Chapter 19.47
TRAILER HOUSES AND TRAILER PARKS
Sections:
19.47.020 Location limited to designated areas.
19.47.030 Mobile home park – Development procedure – Review.
19.47.040 Mobile home park – Development, health and safety standards.
19.47.050 Permit to operate mobile home or recreational vehicle park.
19.47.070 Recreational vehicle park – Development procedure.
19.47.080 Recreational vehicle park – Development, health and safety standards.
19.47.010 Definitions.
Wherever used in this chapter, the following terms shall be construed to have the meaning hereinafter ascribed to them:
A. “Dependent mobile homes” means a manufactured home or mobile home, as defined in RCW 65.20.020(6), or recreational vehicle which does not have a flush toilet and a bathtub or shower.
B. “Designated manufactured home” means an independent mobile home conforming to RCW 35A.63.145(2).
C. “Independent mobile homes” means any manufactured home or mobile home, as defined in RCW 65.20.020(6), which contains its own sanitary facilities, which sanitary facilities shall include at least one water closet, one kitchen sink and one bathtub or shower.
D. “Mobile home park” means any plot tract, site or premises of ground where accommodations are provided for four or more families to establish temporary or semi-permanent residences in manufactured home or mobile homes.
E. “Mobile home park operator” means the equitable owner or owners of a mobile home park together with the manager or managing tenant of any mobile home park. In the event any mobile home park operator is a corporation, this definition includes all officers, directors and shareholders of the corporation.
F. “Premises” means that land area upon which a mobile home park is located and the land area adjacent to and surrounding that upon which any mobile home is located or placed.
G. “Recreational vehicle” means any portable structure designed for and capable of being licensed for driving or towing under RCW Title 46 and suitable for the temporary place of abode of human beings.
H. “Recreational vehicle park” means any plot tract, site or premises of ground where accommodations are provided for two or more families to establish temporary habitation in recreational vehicles, tents, or other portable habitation.
I. “Recreational vehicle park operator” means the equitable owner or owners of a recreational vehicle home park together with the manager or managing tenant of any recreational vehicle park. In the event any recreational vehicle park operator is a corporation, this definition includes all officers, directors and shareholders of the corporation.
J. “Tent” means a temporary residential shelter of canvas, tarpaulin or other strong fabric, cloth, or plastic stretched over and supported by wood or other frame work. [Ord. 449 § 1, 1993; Ord. 123 Art. I, 1971.]
19.47.020 Location limited to designated areas.
It is unlawful for any person or persons to place, move, store or occupy, or allow to be placed, moved, stored or occupied, a manufactured home, mobile home, recreational vehicle or other temporary, movable place of abode in the City except in compliance with this title.
A. Dependent Mobile Homes, Recreational Vehicles and Tents. Dependent mobile homes, recreational vehicles and/or tents shall only be permitted within recreational vehicle parks and shall not be otherwise maintained or occupied as a place of human habitation within the City, except that minors may be allowed to use tents within the yard of their parents during nonschool days of the year. Not more than one recreational vehicle may be stored in a garage or behind an approved fence or vegetative screen on a lot occupied by a single-family residence, if otherwise permitted by the provisions of this title for that zoning district.
B. Independent Mobile Homes – Individual Zoning Lots. Independent mobile homes qualifying as “designated manufactured housing” may be placed upon any building site properly zoned for a single-family dwelling if its construction meets the State Building Code and it is supported by a perimeter concrete or concrete block foundation. Such foundation shall consist of a footing with stemwall or monolithic slab, with “rebar” reinforcement and perimeter drainage, all as otherwise required for conventional residential construction.
C. Independent Mobile Homes – Mobile Home Parks. Independent mobile homes qualifying as “designated manufactured housing” may be placed within a mobile home park meeting the standards of this chapter.
D. Prohibited Mobile Homes. Independent mobile homes not otherwise permitted above are prohibited within the City. [Ord. 507 § 1, 1996; Ord. 449 § 1, 1993; Ord. 123 Act. II, 1971.]
19.47.030 Mobile home park – Development procedure – Review.
Mobile home parks are restricted to the residential-multiple use zoning district. The development of a mobile home park requires a conditional use permit processed in the manner provided in Chapter 19.11 EMC. The City Council may prescribe such additional conditions as the particular circumstances may require for the protection of the health, safety and welfare of the residents of the proposed park and those in the vicinity of the proposed park. In the event of any alleged violation of or noncompliance with the provisions of this chapter or the enactment of new or revised mobile home park regulations and standards, the conditional use permit may be continued, modified or revoked by the City Council following a duly noticed public hearing. [Ord. 449 § 1, 1993; Ord. 123 Art. III, 1971.]
19.47.040 Mobile home park – Development, health and safety standards.
The following regulations and conditions shall be required for all mobile home parks located within the City of Everson:
A. Each mobile home park shall have on file with the City the names, addresses and telephone numbers of all its operators. Each mobile home park with five or more spaces shall have an on-site manager in charge of day-to-day park operations. Every mobile home park shall develop, print and conspicuously post mobile home park rules to ensure that tenants abide by the provisions of this chapter and any additional rules of the mobile home park operator. The mobile home park rules shall include a requirement that each occupant keep their space and the premises occupied thereby free from rubbish, garbage and other refuse.
B. No littering of the mobile home park with rubbish, garbage or other refuse shall be permitted. Every person owning or operating a mobile home park shall maintain such park and all permanent equipment in connection therewith, in a clean and sanitary condition and shall maintain the equipment in a state of good repair.
C. The mobile home park operator shall provide marked solid waste containers for each mobile home space or, in the alternative, shall provide conveniently located common solid waste receptacles for use by tenants. Solid waste receptacles, or dumpsters, shall be securable, fly-tight, and of capable of holding eight cubic feet per mobile home space. The mobile home park operator shall not permit the solid waste receptacles to become foul smelling, unsightly, or breeding places for flies, and shall provide disposal of all solid waste at least weekly through the services of the solid waste contractor of the City of Everson.
D. Each independent mobile home shall be allotted at least 10,000 square feet of land space with a frontage of at least 30 feet upon a public or park street. Each mobile home shall be set back at least 20 feet from public and park streets, and five feet from all other mobile home space or lot lines.
E. Fires shall be made only in stoves or other suitable equipment provided for that purpose. Open fires shall not be permitted.
F. The mobile home park shall be equipped with a water system complying with City standards and connected to the City’s water system through a single master meter, with all water charges paid by the mobile home park operator. Each mobile home space or lot shall be equipped with an independent outside faucet and a direct connection device, which can be shut-off separately. The direct connection device shall be designed to prevent backflow or cross-connection during work, repair, maintenance, or vacancy.
G. The mobile home park shall be equipped with a sanitary sewer system complying with City standards in EMC Title 13 and having a single connection to the City’s sanitary sewer system, with all sewer charges paid by the mobile home park operator. Each mobile home space or lot shall be provided with its own side sewer and connection device, which can be sealed separately. The connection device shall be designed to prevent backflow or infiltration of water and/or debris during work, repair, maintenance, or vacancy.
H. No additions may be built onto, attached to, or become a part of any independent mobile home except those complying with City and State codes.
I. Each mobile home space or lot shall be equipped with a freestanding, securable storage shed with at least 100 square feet of floor area. Sheds or freestanding structures other than mobile homes shall, unless screened by an approved fence or plantings, be set back at least five feet from all mobile home space or lot lines. In addition to the storage shed, each mobile home space shall be provided with a patio of concrete, asphalt, flagstone or other approved surface with minimum dimensions of six feet in width and 20 feet in length.
J. No part of any mobile home park shall lie within the area of special flood hazard identified pursuant to Chapter 15.10 EMC. Each mobile home park shall be located on a well-drained area and the premises of every such mobile home park shall be properly contoured and/or graded so as to prevent the accumulation of storm or casual waters. An approved storm sewer system shall convey driveway and street runoff, storm and casual surface waters to a proper off-site drainage channel or repository. The storm sewer system shall be designed and engineered to remove or collect for removal any foreseeable contaminants.
K. Each mobile home park shall be provided with sufficient street and area lighting; all public water closets and laundry facilities shall be provided with sufficient lighting facilities, one or more of which shall be kept energized from one-half hour (30 minutes) after sunset to one-half hour (30 minutes) before sunrise.
L. Each mobile home park shall be screened from view from all adjacent streets and properties by means of an ornamental fence, wall or hedge of approved design and configuration.
M. The off-street parking required for each mobile home space or lot by Chapter 19.39 EMC, and any driveway to the park street, shall be paved with concrete or asphalt. Driveways shall be at least 20 feet in width and shall be designed to prevent vehicles backing onto the park street. In addition to the parking required for each mobile home space or lot, the park shall contain at least one paved, common parking space for each three mobile home spaces; provided, that the mobile home park rules may reserve such spaces for guests or visitors.
N. Each mobile home space in the park shall front on a City or park street. All park streets shall meet City construction standards for subdivisions, including curb-to-curb paving, and six-inch curbs and five-foot wide sidewalks on either side. Mobile home space numbering and park street names shall be subject to approval by the City.
O. Each mobile home space shall be serviced by an available connection to telephone, CATV, power, and natural gas. All such utilities shall be undergrounded throughout the mobile home park.
P. Each mobile home park operator shall provide common laundry/sanitary facilities within the park as required by the City of Everson. The facilities shall be located in a proper utility building, which building shall be kept clean and sanitary. The laundry/sanitary facility shall be handicapped accessible.
Q. If the mobile home park accommodates children under 14 years of age, then there shall be provided a separate play area restricted to that use. At least 100 square feet of play area shall be provided per mobile home space; provided, that no such play area, regardless of the number of mobile home spaces, shall be less than 2,500 square feet. The play area shall be protected by fences, or the equivalent, at least 30 inches in height from all streets, driveways and parking areas. [Ord. 449 § 1, 1993; Ord. 123 Art. IV, 1971.]
19.47.050 Permit to operate mobile home or recreational vehicle park.
A. It shall hereafter be unlawful for any person or persons to operate a mobile home park or recreational vehicle park within the City without a valid permit to do so from the Washington State Director of Health or the local health officer having jurisdiction.
B. Any person violating any of the provisions of this chapter shall be guilty of a misdemeanor. Each day that a violation is knowingly permitted to exist shall constitute a separate offense. [Ord. 449 § 1, 1993; Ord. 123 Art. V, 1971.]
19.47.060 Parking.
A. It shall be unlawful to park a mobile home or recreational vehicle on the streets of the City for a period of over 24 hours whether attached to the vehicle usually used to tow it or not.
B. No recreational vehicle may be parked on the lot of an existing home for the purpose of occupancy for a period of over 30 days unless by special permission from the City Council.
C. No more than one recreational vehicle may be parked on the lot of an existing home for the purpose of occupancy at any time.
D. A mobile home or recreational vehicle may be parked and occupied on a building site during the construction of a permanent residence for a period of not to exceed six months. Any extension of this time limit must be obtained from the City Council, and may be renewed not more than two times for a total of not more than 18 months. [Ord. 449 § 1, 1993; Ord. 123 Art VI, 1971.]
19.47.070 Recreational vehicle park – Development procedure.
Recreational vehicle parks are restricted to the agricultural and residential-multiple use zoning districts. The development of a recreational vehicle park requires a conditional use permit processed in the manner provided in Chapter 19.11 EMC. The City Council may prescribe such additional conditions as the particular circumstances my require for the protection of the health, safety and welfare of the residents of the proposed park and those in the vicinity of the proposed park. In the event of any alleged violation of or noncompliance with the provisions of this chapter or the enactment of new or revised mobile home park regulations and standards, the conditional use permit may be continued, modified or revoked by the City Council following a duly noticed public hearing. [Ord. 449 § 1, 1993.]
19.47.080 Recreational vehicle park – Development, health and safety standards.
The following regulations and conditions shall be required for all recreational vehicle parks located within the City of Everson:
A. Each recreational vehicle park shall have on file with the City the names, addresses and telephone numbers of all its operators. Each recreational vehicle shall have an on-site manager in charge of day-to-day park operations. Every recreational vehicle park shall develop, print and conspicuously post recreational vehicle park rules to ensure that tenants abide by the provisions of this chapter and any additional rules of the recreational vehicle park operator. The park rules shall include a requirement that each visitor keep their space and the premises occupied thereby free from rubbish, garbage and other refuse.
B. No littering of the recreational vehicle park with rubbish, garbage or other refuse shall be permitted. Every person owning or operating a recreational vehicle park shall maintain such park and all permanent equipment in connection therewith in a clean and sanitary condition and shall maintain the equipment in a state of good repair.
C. The recreational vehicle park operator shall provide marked solid waste containers for each recreational vehicle space or, in the alternative, shall provide conveniently located common solid waste receptacles for use by visitors. Solid waste receptacles, or dumpsters, shall be securable, fly-tight, and of capable of holding eight cubic feet per recreational vehicle space. The recreational vehicle park operator shall not permit the solid waste receptacles to become foul smelling, unsightly, or breeding places for flies, and shall provide disposal of all solid waste at least weekly through the services of the solid waste contractor of the City of Everson.
D. Each independent recreational vehicle shall be allotted at least 1,000 square feet of land space with a frontage of at least 15 feet upon a park street. Each recreational vehicle shall be set back at least 10 feet from public and park streets, and five feet from all other recreational vehicle space lines.
E. Fires shall be made only in stoves or other suitable pits or barbecues provided for that purpose. Open fires shall not be permitted.
F. The recreational vehicle park shall be equipped with a water system complying with City standards and connected to the City’s water system through a single master meter, with all water charges paid by the recreational vehicle park operator. Each recreational vehicle space faucet or direct connection device, shall be capable of shut-off and shall be designed to prevent backflow or cross-connection during work, repair, maintenance, or vacancy. Faucets shall be available within 100 feet of each recreational vehicle spaces not having its own faucet.
G. The recreational vehicle park shall be equipped with a sanitary sewer system complying with City standards in EMC Title 13 and having a single connection to the City’s sanitary sewer system, with all sewer charges paid by the recreational vehicle park operator. Each recreational vehicle space provided with its own side sewer and connection device must be capable of being sealed separately and designed to prevent backflow or infiltration of water and/or debris during work, repair, maintenance, or vacancy.
H. Each recreational vehicle space or lot shall be graded level in an area equal to the largest dimension of recreational vehicle to be accommodated.
I. Each recreational vehicle park shall be located on a well-drained area and the premises of every such recreational vehicle park shall be properly contoured and/or graded so as to prevent the accumulation of storm or casual waters. Any storm sewer system shall convey driveway and street runoff, storm and casual surface waters to a proper off-site drainage channel or repository. Any such storm sewer system shall be designed and engineered to remove or collect for removal any foreseeable contaminants.
J. Each recreational vehicle park shall be provided with sufficient street and area lighting; all public water closets and laundry facilities shall be provided with sufficient lighting facilities, one or more of which shall be kept energized from one-half hour (30 minutes) after sunset to one-half hour (30 minutes) before sunrise.
K. Each recreational vehicle park shall be screened from view from all adjacent streets and properties by means of an ornamental fence, wall or hedge of approved design and configuration.
L. All off-street parking for each recreational vehicle space, and any driveway to the park street, shall be paved with concrete or asphalt, or compact crushed gravel. Driveways shall be at least 10 feet in width. In addition to the parking required for each recreational vehicle space or lot, the park shall contain at least one paved, common parking space for each 10 recreational vehicle spaces; provided, that the recreational vehicle park rules may reserve such spaces for guests or visitors.
M. Each recreational vehicle park utilities shall be undergrounded throughout the recreational vehicle park.
N. The recreational vehicle park operator shall provide sanitary facilities within the park as required by the plumbing code of the City. The facilities shall be located in a proper utility building, which building shall be kept clean and sanitary. Sanitary facilities shall be provided at the ratio of one water closet for every 15 persons of each sex, one wash basin with hot and cold water for each two water closets, one bath tub or shower for every 20 persons and one laundry tray for each 20 recreational vehicle spaces. A minimum of one water closet and one wash basin and one tub or shower shall be provided for each gender. Such required sanitary facilities shall be based on the total park capacity and shall be computed on the basis of a minimum of three persons to each recreational vehicle with the genders being assumed equal in number.
O. If the recreational vehicle park accommodates children under 14 years of age, then there shall be provided a separate play area restricted to that use. At least 100 square feet of play area shall be provided per recreational vehicle space; provided, that no such play area, regardless of the number of recreational vehicle spaces, shall be less than 2,500 square feet. The play area shall be protected by fences, or the equivalent, at least 30 inches in height from all streets, driveways and parking areas. [Ord. 449 § 1, 1993.]