[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:
DRIVEWAY
A minor private way used by vehicles and pedestrians on a
mobile home lot.
LICENSE
A written license issued by the City of Hazelwood.
MOBILE HOME
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]
MOBILE HOME LOT
A parcel of land for the placement of one (1) single or double-width
mobile home and the exclusive use of its occupants.
MOBILE HOME PARK
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.
MOBILE HOME SPACE
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.
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.
PARK STREET
A private way which affords principal means of access to
individual mobile home lots or auxiliary buildings.
PERMIT
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.
PERSON
Any individual, firm, trust, partnership, public or private
association or corporation.
SERVICE BUILDING
A structure housing toilet, lavatory, and such other facilities
as may be required by this Article.
SEWER CONNECTION
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.
SEWER RISER PIPE
That portion of the sewer lateral which extends vertically
to the ground elevation and terminates at each mobile home or travel
trailer space.
WATER CONNECTION
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.
WATER RISER PIPE
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 §31.4]
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:
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:
a. All parts of the park street systems: 0.6 footcandle, with a minimum
of 0.1 footcandle.
b. Potentially hazardous locations, such as major street intersections
and steps or stepped ramps: individually illuminated, with a minimum
of 0.3 footcandle.
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 §31.8]
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 §31.14]
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.
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 §31.19; 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.
[CC 1997 §31.23; Ord. No. 1395-80, 2-20-1980]
As used in this Article, the following terms shall have these
prescribed meanings:
DEPENDENT TRAILER
A trailer which is dependent upon a service building for
toilet and lavatory facilities. (TT)
DRIVEWAY
A minor private way used by vehicles and pedestrians on a
mobile home lot. (B)
LICENSE
A written license issued by the City of Hazelwood. (B)
MOBILE HOME
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]
MOBILE HOME LOT
A parcel of land for the placement of one (1) single or double-width
mobile home and the exclusive use of its occupants. (MH)
MOBILE HOME PARK
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)
MOBILE HOME STAND
Part of an individual lot which has been reserved for the
placement of one (1) single or double-width mobile home unit. (MH)
PARK STREET
A private way which affords principal means of access to
individual mobile home lots or auxiliary buildings. (B)
PERMIT
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)
PERSON
Any individual, firm, trust, partnership, public or private
association or corporation. (B)
SANITARY STATION
A facility used for removing and disposing of wastes from
trailer holding tanks. (TT)
SELF-CONTAINED TRAILER
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)
SERVICE BUILDING
A structure housing toilet, lavatory and such other facilities
as may be required by this Article. (B)
SERVICE SINK
A slop sink with a flushing rim for the disposal of liquid
wastes from trailers. (TT)
SEWER CONNECTION
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)
SEWER RISER PIPE
That portion of the sewer lateral which extends vertically
to the ground elevation and terminates at each mobile home or travel
trailer space. (B)
TRAILER SPACE
A parcel of land in a trailer parking area for the placement
of a single trailer and the exclusive use of its occupants. (B)
TRAILER STAND
That part of an individual trailer space which has been reserved
for the placement of a single trailer and its accessory structures.
(TT)
TRAVEL TRAILER
Any of the following: (TT)
1.
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.
2.
Pick-up coach. A structure designed to be mounted
on a truck chassis for use as a temporary dwelling for travel, recreation
and vacation.
3.
Motor home. A portable, temporary dwelling
to be used for travel, recreation and vacation, constructed as an
integral part of a self-propelled vehicle.
4.
Camping trailer. A canvas, folding structure,
mounted on wheels and designed for travel, recreational and vacation
use.
TRAVEL TRAILER PARKING AREA
A parcel of land in which two (2) or more spaces are occupied
or intended for occupancy by trailers for transient dwelling purposes.
(TT)
WATER CONNECTION
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)
WATER RISER PIPE
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)
WATERING STATION
A facility for supplying water storage tanks of trailers
with potable water. (TT)
[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:
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 §31.38]
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 §31.40; Ord. No. 1029-74, 3-20-1974]
Article
II of Chapter
420, Mobile Homes and Mobile Home Parks, shall pertain to any such parks created after December 18, 1974.