Chapter 8.12 MOBILE HOME PARKS AND TRAILER COACH CAMPS

“Lot” means a unit of reasonably level, adequately drained ground of definite size, clearly indicated by corner markers for the placing of a trailer coach or a trailer coach and tow car.

“Person” means person, firm, corporation, partnership, or association.

“Recreational vehicle” means a vehicular type unit primarily designed for recreational camping, travel, or seasonal use which has its own motive power or is mounted on or towed by another vehicle. For the purposes of this chapter, the basic entities are travel trailers, park trailer, motor home, truck camper, and fifth wheel. Tents and tent campers are not within this definition.

“Trailer coach” or “mobile home” means any construction which might be used as a temporary dwelling or sleeping place for one or more persons, originally designed or subsequently renovated to permit movement from one place to another, either under its own power or propelled by a motor vehicle or other instrument capable of towing or propelling said trailer coach or mobile home. This definition shall not be interpreted to include equipment owned and operated by the armed services of the United States.

“Trailer coach camp” or “mobile home park” means any site, lot, field or tract of ground upon which two or more trailer coaches or mobile homes are placed for use or occupancy and shall be any building, structure, tent, vehicle or enclosure used or intended for use as a part of the equipment of such camp. [Ord. 10-00 § 1, 2000; Ord. 15 § 1, 1956].

8.12.020 Parking restrictions in city.

It is unlawful to park a trailer in the business or residential area of the city except in accordance with the following provisions:

A. Trailers located within the city limits prior to the effective date November 13, 1956, occupied by their legal owners or by a tenant of the legal owners may continue to be parked at the location at which they were parked on November 6, 1956; provided, that said trailers be registered with the city clerk-treasurer within 30 days of November 6, 1956.

B. Trailers located within the city limits on November 6, 1956, may not be moved to another location within the city and shall not be returned to their original location after they have once been removed therefrom and may not be replaced by another trailer even though owned by the same person.

C. No person shall park any trailer or mobile home on any street, alley, highway, or public place for a period exceeding 24 hours unless an emergency permit is obtained from the city finance director.

D. The parking of only one trailer in an accessory private garage building or in the rear yard of a dwelling house is permitted; provided, that no living quarters shall be maintained or any business conducted from the trailer while the trailer is so parked; and provided further, that no utilities shall be connected to such trailer.

E. A trailer coach, mobile home or recreational vehicle may, by the issuance of a temporary use permit, be located and used as living quarters by the property owner for a period not to exceed one year under the following conditions:

1. Shall be located on a platted or legally subdivided lot;

2. Shall be located in a district where single-family residential uses are permitted;

3. There shall be adequate space on the lot to co-locate the residence under construction and the trailer coach, mobile home or recreational vehicle, while meeting all building and fire code requirements, lot coverage, setback, easement and right-of-way requirements;

4. Only one trailer coach, mobile home or recreational vehicle shall be located on the lot;

5. The trailer coach, mobile home or recreational vehicle shall have appropriate permits and be connected to electricity, municipal water or well, municipal sewer or drain field;

6. No business or commercial operations shall take place on the premises; and

7. The city shall require a temporary use permit, administered by the community development director. This permit is issued subsequent to a current building permit for the construction of a residence, and is only issued when the applicant is in compliance with this section. The temporary use permit shall only be renewed one time for a maximum of six months by the community development director, if substantial progress has been made toward the completion of the primary residence.

F. No trailer coach or mobile home shall be parked, used, or occupied on any tract of ground except as provided in this chapter. [Ord. 10-00 § 2, 2000; Ord. 147 § 1, 1971; Ord. 15 § 2, 1956].

8.12.030 Parking restrictions in city – R-1MBH district exempt.

The provisions of this chapter shall not apply to mobile homes located in the R-1MBH land use district in accordance with the provisions of Chapter 17.33 WRMC. [Ord. 155 § 3, 1972; Ord. 15 § 2(A), 1956].

8.12.040 Wheel removal prohibited – Exemptions.

No person shall take any action toward the removal of wheels from any trailer coach or mobile home except for the temporary purposes of repair or storage. [Ord. 15 § 11(A), 1956].

8.12.050 Permanent additions prohibited.

No permanent additions of any kind shall be built onto or become a part of any trailer coach or mobile home. [Ord. 15 § 11(B), 1956].

8.12.060 Permit – Required.

It is unlawful for any person or persons to construct or operate a trailer coach camp or mobile home park without first securing a permit. [Ord. 15 § 3(A), 1956].

8.12.070 Permit – Granting.

Only persons who comply with the requirements of this chapter shall be entitled to receive and retain such a permit. Any permit issued under this chapter may be suspended or revoked by the health officer for cause and the camp ordered closed. [Ord. 15 § 3(B), 1956].

8.12.080 Permit – Application – Inspection – Granting.

Any person desiring to obtain a trailer coach camp or mobile home park permit shall make application to the city finance director, which application must be accompanied by the permit fee. If, upon inspection of the premises, fixtures, equipment, facilities, and method of operation, conditions are found to comply with the provisions of this chapter and with all rules and regulations of Benton County relating to public health and sanitation which are applicable to such an operation, the permit shall be granted. [Ord. 15 § 3(C), 1956].

8.12.100 Permit – Validity – Renewal – Transferability.

A. Permits for trailer coach camps or mobile home parks shall be valid for one year from the date of issuance unless suspended or revoked for cause by the health officer.

B. Applications for renewal of permits must be made within 10 days prior to the expiration date.

C. Trailer coach camp permits or mobile home park permits are nontransferable with respect to location. With respect to ownership, the license may be transferred to a new owner upon payment of a transfer fee as set by city council in the master fee schedule, which fee for transfer must be paid within 10 days of transfer. [Ord. 11-14 § 1 (Att. A), 2014; Ord. 15 § 3(E), 1956].

8.12.110 Site and road requirements.

The camp shall:

A. Be located on a well-drained site suitable for the purpose;

B. Have an entrance and exit well marked, easily controlled and supervised;

C. Have surfaced roads not less than 20 feet wide, well drained, plainly marked in the daytime, adequately lighted at night, and easily accessible to all trailer coaches or mobile homes;

D. Have walkways to various buildings surfaced and adequately lighted. [Ord. 15 § 5(A), 1956].

8.12.120 Lot requirements.

The camp or park shall provide lots for each trailer coach or mobile home, boundaries to be indicated by corner markers, with an area of not less than 1,250 square feet. Each trailer coach or mobile home shall be located at least 10 feet from any building or other trailer coach or mobile home and a least five feet from the property line. [Ord. 15 § 5(B), 1956].

8.12.130 Trailer segregation required – Basis.

Trailer camps serving trailer coaches or mobile homes equipped with flush toilets, showers, and/or garbage grinders shall segregate them in a separate area from those not having these facilities. [Ord. 15 § 5(C), 1956].

8.12.140 Drying facilities required.

Adequate facilities consisting of dryers or drying areas shall be provided for clothes drying convenient to laundry facilities. [Ord. 15 § 5(D), 1956].

8.12.150 Play space requirements.

A children’s play space of not less than 1,000 square feet in area shall be provided on the premises. [Ord. 15 § 5(E), 1956].

8.12.160 Map requirements.

The camp shall provide a legal description and map clearly setting out the following information:

A. The extent and area to be used for camp purposes;

B. Driveways at entrances and exits, roadways and walkways;

C. Designation of a specific area within the camp for those trailers having their own water-flush toilets, shower and/or garbage grinders;

D. Location and number of trailer space units;

E. Location and number of proposed sanitary conveniences including proposed toilets, washrooms, laundries, laundry drying facilities and utility rooms;

F. Method and plan of sewage disposal;

G. Method and plan of garbage removal;

H. Plan of water supply;

I. Plan of electric lighting;

J. Children’s play area, not less than 1,000 square feet in area;

K. Method and plans of heating shower, laundry and toilet rooms. [Ord. 15 § 5(F), 1956].

8.12.170 Water supply – Requirements.

A. In each trailer coach camp or mobile home park, a sufficient supply of water adequate in quantity and of a safe, sanitary quality shall be provided in convenient locations and not more than 200 feet from any trailer coach or mobile home. No common drinking vessel shall be provided. Waste from this supply shall be emptied into a drain connected to an approved disposal system.

B. A supply of hot water shall be provided at all times sufficient for bathing, washing and laundry facilities.

C. All drinking fountains, if provided, shall be of the approved inclined jet type. [Ord. 15 § 6, 1956].

8.12.180 Bathing and laundry facilities – Requirements.

A. Separate bathing facilities for each sex shall be provided not more than 200 feet from each trailer coach or mobile home. Each section shall contain at least one shower for every 20 persons or major fraction thereof. Each shower stall shall be at least three square feet in size and a dressing compartment of at least 12 square feet shall be provided in each shower room.

B. Laundry facilities shall be provided in the ratio of one facility (automatic washing machines or double tray) and one ironing board for each 15 trailer coaches or mobile homes. [Ord. 15 § 8, 1956].

8.12.190 Bathing and laundry facilities – Construction requirements.

The type of construction of the shower, laundry and utility buildings shall be of the same or similar to that designated for the buildings in WRMC 8.12.210. Adequate heat and ventilation for such buildings shall be provided. [Ord. 15 § 8, 1956].

8.12.200 Bathing and laundry facilities – Exemptions from requirements.

The requirements in WRMC 8.12.180 and 8.12.190 regarding the number of shower facilities necessary will not apply for those trailer coaches or mobile homes equipped with shower facilities. Such units shall be in a segregated area and shall be provided with at least one common shower for each sex. [Ord. 15 § 8, 1956].

8.12.210 Toilet rooms – Requirements.

A. The camp or park shall provide flush toilets in conveniently located buildings. The buildings shall be:

1. No more than 200 feet from each trailer coach or mobile home;

2. Well lighted at all times;

3. Ventilated with screen openings;

4. Constructed of moisture-proof material; and

5. Well pitched to a floor drain.

B. Toilets shall be:

1. Enclosed in separate compartments, each compartment having a minimum width of two feet eight inches;

2. Provided for each sex in the ratio of one toilet for every 15 females and one toilet for every 20 males.

C. Toilet rooms shall contain one lavatory with hot and cold or tempered running water for each three toilets but in every case not less than one lavatory with hot and cold running water in every toilet room.

D. These accommodations shall be based on the total camp capacity according to the accepted plans and shall be computed on the basis of a minimum of three persons to each trailer coach or mobile home, with the sexes being assumed equal in number.

E. Adequate heat for such buildings shall be provided.

The above requirements regarding number of toilets and hand washing facilities necessary will not apply for those trailer coaches or mobile homes equipped with toilets and hand washing facilities. Such trailer coaches or mobile homes shall be in a segregated area which shall be provided with at least one common toilet for each sex. [Ord. 15 § 7, 1956].

8.12.220 Waste disposal – Sewerage system requirements.

A. Waste from sinks, showers, toilets, wash basins, laundry and other plumbing fixtures shall be discharged into a public sewer system in a manner approved by the health officer, or, if no public sewer is available, into a private system of waste disposal approved by the health officer. All sewer lines must be properly trapped and vented.

B. If a private system of waste disposal is employed, all waste water shall be properly disposed of in such a manner as not to constitute a nuisance or public health menace in accordance with the rules and regulations of the State Board of Health and/or Benton County resolutions governing these matters. [Ord. 15 § 9(A), 1956].

8.12.230 Units with individual plumbing facilities – Camp connection requirements.

All kitchen sinks, wash basins, lavatories, toilets, bathtubs and shower tubs in any trailer coach or mobile home located in any trailer camp or park shall empty into a disposal system approved by the health officer. If such fixtures are not to be used by the occupant, they shall be sealed off in a manner approved by the health officer. [Ord. 15 § 9(B), 1956].

8.12.240 Units with individual plumbing facilities – Camp connection requirements – Cross-connections.

In camps accommodating trailer coaches or mobile homes having garbage grinders or disposals, showers and/or individual water-flush toilets, approved facilities shall be provided to prevent the possibilities of cross-connection between the water supply and sources of contamination within such coaches, and it shall be the camp operator’s responsibility to inspect each trailer coach and assure himself that no cross-connections exist before permitting connection of such trailer coach or mobile home to the water supply. [Ord. 15 § 9(C), 1956].

8.12.250 Waste line connectors – Requirements.

All connections between the trailer and waste lines must be by means of watertight and flytight connectors. [Ord. 15 § 9(D), 1956].

8.12.260 Plumbing alterations – Compliance required.

All plumbing installations, alterations, or repair in the camp shall be done in compliance with the Benton County resolution pertaining to plumbing. [Ord. 15 § 11(D), 1956].

8.12.270 Garbage and refuse – Disposal – Supervision and equipment required.

The trailer coach camp or mobile home park shall provide supervision and equipment sufficient to prevent the grounds from being littered with garbage and refuse. [Ord. 15 § 10, 1956].

8.12.280 Garbage and refuse containers – Construction and storage requirements.

Garbage and refuse containers of flytight and watertight construction, made of nonabsorbent materials and provided with handles and close-fitting covers shall be conveniently located and sufficient in number to provide at least one 20-gallon garbage and refuse container for every two trailer coaches; provided, however, that other means for garbage and refuse storage may be used if specifically approved in writing by the health officer. Storage of garbage and refuse cans shall be such that they cannot be upset by dogs, children, etc. Specific arrangements shall be provided to prevent garbage and refuse from creating a rodent harborage or nuisance. [Ord. 15 § 10, 1956].

8.12.290 Garbage disposal methods – Approval required.

No burning of garbage shall be permitted and disposal must be of a method approved by the health officer. [Ord. 15 § 10, 1956].

8.12.300 Caretaker required – Duties – Record keeping requirements.

A. At least one competent caretaker shall be employed for each trailer coach camp or mobile home park every day for a sufficient length of time to maintain the trailer coach camp or mobile home park and its equipment in a clean and satisfactory condition.

B. The caretaker shall keep a record of all parties and such record shall show:

1. The date of arrival of each trailer coach or mobile home party;

2. The number in the party;

3. The name and permanent address of the owner of the automobile in which the party is traveling, together with the make, type, and year of manufacture of the automobile, the state in which it is registered, and the license number and year of issuance.

C. This registry shall be available for inspection at any reasonable time by the health officer or any other authorized person and shall not be destroyed until the expiration of 12 months following the date of registrations. [Ord. 15 § 4, 1956].

8.12.310 Caretaker – Communicable disease notification duty.

It is the duty of the person operating any trailer coach camp or mobile home park to notify immediately the health officer of any communicable disease in the camp. [Ord. 15 § 11(C), 1956].

8.12.320 Violation – Penalty.

Every trailer coach owner or mobile home park operator who refuses or fails to comply with, or violates any of the provisions of this chapter shall be guilty of a misdemeanor and upon conviction thereof shall be punished by a fine in a sum not exceeding $300.00, or by imprisonment in the county jail for a term not exceeding 90 days. Each and every violation of the provisions of this chapter shall constitute a separate offense. [Ord. 15 § 12, 1956].

Editor’s Note: For statutory provisions on design and construction of mobile homes, see RCW 43.22.340 et seq.; for provisions on mobile home landlord-tenant relations, see Chapter 59.20 RCW.