Chapter 16.36 MOBILE HOMES -- MOBILE HOME PARKS

*For the statutory provisions regarding design and manufacturing safety of mobile homes, see RCW 43.22.340 through 43.22.490; for the provision that certain requirements, such as local land use requirements, setbacks, site development, etc., are reserved to local jurisdictions see RCW 43.22.460; for the provisions regarding responsibilities of the state and local boards of health, see RCW 43.20.050; for the provisions regarding the transfer of the duties and responsibilities of the State Department of Health to the Department of Social and Health Services, see Chapter 43.20A RCW; for provisions relating to sanitary requirements for trailer houses and trailer parks, see Chapter 7.28 LMC.

I. Definitions

16.36.010 Awning, permanent.

“Permanent awning” means any structure erected for shade or shelter and which is completely open on at least two sides. A side may be interpreted to be an end. “Awning” does not include a window awning. A permanent awning shall be accessory to a mobile home and shall be designed so as to be not readily disassembled, moved and reassembled and is intended to be constructed in conformance with the building code, and within six feet of the mobile home to which it is accessory. (Ord. 1421 § 1, 1969).

16.36.020 Awning, portable or demountable.

“Portable or demountable awning” means any prefabricated structure erected for shade or shelter which is designed to be readily assembled and disassembled and adapted to ready transportation. A portable awning shall be completely open on at least two sides. A side may be interpreted to be an end. “Awning” does not include a window awning. An awning shall be accessory to a mobile home and shall be located within six feet of the mobile home to which it is accessory. (Ord. 1421 § 1, 1969).

16.36.030 Building code.

“Building code” means the building code of the city as amended from time to time. (Ord. 1421 § 1, 1969).

16.36.040 Carport, permanent.

“Permanent carport” means an awning or 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 building code. All carports shall be accessory to mobile homes. (Ord. 1421 § 1, 1969).

16.36.050 Carport, portable or demountable.

“Portable or demountable carport” means an awning or 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 readily assembled and disassembled and adapted to ready transportation. All portable structures including carports shall be accessory to mobile homes. (Ord. 1421 § 1, 1969).

16.36.060 Driveway.

“Driveway” means a private mobile home park service road providing vehicular access and egress between individual mobile home lots and an adjoining public right-of-way. (Ord. 1421 § 1, 1969).

16.36.070 Fence.

“Fence” means any protective wall, shield or structure six feet or less in height. (Ord. 1421 § 1, 1969).

16.36.080 Mobile home.

“Mobile home” means a vehicle equipped as a dwelling place containing not less than 600 square feet and not capable of propulsion which contains its own sanitary facilities and a separation of sleeping area from kitchen, living and bathroom areas. (Ord. 1421 § 1, 1969).

16.36.090 Mobile home lot.

“Mobile home lot” means a plot of ground plainly marked by corner stakes, fences, shrubbery or other devices and designated to accommodate one occupied mobile home and accessory buildings or uses. (Ord. 1421 § 1, 1969).

16.36.100 Mobile home park.

“Mobile home park” means any plot of ground eight acres or more in extent upon which mobile homes, occupied for dwelling or sleeping purposes, are located, regardless of whether or not a charge is made for such accommodation. (Ord. 1421 § 1, 1969).

16.36.110 Person.

“Person” means any person, firm, corporation, partnership, or association. (Ord. 1421 § 1, 1969).

16.36.120 Playground.

“Playground” means a play lot or other area which has been landscaped and developed for the use of children or other mobile home occupants. (Ord. 1421 § 1, 1969).

16.36.130 Service building.

“Service building” means a building housing community laundry and other sanitary facilities necessary for the health and convenience of mobile home park occupants. (Ord. 1421 § 1, 1969).

16.36.140 Structure.

“Structure” means that which is built, or constructed, an edifice or building of any kind, or any piece of work artificially built up or composed of parts joined together in some definite manner. As defined herein, “structure” does not include a mobile home or other accessory awnings and carports which are portable and are designed to be readily assembled and disassembled and adapted to ready transportation. (Ord. 1421 § 1, 1969).

16.36.150 Window awning.

“Window awning” means any awning which does not project more than 48 inches from the body of the mobile home and which does not extend more than 12 inches on either side of the window it is designed to serve. (Ord. 1421 § 1, 1969).

II. Required Plans

16.36.160 Preparation and filing of plans.

Prior to any construction or installation of any buildings or utilities in a new or proposed mobile home park, or additions, extensions, and enlargement of any existing mobile home park, the owner or operator thereof shall obtain approval from the planning commission and shall place on file with the community and economic development department three complete plans of the mobile home park. All such plans shall be prepared by a licensed architect, landscape 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. 2774 § 1, 2000; Ord. 1421 § 1, 1969).

16.36.170 Refusal to examine incomplete plans.

The department of community and economic development shall reserve the right to refuse to examine any incomplete, unintelligible or indefinite drawings. (Ord. 2774 § 1, 2000; Ord. 1421 § 1, 1969).

16.36.180 Information required on plans.

The mobile home park plan shall be drawn to scale and completely dimensioned. Such plans shall clearly set forth the following information at a scale not less than one inch equals 200 inches and shall conform to the requirements of the city platting regulations:

(1) Name and address of the owner and/or operator;

(2) Address, location, and legal description of the mobile home park;

(3) Extent of the area and dimensions of the site;

(4) Size, location, and number of mobile home lots;

(5) Entrances, exits, driveways and walkways;

(6) Number, size and location of automobile parking accommodations;

(7) Number, location and detailed floor plans, including elevations, of all service buildings and other proposed structures and other accessory buildings;

(8) Location, and size of recreation area, if any, including a development plan showing type of landscaping, surface treatment, drainage, apparatus and/or special equipment;

(9) Plan of water system;

(10) Method and plan of sewage disposal and site drainage;

(11) Method of garbage disposal and plan of storage areas;

(12) Lighting plan of outside areas and service outlets;

(13) Method and plan of service building heating;

(14) Location and type of firefighting and fire prevention facilities. (Ord. 1421 § 1, 1969).

16.36.190 Compliance with state statutes required.

All mobile homes located in mobile home parks shall comply with all rules and regulations governing the installation of plumbing, heating and electrical equipment as now or hereafter prescribed by the Washington State Director of Labor and Industries pursuant to RCW 43.22.340, and all mobile home parks shall comply with all rules and regulations, now or hereafter, prescribed by the Washington State Board of Health or the Washington State Department of Social and Health Services, pursuant to RCW 43.20.050 and Chapter 43.20A RCW, relating thereto and shall further comply with LMC 7.28.040. (Ord. 1573 § 1, 1972; Ord. 1421 § 1, 1969).

III. General Use Regulations

16.36.200 Obstructions prohibited.

No obstruction of any kind shall be erected, placed or maintained on or about the mobile home lot which would impede the movement of a mobile home to or from a site or prevent inspection of plumbing or electrical facilities. (Ord. 1421 § 1, 1969).

16.36.210 Poultry and livestock not permitted.

Poultry and livestock shall not be permitted in any mobile home park. (Ord. 1421 § 1, 1969).

16.36.220 Nonresidential uses restricted.

Any nonresidential use of property in a mobile home park shall be clearly subordinate to the residential use and character of the property. (Ord. 1421 § 1, 1969).

16.36.230 Sewer connections.

All new mobile home parks shall be connected to a public sewer. (Ord. 1421 § 1, 1969).

16.36.240 Occupied mobile homes limited by number of proper sites available.

A mobile home park shall not accommodate any occupied mobile home for which there are no available sites conforming to the provisions of this chapter. (Ord. 1421 § 1, 1969).

16.36.250 Posting plot plan and regulations.

The owner or operator of every mobile home park shall maintain in a conspicuous location in or adjacent to the mobile home office, a copy of an approved plot plan of the mobile home park, a copy of the conditions of city approval, and a copy of the latest ordinances and regulations pertaining to such mobile home park. (Ord. 1421 § 1, 1969).

16.36.260 Signs.

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

(1) One illuminated nonflashing identification sign whose maximum area shall be 48 square feet and whose maximum height shall be 12 feet may be erected in the landscaped setback of the mobile home court;

(2) Illuminated nonflashing directional or identification signs not exceeding two square feet in area when placed on such structures as “office building,” “laundry,” “hobby shop,” etc. (Ord. 1421 § 1, 1969).

16.36.270 Unlawful occupancy.

It is unlawful for any person in a mobile home park to use or cause, or permit to be used for occupancy:

(1) Any mobile home from which any tire or wheel has been removed, except for the purpose of making temporary repairs or placing it in dead storage;

(2) Any mobile home which is permanently attached with underpinning or foundation to the ground;

(3) Any mobile home which does not conform to the requirements of the Washington State Vehicle Code governing the use of trailers or mobile homes on public highways;

(4) Any mobile home which does not carry a current yearly license by any state vehicle department. (Ord. 1421 § 1, 1969).

IV. Site Requirements

16.36.280 Site area.

The minimum site area for a mobile home park shall be not less than eight acres. (Ord. 1421 § 1, 1969).

16.36.290 Minimum size of lots.

Mobile home sites shall be a minimum of 3,500 square feet for each unit with 2,500 square feet of open area to be included for each mobile home site. (Ord. 1421 § 1, 1969).

16.36.300 Pads beneath mobile homes required.

Each mobile home shall be placed on a pad at least large enough to cover the entire area underneath any mobile home parked thereon. (Ord. 1421 § 1, 1969).

16.36.310 Surfacing of pads.

Each mobile home pad shall be surfaced with at least three inches of gravel or hard surfaced with asphaltic concrete of minimum thickness of two inches or better. (Ord. 1421 § 1, 1969).

16.36.320 Patios.

There shall be provided on each mobile home site a concrete or bituminous asphalt patio of at least 160 square feet in area. The minimum width of such patio shall be eight feet. (Ord. 1421 § 1, 1969)

V. Yard Requirements

16.36.330 Setback requirements.

No mobile home or accessory structures including patios and awnings shall be located closer than five feet from any side or rear lot line nor closer than 10 feet (excluding chassis hitches and drawbars) from the front lot lines abutting a service driveway. (Ord. 1421 § 1, 1969).

16.36.340 Side yard area.

The side yard on the side opposite the patio and living area of a mobile home shall be five feet minimum for the purpose of service, maintenance, and provision of light and air. This area shall be kept free and clear at all times. (Ord. 1421 § 1, 1969).

16.36.350 Distance between mobile homes.

No mobile home shall be located within 15 feet of another mobile home measured from side to side or within 10 feet of another mobile home measured end to end. (Ord. 1421 § 1, 1969).

16.36.360 Distance from mobile home to structures on adjacent sites.

No structure nor portion thereof including patios and awning shall be located closer than eight feet from any mobile home, awning, patio, or other accessory structure on an adjacent site, provided, however, that a windbreak may be located on a lot line provided that it is at least five feet from a mobile home or other accessory structure. (Ord. 1421 § 1, 1969).

16.36.370 Mobile homes and structures prohibited in yard areas.

No mobile home or accessory structure shall be located within the required front, side, or rear yards of the mobile home park. (Ord. 1421 § 1, 1969).

16.36.380 Setback from public rights-of-way and abutting property.

The yard setbacks of the mobile home park shall be a minimum of 25 feet from all public rights-of-way and a minimum of 15 feet from all other abutting property. (Ord. 1421 § 1, 1969).

16.36.390 Location of park or service buildings.

All park or service buildings shall be located at least eight feet away from any mobile home lot shown on the mobile home park plan. (Ord. 1421 § 1, 1969).

VI. Driveways – Parking Areas

16.36.400 Required minimum driveway widths.

(1) When one off-street automobile parking space per mobile home is provided within the lot setback, the minimum driveway width shall be as follows:

(a) When mobile home sites are constructed at a 90 degree angle from a driveway, the driveway width shall be a minimum of 26 feet in width;

(b) When mobile home sites are constructed at a 60 degree angle from a driveway, the driveway width shall be a minimum of 22 feet in width;

(c) When mobile home sites are constructed at a 45 degree angle from a driveway, the driveway width shall be a minimum of 20 feet in width.

(2) Under each of the above design conditions, parking shall not be permitted on the driveway. (Ord. 1421 § 1, 1969).

16.36.410 Parallel parking in driveways.

Parallel parking may be permitted in driveways at the approval of the planning commission providing the driveway width is increased to a minimum of 36 feet. (Ord. 1421 § 1, 1969).

16.36.420 Parallel parking in driveways having lots on only one side.

Where lots exist on only one side of the driveway, parallel parking may be permitted on one side at the approval of the planning commission providing the driveway width is increased to a minimum of 28 feet. (Ord. 1421 § 1, 1969).

16.36.430 Driveway widths where site design contains asymmetrical lots or cul-de-sac driveways.

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 widths shall be determined from the individual characteristics of the design by the planning commission. (Ord. 1421 § 1, 1969).

16.36.440 Parking space requirements.

For each mobile home lot there shall be provided and maintained at least one parking space. Each such parking space shall contain a minimum area of 180 square feet (of dimensions nine feet by 20 feet or 10 feet by 18 feet) and shall be hard surfaced. If central parking lots are provided, they shall be hard surfaced and each space separated by striping or other adequate means and identified to the official lot number of the occupant and reserved for his sole use. (Ord. 1421 § 1, 1969).

16.36.450 Parking spaces within yard areas.

Individual parking spaces may be located within the required mobile home lot setbacks but shall not be located within the zoning setbacks required for the mobile home park itself. (Ord. 1421 § 1, 1969).

16.36.460 Guest and service parking.

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 sites or fraction thereof, other than within the parking facility required and designated for occupant parking and shall be conveniently located and plainly identified for such use. Such parking area shall be fully hard surfaced and the spaces separated by striping or markers and shall conform with LMC Title 19 and building code requirements as to circulation and construction. (Ord. 1421 § 1, 1969).

16.36.470 Access to mobile home parks.

Access to mobile home parks shall be only from residential major or secondary arterial streets. (Ord. 1421 § 1, 1969).

16.36.480 Driveway approach or curb cuts.

No driveway approach or curb cut providing entrance to or exit from a mobile home park shall be located closer than 50 feet from any street intersection, measured from the common private property and street right-of-way line at the nearest side of the intersection. (Ord. 1421 § 1, 1969).

16.36.490 Driveway requirements.

Any openings in required walls, fences, or hedges for driveways necessary for access to or exit from a mobile home park, shall not be more than 30 feet in width. (Ord. 1421 § 1, 1969).

16.36.500 Bituminous surfacing.

All access roadways, parking areas and service drives shall be bituminous surfaced or better. (Ord. 1421 § 1, 1969).

VII. Sanitation

16.36.510 Public water and sewers.

Public water and sewers shall be required in all mobile home parks. (Ord. 1421 § 1, 1969).

16.36.520 Sewage disposal.

All sewage and waste water from toilets, urinals, slop sinks, bathtubs, showers, lavatories, laundries, and all other sanitary fixtures in a mobile home park shall be drained to a public sewage collection system. (Ord. 1421 § 1, 1969).

16.36.530 Plumbing requirements.

All plumbing in the mobile home park shall comply with the city plumbing code. (Ord. 1421 § 1, 1969).

16.36.540 Construction of sewer lines.

Sewer lines shall be constructed in accordance with the recommendations of the director of public works. (Ord. 1421 § 1, 1969).

VIII. Service Buildings

16.36.550 Required.

Every mobile home park shall be provided with one or more service buildings adequately equipped with lavatories, showers and laundry facilities, for the use of mobile homes. (Ord. 1421 § 1, 1969).

16.36.560 Walkways.

Surfaced and lighted walkways shall be provided to all service buildings. (Ord. 1421 § 1, 1969).

16.36.570 Laundry facilities.

Laundry facilities, together with laundry drying facilities, shall be provided. No less than one double laundry tray or automatic washing machine shall be provided for each 20 mobile home lots in the mobile home park. (Ord. 1421 § 1, 1969).

IX. Landscaping

16.36.580 Wall, fence or screen required along side and rear boundaries.

An ornamental wall, screen planting or fence, six feet in height, and acceptable to the community and economic development department shall be erected and maintained along the side and rear boundaries of a mobile home park. Where, in the opinion of the planning commission, it is unreasonable to require a wall, fence or screen planting due to the nature of the existing topography or other existing conditions that might render such wall or fence ineffective, the commission, at its discretion, may waive or modify the requirements as specified in LMC 16.36.580 through 16.36.600. (Ord. 2774 § 1, 2000; Ord. 1421 § 1, 1969).

16.36.590 Ornamental planting along front boundary.

Ornamental planting at least six feet in depth along the full width of the front of the mobile home park property and acceptable to the community and economic development department shall be installed and maintained whether or not the property fronts on a public street. An ornamental wall or fence may be erected in conjunction with the abovementioned ornamental planting but shall not take the place of said ornamental planting. (Ord. 2774 § 1, 2000; Ord. 1421 § 1, 1969).

16.36.600 Street trees and parkway planting.

Street trees and parkway planting shall be installed and maintained along the full width of the front of the mobile home park property. All trees and plants installed within the street right-of-way shall be approved by the park department. (Ord. 1421 § 1, 1969).