[CC 1997 §31.1; Ord. No. 1235-77, 8-3-1977; Ord. No.
1395-80, 2-20-1980]
As used in this Article, the following terms shall have these
prescribed meanings:
A minor private way used by vehicles and pedestrians on a
mobile home lot.
A written license issued by the City of Hazelwood.
A transportable factory-built structure, consisting of one
(1) or more components, designed for long-term occupancy as a dwelling
unit; which has been, or reasonably may be, equipped with wheels for
transporting the structure and delivered to a site where it is to
be occupied as a dwelling unit and designed to be used as a dwelling
unit without a permanent foundation. A trailer or mobile home shall
be considered a temporary structure permitted only in a designated
and approved mobile home park.
[Ord. No. 4723-19, 11-20-2019]
A parcel of land for the placement of one (1) single or double-width
mobile home and the exclusive use of its occupants.
A parcel of land which has been developed at the date of
passage of this Code for the placement of two (2) or more mobile homes
and is owned by an individual, a firm, trust, partnership, public
or private association or corporation.
A parcel of land in a mobile home park for the placement
of a single mobile home and the exclusive use of its occupants and
including the mobile home stand.
That part of an individual lot reserved for the placement
of one (1) single or double-width mobile home unit. The weight of
such unit shall be supported by concrete blocks at a minimum of six
(6) locations: One (1) at each external corner of the unit and two
(2) at the axle location. The concrete blocks shall be placed upon
patio blocks at least twenty-four (24) inches by twenty-four (24)
inches and a minimum of two and one-half (2½) inches thick.
In addition, the area under the trailers shall be kept smooth, neat,
clean and orderly. If skirts are installed, they shall contain easily
removable inspection panels in sufficient number to allow adequate
inspection.
The authorized representative of the City of Hazelwood.
A private way which affords principal means of access to
individual mobile home lots or auxiliary buildings.
A written permit issued by the City of Hazelwood permitting
the construction, alteration and extension of a mobile home park under
the provisions of this Article.
Any individual, firm, trust, partnership, public or private
association or corporation.
A structure housing toilet, lavatory, and such other facilities
as may be required by this Article.
The connection consisting of all pipes, fittings and appurtenances
from the drain outlet of the mobile home to the inlet of the corresponding
sewer riser pipe of the sewage system serving the mobile home park.
That portion of the sewer lateral which extends vertically
to the ground elevation and terminates at each mobile home or travel
trailer space.
The connection consisting of all pipes, fittings and appurtenances
from the water riser pipe to the water inlet pipe of the distribution
system within the mobile home.
That portion of the water supply system serving the mobile
home parking areas which extends vertically to the ground elevation
and terminates at a designated point at each mobile home lot.
[CC 1997 §31.2]
A.
It
shall be unlawful for any person to alter any existing mobile home
park within the corporate limits of the City of Hazelwood, unless
he holds a valid permit issued by the Director of Public Works in
the name of such person for the specific alteration or extension proposed.
(A)
B.
All
applications for permits shall be made to the Director of Public Works
and shall contain the following: (A)
1.
Name and address of applicant.
2.
Interest of the applicant in the existing mobile home park.
3.
Location and legal description of the mobile home park.
4.
Complete engineering plans and specifications (if not currently on
file at the City Hall) of the proposed park alteration showing but
not limited to the following:
a.
The area and dimensions of the tract of land;
b.
The number, location and size of all lots;
c.
The location of service buildings and any other proposed structures;
d.
The location and width of roadways and walkways;
e.
The location of water and sewer lines and riser pipes;
f.
Plans and specifications of the water supply, refuse and sewage disposal
facilities;
g.
Plans and specifications of all buildings constructed or to be constructed
within the mobile home park; and
h.
The location and details of lighting and electrical systems.
C.
All
building permit applications for alteration of existing mobile home
parks shall be accompanied by the deposit of a fee and appropriate
bonds in the same amount as required for construction of a subdivision
or other construction within the City of Hazelwood. (A)
D.
When,
upon view of the application, the Director of Public Works is satisfied
that the proposed plan meets the requirements of this Article, a permit
shall be issued. (A)
[CC 1997 §31.3]
A.
It shall be unlawful for any person to operate any mobile home park within the corporate limits of the City of Hazelwood unless he holds a valid license issued annually by the City of Hazelwood's Director of Finance in the name of such person for the specific mobile home park. All such applications for licenses shall be made to the Director of Finance who shall issue a license upon compliance by the applicant with provisions of this Article and with the provisions of Chapter 605, Licenses, of the Hazelwood Municipal Code. (A)
B.
Every person holding a license and special land use permit or operating as a legal non-conforming use as a mobile home park shall comply with the provisions of Section 405.465 of the Hazelwood Municipal Code should he desire to sell, transfer, give away or otherwise dispose of his interest in or control of such mobile home park. (A)
C.
Whenever, upon inspection of any existing mobile home park, the Department of Public Works finds that conditions or practices exist which are in violation of any provision of this Article or regulations issued hereunder, the Department of Public Works shall give notice in writing in accordance with Section 420.050(A) to the person to whom the license was issued that unless such conditions or practices are corrected within thirty (30) days of the time specified in the notice by the Department of Public Works the license shall be suspended. At the end of such period, the Director of Public Works shall reinspect such mobile home park and, if such conditions or practices have not been corrected, he shall suspend the license and give notice in writing of such suspension to the person to whom the license is issued. Upon receipt of notice of such suspension, such person shall cease operation of such mobile home park except as provided in Section 420.050(B). (A)
[CC 1997 §31.4]
The Department of Public Works 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 Code. (A)
[CC 1997 §31.5; Ord. No. 1590-82, 10-20-1982; Ord. No.
3173-00 §5, 5-17-2000]
A.
The
Zoning Enforcement Officer or the Building Enforcement Officer is
hereby authorized to issue a summons to any person violating any of
the terms of this Chapter, and thereafter such summons shall be prosecuted
as all other violations of the Hazelwood City Code.
B.
In
addition, the Director of Public Works may seek remedial action. Whenever
the Director determines that there are reasonable grounds to believe
that there has been a violation of any provision of this Code, the
Director shall give notice of such alleged violation to the person
to whom the permit or license was issued, as hereby provided. Such
notice shall:
1.
Be in writing:
2.
Include a statement of the reasons for its issuance;
3.
Allow a reasonable time for the performance of any act it requires;
4.
Be served upon the owner or his agent as the case may require, provided
that such notice or order shall be deemed to have been properly served
upon such owner or agent when a copy thereof has been sent by registered
mail to his last known address, or when he has been served with such
notice by any method authorized or required by the laws of this State;
5.
Contain an outline of remedial action which, if taken, will effect
compliance with the provisions of this Code.
C.
Any person affected by a notice issued by the Director under authority of this Chapter may request and shall be granted a hearing on the matter before the Board of Appeals; provided that such person files with the Board of Appeals a written petition requesting such hearing and setting forth a brief statement on the grounds therefor with payment of a fifteen dollar ($15.00) fee within ten (10) days after the notice is served. The filing of the request for a hearing shall operate as a stay of the notice and of the suspension except in the case of an order issued under Subsection (F) of this Section. Upon receipt of such petition, the Board of Appeals shall set a time and place for such hearing and shall give the petitioner written notice thereof. At such hearing the petitioner shall be given an opportunity to be heard and to show why such notice should be modified or withdrawn. The hearing shall be commenced not later than thirty (30) days after the day on which the petition was filed; provided that upon application of the Department of Public Works or petitioner the Board of Appeals may postpone the day of the hearing for a reasonable time beyond such thirty (30) day period when in their judgment the petitioner or Director of Pubic Works has submitted good and sufficient reasons for such postponement.
D.
After such hearing, the Board of Appeals shall make findings as to compliance with the provisions of this Code and shall issue an order in writing sustaining, modifying or withdrawing the notice which shall be served as provided in Subsection (B)(4) above. Upon failure to comply with any order sustaining or modifying a notice, the license of the mobile home park affected by the order shall be revoked.
E.
The
proceedings at such a hearing, including the findings and decision
of the Board of Appeals and together with a copy of every notice and
order related thereto, shall be entered as a matter of public record
with the Board of Appeals but the record of the proceedings need not
be transcribed unless judicial review of the decision is sought as
provided by this Section. In the event any aggrieved party desires
a copy of the transcribed record, the cost of the transcription shall
be borne by the aggrieved or interested party. Any person aggrieved
by the decision of the Board of Appeals may seek relief therefrom
in any court of competent jurisdiction, as provided by the laws of
this State.
F.
Whenever the Director of Public Works finds that an emergency exists which requires immediate action to protect the public health, it may, without notice or hearing, issue an order reciting the existence of such an emergency and requiring that such action be taken as may be deemed necessary to meet the emergency, including suspension of the permit or license. Notwithstanding any other provisions of this Code, such order shall be effective immediately. Any person to whom such an order is directed shall comply therewith immediately, but upon petition to the Board of Appeals shall be afforded a hearing within thirty (30) days. The provisions of Subsections (D) and (E) shall be applicable to such hearing and the order issued thereafter.
[CC 1997 §31.6; Ord. No. 1235-77, 8-3-1977]
A.
General Requirements. (B)
1.
Conditions of soil, ground water level, drainage and topography shall
not create hazards to the property or the health and safety of the
occupants. 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.
2.
The mobile home park shall be surrounded by a landscaped strip of open space fifty (50) feet wide along a major street or highway and ten (10) feet wide along all other lot lines or street frontage, except in those spaces occupied by a mobile home in accordance with the provisions of Subsection (C)(2) of this Section.
3.
Adequate protection shall be provided against any undesirable off-site
views or any adverse influence from adjoining streets and areas.
B.
Required Separation Between Mobile Homes. (A)(B)(C)(D)
1.
Mobile homes on their side wall shall be separated from each other
and from other buildings and structures by at least ten (10) feet.
Mobile homes on their end walls shall be separated from each other
and from other buildings and structures by at least five (5) feet.
2.
An accessory structure, including awnings and storage sheds, which
have a horizontal area exceeding twenty-five (25) square feet, shall,
for purposes of all separation requirements, be considered to be part
of the mobile home.
C.
Mobile Home Required Setbacks, Buffer Strips And Screening. (D)
1.
All mobile homes shall be located at least ten (10) feet from any
park property boundary line abutting upon a public street or highway
and all residentially zoned property and at least five (5) feet from
other park property boundary lines, except where park abuts industrially
or commercially zoned property where no setback is required.
2.
All mobile home parks located adjacent to residential, industrial
or commercial land uses shall be provided with screening a minimum
of six (6) feet in height along the property boundary line separating
the park and such adjacent property, and where mobile homes are permitted
and located on property lines, said screening is required between
those mobile homes at the property line.
D.
Park Street System For Mobile Homes. (B)
1.
General requirements. All mobile home parks shall
be provided with safe and convenient vehicular access from abutting
public streets or roads to each mobile home lot.
2.
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 one hundred (100) feet from
its point of beginning unless the park entrance is at least twenty-eight
(28) feet wide. Entrance to the park shall be in accordance with the
design standards of the City of Hazelwood.
3.
Park streets. All streets shall be a minimum of
twenty (20) feet wide, with parking, if allowed on one (1) side only,
permitting either one-way or two-way traffic.
4.
Required illumination of park street systems. All
parks shall be furnished with lighting units so spaced and equipped
with luminaries placed at such mounting heights as will provide the
following average maintained levels of illumination for the safe movement
of pedestrians and vehicles at night:
5.
Street construction and design standards.
a.
Pavement. All streets shall be provided with a smooth,
hard and dense surface which 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 not be more than eight
percent (8%). Short runs with a maximum grade of twelve percent (12%)
may be permitted, provided traffic safety is assured by appropriate
paving, adequate leveling areas and avoidance of lateral curves.
c.
Intersections. Within one hundred (100) feet of
an intersection, streets shall be at approximately right angles. A
distance of at least one hundred fifty (150) feet shall be maintained
between centerlines of offset intersecting streets. Intersections
of more than two (2) streets at one (1) point shall be avoided.
E.
Required Off-Street Parking Areas For Mobile Homes. (D)
1.
Off-street parking areas shall be provided in all mobile home parks.
Such areas shall be furnished at the rate of at least one (1) car
space for each mobile home lot.
2.
Required car parking spaces shall be so located as to provide a convenient
access to the mobile home, but shall not exceed a distance of two
hundred (200) feet from the mobile home that it is intended to serve.
F.
Mobile Home Stands. Mobile home stands in conformance with the specifications set forth in Section 420.010 shall be required within three (3) years after the adoption of this Article. The area of the mobile home stand shall be required 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. (A)
1.
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 superstructure.
2.
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 augurs, arrowhead anchors or other devices
securing the stability of the mobile home.
3.
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 two thousand eight hundred (2,800) pounds.
[CC 1997 §31.7]
A.
The
storage, collection and disposal of refuse in mobile home park areas
shall be so conducted as to create no health hazards, rodent harborage,
insect breeding areas, accident or fire hazards or air pollution.
(A)
B.
All
refuse shall be stored in flytight, watertight, rodent-proof containers,
which shall be located not more than one hundred (100) feet from any
mobile home lot. Containers shall be provided in sufficient number
and capacity to properly store all refuse. (A)
C.
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
facilitate cleaning around such stands. (A)
D.
All
refuse containing garbage shall be collected at least twice weekly.
(A)
[CC 1997 §31.8]
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 City of Hazelwood. (A)
[CC 1997 §31.9]
A.
Natural Gas System. (C)
1.
Natural gas piping systems shall be installed and maintained in accordance
with applicable codes and regulations governing such systems.
2.
Each mobile home lot provided with piped gas shall have an approved
manual shutoff valve installed upstream of the gas outlet.
3.
The outlet shall be equipped with an approved cap to prevent accidental
discharge of gas when the outlet is not in use.
B.
Liquefied Petroleum Gas Systems. (C)
1.
Liquefied petroleum gas systems shall be installed and maintained
in accordance with applicable codes and regulations governing such
systems.
2.
Systems shall be provided with safety devices to relieve excessive
pressures and shall be arranged so that the discharge terminates at
a safe location.
3.
Systems shall have at least one (1) accessible means for shutting
off gas. Such means shall be located outside the mobile home and shall
be maintained in effective operating condition.
4.
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.
5.
Liquefied petroleum gas containers installed on a mobile home lot
shall be securely but not permanently fastened to prevent accidental
overturning. Such containers shall not be less than twelve (12) nor
more than sixty (60) U.S. gallons gross capacity.
6.
No liquefied petroleum gas vessel shall be stored or located inside
or beneath any storage cabinet, carport, mobile home, or any structure,
unless such installations are approved by the City of Hazelwood.
C.
Fuel Oil Supply Systems. (C)
1.
All fuel oil supply systems shall be installed and maintained in
accordance with applicable codes and regulations governing such systems.
2.
All piping from outside fuel storage tanks or cylinders to mobile
homes shall be permanently installed and securely fastened in place.
3.
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 (5) feet from any mobile home exit.
4.
Storage tanks located in areas subject to traffic shall be protected
against physical damage.
[CC 1997 §31.10]
A.
Mobile
home parks shall be subject to the rules and regulations of the City
of Hazelwood's Fire Department and all applicable fire, electrical
and safety codes. (A)
B.
Mobile
home parks shall be kept free of litter, rubbish and other flammable
materials. (A)
C.
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 (2½) pounds. (A)
D.
Fires
shall be made only in stoves and other equipment intended for such
purposes. (A)
E.
Fire
hydrants shall be installed in mobile home parks if the park water
is capable to serve them in accordance with the following requirements:
(A)
1.
The water supply system shall permit the operation of a minimum of
two (2) one and one-half (1½) inch hose streams.
2.
Each of two (2) nozzles, held four (4) feet above the ground, shall
deliver at least seventy-five (75) gallons of water per minute at
a flowing pressure of at least thirty (30) pounds per square inch
at the highest elevation point of the park.
3.
Fire hydrants, if provided, shall be located within five hundred
(500) feet of any mobile home, service building or other structure
in the park.
4.
In case of inadequate water supply for fire protection by regular
fire fighting equipment, a two (2) gallon fire extinguisher shall
be provided and maintained by the park owner, in the ratio of one
(1) to not more than ten (10) mobile homes. They shall be located
conveniently throughout the court, and one (1) 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.
[CC 1997 §31.11]
A.
The
person to whom a license for a mobile home park is issued shall operate
the park in compliance with this Article and shall provide adequate
supervision to maintain the park, its facilities and equipment in
good repair and in a clean and sanitary condition. (A)
B.
The
park management shall notify park occupants of all applicable provisions
of this Article and inform them of their duties and responsibilities
under this Article and regulations issued hereunder. (A)
C.
The
park management shall supervise the placement of each mobile home
on its stand which includes insuring its stability and installing
all utility connections. (A)
D.
The
park management shall notify the health authority immediately of any
suspected communicable or contagious disease within the park. (A)
[CC 1997 §31.12]
A.
The
park occupant shall comply with all applicable requirements of this
Article and shall maintain his mobile home lot, its facilities and
equipment in good repair and in a clean and sanitary condition. (A)
B.
The
park occupant shall be responsible for proper placement of his mobile
home or travel trailer on its stand and proper installation of all
utility connections in accordance with the instructions of the park
management. (A)
C.
Skirting,
porches, awnings and other additions shall be installed only if permitted
and approved by the park management. When installed, they shall be
maintained in good repair. The space immediately underneath a mobile
home or travel trailer shall be used for storage only if permitted
by the park management. If permitted, the following conditions shall
be satisfied: (A)
[CC 1997 §31.13]
A.
A mobile
home shall not be occupied for dwelling purposes unless it is properly
secured and connected to water, sewerage and electrical utilities.
(A)
B.
Mobile
homes shall be properly placed on mobile home stands as herein defined.
(C)
C.
It
shall be the duty of the licensee to keep a register in which is kept
a record of all mobile homes and occupants located within the mobile
home park. (A)
1.
The register shall contain the following information:
2.
The register shall be kept available for inspection at all times
by Law Enforcement Officers, Public Health Officials and such other
officials whose duties necessitate acquisition of the information
contained in the register. The register records shall not be destroyed
for a period of three (3) years following the last date of registration
entered thereon.
[CC 1997 §31.14]
There shall be a monthly inspection of all mobile home parks
in the City by the Health Officer of the City. There shall be an inspection
fee of fifty cents ($0.50) per unit for each inspection payable by
the owner of the mobile home park to the City of Hazelwood. In the
event that the inspection fee is not paid by the owner of the mobile
home park, his license to operate shall be revoked. (A)
[CC 1997 §31.15; Ord. No. 1257-77, 12-7-1977]
A.
It
shall be unlawful to keep or maintain any mobile home or house trailer
any place within the City of Hazelwood for living or sleeping purposes
except in a mobile home park or trailer camp. Provided however, a
special permit to park any mobile home or trailer outside a mobile
home park or trailer camp for a period not to exceed seven (7) consecutive
days may be secured from the City Manager. In order to secure a special
permit, the following shall be attached to such application for a
special permit:
1.
Written approval of the owners of the land where such mobile home
or trailer is to be parked, or, if on grounds of a condominium, written
approval of the board of managers.
2.
Affidavit that sewers and water, other than self-contained units
within the trailer, will not be used nor connected for use.
3.
Purpose of such parking.
4.
No person shall park any mobile home, trailer or other device which
is mounted on wheels and is not self-propelled, on any public street,
unless it is attached to a motor vehicle.
[CC 1997 §31.16]
Any person who violates any provision of this Article shall,
upon conviction, be punished by a fine of not more than five hundred
dollars ($500.00), or ninety (90) days in Jail, or both such fine
and imprisonment; and each day's failure of compliance with any such
provision shall constitute a separate violation. (A)
[CC 1997 §31.17]
A.
In
any case where a provision of this Article is found to be in conflict
with a provision of any other ordinance or Code of the City of Hazelwood
existing on the effective date of this Article, the provision which,
in the judgment of the Director of Public Works, establishes the higher
standard for the promotion and protection of the health and safety
of the people shall prevail. In the case where a provision of this
Article is found to be in conflict with a provision of any other ordinance
or Code of the City of Hazelwood existing on the effective date of
this Article which establishes a lower standard for the promotion
and protection of the health and safety of the people, the provisions
of this Article shall be deemed to prevail, and such other ordinances
or Codes are hereby declared to be repealed to the extent that they
may be found in conflict with this Article. (A)
B.
If
any Section, Subsection, paragraph, sentence, clause or phrase of
this Article should be declared invalid for any reason whatsoever,
such decision shall not affect the remaining portions of this Article
which shall remain in full force and effect; and to this end the provisions
of this Article are hereby declared to be severable.
[CC 1997 §31.18]
A.
This
Article shall be applicable to all mobile home parks, and all regulations
herein shall apply to all existing mobile home parks; said mobile
home parks shall comply with all requirements herein within the time
period which is applicable. Various Sections throughout this Article
are designated A, B, C or D. Such designations indicate compliance
by the mobile home parks with the respective Sections as follows:
[CC 1997 §31.19; Ord. No. 1091-74, 12-18-1974]
Article I of Mobile Homes and Mobile Home Parks shall be in full force and effect from and after December 18, 1974, and shall pertain to those mobile home parks existing in the City of Hazelwood on that date.
[1]
Editor's Note—Each provision of this Article has been
marked in one of the following ways to indicate the type of park it
affects: (TT) — Travel Trailer Parks; (MH) — Mobile Home
Parks; (B) — Both Travel Trailer and Mobile Home Parks.
[CC 1997 §31.23; Ord. No. 1395-80, 2-20-1980]
As used in this Article, the following terms shall have these
prescribed meanings:
A trailer which is dependent upon a service building for
toilet and lavatory facilities. (TT)
A minor private way used by vehicles and pedestrians on a
mobile home lot. (B)
A written license issued by the City of Hazelwood. (B)
A transportable factory-built structure, consisting of one
(1) or more components, designed for long-term occupancy as a dwelling
unit; which has been, or reasonably may be, equipped with wheels for
transporting the structure and delivered to a site where it is to
be occupied as a dwelling unit and designed to be used as a dwelling
unit without a permanent foundation. A trailer or mobile home shall
be considered a temporary structure permitted only in a designated
and approved mobile home park.
[Ord. No. 4723-19, 11-20-2019]
A parcel of land for the placement of one (1) single or double-width
mobile home and the exclusive use of its occupants. (MH)
A parcel of land which has been developed for the placement
of two (2) or more mobile homes and is owned by an individual, a firm,
trust, partnership, public or private association or corporation.
(MH)
Part of an individual lot which has been reserved for the
placement of one (1) single or double-width mobile home unit. (MH)
The authorized representative of the City of Hazelwood. (B)
A private way which affords principal means of access to
individual mobile home lots or auxiliary buildings. (B)
A written permit issued by the City of Hazelwood permitting
the construction, alteration and extension of a mobile home or travel
trailer park under the provisions of this Article. (B)
Any individual, firm, trust, partnership, public or private
association or corporation. (B)
A facility used for removing and disposing of wastes from
trailer holding tanks. (TT)
A trailer which can operate independent of connections to
sewer, water and electric systems. It contains a water-flushed toilet,
lavatory, shower and kitchen sink, all of which are connected to water
storage and sewage holding tanks located within the trailer. (TT)
A structure housing toilet, lavatory and such other facilities
as may be required by this Article. (B)
A slop sink with a flushing rim for the disposal of liquid
wastes from trailers. (TT)
The connection consisting of all pipes, fittings and appurtenances
from the drain outlet of the mobile home or travel trailer to the
inlet of the corresponding sewer riser pipe of the sewage system serving
the mobile home park or travel trailer parking area. (B)
That portion of the sewer lateral which extends vertically
to the ground elevation and terminates at each mobile home or travel
trailer space. (B)
A parcel of land in a trailer parking area for the placement
of a single trailer and the exclusive use of its occupants. (B)
That part of an individual trailer space which has been reserved
for the placement of a single trailer and its accessory structures.
(TT)
Any of the following: (TT)
Travel trailer. A vehicular, portable structure
built on a chassis, designed to be used as a temporary dwelling for
travel, recreational and vacation uses, permanently identified travel
trailer by the manufacturer of the trailer and, when factory-equipped
for the road, it shall have a body length not exceeding thirty-two
(32) feet.
Pick-up coach. A structure designed to be mounted
on a truck chassis for use as a temporary dwelling for travel, recreation
and vacation.
Motor home. A portable, temporary dwelling
to be used for travel, recreation and vacation, constructed as an
integral part of a self-propelled vehicle.
Camping trailer. A canvas, folding structure,
mounted on wheels and designed for travel, recreational and vacation
use.
A parcel of land in which two (2) or more spaces are occupied
or intended for occupancy by trailers for transient dwelling purposes.
(TT)
The connection consisting of all pipes, fittings and appurtenances
from the water riser pipe to the water inlet pipe of the distribution
system within the mobile home or travel trailer. (B)
That portion of the water supply system serving the mobile
home and/or travel trailer parking areas which extends vertically
to the ground elevation and terminates at a designated point at each
mobile home lot or travel trailer space. (B)
A facility for supplying water storage tanks of trailers
with potable water. (TT)
[CC 1997 §31.24]
A.
It
shall be unlawful for any person to construct, alter or extend any
mobile home and/or travel trailer park within the corporate limits
of the City of Hazelwood, unless he holds a valid permit issued by
the Director of Public Works in the name of such person for the specific
construction, alteration or extension proposed. (B)
B.
All
applications for permits shall be made to the Director of Public Works
and shall contain the following: (B)
1.
Name and address of applicant.
2.
Interest of the applicant in the mobile home park and/or travel trailer
park.
3.
Location and legal description of the mobile home park and/or travel
trailer park.
4.
Complete engineering plans and specifications of the proposed park
showing but not limited to the following:
a.
The area and dimensions of the tract of land.
b.
The number, location and size of all lots.
c.
The location of service buildings and any other proposed structures.
d.
The location and width of roadways and walkways.
e.
The location of water and sewer lines and riser pipes.
f.
Plans and specifications of the water supply, refuse and sewage disposal
facilities.
g.
Plans and specifications of all buildings constructed or to be constructed
within the mobile home park and/or travel trailer park.
h.
The location and details of lighting and electrical systems.
C.
All
applications for mobile home parks shall be accompanied by the deposit
of a fee in the same amount as required of the developer of a subdivision.
(MH)
D.
All
applications for travel trailer parks shall be accompanied by the
deposit of a fee in the same amount as required of the developer of
a subdivision. (TT)
E.
When,
upon review of the application, and the issuance of a special land
use permit by the City Council, the Director of Public Works is satisfied
that the proposed plan meets the requirements of this Article, a permit
shall be issued. (B)
[CC 1997 §31.25]
A.
It shall be unlawful for any person to operate any mobile home and/or travel trailer park within the corporate limits of the City of Hazelwood unless he holds a valid license issued annually by the City of Hazelwood's Director of Finance in the name of such person for the specific mobile home and/or travel trailer park. All such applications for licenses shall be made to the Director of Finance who shall issue a license upon compliance by the applicant with provisions of this Article and with the provisions of Chapter 605, Licenses. (B)
B.
Every person holding a license and special land use permit for a mobile home and/or travel trailer park shall comply with the provisions of Sections 405.415 et seq., of the Zoning Regulations should he desire to sell, transfer, give away or otherwise dispose of his interest in or control of such mobile home and/or travel trailer park. (B)
C.
Whenever, upon inspection of any mobile home and/or travel trailer park, the Department of Public Works finds that conditions or practices exist which are in violation of any provision of this Article or regulations issued hereunder, the Department of Public Works shall give notice in writing in accordance with Section 420.240(A) to the person to whom the license was issued that unless such conditions or practices are corrected within thirty (30) days of the time specified in the notice by the Department of Public Works, the license shall be suspended. At the end of such period, the Department of Public Works shall reinspect such mobile home and/or travel trailer park and, if such conditions or practices have not been corrected, he shall suspend the license and give notice in writing of such suspension to the person to whom the license is issued. Upon receipt of notice of such suspension, such person shall cease operation of such mobile home and/or travel trailer park except as provided in Section 420.240(B). (B)
[CC 1997 §31.26]
The Department of Public Works 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 Article. (B)
[CC 1997 §31.27; Ord. No. 1590-82, 10-20-1982]
A.
Whenever
the Department of Public Works determines that there are reasonable
grounds to believe that there has been a violation of any provision
of this Article, the Department of Public Works shall give notice
of such alleged violation to the person to whom the permit or license
was issued, as hereinafter provided. Such notice shall:
1.
Be in writing;
2.
Include a statement of the reasons for its issuance;
3.
Allow a reasonable time for the performance of any act it requires;
4.
Be served upon the owner or his agent as the case may require; provided
that such notice or order shall be deemed to have been properly served
upon such owner or agent when a copy thereof has been sent by registered
mail to his last known address, or when he has been served with such
notice by any method authorized or required by the laws of this State;
5.
Contain an outline of remedial action which, if taken, will effect
compliance with the provisions of this Article. (B)
B.
Any person affected by any notice which has been issued in connection with the enforcement of any provision of this Article may request and shall be granted a hearing on the matter before the Board of Appeals; provided that such person files with the Board of Appeals a written petition requesting such hearing and setting forth a brief statement of the grounds therefor with payment of a fifteen dollar ($15.00) fee within ten (10) days after the notice is served. The filing of the request for a hearing shall operate as a stay of the notice and of the suspension except in the case of an order issued under Subsection (E) of this Section. Upon receipt of such petition, the Board of Appeals shall set a time and place for such hearing and shall give the petitioner written notice thereof. At such hearing the petitioner shall be given an opportunity to be heard and to show why such notice should be modified or withdrawn. The hearing shall be commenced not later than thirty (30) days after the day on which the petition was filed; provided that upon application of the Department of Public Works or petitioner the Board of Appeals may postpone the date of the hearing for a reasonable time beyond such thirty (30) day period when in their judgment the petitioner or Department of Public Works has submitted good and sufficient reasons for such postponement. (B)
C.
After such hearing the Board of Appeals shall make findings as to compliance with the provisions of this Article and shall issue an order in writing sustaining, modifying or withdrawing the notice which shall be served as provided in Subsection (A)(4) above. Upon failure to comply with any order sustaining or modifying a notice, the license of the mobile home and/or travel trailer park affected by the order shall be revoked. (B)
D.
The
proceedings at such a hearing, including the findings and decision
of the Board of Appeals and together with a copy of every notice and
order related thereto shall be entered as a matter of public record
with the Board of Appeals but the transcript of the proceedings need
not be transcribed unless judicial review of the decision is sought
as provided by this Section. Any person aggrieved by the decision
of the Board of Appeals may seek relief therefrom in any court of
competent jurisdiction, as provided by the laws of this State. (B)
E.
Whenever the Department of Public Works finds that an emergency exists which requires immediate action to protect the public health, it may without notice or hearing, issue an order reciting the existence of such an emergency and requiring that such action be taken as may be deemed necessary to meet the emergency, including the suspension of the permit or license. Notwithstanding any other provisions of this Article, such order shall be effective immediately. Any person to whom such an order is directed shall comply therewith immediately, but upon petition to the Board of Appeals shall be afforded a hearing within thirty (30) days. The provisions of Subsections (C) and (D) above shall be applicable to such hearing and the order issued thereafter. (B)
[CC 1997 §31.28]
A.
General Requirements.
1.
Conditions of soil, ground water level, drainage and topography shall
not create hazards to the property or the health or safety of the
occupants. 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. (B)
2.
Each lot provided for the occupancy of a single mobile home unit
shall have an area of not less than four thousand five hundred (4,500)
square feet and a width of not less than forty-five (45) feet, and
no park shall be permitted an average density of mobile home lots
of more than eight (8) per acre, and each mobile home park shall provide
an area of not less than ten (10) acres. (MH)
3.
All mobile home parks shall provide lots sufficient in size that
no mobile home or any structure, addition or appurtenance thereto
is located less than ten (10) feet from the nearest adjacent property.
(MH)
4.
Space between mobile homes may be used for the parking of motor vehicles
if the space is clearly designated and the vehicle is parked at least
five (5) feet from the nearest adjacent property. (MH)
5.
The mobile home park shall be surrounded by a landscaped strip of
open space fifty (50) feet wide along a major street or highway and
twenty-five (25) feet wide along all other lot lines or street frontage.
(B)
6.
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. (B)
7.
Site planning and improvements shall provide for:
8.
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 livability. Special attention should be given
to new mobile home designs and the common appurtenances that are available.
(B)
9.
The mobile home unit shall be fitted to the terrain with a minimum
disturbance of the land. Existing trees, rock formations and other
natural site features shall be preserved to the extent practical.
Favorable views or overlooks should be emphasized by the plan. (B)
10.
Adequate protection shall be provided against any undesirable off-site
views or any adverse influence from adjoining streets and areas. (B)
B.
Soil And Ground Cover Requirements. Exposed ground surfaces
in all parts of every mobile home and/or travel trailer park shall
be paved, or 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. (B)
C.
Site Drainage Requirements. The ground surface in all parts
of every mobile home and/or travel trailer park shall be graded and
equipped to drain all surface water in a safe, efficient manner. (B)
D.
Park Areas For Non-Resident Uses. No part of any park shall
be used for non-residential 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. (B)
E.
Required Separation Between Travel Trailers. Trailers shall
be separated from each other and from other structures by at least
ten (10) feet. Any accessory structure such as attached awning, carport
or individual storage facility shall, for purposes of these separation
requirements, be considered to be part of the trailer. (TT)
F.
Density Requirements For Travel Trailer Parks. The density shall not exceed twenty-five (25) trailer spaces per acre of gross site area. Any person desiring a higher density shall make application for such exemption to the Board of Appeals, specifying the reasons therefor, in accordance with the provisions of Section 420.240(B). (TT)
G.
Required Setbacks From Public Streets. All travel trailers
shall be located at least twenty-five (25) feet from any parking area
boundary line abutting upon a public street or highway. (TT)
H.
Required Separation Between Mobile Homes.
1.
Mobile homes shall be separated from each other and from other buildings
and structures by at least twenty (20) feet; provided that mobile
homes placed end-to-end may have a clearance of fifteen (15) feet
where opposing rear walls are staggered. (MH)
2.
An accessory structure which has a horizontal area exceeding twenty-five
(25) square feet, is attached to a mobile home and has an opaque top
or roof that is higher than the nearest window, shall, for purposes
of all separation requirements, be considered to be part of the mobile
home. (MH)
I.
Mobile Home Required Setbacks, Buffer Strips And Screening.
1.
All mobile homes shall be located at least twenty-five (25) feet
from any park property boundary line abutting upon a public street
or highway and at least fifteen (15) feet from other park property
boundary lines. (MH)
2.
There shall be minimum distance of fifteen (15) feet between an individual
mobile home and adjoining pavement of a park street, or common parking
area or other common areas. (MH)
3.
All mobile home parks located adjacent to residential, industrial
or commercial land uses shall be provided with screening with a minimum
height of ten (10) feet such as fences or natural growth along the
property boundary line separating the park and such adjacent property.
(MH)
4.
All mobile homes shall be set back not less than one hundred fifty
(150) feet from a sewage lagoon, or drainfield from a sewage treatment
system. (MH)
J.
Required Recreation Area For Travel Trailers. In all travel
trailer parking areas there shall be at least one (1) recreation area
which shall be easily accessible from all trailer spaces. The size
of such recreation area shall be not less than eight percent (8%)
of the gross site area or two thousand five hundred (2,500) square
feet, whichever is greater. (TT)
K.
Required Recreation Areas For Mobile Homes.
1.
In all parks accommodating or designed to accommodate twenty-five
(25) or more mobile homes, there shall be one (1) or more recreation
areas which shall be easily accessible to all park residents. (MH)
2.
The size of such recreation areas shall be based upon a minimum of
one hundred (100) square feet for each lot. No outdoor recreation
area shall contain less than two thousand five hundred (2,500) square
feet. (MH)
3.
Recreation areas shall be so located as to be free of traffic hazards
and should, where the topography permits, be centrally located. (MH)
L.
Required Street System For Travel Trailers.
1.
General requirements. All parking areas shall be
provided with safe and convenient vehicular access from abutting public
streets or roads to each trailer space. Alignment and gradient shall
be properly adapted to topography. Surfacing and maintenance shall
provide a smooth, hard and dense surface which shall be well drained.
(TT)
2.
Access. Access to travel trailer parking areas shall
be designed to minimize congestion and hazards at their entrance or
exit and allow free movement of traffic on adjacent streets. All traffic
into or out of the parking areas shall be through such entrances and
exits. (TT)
3.
Internal streets. Surfaced roadways shall be of
adequate width to accommodate anticipated traffic and in any case
shall meet the following minimum requirements: (TT)
a.
One-way, no parking streets shall be eleven (11) feet wide. (Acceptable
only if less than five hundred (500) feet total length and serving
less than twenty-five (25) trailer spaces.)
b.
One-way, parking on one (1) side only, or two-way, no parking streets
shall be eighteen (18) feet wide. (Acceptable only if serving less
than fifty (50) trailer spaces.)
M.
Park Street System For Mobile Homes.
1.
General requirements. All mobile home parks shall
be provided with safe and convenient vehicular access from abutting
public streets or roads to each mobile home lot. (MH)
2.
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 one hundred (100) feet from
its point of beginning unless the park entrance is at least thirty-four
(34) feet wide. Entrance to the park shall be in accordance with the
design standards of the City of Hazelwood. In the event a divider
is provided at the entrance in order to separate ingress and egress
then the width of the entrance shall be thirty-four (34) feet wide
plus the width of the divider. (MH)
3.
Internal streets. Surfaced roadways shall be of
adequate width to accommodate anticipated traffic and in any case
shall meet the following minimum requirements: (MH)
a.
All streets, except minor streets, shall be twenty-eight (28) feet
wide.
b.
Minor streets, no parking allowed, shall be twenty-four (24) feet
wide. (Acceptable only if less than five hundred (500) feet long and
serving less than twenty-five (25) mobile homes or of any length if
one-way and providing access to abutting mobile home lots on one (1)
side only.)
c.
Dead-end streets shall be limited in length to one thousand (1,000)
feet and shall be provided at the closed end with a turnaround having
an outside roadway diameter of at least sixty (60) feet.
4.
Required illumination of park street systems. All
parks shall be furnished with lighting units so spaced and equipped
with luminaries placed at such mounting heights as will provide the
following average maintained levels of illumination for the safe movement
of pedestrians and vehicles at night: (MH)
5.
Street construction and design standards. (MH)
a.
Pavement. All streets shall be provided with a smooth,
hard and dense surface which 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 not be more than eight
percent (8%). Short runs with a maximum grade of twelve percent (12%)
may be permitted, provided traffic safety is assured by appropriate
paving, adequate leveling areas and avoidance of lateral curves.
c.
Intersections. Within one hundred (100) feet of
an intersection, streets shall be at approximately right angles. A
distance of at least one hundred fifty (150) feet shall be maintained
between centerlines of offset intersecting streets. Intersections
of more than two (2) streets at one (1) point shall be avoided.
N.
Required Off-Street Parking Areas For Mobile Homes. (MH)
1.
Off-street parking areas shall be provided in all mobile home parks
for the use of park occupants and guests. Such areas shall be furnished
at the rate of at least two (2) car spaces for each mobile home lot.
2.
Required car parking spaces shall be so located as to provide a convenient
access to the mobile home, but shall not exceed a distance of two
hundred (200) feet from the mobile home that it is intended to serve.
O.
Walks. (B)
1.
General requirements. All parks shall be provided
with safe, convenient, all season pedestrian access of adequate width
for intended use, durable and convenient to maintain; between individual
mobile homes, the park streets and all community facilities provided
for park residents. Sudden changes in alignment and gradient shall
be avoided.
2.
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 (3½) feet.
3.
Individual walks. All mobile home stands shall
be connected to common walks, to paved streets, or to paved driveways
or parking spaces connecting to a paved street. Such individual walks
shall have a minimum width of two (2) feet.
P.
Mobile Home Stands. The area of the mobile home stand shall
be required 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. (MH)
1.
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 superstructure.
2.
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 augurs, arrowhead anchors or other devices
securing the stability of the mobile home.
3.
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 two thousand eight hundred (2,800) pounds.
[CC 1997 §31.29]
A.
General Requirements. (B)
1.
An accessible, adequate, safe and potable supply of water shall be
provided in each mobile home and/or travel trailer parking area. Where
a public supply of water of satisfactory quantity, quality and pressure
is available, 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 Missouri State Division of Health.
2.
The water supply shall be capable of supplying a minimum of one hundred
fifty (150) gallons per day per mobile home.
B.
Water Storage Facilities. All water storage reservoirs shall
be covered, watertight and constructed of impervious material. Overflows
and vents of such reservoirs shall be effectively screened. Manholes
shall be constructed with overlapping covers, so as to prevent the
entrance of contaminated material. Reservoir overflow pipes shall
discharge through an acceptable air gap. (B)
C.
Water Distribution System. (B)
1.
The water supply system of the mobile home and/or travel trailer
parking area shall be connected by pipes to all buildings and other
facilities requiring water.
2.
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
Missouri State Division of Health.
3.
The water piping system shall not be connected with non-potable or
questionable water supplies and shall be protected against the hazards
of backflow or back siphonage.
4.
The system shall be so designed and maintained as to provide a pressure
of not less than twenty (20) pounds per square inch, under normal
operating conditions, at service buildings and other locations requiring
a potable water supply.
D.
Watering Stations for Travel Trailers. Each travel trailer
parking area shall be provided with one (1) or more easily accessible
water supply outlets for filling trailer water storage tanks. Such
water supply outlets shall consist of at least a water hydrant and
the necessary appurtenances and shall be protected against the hazards
of backflow and back siphonage. (TT)
E.
Individual Water Connections. (B)
1.
Riser pipes provided for individual water service connections shall
be located within the confined area of the mobile home and/or travel
trailer stand at a point where the water connection will approximate
a vertical position.
2.
Water riser pipes shall extend at least four (4) inches above ground
elevation. The pipe size shall be at least three-quarters (¾)
of an inch. The water outlet shall be capped when a mobile home and/or
travel trailer does not occupy the lot.
3.
Adequate provisions shall be made to prevent freezing of service
lines, valves and riser pipes.
4.
Underground stop and waste valves shall not be installed on any water
service.
[CC 1997 §31.30]
A.
General Requirements. An adequate and safe sewerage system
shall be provided in all mobile home and/or travel trailer parks for
conveying and disposing of all sewage. Such system shall be designed,
constructed and maintained in accordance with the Metropolitan St.
Louis Sewer District regulations. (B)
B.
Sanitary Stations For Travel Trailers. (TT)
1.
A sanitary station shall be provided consisting of at least a tapped
four (4) inch sewer riser pipe, connected to the travel trailer parking
area sewerage system, surrounded at the inlet end by a concrete apron
sloped to the drain, and provided with a suitable hinged cover; and
a water outlet with the necessary appurtenances, connected to the
parking area water supply system to permit periodic washdown of the
immediate adjacent areas.
2.
Each travel trailer parking area shall be provided with a sanitary
station in the ratio of one (1) for every one hundred (100) trailer
spaces or fractional part thereof.
3.
Sanitary stations shall be screened from other activities by visual
barriers such as fences, walls or natural growth and shall be separated
from any trailer space by a distance of at least fifty (50) feet.
C.
Sewer Lines. All sewer lines shall be located in trenches
of sufficient depth to be free of breakage from traffic or other movements
and shall be separated from the water supply system at a safe distance.
Sewers shall be at a grade which will insure a velocity of two (2)
feet per second when flowing full. All sewer lines shall be constructed
of materials approved by the health authority, shall be adequately
vented and shall have watertight joints. (B)
D.
Individual Sewer Connections. If facilities for individual
sewer connections are provided, the following requirements shall apply:
(B)
1.
The sewer riser pipe shall have at least a four (4) inch diameter,
shall be trapped below the ground surface and shall be so located
on the trailer space that the sewer connection to the mobile home
drain outlet will approximate a vertical position.
2.
The sewer connection (see definition) shall have a nominal inside
diameter of at least three (3) inches and the slope of any portion
thereof shall be at least one-fourth (¼) inch per foot. The
sewer connection shall consist of one (1) pipe line only without any
branch fittings. All joints shall be watertight.
3.
All materials used for sewer connections shall be corrosive resistant,
non-absorbent and durable. The inner surface shall be smooth.
4.
Provision shall be made for plugging the sewer riser pipe when a
mobile home does not occupy the space. Surface drainage shall be diverted
away from the riser.
E.
Sewage Treatment And/Or Discharge. Where the sewer lines
of the mobile home and/or travel trailer park are not connected to
a public sewer, all proposed sewage disposal facilities shall be approved
by the health authority prior to construction. Effluents from sewage
treatment facilities shall not be discharged into any waters of the
State except with prior approval of the Missouri Water Pollution Board
and the Metropolitan St. Louis Sewer District. (B)
[CC 1997 §31.31]
A.
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 the Electrical
Code as adopted by the City. (B)
B.
Power Distribution Lines. (B)
1.
Main power lines not located underground shall be suspended at least
eighteen (18) feet above the ground. There shall be a minimum horizontal
clearance of three (3) feet between overhead wiring and any mobile
home and/or travel trailer, service building or other structure.
2.
All direct burial conductors or cable shall be buried at least eighteen
(18) inches below the ground surface and shall be insulated and specially
designed for the purpose. Such conductors shall be located not less
than one (1) foot radial distance from water.
C.
Individual Electrical Connections. (MH)
1.
Each mobile home lot shall be provided with an approved disconnecting
device and overcurrent protective equipment. The minimum service per
outlet shall be 120/240 volts AC, 100 amperes. (MH)
2.
If individual travel trailer spaces are connected to the electrical
wiring system, an approved type of disconnecting device and overcurrent
protective equipment shall be provided. The service per outlet shall
be 120 volts AC, 15 amperes and/or 30 amperes. (TT)
3.
Outlet receptacles shall be located not more than twenty-five (25)
feet from the overcurrent protective devices in the mobile home and/or
travel trailer and a three-pole, four-wire grounding type shall be
used. Receptacles shall be of weatherproof construction and configurations
shall be in accordance with American Standard Outlet Receptacle C-73.1.
(B)
4.
The mobile home and/or travel trailer shall be connected to the outlet
receptacle by an approved type of flexible cable with connectors and
a male attachment plug. (B)
D.
Required Grounding. All exposed non-current carrying metal
parts of mobile homes and/or travel trailers 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 conductors shall not be used as an equipment ground
for mobile homes and/or travel trailers or other equipment. (B)
[CC 1997 §31.32]
B.
Service Building For Travel Trailers. (TT)
1.
A central service building containing the necessary toilet and other
plumbing fixtures specified shall be provided in travel trailer parking
areas which provide parking spaces for dependent trailers.
|
Service buildings shall be conveniently located within a radius
of approximately three hundred (300) feet to the spaces to be served.
(TT)
|
No. of Parking Spaces(a)
|
Toilets
|
Urinals
|
Lavatories
|
Showers
|
Other
Fixtures(b)
| |||
---|---|---|---|---|---|---|---|---|
Men
|
Women
|
Men
|
Men
|
Women
|
Men
|
Women
| ||
1—15
|
1
|
1
|
1
|
1
|
1
|
1
|
1
|
Service sink with a flushing rim.(c)
|
16—30
|
1
|
2
|
1
|
2
|
2
|
1
|
1
| |
31—45
|
2
|
2
|
1
|
3
|
3
|
1
|
1
| |
46—60
|
2
|
3
|
2
|
3
|
3
|
2
|
2
| |
61—80
|
3
|
4
|
2
|
4
|
4
|
2
|
2
| |
81—100
|
3
|
4
|
2
|
4
|
4
|
3
|
3
|
(a)
|
Parking spaces for dependent trailers.
|
(b)
|
Additional fixtures including laundry trays, clothes washing
machines (one (1) for every thirty (30) sites) and an ice-making machine
may be provided.
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(c)
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A service sink with a flushing rim shall be provided for disposal
of liquid wastes unless a sanitary station is conveniently accessible
for this purpose.
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For parking areas having more than one hundred (100) travel
trailer spaces there shall be provided: one (1) additional toilet
and lavatory for each sex per each additional thirty (30) travel trailer
spaces; one (1) additional shower for each sex per additional forty
(40) travel trailer spaces; and one (1) additional men's urinal per
each additional one hundred (100) travel trailer spaces.
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2.
Where a travel trailer parking area is designed for and exclusively
limited to use by self-contained trailers, only the following minimum
emergency sanitary facilities shall be required: for each one hundred
(100) trailer spaces, or fractional part thereof, there shall be one
(1) flush toilet and one (1) lavatory for each sex.
3.
When a travel trailer parking area requiring a service building is
operated in connection with a resort or other business establishment,
the number of sanitary facilities for such business established shall
be in excess of those required by the schedule for trailer space and
shall be based on the total number of persons using such facilities.
4.
Exemptions. Any person desiring to furnish temporary
facilities for accommodating a travel trailer rally, or other group
of trailers assembled for the purpose of traveling together, shall
make application for such activity to the Director of Public Works.
The requirements for a service building and other sanitary and physical
facilities may be waived by the health authority on the determination
that public health will not be endangered; but the location of the
site, the facilities which are provided and the method of conducting
such rally shall be acceptable to the health authority before a special
license shall be issued specifying the location of the site, the period
of operation not to exceed ten (10) days and any conditions of issuance.
(TT)
C.
Required Community Sanitary Facilities For Mobile Homes. Every park shall be provided with the following emergency sanitary
facilities: for each one hundred (100) mobile home lots, or fractional
part thereof, there shall be one (1) flush toilet and one (1) lavatory
for each sex. (MH)
D.
Structural Requirements For Buildings. (MH)
1.
All portions of the structure shall be properly protected from damage
by ordinary use 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.
2.
All rooms containing sanitary or laundry facilities shall: (MH)
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, non-absorbent, waterproof material or covered with moisture-resistant
material.
b.
Have at least one (1) 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 (10%) of the floor area served
by them.
c.
Have at least one (1) window which can easily be opened or a mechanical
device which will adequately ventilate the room.
3.
Toilets shall be located in separate compartments equipped with self-closing
doors. The shower stalls shall be of the individual type. The rooms
shall be screened to prevent direct view of the interior when doors
are open.
5.
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.
E.
Barbecue Pits, Fireplaces And Stoves. Cooking shelters,
barbecue pits, fireplaces and woodburning stoves shall be so located,
constructed, maintained and used to minimize fire hazard and smoke
nuisance both on the property on which they are used and on neighboring
property. No open fire shall be left unattended. No fuel shall be
used and no material burned which emits dense smoke or objectionable
odors. No open fires except in facilities provided. (B)
[CC 1997 §31.33]
A.
The
storage, collection and disposal of refuse in mobile home and/or travel
trailer parking areas shall be so conducted as to create no health
hazards, rodent harborage, insect breeding areas, accident or fire
hazards or air pollution.
B.
All
refuse shall be stored in flytight, watertight, rodent-proof containers,
which shall be located not more than one hundred fifty (150) feet
from any mobile home lot. Containers shall be provided in sufficient
number and capacity to properly store all refuse.
C.
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
facilitate cleaning around them.
D.
All
refuse containing garbage shall be collected at least twice weekly.
Where suitable collection service is not available from municipal
or private agencies, the owner or operator of the mobile home and/or
travel trailer park shall provide this service. All refuse shall be
collected and transported in covered vehicles or covered containers.
E.
Where
municipal or private disposal service is not available, the owner
or operator of the park shall dispose of the refuse by transporting
it to an approved disposal site.
[CC 1997 §31.34]
A.
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 City of Hazelwood.
B.
Parking
areas shall be maintained free of accumulations of debris which may
provide rodent harborage or breeding places for flies, mosquitoes
and other pests.
C.
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 the ground.
D.
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.
E.
The
growth of brush, weeds and grass shall be controlled to prevent harborage
of ticks, chiggers and other noxious insects. Parking areas 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.
[CC 1997 §31.35]
A.
Natural Gas System. (B)
1.
Natural gas piping systems shall be installed and maintained in accordance
with applicable codes and regulations governing such systems.
2.
Each mobile home and/or travel trailer 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.
B.
Liquefied Petroleum Gas Systems. (B)
1.
Liquefied petroleum gas systems shall be installed and maintained
in accordance with applicable codes and regulations governing such
systems.
2.
Systems shall be provided with safety devices to relieve excessive
pressures and shall be arranged so that the discharge terminates at
a safe location.
3.
Systems shall have at least one (1) accessible means for shutting
off gas. Such means shall be located outside the mobile home and/or
travel trailer and shall be maintained in effective operating condition.
4.
All LPG piping outside of the mobile homes and/or travel trailers
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 and/or travel trailers.
5.
Liquefied petroleum gas containers installed on a mobile home and/or
travel trailer lot shall be securely but not permanently fastened
to prevent accidental overturning. Such containers shall not be less
than twelve (12) nor more than sixty (60) U.S. gallons gross capacity.
6.
No liquefied petroleum gas vessel shall be stored or located inside
or beneath any storage cabinet, carport, mobile home, or any structure,
unless such installations are approved by the City of Hazelwood.
C.
Fuel Oil Supply Systems.
1.
All fuel oil supply systems shall be installed and maintained in
accordance with applicable codes and regulations governing such systems.
2.
All piping from outside fuel storage tanks or cylinders to mobile
homes shall be permanently installed and securely fastened in place.
3.
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 (5) feet from any mobile home exit.
4.
Storage tanks located in areas subject to traffic shall be protected
against physical damage.
[CC 1997 §31.36]
A.
Mobile
home and/or travel trailer parks shall be subject to the rules and
regulations of the City of Hazelwood's Fire Department.
B.
Mobile
home and/or travel trailer parks shall be kept free of litter, rubbish
and other flammable materials.
C.
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 (2½) pounds.
D.
Fires
shall be made only in stoves and other equipment intended for such
purposes. (B)
E.
Fire
hydrants shall be installed in mobile home parks if the park water
is capable to serve them in accordance with the following requirements:
(MH)
1.
The water supply system shall permit the operation of a minimum of
two (2) one and one-half (1½) inch hose streams.
2.
Each of two (2) nozzles, held four (4) feet above the ground, shall
deliver at least seventy-five (75) gallons of water per minute at
a flowing pressure of at least thirty (30) pounds per square inch
at the highest elevation point of the park.
3.
Fire hydrants, if provided, shall be located within five hundred
(500) feet of any mobile home, service building or other structure
in the park.
4.
In case of inadequate water supply for fire protection by regular
firefighting equipment, a two (2) gallon fire extinguisher shall be
provided and maintained by the park owner, in the ratio of one (1)
to not more than ten (10) mobile homes or trailers. They shall be
located conveniently throughout the court, and one (1) 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.
[CC 1997 §31.37]
A.
Responsibilities Of The Park Management. (B)
1.
The person to whom a license for a mobile home and/or travel trailer
park is issued shall operate the park in compliance with this Article
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 Article and inform them of their duties and responsibilities
under this Article and regulations issued hereunder.
3.
The park management shall supervise the placement of each mobile
home and/or travel trailer on its stand which includes securing its
stability and installing all utility connections.
4.
The park management shall notify the health authority immediately
of any suspected communicable or contagious disease within the park.
B.
Responsibilities Of Park Occupants. (B)
1.
The park occupant shall comply with all applicable requirements of
this Article and shall maintain his mobile home lot, its facilities
and equipment in good repair and in a clean and sanitary condition.
2.
The park occupant shall be responsible for proper placement of his
mobile home or travel trailer on its stand and proper installation
of all utility connections in accordance with the instructions of
the park management.
3.
Skirtings, porches, awnings and other additions shall be installed
only if permitted and approved by the park management. When installed,
they shall be maintained in good repair. The space immediately underneath
a mobile home or travel trailer shall be used for storage only if
permitted by the park management. If permitted, the following conditions
shall be satisfied:
4.
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-proof and watertight.
C.
Restrictions On Occupancy. (MH) (TT)
1.
A mobile home shall not be occupied for dwelling purposes unless
it is properly placed on a mobile home stand, secured and connected
to water, sewerage and electrical utilities. (MH)
2.
Travel trailer spaces shall be rented by the day or week only, and
the occupant of a trailer space shall remain in the same travel trailer
parking area not more than thirty (30) days. (TT)
D.
Guest Register To Be Kept. (MH)
1.
It shall be the duty of the licensee to keep a register in which
is kept a record of all mobile homes and occupants located within
the mobile home park.
2.
The register shall contain the following information:
3.
The register shall be kept available for inspection at all times
by Law Enforcement Officers, public health officials and such other
officials whose duties necessitate acquisition of the information
contained in the register. The register records shall not be destroyed
for a period of three (3) years following the last date of registration
entered thereon.
[CC 1997 §31.38]
Any person who violates any provision of this Article shall,
upon conviction, be punished by a fine of not more than five hundred
dollars ($500.00) and/or ninety (90) days in Jail, or both such fine
and imprisonment; and each day's failure of compliance with any such
provision shall constitute a separate violation. (B)
[CC 1997 §31.39]
A.
In
any case where a provision of this Article is found to be in conflict
with a provision of any other ordinance or Code of the City of Hazelwood
existing on the effective date of this Article, the provision which,
in the judgment of the Director of Public Works establishes the higher
standard for the promotion and protection of the health and safety
of the people, shall prevail. In any case where a provision of this
Article is found to be in conflict with a provision of any other ordinance
or Code of the City of Hazelwood existing on the effective date of
this Article which establishes a lower standard for the promotion
and protection of the health and safety of the people, the provisions
of this Article shall be deemed to prevail, and such other ordinances
or Codes are hereby declared to be repealed to the extent that they
may be found in conflict with this Article. (B)
Sections 420.010 through 420.190, inclusive, Mobile Home Parks In Existence In 1974, shall remain in full force and are not to be repealed, but shall continue to apply to all mobile home parks and mobile homes in the City of Hazelwood on the effective date of this Chapter and all mobile homes or trailers located outside of parks. (B)
B.
If
any Section, Subsection, paragraph, sentence, clause or phrase of
this Article should be declared invalid for any reason whatsoever,
such decision shall not affect the remaining portions of this Article
which shall remain in full force and effect; and to this end the provisions
of this Article are hereby declared to be severable. (B)