Chapter 18.95
MOBILE HOMES, TRAVEL TRAILERS AND MOBILE HOME PARKS
Sections:
18.95.010 Mobile homes and/or travel trailers.
18.95.010 Mobile homes and/or travel trailers.
A. When used as single-family residences, mobile homes and/or travel trailers shall be considered permanent dwellings and shall conform to the area regulations established for dwellings in the use zone in which they are located.
B. Mobile homes and/or travel trailers used as dwellings, not in mobile home parks or trailer courts, shall meet the following requirements:
1. They shall conform to the current state of Washington standards for factory-built housing as indicated by issuance of a state seal of approval.
2. They shall be provided with water and sanitary sewage service at least equal to that required by conventional on-site constructed housing.
3. They shall be placed on a permanent foundation as may be specified by the Columbia County building official.
4. They shall have permanent fire-resistant skirting installed to enclose all areas between the lower edge of the outside walls and the ground.
C. Mobile (manufactured) homes may not be located and/or occupied on any property, except for approved and permitted sales or storage lots, without a siting permit from the planning and building department. Recreational vehicles (including trailers and truck-mounted campers) may be stored outside of the front yard or street side yard on the property to which they are registered or in an approved vehicle storage or sales facility. Recreational vehicles, as may be limited in number by this title, and including RVs on the property to which they are registered, may be occupied on a residential property or at another approved location, for a period of no more than 15 days in any six-month period except as may be allowed in subsections (D) and (E) of this section or elsewhere in the zoning ordinance.
D. If any mobile home and/or travel trailer is used in conjunction with a construction project, a temporary building permit shall be obtained from the planning department by the user. The permit shall state clearly the length of time of use on the property. The user shall have approval from the health department before obtaining a permit. The permit shall be good for six months or less. A fee of $5.00, payable to the county treasurer, shall be assessed the user.
E. Recreational vehicles in an approved and permitted (conditional use permit) RV park may be located and occupied for a maximum of 30 days, except that the transient use may be extended for temporary management, seasonal workers and to a maximum of 180 days subject to the following:
1. Periods exceeding 30 days must be approved as a condition of the use permit approving the RV park.
2. A complete list of park rules must be submitted as part of the use permit application.
F. The county may not enact any statute or ordinance that has the effect, directly or indirectly, of discriminating against consumers’ choices in the placement or use of a manufactured home in such a manner that is not equally applicable to all homes. Manufactured homes built to 42 USC 5401 to 5403 standards (as amended in 2000) must be regulated for the purposes of siting in the same manner as site-built homes, factory-built homes, or homes built to any other state construction or local design standard. However, the county may require that (1) a manufactured home be a new manufactured home; (2) the manufactured home be set upon a permanent foundation, as specified by the manufacturer, and that the space from the bottom of the home to the ground be enclosed by concrete or an approved concrete product which can be either load-bearing or decorative; (3) the manufactured home comply with all local design standards applicable to all other homes within the neighborhood in which the manufactured home is to be located; (4) the home is thermally equivalent to the State Energy Code; and (5) the manufactured home otherwise meets all other requirements for a designated manufactured home as defined in RCW 35.63.160. This section does not override any legally recorded covenants or deed restrictions of record. [Ord. 2008-04 § 1; Ord. 95-01 § 27; Ord. 90-02 § 27.]
18.95.020 Mobile home parks.
A. Mobile home parks shall comply with the following minimum requirements:
1. The maximum density of a mobile home park shall be eight spaces per gross acre.
2. Ten percent of total acreage of the mobile home park shall be used as a recreation area and playground.
3. A greenbelt planting strip may be required along all lot lines of the park not bordering a street.
4. Mobile home parks shall comply with the requirements as set forth in Chapter 246-272A WAC as hereafter be amended or revised.
5. Landscape and Maintenance. All areas within the boundaries of the mobile home park shall be landscaped. All natural and artificial barriers, driveways, lawns, trees, buildings, occupied and unoccupied mobile home spaces, recreation areas, and other areas within the boundaries of the mobile home park shall be well maintained.
6. Refuse Disposal.
a. The storage, collection, and disposal of refuse will be the responsibility of the mobile home park owner.
b. Said owner shall provide for refuse pickup service at least once a week.
c. There shall be an adequate number of garbage cans and containers located at each mobile home space.
d. All such garbage cans and containers of refuse shall be maintained fly-tight and secured and supported, or enclosed so that they cannot be tipped over by animals.
e. Such cans or containers of refuse shall be kept clean and sanitary.
7. Utility Systems. All utility systems and/or lines shall be installed underground.
8. Unsightly Trailers. The rental of space for mobile home, travel trailer, tent or other vehicle used for living and/or sleeping shall be refused by the owner or operator of the mobile home park to every owner or occupant of a mobile home, travel trailer, tent, or other vehicle which is unsightly (including but not limited to: damaged roofing or siding materials, damaged/missing windows, doors, or screen doors, cracked or peeling exterior paint, and more) or is a fire hazard or is a health menace as determined by the county health department and/or county planning department.
9. New Occupancy. The person who holds the license for the operation of a mobile home park shall not allow a newly installed mobile home to be occupied unless he has ascertained that all code requirements regarding that installation have been met.
10. Inspection. Each mobile home park shall be inspected once a year by the county planning director, the county building official, and the director of environmental health. If any violations of the provisions of this title are found, the mobile home park owner shall be given 30 days, after actual notice, to comply with said provisions, after which he shall be deemed in violation of the provisions of this title.
11. Site Plan. A site plan shall be submitted to the Columbia County planning director which shall include, but not be limited to, the following information:
a. The area and dimensions of the tract of land.
b. The number, location and size of all mobile home lots, both dependent and independent.
c. The number, location and size of all automobile parking lots.
d. The location and width of parks, streets, and walkways.
e. The method and plan of water supply.
f. The method and plan of sewage disposal.
g. The method and plan of garbage disposal.
h. The plan of electrical service, including outside lighting.
i. The plans and specifications of all building and other improvements constructed or to be constructed within the mobile home park.
j. The size and location of the play area.
B. Mobile Home Park Site Plan.
1. After receiving said site plan, the director shall:
a. Set a hearing date with the planning commission;
b. Publish notices thereof at least 10 days before said hearing date in a newspaper of general circulation within Columbia County; and
c. Notify the county engineer, health department, fire district and others as deemed appropriate by said director.
2. The planning commission shall determine whether:
a. The proposed site plan conforms to the county comprehensive plan and zoning requirements;
b. The proposed site plan meets health department requirements;
c. The site plan is served by an improved public road;
d. The public use and best interest will be served by permitting the proposed mobile home park; and
e. An adequate environmental assessment has been made by the planning director in accordance with SEPA guidelines.
3. The planning commission shall approve or disapprove the site plan. If approved, the commission shall recommend the site plan to the board of county commissioners for final approval. If disapproved, the commission shall recommend that said board disapprove the site plan.
4. Upon receiving said recommendation from the planning commission, the board shall take action upon said recommendation during their next regularly scheduled meeting. The board shall approve of the recommendation or it shall follow normal hearing procedures and hold its own hearing.
5. Upon final approval by the board, the applicant shall file a copy of the site plan with the Columbia County auditor and the plan shall not be deemed approved until so filed. [Ord. 2017-04; Ord. 95-01 § 28; Ord. 90-02 § 28.]