Chapter 16.28 MOBILE HOME PARKS

A. Provide standards for the development and use of mobile homes appropriate to their location and their use as permanent, accessory or temporary facilities and to establish minimum standards and requirements for the construction and operation of mobile home parks;

B. Make a distinction between mobile home parks and mobile home subdivisions, and their development and occupancy characteristics. (Ord. 87-3 § 1, 1987).

16.28.020 Definitions.

A. “Accessory use” means a use or structure customarily incidental and subordinate to the principal use of mobile home and located on the same mobile home space with the mobile home.

B. “Cabana” means any room enclosure erected or constructed adjacent to a mobile home for residential use by the occupant of the mobile home. All cabanas shall be construed as accessory use to mobile home.

C. “Carport” means a shade structure for an automobile located within six feet of a mobile home, which is completely open on at least two sides and which is designed to be constructed in conformance with the town building code. All carports shall be construed as accessory uses to mobile homes.

D. “Driveway” means a minor entrance off the park street into an off-street parking area serving one or more mobile homes.

E. “Ground anchor” means any device at the mobile home stand designed for the purpose of securing a mobile home to the ground.

F. “Mobile home park” means an area of land, in single ownership, on which ground space is made available for the location of mobile homes (or trailers) on a month-to-month or yearly lease basis. Said mobile homes would, generally, be owned by the occupants who pay a fee for the use of the ground space. The mobile home units remain essentially portable and may be moved from time to time.

G. “Mobile home space” means a plot of ground plainly marked by corner stakes, fences, shrubbery or other devices, and designed to accommodate one occupied mobile home and/or accessory building.

H. “Mobile home subdivision” means an area of land, platted in accordance with the subdivision or platting regulations of the town and the state of Washington, in which each parcel or lot is designed and intended to be owned in fee by a person or persons also owning and occupying the mobile home structure situated on such lot. The mobile home units remain essentially fixed on permanent foundations and, generally, are moved onto the site in their entirety or in sections only at the time of initial construction. Structures in mobile home subdivisions shall meet current HUD or UBC construction standards, and shall be governed by the town’s subdivision ordinances.

I. “Mobile/manufactured home” means a vehicular, portable structure built on a chassis, designed to be used as a residential dwelling, which is not designed to be permanently affixed to a foundation, and containing plumbing, waste disposal and electrical systems similar to conventional homes, and which bears an insignia issued by a state or federal regulatory agency indicating that the mobile/manufactured home complies with all applicable construction standards of the U.S. Department of Housing and Urban Development definition of a manufactured home. A commercial coach, recreational vehicle and factory-built home is not a mobile/manufactured home.

J. “Parking space” means a minimum space nine feet in width by 20 feet in length for the purpose of automobile storage.

K. “Park street” means a street or road within a mobile home park which connects individual mobile home spaces with a public road, street or highway.

L. “Permit” means a written permit issued by the town clerk permitting the mobile home park to operate under this chapter and the regulations promulgated hereunder.

M. “Plot plan” means a graphic representation drawn to scale, as further defined in Chapter 17.08 EMC.

N. “Porch” means an outside walking area having the floor elevated more than eight inches above grade. All porches shall be construed as accessory uses to a mobile home.

O. “Ramada” means an open-work arch or covering which may often be used as a sunscreen or arbor over which climbing plants are trained.

P. “Recreation area” means any area which has been designed for active or passive recreational use.

Q. “Skirting” means a securely attached exterior material that extends around the bottom of the entire mobile home between the ground and the outer bottom portion of the dwelling.

R. “Storage building” means a structure located on a mobile home space which is designed and used solely for the storage of personal equipment and possessions of the mobile home occupants. All storage buildings shall be construed as accessory uses to the mobile home.

S. “Tiedown” means any device designed for the purpose of anchoring a mobile home to ground anchors. (Ord. 87-3 § 2, 1987).

16.28.030 Construction or enlargement – License required.

It is unlawful any person to construct a mobile home park or enlarge an existing mobile home park in the town unless such person holds a valid mobile home license authorizing the one named thereon to operate the mobile home park on the premises listed on the permit and to accommodate the number of mobile homes approved by the planning commission. Such licenses shall be procured from the town clerk. (Ord. 87-3 § 3, 1987).

16.28.040 Application for permit.

A. Applications for a permit to construct, substantially reconstruct or enlarge a mobile home park shall be submitted upon a form provided by the building inspector.

B. At the time of submission of the application hereunder, the town clerk shall collect an application fee which shall be established by resolution of the town council. (Ord. 87-3 § 4, 1987).

16.28.050 License fee.

An annual license fee for the operation of any mobile home park in the town shall be set by resolution of the town council. (Ord. 87-3 § 5, 1987).

16.28.060 Investigation of premises – Permit issuance conditions.

Upon filing of the application and plans accompanied by the inspection fee, it shall be the duty of the building inspector, the fire chief and the health officer, or any of their duly authorized representatives, to investigate the premises and determine whether the proposed mobile home park, or the site proposed therefor, conforms with the requirements of this chapter, town ordinances, rules and regulations of the health district, and state laws. No permit shall be issued unless such mobile home park, or the proposed site, complies with such requirements. Any application that does not comply with all town ordinances and state law shall be rejected; provided, however, appeal may be made according to the provisions set forth in EMC 16.28.600 on appeals. (Ord. 87-3 § 6, 1987).

16.28.070 Display of licenses and permits.

All licenses and permits shall be displayed in the office of the mobile home park or in a prominent place within the park. (Ord. 87-3 § 7, 1987).

16.28.080 Permits not transferable.

No permit issued by the building, health, fire or planning department is transferable. (Ord. 87-3 § 8, 1987).

16.28.090 Construction or enlargement – Plan required.

Prior to any construction or installation of any buildings, roadways or utilities in a new or proposed mobile home park, or additions, extensions and enlargements of any existing mobile home park, the owner or operator thereof shall obtain approval from the town council and shall place on file with the planning commission one complete plan of the mobile home park. All such plans shall be prepared by a licensed architect or engineer; provided, however, that an owner may develop his own drawings when he is capable of producing drawings equivalent to the conventional drawings of architects and engineers. (Ord. 87-3, § 9, 1987).

16.28.100 Plan – Information to be shown.

The mobile home park plan shall be drawn to scale and completely dimensioned. Such plans shall clearly set forth the following information:

A. Name and address of the owner and/or operator;

B. Address, location and legal description of the mobile home park;

C. Extent of the area and dimension of the park site, including topographical information with five-foot contour lines;

D. Size, location and number of mobile home spaces;

E. Entrances, exits, driveways and walkways, including dimensions;

F. Number, size and location of automobile parking accommodations;

G. Number, location and detailed floor plans, including elevations, of all service buildings and other proposed structures, including accessory buildings;

H. Location and size of recreation areas, including a development plan showing type of landscaping, surface treatment, drainage, apparatus and/or special equipment;

I. Plan of water system;

J. Method and plan of sewage disposal and site drainage;

K. Method of garbage disposal and plan of storage areas, if appropriate;

L. Lighting plan of outside areas and service outlets;

M. Method and plan of service building heating;

N. Location and type of firefighting and fire-prevention facilities;

O. Location of signs;

P. Type and location of screening and/or fencing on perimeter of mobile home park. (Ord. 87-3 § 10, 1987).

16.28.110 Site size and access requirement.

Every mobile home park shall contain at least three acres of usable and developable land and have direct access to a public street right-of-way containing a width of at least 50 feet. (Ord. 87-3 § 11, 1987).

16.28.120 Mobile home space – Basic requirements.

Mobile home space requirements are as follows: Each space shall provide a minimum area of 5,600 square feet; however, no such space shall average less than 56 feet in width nor less than 100 feet in depth, except where otherwise expressly approved by the planning commission and the town council. In no event shall the lots be less than 4,500 square feet, and the lesser square footage would be considered on a case-by-case basis, and will take into consideration the layout of the real property itself, and whether hardships would be imposed by the higher square footage, and whether additional square footage has been devoted for community mobile park purposes. (Ord. 87-3 § 12, 1987).

16.28.130 Drainage facilities.

The ground surface in all parts of a park shall be graded and equipped to drain all surface water in a safe, efficient manner. The adequacy of drainage facilities shall be verified by a licensed professional engineer. (Ord. 87-3 § 13, 1987).

16.28.140 Setback.

A. Mobile Home Park. There shall be a minimum setback of eight feet from all public rights-of-way and a minimum setback of 15 feet from all other abutting property.

B. Mobile Home Space.

1. There shall be a minimum 10-foot setback from the front line of the mobile home space.

2. There shall be a minimum side yard setback of 10 feet from the side line of the mobile home space to the mobile home or attached accessory structure.

3. The minimum setback for unattached accessory structures from the side line of the mobile home space shall be five feet.

4. No mobile home shall be located within 20 feet of another mobile home, measured end-to-end, with a rear setback of not less than 10 feet from the mobile home space line.

C. All Other Structures. The minimum front yard setback shall be at least 15 feet from the park street. (Ord. 87-3 § 14, 1987).

16.28.150 Height regulations.

A. The wheels, axle and tongue shall be removed from the mobile home when placed on the mobile home pad so as to place the mobile home as close to the ground as possible.

B. A minimum crawl space of 18 inches and a maximum of 24 inches shall be maintained between the pad or runner and the bottom of the mobile home support beams. (Ord. 87-3 § 15, 1987).

16.28.160 Mobile home stand required.

Each mobile home shall have a minimum 18-inch-wide, six-inch thick reinforced slab or runner placed under the weight-bearing portions of the mobile home. (Ord. 87-3 § 16, 1987).

16.28.170 Ground anchor requirements.

Ground anchors shall be installed at each mobile home space and shall be capable of resisting an allowable working load equal to or exceeding 3,150 pounds, applied in the direction of the tie-down. In addition, each ground anchor shall be capable of withstanding a 50 percent overload without failure. (Ord. 87-3 § 17, 1987).

16.28.180 Tiedown requirements.

Each mobile home shall use tiedowns as specified by the manufacturer or by the building inspector if no manufacturer’s specifications exist. (Ord. 87-3 § 18, 1987).

16.28.190 Skirting.

Appropriate skirting must be affixed and in place within 30 days of placement of the mobile home on the mobile home space. (Ord. 87-3 § 19, 1987).

16.28.200 Landscaping requirements.

Ornamental plantings acceptable to the planning commission, at least eight feet in depth, shall be installed and maintained around the perimeter of the park. (Ord. 87-3 § 20, 1987).

16.28.210 Fencing and screening.

There shall be constructed and maintained a permanent fence not less than six feet in height on all sides of the park, except where natural barriers exist to form all or part of such a screen. The fence and/or screening shall be placed in such manner as to not create any traffic safety visual hazards. (Ord. 87-3 § 21, 1987).

16.28.220 Soil and ground cover.

Exposed ground surfaces in all parts of the park shall be paved, covered with stone screenings or other material or protected within a vegetative growth that is capable of preventing erosion and eliminating dust. All plans for surface coverage must be approved by the planning commission. (Ord. 87-3 § 22, 1987).

16.28.230 Mobile home space – Site number requirements.

Every mobile home space shall be identified with an individual site number in logical numerical sequence and so shown on the official plot plan for the mobile home park. (Ord. 87-3 § 23, 1987).

16.28.240 Recreation area.

All parks shall have at least one recreation area. Not less than five percent of the gross park area shall be devoted to such area, which shall be centrally located where topography permits. In parks containing more than 100 spaces, this area may be decentralized. The particular type of recreation area, i.e., open space, bike trails, putting green, swimming pool, etc., shall be left to the discretion of the park owner/developer. The following shall not be counted into the recreation area calculation: vehicle parking and storage; commercial, administration or sales offices; maintenance and utilities areas; and the perimeter setback of the mobile home park. When children’s playground space is provided, it shall be so designated, and shall be protected from traffic thoroughfares and parking areas. Such space shall be maintained in a sanitary condition and free of dangerous conditions and hazards. (Ord. 87-3 § 24, 1987).

16.28.250 Service and community service buildings.

All portions of any structure within a mobile home park which is not a mobile home shall conform to the provisions of the Eatonville building code. (Ord. 87-3 § 25, 1987).

16.28.260 Accessory structures – Area restriction.

In no case shall the area of a mobile home space occupied by a carport or other accessory structure or combination thereof exceed 50 percent of the total space area. (Ord. 87-2 § 26, 1987).

16.28.270 Cabanas prohibited.

Cabanas are prohibited in mobile home parks. (Ord. 87-3 § 27, 1987).

16.28.280 Awnings.

Awning roofs of plastic, canvas or lightweight metal may be attached to an approved awning track on the mobile home. (Ord. 87-3 § 28, 1987).

16.28.290 Patio requirements.

There shall be provided on each mobile home space a concrete or bituminous asphalt patio of at least 120 square feet in area. The minimum width of such patio shall be eight feet. The patio shall be designed to be congruent with the mobile home space. (Ord. 87-3 § 29, 1987).

16.28.300 Porches.

Design and construction of all structural elements a porch, stairs leading thereto and rails, shall be in accordance with the applicable provision of the Eatonville building code. (Ord. 87-3 § 30, 1987).

16.28.310 Ramadas prohibited.

Ramadas are prohibited in mobile home parks. (Ord. 87-3 § 31, 1987).

16.28.320 Storage building.

One storage building, the capacity of which shall not exceed 150 square feet, may be located on a mobile home space. (Ord. 87-3 § 32, 1987).

16.28.330 Park streets – Required – Width, surfacing and lighting.

A mobile home park shall contain a park street (or streets) which connects each mobile home space within the park to a public road, street or highway. Park streets shall be surfaced with asphalt concrete or concrete as specified in Washington State regulations. A park street shall have a minimum width of 30 feet and shall be well marked in the daytime and adequately lighted at night. (Ord. 87-3 § 33, 1987).

16.28.340 Access requirements.

Each mobile home space within a mobile home park shall have direct access to a park street. The access shall be an unobstructed area. (Ord. 87-3 § 34, 1987).

16.28.350 Width determination.

Where the site design contains a large number of asymmetrical lots or where cul-de-sac driveways extend from a central access, the required minimum driveway width shall be determined from the individual characteristics of the design and approved by the planning commission. (Ord. 87-3 § 35, 1987).

16.28.360 Roadway surfacing requirements.

All access roadways, parking areas and service drives shall be asphaltic concrete surfaced in accordance with Washington State specifications. (Ord. 87-3 § 36, 1987).

16.28.370 Parking space requirements generally.

For each mobile home space shall be provided two off-street parking spaces on the mobile home space. This parking space shall be hard-surfaced. The minimum driveway width shall be 20 feet. (Ord. 87-3 § 37, 1987).

16.28.380 Guest, service and storage facilities.

A. In addition to the requirement for occupant parking, guest and service parking shall be provided within the boundaries of the park in the amount of one space for each five mobile home spaces or fraction thereof and shall be conveniently located and plainly identified for such use.

B. A minimum, screened parking area of 150 square feet per mobile home space shall be provided for the storage of boats or vehicles in excess of two per mobile home space.

C. Such parking area shall be fully hard-surfaced or oil-matted, and the spaces separated by striping or markers, and shall conform with the circulation and construction. (Ord. 87-3 § 38, 1987).

16.28.390 Walkways.

A mobile home park shall contain walkways to and from all community service and recreational facilities. Such walkways shall be adequately surfaced and lighted. (Ord. 87-3 § 39, 1987).

16.28.400 Water supply.

The water supply shall come from the town water system and shall be provided to all plumbing fixtures in the mobile home park and to individual water connections provided at each mobile home space. (Ord. 87-3 § 40, 1987).

16.28.410 Water connections.

A. Water connections and water piping for individual mobile homes shall be installed in accordance with the Uniform Plumbing Code, and shall consist of a riser terminating at least 12 inches above the ground surface with two three-quarter-inch nine valved outlets threaded for screw-on connections. Such water connection shall be equipped with a shutoff valve placed below frost depth (but in no case shall this valve be a stop and water cock), shall be protected from freezing and from damage from mobile home wheels, and shall have the ground surface around the rise pipe graded to divert surface drainage away from the connection.

B. Water piping shall be installed in accordance with the Uniform Plumbing Code adopted by the town. (Ord. 87-3 § 41, 1987).

16.28.420 Water main approval required.

Water distribution mains within the confines of the mobile home park shall be approved by the Eatonville water department in relation to the materials, sizing and design of the system. (Ord. 87-3 § 42, 1987).

16.28.430 Plumbing and sewer connections.

All plumbing and sewer connections in the mobile home park shall comply with the Uniform Plumbing Code adopted by the town. (Ord. 87-3 § 43, 1987).

16.28.440 Sewer connections and sanitary facilities.

All mobile home parks shall be connected to a public sewer, and all mobile homes and other sanitary facilities in the park shall be connected exclusively to the sewer. See WAC 248-76-290. (Ord. 87-3 § 44, 1987).

16.28.450 Gas burning appliances – Installation requirements.

All gas burning appliances shall be of an approved vented type and shall be installed in accordance with the Uniform Plumbing Code. (Ord. 87-3 § 45, 1987).

16.28.460 Fire protection equipment – Requirements generally.

In every mobile home park that contains 20 or more mobile home spaces, there shall be installed a minimum of one standard approved fire hydrant within the confines of the park. Additional fire hydrants shall be required so as not to exceed 500-foot spacing. All hydrants shall be supplied with water from an approved six-inch water main. (Ord. 87-3 § 46, 1987).

16.28.470 Fire protection equipment – Fire department approval required.

All fire protection equipment required by this chapter shall meet the approval of the Eatonville fire department. (Ord. 87-3 § 47, 1987).

16.28.480 Operation – Owner responsibility.

The owner or operator of a mobile home park shall be responsible for securing the maintenance of all structures and their sites. (Ord. 87-3 § 48, 1987).

16.28.490 Maintenance of structures.

Every structure shall be maintained in an approved, safe and sanitary condition. (Ord. 87-3 § 49, 1987).

16.28.500 Working order required for all installations.

All devices, installations and safeguards required by this chapter shall be maintained in approved working order. (Ord. 87-3 § 50, 1987).

16.28.510 Removal of unfit habitation required – When.

No owner or operator of a mobile home park shall permit a mobile home to remain in the park when the mobile home has been designated by the health officer or building inspector as unfit for human habitation, for more than 14 days after notification.

If the owner or operator is prevented from removing the building within the 14-day period of time by an assertion by the tenant of existing state law, then the owner or operator shall be excused from complying with the 14 day requirement, provided such owner or operator is taking all reasonable legal steps to have the mobile home removed as soon as is legally possible under existing state law. (Ord. 87-3 § 51, 1987).

16.28.520 Commercial uses.

Commercial uses supplying essential goods or services for the benefit and convenience of park occupants may be allowed subject to the approval of the town council. (Ord. 87-3 § 52, 1987).

16.28.530 Sign restrictions.

In a mobile home park, all commercial signs and advertising devices shall be prohibited except:

A. One identification sign whose maximum area shall be 32 square feet and whose maximum height shall be 12 feet, and which shall be erected in the landscaped setback of the mobile home park. Illumination shall be by spotlight only; the sign may be up to 48 square feet if approved by an application for a conditional use permit;

B. Illuminated, nonflashing, directional or identification signs, not to exceed four square feet in area when placed on such structures as office, laundry, hobby shop, etc. (Ord. 87-3 § 53, 1987).

16.28.540 Poultry and livestock prohibited.

Poultry and livestock shall not be permitted in any mobile home park. (Ord. 87-3 § 54, 1987).

16.28.550 Placement fee.

There shall be a charge to be known as a placement fee, which shall be charged for the inspection and placement of each mobile home prior to its location within a mobile home park as defined herein. Said fee shall be the sum of $100.00 per mobile home. If the building inspector needs to make more than three inspections of the mobile home, then an additional fee of $25.00 shall be paid for each additional inspection. The fee established herein may be modified by resolution of the town council. (Ord. 87-3 § 55, 1987).

16.28.560 Enforcement – Right of entry for inspection.

The town has the right, through its health officer, building inspector, fire chief or police chief, to enforce the provisions of this chapter; and for the purposes of securing enforcement, these officers or their duly authorized representatives shall have the right and are empowered to enter upon the premises of any mobile home park now or hereafter constructed within the town for the purpose of carrying out the provisions of this chapter. (Ord. 87-3 § 56, 1987).

16.28.570 Violation – Notice required.

Whenever inspection by any of the town’s representatives indicates that any provision of this chapter or any other applicable law is being violated, the town’s representative shall notify the owner of the mobile home park and the owner of any mobile home in violation, in writing, of such fact, shall set forth in the notice a description of the violation, and shall further direct that such violation be remedied by commencing to remedy same within 72 hours of receipt of notice and to continue thereafter diligently and continuously until the violation has been abated. (Ord. 87-3 § 57, 1987).

16.28.580 Violation – Failure to remedy – Revocation of permits and licenses.

After a written notice of a violation has been submitted by the town’s representative, and the violation has not been remedied within a reasonable time, 14 days under most circumstances being deemed a reasonable time, or if it appears that any other violation of laws exist, then the town may take action to revoke the business licenses or a complaint may be filed in the municipal court with the general penalty as adopted by EMC 1.12.010. (Ord. 87-3 § 58, 1987).

16.28.590 Permit or licenses revocation – Hearing required – Notice.

No permit or license shall be revoked until after a hearing before the town council relating to such revocation. Notice of the hearing shall be given in writing and served at least 14 days prior to the date of the hearing thereon, such service to be upon the holder of the permit or his manager or agent, which notice shall state the grounds of complaint against the holder or the holder of the permit or against the mobile home park maintained by him, and shall also state the time when, and the place where, the hearing will be held. In the event the holder of the permit cannot be found or personal service of notice cannot be made, then a copy of the notice shall be mailed, postage fully prepaid, addressed to the holder, at his last known address, at least 14 days prior to the date of the hearing. (Ord. 87-3 § 59, 1987).

16.28.600 Appeal procedures.

Any person aggrieved by the decision of the building inspector, health officer or fire chief may, within 10 days after mailing notification of such decisions, appeal to the town council for a hearing as to the matters in question, whereupon a time for hearing shall be set which shall not be later than 30 days thereafter. At such time, full and complete hearing shall be had before the town council, at which time the town council shall confirm, modify or disapprove the decision. (Ord. 87-3 § 60, 1987).