND CONSTRUCTIONCHAPTER IV. BUILDINGS AND CONSTRUCTION\ARTICLE 7. MOBILE HOME CODE

(a)   Inspection Officer as used in this article shall mean the city clerk or authorized representatives.

(b)   Mobile Home as used in this article shall mean a movable, detached single-family dwelling unit with all of the following characteristics:

(1)   Designed for long-term occupancy, and containing accommodations, a flush toilet, a tub or shower bath, kitchen facilities, and having plumbing and electrical connections provided for attachment to outside systems;

(2)   Designed  and  constructed  on  a  chassis  that  is  capable  of  being transported after fabrication on its own wheels (or detachable wheels);

(3)   Arrive at the site where it is to be occupied as dwelling complete, and ready for occupancy except for minor and incidental unpacking and assembly operations, location on supports, connection to utilities, and the like; and

(4)   Not be placed on a permanent poured concrete or block foundation as required for a permanent structure.

(c)   Mobile Home Park as used in this article shall be a parcel or tract of land used or intended to be used by two or more occupied mobile homes.

(d)   Mobile Home Space as used in this article shall mean a plot of ground within a mobile home park which is to accommodate one mobile home and which provides service facilities for water, sewage, and electricity.

(e)   Occupy. Occupancy or Occupied as used in this article shall mean the use of any mobile home by any person for living, sleeping, cooking or eating purposes for any period of 30 or more consecutive days.

(f)   Park as used in this article shall mean a mobile home park.

(g)   Person as used in this article shall mean any individual, firm, trust, partnership, association or corporation.

(h)   Roadway as used in this article shall mean any private street located within a park and providing for the general vehicular and pedestrian circulation within the park.

(Code 1984, 4-1001)

It shall be unlawful for any person to occupy a mobile home in the city, unless such mobile home is located in a park, subject only to the following exceptions:

(a)   A mobile home may be occupied at a construction site by a night watchman when approved by the inspection officer and deemed necessary for security purposes when a permit is secured in accordance with 4-704. Such permission may be canceled by the inspection officer upon three days written notice, when in his or her opinion the intent of this exception is being violated.

(b)   A mobile home may be located and occupied upon a tract of ground other than within a park when a permit is secured in accordance with section 4-704 and when the tract of ground is owned by the owner of the mobile home and when the mobile home is at least 10 feet from the nearest structure and nearest property line. The required distance of 10 feet shall be measured from the point of the mobile home nearest a property line or structure to a point on the property line or structure nearest the mobile home. No more than one mobile home shall be located upon each such tract. All persons with existing mobile home locations such as are provided for in this section shall be permitted to operate as non-standard locations with regard to existing facilities. All new locations shall comply and if any existing locations are altered by relocating the mobile home, the relocation shall comply with these provisions.

(Code 1984, 4-1002)

All persons operating parks existing on the effective date of this article shall obtain a park license with such license being issued only after approval by the inspection officer. All persons developing new parks after the effective date of this article shall obtain a park license before occupancy of such park, with such license being issued only after approval of the required application by the inspection officer. The park license for both existing and new parks shall be renewed annually, 12 months from the date of the previous license, after approval by the inspection officer. No person shall operate a park without a current park license.

(Code 1984, 4-1003)

Prior to occupying a mobile home located other than within a park or camp, a permit shall be obtained s permitted by sections 4-702(a) and (b) with such permit being issued only after approval of the required application by the inspection officer and after payment of the required fee. The 4-702(a) exception permit fee shall be $10 per month. The 4-702(b) exception permit shall be free.

(Code 1984, 4-1004)

No annual license fee for parks shall be required.

(Code 1984, 4-1005)

All persons operating existing parks shall obtain the appropriate license as required by section 4-705 of this article. The inspection officer shall determine the appropriate classification for each park. All persons operating parks existing on the effective date of this article shall be permitted to operate as non-standard parks, with regard to existing facilities. New additions or alterations to such parks shall come into compliance.

(Code 1984, 4-1006)

All persons developing parks after the effective date of this article shall make an application to the inspection officer for a park license. Applications for mobile home parks may be made only after a development plan has been approved by the inspection officer. When platting is required the development plan shall be submitted at the preliminary platting stage. When platting is not required, a sketch plan showing the relationship of the mobile home spaces to the roadways, parking, open space and other information affecting the overall environment of the park shall be submitted for approval. The application to the inspection officer shall be in triplicate, in writing, signed by the application and shall include the following: the name, address and telephone number of the applicant; the location and legal description of the park or camp; three complete sets of plans showing compliance with all applicable provisions of this article, including a plot plan drawn to scale, at not less than one inch equal to 100 feet, showing the park dimensions; number and location of mobile home or house trailer spaces; location and width of roadways, sidewalks, off-street parking and easements; location, size and specifications of buildings, sewers, water lines and gas lines; and the location and specifications of any sewage disposal system and water supply system. Approval and issuance of a park license for such parks, shall not be made until construction in accordance with the approved plans has been completed.  An application for any addition to an existing park shall be processed as an application for a new park. Such application, in addition to the information required above, shall designate the portion if any, of the park that is non-standard. The expanded area of any park shall conform to this article. A change of ownership of a non-standard park shall not require conformity with this article.

(Code 1984, 4-1007)

A person desirous of locating a mobile home in the city may make an application to the inspection officer for a mobile home park license. The submitted plans may be approved by the inspection officer only if such plans shall show that compliance with the following minimum requirements will be met and the requirements of 4-711.

(a)   Area to be provided or allotted the mobile home shall contain not less than 2,500 square feet. This shall not in any way interfere with the area required for a structure already located on the property.

(b)   Off-street parking shall be provided.

(Code 1984, 4-1008)

Any person desirous of locating a mobile home or house trailer in accordance with sections 4-702(a) or 4-702(b), shall make an application to the inspection officer for a permit. Such application shall be in writing, signed by the applicant and shall include the following: the name, address, and telephone number of the applicant; the location and legal description of property where the mobile home or house trailer is requested to be located; and shall provide all other applicable information as may be needed to show compliance with the requirements of 4-702(a) and (b).

(a)   Those applications requested in accordance with section 4-702(b) shall.be accompanied by a plot plan drawn to scale, showing the legal description and boundaries of the application are, location of existing buildings, and the location of where the mobile home or house will be parked.

(b)   The connection of the mobile home or house trailer to any utility shall be in accordance with all applicable regulations of the code.

(Code 1984, 4-1009)

All parks shall be located in accordance with the provisions of the code of the city and shall be located on a well-drained site properly graded to insure adequate drainage and freedom from stagnant pools of water. (Code 1984, 4-1010)

(a)   Setbacks - All mobile homes and house trailers shall be so located as to maintain a setback no less than 20 feet from any public street or highway right-of-way; as to maintain a setback no less than 10 feet from the edge of a park roadway or sidewalk; and as to maintain a setback no less than 10 feet from any side or rear boundary line when such boundary is not common to any public street or highway right-of-way.

(b)   Clearance - All mobile homes or house trailers shall be no located as to maintain a clearance of not less than 20 feet from another mobile home, house trailer or appurtenance thereto within the same mobile home park; and as to maintain a clearance of not less than 20 feet from any building or service building within the park or camp.

(c)   Roadways - All roadways shall not be less than 24 feet and shall have an all-weather surface. All roadways shall have unobstructed access to a public street or highway, with all dead end roadways being provided an adequate vehicular turn around (cul-de-sac).

(d)   Storage Lockers - Each mobile home and house trailer space shall be provided with a storage locker of at least 120 cubic feet. Storage lockers may be grouped in locker compounds at a distance not to exceed 100 feet from the mobile homes they serve. The lockers shall be designed in a manner that will enhance the park and shall be constructed of suitable weather resistant materials.

(e)   Off-Street Parking - All weather surfaced off-street parking shall be provided for each mobile home and house trailer space. No portion of the park roadways shall be used to provide the required off-street parking.

(f)   Recreation Space - Each mobile home park shall devote at least eight percent of its gross area to recreation space for the use and enjoyment of the occupants of the park. Required setbacks and clearances, and the roadways and off-street parking spaces shall not be considered as recreational space.

(g)   Lighting - All park and camp roadways shall be lighted at night with 7,000 lumen lamps at a maximum interval of 200 feet located approximately 20 feet from the ground, or friendship lights (gas or electric), with lighting equal to 40 watts, and lighted automatically from dusk to dawn, shall be provided for each mobile home space.

(Code 1984, 4-1011)

(a)   Required -An accessible, safe and potable supply of water as approved by the inspection officer shall be provided in each park. If city water is available to the park or camp, it shall be used.

(b)   When city water is available, a utility easement for the distribution system shall be granted to the St. John Water Department for operation and maintenance purposes. The park shall be metered as a single unit. Separate meters for each space shall not be used.

(c)   Service Connections - Individual water service connections shall be provided at each mobile home space. Such connections shall be located at least four inches above ground surface, at least 3/4 inch valve outlet. The outlet shall be protected from surface water flooding and all pipes shall be protected against freezing. Below ground shutoff valves may be used but stop and waste valves shall not be used. When service connections are provided for house trailer spaces they shall comply with the above requirements.

(d)   Private Water Supply - When a private water supply is provided it shall provide an adequate water supply with minimum flow rates of four gallons per minute for each of the first five mobile home or house trailer spaces and an additional two gallons per minute for each additional space for the next 10 spaces and an additional 1and ½ gallons per minute for each additional space. Such system shall provide a minimum of 20 pounds per square inch of pressure at all connections provided. All water suppliers shall comply with State Board of Health regulations.

(Code 1984, 4-1012)

Individual Sewer Connections - Sewer connections shall be provided for each mobile home space in accordance with the code for the city. If individual connections are provided for house trailers, they shall be of similar construction.

(Code 1974, 4-1013)

Provisions for garbage and refuse storage, collection and disposal shall be maintained so as to create no health hazards, rodent harborage, insect breeding areas, accident hazards or air pollution.

(Code 1984, 4-1014)

(a)   Maintenance Free from Infestation – Mobile home parks shall be maintained free of excessive insect or rodent infestation.

(b)   Preventive Environmental Maintenance- The mobile home park management shall keep all areas outside of the confines of the individual mobile homes or house trailers reasonably free of breeding, harboring and feeding places for rodents and insects. Such areas shall be kept free of litter, trash, salvage material, junk and weeds or other obnoxious vegetation growths in excess of 12 inches in height. Individual mobile home or house trailer occupants shall be responsible for the exterminating for any insect or rodent infestations occurring with individual mobile homes or house trailers.

(Code 1984, 4-1015)

A weather proof electrical outlet supplying at least 110 volts shall be provided for each mobile home or house trailer space. All electrical wiring shall comply with provisions of the electric code of the city No power lines shall be permitted. All service shall be underground. Each mobile home space shall be individually metered.

(Code 1984, 4-1016)

(a)   Liquefied Petroleum Gas - When liquefied petroleum gas is used, containers for such gas shall not hold more than 25 gallons water capacity; shall be the liquefied petroleum gas containers approved by the Interstate Commerce Commission for its intended purpose; and shall be integrally attached to the mobile home or house trailer in a manner approved by the inspection officer. In the  absence  of  the  heretofore  mentioned  installation,  aboveground  or underground containers may be connected to mobile homes if such containers are located on a firm fire resistive base no closer to a mobile home or building than 25 feet.  Such containers shall be connected to a mobile home as required for any permanent structure and shall be equipped with an excess flow valve at the discharge valve of the container. Gas lines shall be buried a minimum of 18 inches below grade from the container to a point at or below the mobile home.

(b)   Natural Gas - Natural gas may be connected to mobile homes or house trailers under the following conditions:

(1)   All gas lines supplying mobile homes or house trailers shall be of adequate size to provide a sufficient supply of gas that will allow all appliances in the mobile home or house trailer to operate at their normal rate of capacity.

(2)   Where a gas utility company supplies gas to individual mobile homes or house trailers the service line to the mobile home or house trailer shall be sized as required by the utility serving the same and a meter loop shall be made in accordance with the requirements for the utility company.

(3)   All gas lines including gas service lines serving the mobile home or house trailer shall be buried not less than 18 inches below grade to a point at or below the mobile home or house trailer and otherwise be installed in accordance with the code of the city.

(4)   For each individual mobile home or house trailer there shall be a gas stop cock and an American Gas Association approved flexible connector.

(Code 1984, 4-1017)

It shall be the duty of the person operating each park to keep a register containing a record of all mobile home and house trailer owners and tenants located with each park. The register shall contain the name and address of each occupant; the make, model, year and manufacturer of each mobile home or house trailer; the dates of arrival and departure of each mobile home or house trailer, including the name of the contractors responsible for connections to the utilities.    The person operating each park shall keep the register available for inspection at all reasonable hours by law enforcement officers, assessor, public health officials and other officials whose duties necessitate acquisition of the information contained in the register. The original records of the register shall not be destroyed for a period of three years following date of registration.

(Code 1984, 4-1018)

(a)   Alterations and additions to mobile homes which are affected by provisions herein, within or to a park and facilities, shall be made only after application to the inspection officer and in conformity with all of the sections of this code.

(b)   No additions of any kind shall be built on to or become a part of any mobile home or house trailer.

Exception: Accessory structures not exceeding an area of 100 square feet, carports and residential patio structures may be attached to or become a part of a mobile home with the written approval of the inspection officer. The home shall be equipped with skirting on all sides. Skirting to be of material harmonious to the mobile home structure. Skirting shall comply with requirements within 60 days after placement of the home.

(c)   The park management shall be responsible for the placement of each mobile home on its mobile home stand which includes securing its stability and installing all utility connections.

(d)   A mobile home or house trailer shall not be permanently attached to the ground or placed on a concrete or masonry foundation unless it is otherwise converted to a building complying in all respects to the provisions of the code of the city for a permanent structure.

(Code 1984, 4-1019; Code 1999)

Any mobile home, as defined by the code of the city which is not situated in an organized mobile home park pursuant to the code, shall be occupied by only the owner of the tract upon which the mobile home is placed.

(Ord. 807, Sec. 1)

Any person who shall violate any provision of this article shall be deemed guilty of a code violation and shall be punished by a fine of not more than $500. Each day that a violation of this article occurs shall constitute a separate offense and shall be punishable hereunder as a separate violation.

(Code 1984, 4-1020)