City of Hazelwood, MO Chapter 420 Mobile Homes and Mobile Home Parks

Article I Mobile Home Parks in Existence in 1974

Section 420.010 Definitions.

[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, single-family dwelling unit suitable for year-round occupancy and containing the same water supply, waste disposal and electrical convenience as immobile housing and exceeding thirty-two (32) feet in length.

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.

MUNICIPAL OFFICIAL

The authorized representative of the City of Hazelwood.

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.

Section 420.020 Permits.

[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)

E. Any person whose application for a permit under this Article has been denied may request and shall be granted a hearing on this matter before the Board of Appeals under the procedure provided by Section 420.050 of this Article. (A)

Section 420.030 Licenses.

[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)

Section 420.040 Inspections.

[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)

Section 420.050 Issuance of Summons, Notices, Orders and Hearings.

[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.

Section 420.060 Environmental, Open Space and Access Requirements.

[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.

Section 420.070 Refuse Handling.

[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)

Section 420.080 Insect and Rodent Control.

[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)

Section 420.090 Fuel Supply and Storage.

[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.

Section 420.100 Fire Protection.

[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.

Section 420.110 Responsibilities of The Park Management.

[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)

Section 420.120 Responsibilities of Park Occupants.

[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)

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

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

3. The storage area shall be enclosed by skirting.

Section 420.130 Restrictions On Occupancy.

[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:

a. The name and address of each occupant;

b. Make, model and year made of all automobiles and mobile homes;

c. License number and owner of each automobile by which the mobile home is towed;

d. State issuing such licenses; and

e. Dates of arrival and departure of each mobile home.

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.

Section 420.140 Monthly Inspection — Inspection Fee.

[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)

Section 420.150 Use of Mobile Homes and Trailers For Living Purposes Outside Mobile Home Park, or Parking On Street — Prohibited.

[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.

Section 420.160 Penalties.

[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)

Section 420.170 Conflict of Ordinances — Effect of Partial Invalidity.

[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.

Section 420.180 Schedule For Compliance.

[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:

1. A — Immediately.

2. B — Within one (1) year after the adoption of this Article.

3. C — Within two (2) years after the adoption of this Article.

4. D — Within three (3) years after the adoption of this Article.

Section 420.190 Effective Date.

[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.

Article II Mobile Home Parks Established After 1974 [1]

[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.

Section 420.200 Definitions.

[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, single-family dwelling unit suitable for year-round occupancy and containing the same water supply, waste disposal and electrical convenience as immobile housing and exceeding thirty-two (32) feet in length. (MH)

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)

MUNICIPAL OFFICIAL

The authorized representative of the City of Hazelwood. (B)

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)

Section 420.210 Permits.

[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)

F. Any person whose application for a permit under this Article has been denied may request, and shall be granted, a hearing on this matter before the Board of Appeals under the procedure provided by Section 420.240 of this Article. (B)

Section 420.220 Licenses.

[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)

Section 420.230 Inspections.

[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)

Section 420.240 Notices, Hearing and Orders.

[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)

Section 420.250 Environmental, Open Space and Access Requirements.

[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:

a. Facilities and amenities appropriate to the needs of the occupants,

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

c. Practical and efficient operation and maintenance of all facilities at reasonable costs. (B)

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)

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. (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.

Section 420.260 Water Supply.

[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.

Section 420.270 Sewage Disposal.

[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)

Section 420.280 Electrical Distribution System.

[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)

Section 420.290 Service Buildings and Other Service Facilities.

[CC 1997 §31.32]

A. General. The requirements of this Section shall apply to service buildings, recreation buildings and other community service facilities such as: (B)

1. Management offices, repair shops and storage areas.

2. Sanitary facilities.

3. Laundry facilities.

4. Indoor recreation areas.

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.
(c)	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.

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.

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.

4. Illumination levels shall be maintained as follows: (MH)

a. General seeing tasks. Five (5) footcandles.

b. Laundry room work area. Forty (40) footcandles, and

c. Toilet room, in front of mirrors. Forty (40) footcandles.

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)

Section 420.300 Refuse Handling (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.

Section 420.310 Insect and Rodent Control (B).

[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.

Section 420.320 Fuel Supply and Storage.

[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.

Section 420.330 Fire Protection (B).

[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.

Section 420.340 Miscellaneous Requirements.

[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:

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

b. Stored items shall be located as not to interfere with the underneath inspection of the mobile home or travel trailer.

c. The storage area shall be enclosed by skirting.

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:

a. The name and address of each occupant,

b. Make, model and year made of all automobiles and mobile homes,

c. License number and owner of each automobile by which the mobile home is towed,

d. State issuing such licenses, and

e. Dates of arrival and departure of each mobile home.

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.

Section 420.350 Penalties.

[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)

Section 420.360 Conflict of Ordinances — Effect of Partial Invalidity.

[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)

Section 420.370 Effective Date.

[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.