Chapter 16.12 CONSTRUCTION AND USE REGULATIONS

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 shall obtain approval from the examiner. The examiner shall conduct an open record hearing to review the proposed plans. All submitted 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.

The examiner’s decision shall be final and conclusive unless a written appeal is filed in superior court according to the city’s appeal procedures as set forth in Chapter 20.06 NBMC, as now in effect or as may be subsequently amended. (Ord. 1172 § 11, 2002: Ord. 1053 § 22, 1998: Ord. 294 § 2.01, 1967).

16.12.010 Plans – Incomplete, refusal to examine.

The planning, health, or building departments or commission shall reserve the right to refuse to examine any incomplete, unintelligible or indefinite drawings. (Ord. 294 § 2.02, 1967).

16.12.015 Plans – Information required.

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 dimensions of the site;

D. Size, location, and number of mobile home lots, including areas for dependent and independent trailers when both are accommodated;

E. Entrances, exits, driveways and walkways;

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 cabanas and other accessory buildings;

H. Location, and size of recreation area, if any, 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;

L. Lighting plan of outside areas and service outlets;

M. Method and plan of service building heating;

N. Location and type of fire fighting and fire prevention facilities. (Ord. 294 § 2.03, 1967).

16.12.020 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. 294 § 3.01, 1967).

16.12.025 Poultry and livestock not permitted.

Poultry and livestock shall not be permitted in any mobile home park. (Ord. 294 § 3.02, 1967).

16.12.030 Nonresidential uses restricted.

No residence shall be permitted on the trailer park site except a residence for the owner or manager of such trailer park. (Ord. 294 § 3.03, 1967).

16.12.035 Sewer connections.

All new mobile home parks shall be connected to a public sewer. (Ord. 294 § 3.04, 1967).

16.12.040 Occupied trailers – Limit.

A mobile home park shall not accommodate any occupied trailers for which there are no available sites conforming to the provisions of this title. (Ord. 1464 § 1 (Exh. A (part)), 2012; Ord. 294 § 3.05, 1967).

16.12.045 Parking on streets overnight.

It is unlawful to camp overnight, or to park an occupied trailer or recreational vehicle overnight upon any public street including the street right-of-way. This provision shall not apply in cases where a mobile home or trailer is parked for the purpose of making emergency repairs. (Ord. 1464 § 1 (Exh. A (part)), 2012: Ord. 294 § 3.06, 1967).

16.12.050 Tents and tent sites prohibited.

It is unlawful to occupy or offer for occupancy a tent or any other structure of similar nature, or site therefor, for living or sleeping purposes in a mobile home park. (Ord. 1464 § 1 (Exh. A (part)), 2012: Ord. 294 § 3.07, 1967).

16.12.055 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. 1464 § 1 (Exh. A (part)), 2012: Ord. 294 § 3.08, 1967).

16.12.060 Signs.

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

A. 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;

B. 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. 1464 § 1 (Exh. A (part)), 2012: Ord. 294 § 3.09, 1967).

16.12.065 Mobile home and cabana rental.

It is unlawful for any person to rent any mobile home, cabana, or accessory building which is owned by or in the possession or control of the owner or operator of the mobile home park, or his agent. The rental paid for any such mobile home, cabana or accessory building shall be deemed to be rental for the site which it occupies. (Ord. 1464 § 1 (Exh. A (part)), 2012: Ord. 294 § 3.10, 1967).

16.12.070 Unlawful occupancy.

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

A. 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;

B. Any mobile home which is permanently attached with underpinning or foundation to the ground;

C. 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;

D. Any mobile home which does not carry a current yearly license by any state or foreign vehicle department;

E. Any mobile home parked on a lot which does not have the hitch fronting on or directly accessible to a conforming driveway;

F. Any mobile home other than a dependent mobile home or recreational vehicle in which the available air space is less than 300 cubic feet per occupant. (Ord. 1464 § 1 (Exh. A (part)), 2012: Ord. 294 § 3.11, 1967).

16.12.075 Lot – Size and shape – Site number.

Every mobile home lot shall be of a size and shape which will provide reasonable area for private use and development and for convenient placement of one occupied mobile home and 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. 1464 § 1 (Exh. A (part)), 2012: Ord. 294 § 4.01, 1967).

16.12.080 Lot – Coverage.

In no case shall the area of a mobile home lot occupied by a mobile home cabana, awning, carport, ramada or other accessory structure or combination thereof exceed 50 percent of the total lot area. (Ord. 1464 § 1 (Exh. A (part)), 2012: Ord. 294 § 4.02, 1967).

16.12.085 Lot – Minimum size.

In new park construction or in construction of park spaces which are not on record with the planning department, mobile home lots shall be either:

A. Where no developed playground or tot lot is provided, the minimum lot size shall be 2,400 square feet in area with a minimum width of 40 feet and a minimum depth of 60 feet; or

B. Where a developed playground or tot lot, whose minimum size shall be 2,500 square feet in area plus 100 square feet for each trailer in excess of 10, and whose minimum width or depth shall be 40 feet, is provided, the minimum mobile home lot size may be reduced to 1,800 square feet in area with a minimum width of 30 feet and a minimum depth of 60 feet. (Ord. 1464 § 1 (Exh. A (part)), 2012: Ord. 294 § 4.03, 1967).

16.12.090 New park – Size.

After July 1, 1967, every new mobile home park shall contain at least three acres of land with no access except from major or secondary streets containing an opening not wider than 30 feet. (Ord. 1464 § 1 (Exh. A (part)), 2012: Ord. 294 § 4.04, 1967).

16.12.095 Pads – 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. 1464 § 1 (Exh. A (part)), 2012: Ord. 294 § 5.01, 1967).

16.12.100 Pads – Surfacing.

Each mobile home 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. 294 § 5.02, 1967).

16.12.105 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. 294 § 5.03, 1967).

16.12.110 Setback requirements.

No mobile home or accessory structures including patios, awning, and ramadas 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. 294 § 6.01, 1967).

16.12.115 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. 294 § 6.02, 1967).

16.12.120 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. 294 § 6.03, 1967).

16.12.125 Distance from mobile home to structures on adjacent sites.

No structure nor portion thereof, including patios, awnings, or ramadas, shall be located closer than eight feet from any mobile home, cabana, 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 cabana or other accessory structure. (Ord. 294 § 6.04, 1967).

16.12.130 Yard – Structures prohibited.

No mobile home or accessory structure shall be located within the required front, side, or rear yards of the mobile home park. (Ord. 294 § 6.05, 1967).

16.12.135 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. 294 § 6.06, 1967).

16.12.140 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. 294 § 6.07, 1967).

16.12.145 Fence or hedge.

A. A solid wall or view-obscuring fence or hedge, not less than five feet nor more than six feet in height, shall be established and maintained across the full width of the site; and such wall, fence or hedge shall be located on, or to the rear of, the rear line of the required front yard; on corner lots and reverse corner lots such as a wall, fence or hedge shall also be installed and maintained along the side street side of the site, and shall observe the required yard on such side street side.

B. A solid wall or view-obscuring fence or hedge, not less than five feet nor more than six feet in height, shall be established and maintained on any exterior boundary line which is a common property line with “R” classified property, except that on any portion of such property no such fence, wall or hedge shall be required. (Ord. 294 § 7.01, 1967).

16.12.150 Driveway – Plans – Approval required.

The layout and general development plan for major and secondary access driveways within the mobile home park, together with the location and dimensions of access junctions with street rights-of-way, shall be approved by the planning commission before a building permit may be issued. (Ord. 294 § 8.01, 1967).

16.12.155 Access roads.

The property used for a trailer park shall have no access except from a major or secondary street. (Ord. 294 § 8.02, 1967).

16.12.160 Driveway – Minimum width.

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 the driveway, the driveway width shall be a minimum of 26 feet);

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;

C. When mobile home sites are constructed at a 45-degree angle from a driveway, the driveway width shall be a minimum of 22 feet;

Under each of the above design conditions, parking shall not be permitted on the driveway. (Ord. 294 § 8.03, 1967).

16.12.165 Parallel parking – In driveway.

Parallel parking may be permitted in driveways at the approval of the planning commission providing the driveway width is increased to a minimum of thirty-six feet (36'). (Ord. 294 § 8.04, 1967).

16.12.170 Parallel parking – 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 twenty-eight feet (28'). (Ord. 294 § 8.05, 1967).

16.12.175 Driveway – Asymmetrical lot – Cul-de-sac.

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. 294 § 8.06, 1967).

16.12.180 Roadside swales.

Additional areas required for roadside swales shall be in addition to the above road widths and minimum mobile home lot areas. (Ord. 294 § 8.07, 1967).

16.12.185 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 one hundred eighty (180) square feet (of dimensions nine feet (9') by twenty feet (20') or ten feet (10') by eighteen feet (18')) 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. 294 § 8.08, 1967).

16.12.190 Parking space – Within yard area.

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. 294 § 8.09, 1967).

16.12.195 Guests 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 the city zoning ordinance and building code requirements as to circulation and construction. (Ord. 294 § 8.10, 1967).

16.12.200 Bituminous surfacing or better.

All access roadways, parking areas and service drives shall be bituminous surfaced or better. (Ord. 294 § 8.11, 1967).

16.12.205 Water – Safe, potable supply required.

A supply of safe and potable water meeting the approval of the health officer for quality, and sufficient in quantity, shall be provided to all plumbing fixtures in mobile home parks and to individual water connections provided at each mobile home lot. (Ord. 294 § 9.01, 1967).

16.12.210 Water – Independent supply.

The development of an independent water supply to serve the mobile home shall be made only after expressed approval has been granted by the health officer. Such supply shall meet the minimum standards as prescribed by the health officer. (Ord. 294 § 9.02, 1967).

16.12.215 Water – Connections and piping.

A. Water connections for individual mobile homes shall be provided and located on the same side of the lot as the sewer lateral and shall consist of a riser terminating at least four inches (4") above the ground surface with two three-quarter inch valved outlets threaded for screw-on connections. Such water connection shall be equipped with a shut-off valve placed below frost depth (but in no case shall this valve be a stop and waste cock), shall be protected from freezing and from damage from mobile home wheels and shall have the ground surface around the riser pipe graded to divert surface drainage away from the connection;

B. Water piping may be installed in the same trench as tight joint sewer pipe, provided the water pipe is laid on a shelf not less than twelve inches (12") above the sewer pipe;

C. Water piping material shall meet the standards required by the North Bend Plumbing Code. (Ord. 294 § 9.03, 1967).

16.12.220 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. 294 § 9.04, 1967).

16.12.225 Sewer – Laterals.

Mobile home lot sewer laterals shall be provided at each lot, be trapped and vented, terminate above grade on the same side of the lot as the water connection, be at least four inches (4") in diameter and be equipped with approved leak and flyproof devices for coupling to mobile home drainage systems. Such lateral sewer connection shall be protected at its terminal with a concrete collar at least three inches (3") thick and extending from the connection in all directions. When not in use, the connection shall be capped with a gastight plug or similar device. (Ord. 294 § 9.05, 1967).

16.12.230 Plumbing.

All plumbing in the mobile home parks shall comply with the city plumbing code. (Ord. 294 § 9.06, 1967).

16.12.235 Sewer – Connections.

Each mobile home space shall be provided with at least a four inch (4") sewer connection. The sewer connection shall be provided with suitable fittings so that a watertight connection can be made between the mobile home drain and the sewer connection. Such individual home connections shall be so constructed that they can be closed when lot linked to a home, and shall be trapped in such a manner as to maintain them in an odor-free condition. Adapters, allowing for a tight, physical connection shall be on the mobile home, or provided by the mobile home park operator for the use of mobile homes. (Ord. 294 § 9.07, 1967).

16.12.240 Sewer – Line construction.

Sewer lines shall be constructed in accordance with the recommendations of the health officer. (Ord. 294 § 9.08, 1967).

16.12.245 Cabana – One on each lot.

One portable or demountable cabana or one permanent cabana, constructed in accordance with the building code, may be erected on a mobile home lot and for use with a mobile home on such a lot. (Ord. 294 § 10.01, 1967).

16.12.250 Cabana – Height.

The height of a cabana shall not exceed one story nor thirteen feet (13') at the highest point above the actual adjoining ground level. No architectural appurtenance shall extend more than thirty inches (30") above or beyond the building at any point. (Ord. 294 § 10.02, 1967).

16.12.255 Cabana – Width and length.

No cabana shall exceed twelve feet (12') in width. No cabana length shall exceed twenty-five percent (25%) more than the length of the mobile home it serves, but in no event shall a cabana exceed a length of forty feet (40'). No cabana shall be divided by a partition or curtain, fixed or movable, to form two rooms. Built-in storage cabinets are built against the three outside walls of the cabana, do not exceed twenty percent (20%) of the total cabana volume, and do not obscure required doors or windows. (Ord. 294 § 10.03, 1967).

16.12.260 Cabana – Ceiling height.

A permanent cabana shall have a clear ceiling height of eight feet (8') from the finished floor to the finished ceiling, or if there is no finished ceiling, to the roof; provided, however, that if the ceiling or roof is sloped, the minimum ceiling height is required in only one-half of the sloping ceiling area. At no point shall the ceiling height be less than six feet six inches (6'6") in any portion of the room. (Ord. 294 § 10.04, 1967).

16.12.265 Cabana – Room width.

No area or portion of the room measuring less than seven feet (7') in width shall be included in the computation of the minimum required floor area. (Ord. 294 § 10.05, 1967).

16.12.270 Cabana – Window area.

Every cabana shall be provided with one or more windows having an aggregate area of not less than one-fourth of the floor area. Windows shall be so arranged as to properly light all portions of the room; at least one-half of the required window area shall be arranged to open. No required window shall be less than six (6) square feet in area. (Ord. 294 § 10.06, 1967).

16.12.275 Cabana – Doors.

At least two door openings shall be provided from the exterior of a cabana. Each door opening shall be not less than thirty inches (30") in width nor less than six feet two inches (6'2") in height. (Ord. 294 § 10.07, 1967).

16.12.280 Cabana – Screens.

All openings shall be protected with approved open mesh, flytight screening if the health officer considers it necessary for the protection of health. (Ord. 294 § 10.08, 1967).

16.12.285 Cabana – Cooking prohibited.

Cabanas shall be used for casual living purposes and storage only. Cooking within cabanas shall not be permitted. Cooking appliances, including hot plates, shall not be installed in cabanas. (Ord. 294 § 10.09, 1967).

16.12.290 Cabana – Plumbing.

No permanent plumbing or private toilet or bath compartment shall be permitted in any cabana. (Ord. 294 § 10.10, 1967).

16.12.295 Cabana – Plans – Approval required.

Manufacturers or agents of portable or demountable cabanas or other prefabricated structures shall, prior to the erection or construction of such structures in any mobile home park, submit three sets of detailed plans and specifications of such structures and obtain written approval thereof from the building inspector. The building inspector shall transmit one set of such approved plans to the health officer and one set to the planning commissioner. (Ord. 294 § 10.11, 1967).

16.12.300 Cabana construction – Freestanding structure.

Every cabana shall be designed and erected as a freestanding structure, and shall not be permanently attached to or become a permanent part of any mobile home. Mobile homes shall not be a physical part of any cabana. Cabanas may be attached to a mobile home with appropriate flashing or sealing materials to provide a weather seal. No cabana shall be constructed, placed, or maintained on more than one side of a mobile home. As used in this chapter, side includes end. (Ord. 294 § 11.01, 1967).

16.12.305 Cabana construction – Materials.

Every cabana shall be so constructed and maintained as to provide shelter to the occupants against the elements and to exclude dampness in inclement weather. The materials used in the construction of a cabana shall be of substantial and approved stock. Every cabana shall have an approved floor of wood, masonry, or concrete. Schedules of weights of materials, safe allowable unit stresses, and formulas used for computing stresses shall be of standard recognized practice. (Ord. 294 § 11.02, 1967).

16.12.310 Cabana – Design – Prefabricated portable.

Prefabricated portable or demountable cabanas deviating from standard stud frame construction or designed and constructed of materials deviating in any manner from standard stud frame construction shall admit of a rational analysis in accordance with established principles of mechanics. (Ord. 294 § 11.03, 1967).

16.12.315 Cabana – Design – Permanent.

The construction of permanent cabanas shall adhere to standard practices and materials in conformance with the building code, or if approved by the building inspector as outlined in Sections 16.12.320 to 16.12.360, inclusive, except that any design and construction not in conformance with the building code or consistent with the provisions of Sections 16.12.320 to 16.12.360, inclusive, may be approved by the building inspector if it can be demonstrated that such deviations are equivalent to such construction requirements. (Ord. 294 § 11.04, 1967).

16.12.320 Cabana – Wood framing – Studs.

Wood studs shall be not less than two inches (2") by four inches (4") spaced sixteen inches (16") on centers or equivalent to carry wall and roof loads. (Ord. 294 § 11.05, 1967).

16.12.325 Cabana – Wood framing – Angle bracing.

Each wooden stud wall shall be thoroughly and effectively angle-braced at each corner except that diagonal sheathing or other membrane of comparable strength and rigidity may be used for angle-bracing. (Ord. 294 § 11.06, 1967).

16.12.330 Cabana – Wood floor joists.

If wooden floor joists are used, they shall be not less than two inches (2") by six (6") inches material spaced at not more than sixteen inches (16") on center. Every span of wooden floor joists shall be cross-bridged with cross-bridging of not less than two inches (2") by three inches (3") material, at intervals not more than eight feet (8') apart. A bearing partition, wall, girder, or other support under the joists that is blocked solid over its top between the joists with blocks not less than two inches (2") thick, the full depth of the joists, shall take the place of cross-bridging. Wood floors supported by joists shall have a clear air space of twelve inches (12") measured to the bottom of the joist. The area under the floor shall be kept clean and free of debris or rubbish. The area shall be enclosed and provided with sufficient screened openings to assure adequate cross ventilation. The minimum total area of ventilating openings shall be proportioned on the basis of two square feet for each twenty-five linear feet (25') or major fraction thereof of exterior wall. A wood floor may be laid directly on moistureproof masonry slabs. (Ord. 294 § 11.07, 1967).

16.12.335 Cabana – Concrete floor.

If concrete floors are used, they shall have a thickness of not less than three and one-half inches (3.5"). The surface of a concrete floor shall not be less than two inches (2") above the adjacent ground level. (Ord. 294 § 11.08, 1967).

16.12.340 Cabana – Masonry wall.

Masonry walls shall be:

A. Not less than eight inches (8") in width;

B. Laid up in cement mortar;

C. Reinforced with appropriate steel and tied with properly designed bond beams;

D. So designed and constructed as to withstand vertical live and dead loads imposed upon them and to withstand a horizontal force from any direction of fifteen (15) pounds per square foot of wind pressure on a vertical projection of the exposed surface of the walls. (Ord. 294 § 11.09, 1967).

16.12.345 Cabana – Foundation – Anchors.

Every cabana shall be bolted with one-half-inch by ten-inch bolts at six feet (6') O.C. or otherwise securely anchored to a continuous concrete foundation, except as otherwise provided in Sections 16.12.355 and 16.12.360. Sills shall be of foundation grade redwood or pressure-treated lumber of not less than two-inch nominal thickness. (Ord. 294 § 11.10 (A), 1967).

16.12.350 Cabana – Foundation – Concrete and masonry design.

Concrete or masonry foundations and footings for all cabanas shall be designed to adequately support the weight imposed on them in accordance with standard engineering practice. Concrete foundations shall be set in undisturbed soil, but in no event less than twelve inches (12") below grade. Footings shall be not less than ten inches (10") wide. Foundation walls shall be not less than six inches (6") above grade and not less than six inches (6") in width. Foundations supporting masonry walls shall be designed accordingly. (Ord. 294 § 11.10 (B), 1967).

16.12.355 Cabana – Foundation – Piers and girders.

Cabanas less than four hundred (400) square feet in area may be set on piers and girders in lieu of continuous foundations. Piers and girders shall be designed to adequately support the weight imposed on them in accordance with standard engineering practice. (Ord. 294 § 11.10 (C), 1967).

16.12.360 Cabana – Aluminum.

Approved lightweight aluminum cabanas may be erected or constructed on concrete floor slabs meeting the requirements of this chapter. (Ord. 294 § 11.10 (D), 1967).

16.12.365 Awning – Materials.

Awning roofs shall be made of lightweight metal or of approved plastic or fabric materials. Awning drops or side curtains shall consist solely of roll or drop curtains of fabric or other flexible materials. (Ord. 294 § 12.01, 1967).

16.12.370 Awning – Metal roofing.

Metal roofing materials shall be of corrugated or similarly reinforced sheet metals not less than twenty-six gauge and shall be securely anchored to the framework. (Ord. 294 § 12.02, 1967).

16.12.375 Awning – Framework.

Framework for awnings shall be of standard metal pipe or tubing not less than three-quarters-inch outside diameter. Uprights of framework may be of any approved material of equal or greater strength. All joints of metal pipe framework shall be securely fastened with standard screw-type or pin-connected fittings. Welded joints may be used. Awning roofs of fabric, plastic, or lightweight metal may be attached to an approved awning track on the mobile home. Awnings or shade structures constructed of heavy metal framework or of wood frame construction shall be freestanding structures and may not be permanently attached to a mobile home; provided further that such structures shall be so designed and constructed to meet all the requirements of Sections 16.12.395 through 16.12.415. (Ord. 294 § 12.03, 1967).

16.12.380 Awning – Opening required.

Awnings shall have at least one side entirely open at all times. Side curtains shall hang freely and shall not be permanently fastened in place. (Ord. 294 § 12.04, 1967).

16.12.385 Awning – Cooking prohibited.

Cooking shall not be permitted within any awning nor shall any heating or cooking appliance be installed or used within any awning. (Ord. 294 § 12.05, 1967).

16.12.390 Awning – Prohibited when.

No awning shall be erect or enclose wholly or in part, any private toilet or bath compartment. Mobile homes are exempt from this condition. (Ord. 294 § 12.06, 1967).

16.12.395 Ramada – Design and materials.

A ramada or roof over a trailer or any portion thereof shall be designed and erected as a freestanding self-supporting structure to:

A. Withstand vertical live and dead loads imposed upon it and to withstand a vertical uplift or a horizontal force from any direction of fifteen (15) pounds per square foot wind pressure on a vertical projection of exposed surface of the structure; and

B. Be securely bolted or anchored to the ground; and

C. Constructed of approved building materials. (Ord. 294 § 13.01, 1967).

16.12.400 Ramada – Construction.

A ramada or any portion thereof shall have a clearance of not less than eighteen inches (18") in a vertical direction above the roof of a mobile home and not less than six inches (6") in a horizontal direction from each side of a mobile home. Cross braces, architectural appurtenances, or structural ties shall not obstruct movement of any mobile home. The supporting structural members of a ramada shall not extend more than twelve feet (12') horizontally beyond either side of a mobile home nor shall any roof or eave projection extend more than thirty inches (30") beyond the supporting structural members. (Ord. 294 § 13.02, 1967).

16.12.405 Ramada – Structural limitations.

No portion of a ramada shall be permanently attached to any mobile home. No side or end of a ramada shall be enclosed or form a partial enclosure except that the roof of a ramada may also serve as a roof of a cabana, awning, or carport and such enclosed area conforms to the requirements set forth in this chapter. (Ord. 294 § 13.03, 1967).

16.12.410 Ramada – Prohibited use – Exception.

Cooking within a ramada shall not be permitted nor shall any cooking or heating appliance be installed therein. No toilet or bathroom shall be installed or used within a ramada. Facilities within a mobile home are exempt from the provisions of this section. (Ord. 294 § 13.04, 1967).

16.12.415 Ramada – Vents and ducts.

All vents or ducts from heating equipment projecting from a mobile home shall extend through the roof of a ramada and all vents or ducts projecting through the roof of a ramada shall be of an approved slip-joint or quick disconnect type. (Ord. 294 § 13.05, 1967).

16.12.420 Windbreak – Freestanding structure.

A windbreak shall be designed, erected, and maintained as a freestanding structure, no portion of which shall be attached to or become a part of any mobile home or cabana. (Ord. 294 § 14.01, 1967).

16.12.425 Windbreak – Setback requirement.

No windbreak shall be erected in such a manner that will diminish provision of light, air, and spaciousness as established by the setbacks required in this chapter. (Ord. 294 § 14.02, 1967).

16.12.430 Windbreak – Distance from other structures.

No windbreak shall be erected, placed or maintained less than three feet (3') in horizontal distance from any portion of any cabana, awning, ramada, carport, structure or combination thereof. (Ord. 294 § 14.03, 1967).

16.12.435 Windbreak – Stability.

Windbreaks in excess of seventy-two inches (72") in height shall be designed to withstand vertical live and dead loads imposed upon them and to withstand a horizontal force from any direction of fifteen (15) pounds per square foot wind pressure on the vertical projection of exposed surface of the structure. (Ord. 294 § 14.04, 1967).

16.12.440 Windbreak – Prohibited use.

A windbreak shall be erected and maintained so that neither of the ends nor any other portion shall be returned to form an enclosure or cabana. No windbreak shall support a roof or awning. (Ord. 294 § 14.15, 1967).

16.12.445 Cabana – Electrical installation – Standards.

All electrical work shall be installed and maintained in accordance with the electrical requirements for dwellings, as set forth in the National Electrical Code, Pamphlet No. 70 as published by the National Board of Fire Underwriters, 1953 Edition. (Ord. 294 § 15.01, 1967).

16.12.450 Cabana – Electrical installation – Wiring.

All electrical wiring shall be enclosed within the walls of the building except that surface wiring shall be of approved types. (Ord. 294 § 15.02, 1967).

16.12.455 Cabana – Lighting and circuits.

Every cabana shall have not less than one light outlet and two appliance receptacles installed at convenient locations. The outlets shall be on a separate branch circuit independent of any circuit supplying a trailer, or other building or cabana. Electrical heating equipment shall be served by separate branch circuits. (Ord. 294 § 15.03, 1967).

16.12.460 Awnings and ramadas – Electrical outlets.

Only electrical outlets installed in accordance with this chapter shall be permitted within any awning or ramada. (Ord. 294 § 15.04, 1967).

16.12.465 Gas appliances – Vents and connections.

All gas-burning appliances shall be of an approved vented type. Gas heaters shall be connected to a flue or vent not less in size than the vent collar of the appliance. The flue or vent shall be of approved incombustible materials and shall be carried to the outer air. Vent outlets shall terminate with an approved vent cap not less than twelve inches (12") above the highest point of the trailer or roof of any building, cabana, or ramada. Every gas-burning appliance shall be connected to a gas supply piping with approved metal piping and the gas supply outlet shall be equipped with a shutoff valve and each appliance shall be equipped with approved automatic shutoff devices which will shut off the gas supply to the main burner or burners and pilot in the event of pilot failure. (Ord. 294 § 16.01, 1967).

16.12.470 Responsibility of park owner or operator.

The owner or operator of a mobile home park shall be responsible for securing the maintenance of all structures and their sites. (Ord. 294 § 20.01, 1967).

16.12.475 Maintenance standards.

Every structure shall be maintained in an approved, safe, and sanitary condition and in a state of approved repair. (Ord. 294 § 20.02, 1967).

16.12.480 Working condition of required devices.

All devices, installations and safeguards required by this title shall be maintained in approved working order. (Ord. 294 § 20.03, 1967).

16.12.485 Structures not to obstruct openings or prevent inspections.

No structure shall be erected, placed, or maintained so as to obstruct a required opening in a cabana or awning, a required open space on a site, or prevent inspection of electrical and sanitation facilities or trailer equipment. (Ord. 294 § 20.04, 1967).

16.12.490 Site surface.

If the health officer considers it necessary for the protection of the health of the occupants of a structure or for proper sanitation, he may require that a site be graveled, or properly paved and surfaced with concrete, asphalt, grass, or similar material. (Ord. 294 § 20.05, 1967).

16.12.495 Flammable liquids.

Flammable liquids shall not be stored or used in any structure in quantities in excess of one gallon, and all such flammable liquids shall be kept in unbreakable and tight or sealed containers when not in actual use. (Ord. 294 § 20.06, 1967).

16.12.500 Fire hazards.

Neither any article that is dangerous or detrimental to life or to the health of the occupants of a structure nor any material the fire department determines may create a fire hazard, shall be kept, stored, or handled in any part of a structure, or of the site on which the structure is situated. (Ord. 294 § 20.07, 1967).

16.12.505 Obstructions prohibited.

No structure, equipment, or obstruction of any kind shall be erected, placed, or maintained on or about the mobile home site that would impede the movement of a mobile home from a site to a conforming driveway or prevent inspection of plumbing and electrical facilities and related mobile home equipment. (Ord. 294 § 20.08, 1967).

16.12.510 Occupant registration.

Every mobile home park shall maintain a manager in charge who shall require all persons using such mobile home park to register in a book kept for that purpose, showing the date, the name and address of said person together with the make of automobile and the correct automobile license number. The manager shall preserve such register and endorse upon the same the date of departure of the person or persons registered therein; and is unlawful for any person to make any false entry or alter or permit to be erased any name, address, registration number or other information. The register shall be at all times open to inspection by the police department. (Ord. 294 § 20.09, 1967).

16.12.515 Plumbing fixtures and piping.

Every plumbing fixture and water and waste pipe in mobile homes shall be maintained in a good sanitary working condition free from defects, leaks and obstructions. (Ord. 294 § 20.10, 1967).

16.12.520 Duty of mobile home occupant to clean own premises.

Every occupant of a mobile home shall keep in a clean and sanitary condition that part of the premises which he occupies and controls. (Ord. 294 § 20.11, 1967).

16.12.525 Unfit for human habitation – Designated.

Any mobile home which shall be found by the health officer to be so damaged, decayed, dilapidated, insanitary, or vermin-infested that it creates a nuisance or is a hazard to the health or safety of the occupants or of the public, shall be designated as unfit for human habitation. (Ord. 294 § 20.12, 1967).

16.12.530 Unfit for human habitation – Prohibited.

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 as unfit for human habitation. (Ord. 294 § 20.13, 1967).

16.12.535 Park site – Maintenance.

Mobile home park sites shall be well drained, free from trash or litter, and maintained in a clean and sanitary condition. (Ord. 294 § 20.14, 1967).

16.12.540 Rodent and vermin prevention.

Mobile home parks shall be maintained free from rodents and vermin. (Ord. 294 § 20.15, 1967).

16.12.545 Garbage and rubbish containers.

All garbage and rubbish shall be stored in tightly covered, waterproof containers of not less than twenty (20) gallons capacity nor greater than thirty (30) gallons capacity unless other means of storage are approved in writing by the health officer. Containers shall be provided at accessible locations not farther than one hundred fifty feet (150') from any mobile home and in no case shall there be provided fewer containers than one for each two mobile homes. Racks or platforms or other approved arrangements shall be provided for all garbage and refuse containers and shall be so designed and maintained as to prevent containers from being tipped, facilitate cleaning around the containers and prevent rodent harborage. Garbage shall be disposed of in accordance with Chapter 8.12. (Ord. 294 § 20.16, 1967).

16.12.550 Garbage and refuse disposal.

Where garbage collection service is not available, the park operator shall dispose of the court refuse by transporting it to a disposal site approved by the health officer. (Ord. 294 § 20.17, 1967).

16.12.555 Reporting communicable diseases.

Every owner, operator, attendant, or other persons operating a mobile home park shall notify the local health officer immediately of any suspected communicable or contagious disease within the mobile home park. (Ord. 294 § 20.18, 1967).

16.12.560 Park operator to be familiar with rules and regulations.

A copy of these regulations shall be available to the mobile home park operator. Each operator shall be familiar with the provisions of these rules and regulations. (Ord. 294 § 20.19, 1967).

16.12.565 Service buildings – Required.

Every mobile home park shall be provided with one or more service buildings adequately equipped with flush-type toilet fixtures, lavatories, showers and laundry facilities, for the use of dependent mobile homes. (Ord. 294 § 21.01, 1967).

16.12.570 Service buildings – Location.

Service buildings shall be conveniently located not more than two hundred feet (200') from any dependent mobile home space and not less than twenty feet (20') from any mobile home lot. (Ord. 294 § 21.02, 1967).

16.12.575 Service buildings – Construction and maintenance.

Service buildings shall be of permanent construction with an interior finish of light colored moisture-resistant material which will stand frequent washing and cleaning. (Ord. 294 § 21.03, 1967).

16.12.580 Service buildings – Floors.

The floors shall be of water-impervious material, easily cleanable, and sloped to floor drains connected to the sewage system. The service building shall be maintained in a clean condition at all times. (Ord. 294 § 21.04, 1967).

16.12.585 Service buildings – Ventilation and openings.

The buildings shall be well ventilated; all exterior openings for toilet rooms shall be covered with sixteen-mesh screens during the fly seasons. Toilet rooms shall be provided with self-closing doors. (Ord. 294 § 21.05, 1967).

16.12.590 Service buildings – Facilities – Rooms.

Toilet, shower and laundry rooms shall be well lighted at all times. Window area shall be provided equivalent to at least twelve percent (12%) of the floor area. (Ord. 294 § 21.06, 1967).

16.12.595 Service buildings – Temperature.

During periods of use, service buildings shall be maintained at a seventy degree (70°) Fahrenheit minimum. (Ord. 294 § 21.07, 1967).

16.12.600 Service buildings – Hot water.

Hot water shall be provided for lavatory, bathing and laundry room fixtures, with facilities of sufficient capacity to supply three gallons per hour per dependent mobile home space. (Ord. 294 § 21.08, 1967).

16.12.605 Service buildings – Facilities – Number.

Service buildings shall have toilet, shower and lavatory facilities separate for the sexes, with a minimum of two toilets for females, and one toilet for males, one urinal for males, two lavatories and one shower for each sex and one laundry facility. (Ord. 294 § 21.09, 1967).

16.12.610 Service buildings – Facilities – Additional.

For those mobile home parks that have a capacity of more than twenty (20) dependent mobile homes, additional fixtures shall be provided. One additional toilet for each sex shall be provided for every ten additional dependent mobile homes. (Urinals may be substituted for one-third of the additional toilets.) One additional lavatory for each sex shall be provided for every ten additional dependent mobile homes, and one additional shower for each sex for every twenty (20) additional dependent mobile homes. There shall be one laundry facility for every twenty (20) mobile home spaces. (Ord. 294 § 21.10, 1967).

16.12.615 Service buildings – Laundry – Separation.

The room containing the laundry facilities shall be separate from the toilet rooms, and should have an exterior entrance. (Ord. 294 § 21.11, 1967).

16.12.620 Service buildings – Toilet paper required.

Toilet rooms shall be provided with toilet paper. (Ord. 294 § 21.12, 1967).

16.12.625 Service buildings – Walkways – Required.

Walkways to and from every service building shall be provided at least two feet six inches (2'6") in width and bituminous surfaced or better. Driveways may be considered walkways. (Ord. 294 § 21.13, 1967).

16.12.630 Parks catering to independent mobile homes.

Those mobile home parks that cater only to independent mobile homes, or those mobile home parks having a designated area for independent mobile homes, shall have available a minimum of one toilet and one lavatory for each sex, for the independent mobile home area. Such facilities shall be housed in a building, or buildings, of comparable construction as that provided in Sections 16.12.575 to 16.12.600, inclusive. (Ord. 294 § 21.14, 1967).

16.12.635 Service buildings.

Adequate clothes drying facilities adjacent to, or in, the service building shall be provided. (Ord. 294 § 21.15, 1967).

16.12.640 Service buildings – Walkways – Surfacing.

Surfaced and lighted walkways shall be provided to all service buildings. (Ord. 294 § 21.16, 1967).

16.12.645 Service buildings – Laundry – Requirements.

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 twenty (20) mobile home lots in the mobile home park. Laundry facilities shall be in a room or rooms separate from the toilet facilities and such room shall have an exterior door. (Ord. 294 § 21.17, 1967).

16.12.650 Service buildings – Toilet and shower requirements.

Separate toilet and shower facilities for males and females shall be plainly marked with appropriate signs and individual toilets shall be flush-type fixtures maintained in a workable and sanitary condition and located in stalls at least three feet (3') wide in the smallest dimension and separated from other water closets. (Ord. 294 § 21.18, 1967).

16.12.655 Service buildings – Shower stalls.

Shower stalls shall be not less than three feet (3') wide in the smallest dimension, be provided with a waterproof draw curtain or door and be maintained in a clean and sanitary condition. (Ord. 294 § 21.19, 1967).

16.12.660 Service buildings – Dressing area.

A suitable dressing area shall be provided in each shower room and the dressing area shall be maintained in a clean and sanitary condition at all times. (Ord. 294 § 21.20, 1967).

16.12.665 Wall, fence or screen required.

An ornamental wall, fence or screen planting, acceptable to the planning department, and no less than six feet (6') in height, 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 this section. (Ord. 294 § 22.01, 1967).

16.12.670 Ornamental planting.

Ornamental planting at least six feet (6') in depth along the full width of the front of the mobile home park property and acceptable to the planning commission shall be installed and maintained whether or not the property fronts on a public street. An ornamental wall or fence shall be erected in conjunction with, but shall not take the place of said ornamental planting. In ail cases, openings in the required wall, fence or hedge, for driving purposes, shall not exceed thirty feet (30'). (Ord. 294 § 22.02, 1967).

16.12.675 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. 294 § 22.03, 1967).