Chapter 16.48 MOBILE HOME PARKS

The purpose of this chapter is to regulate and provide standards for the proper development and use of mobile home parks, establish rules and regulations pertaining to the locating of manufactured housing in mobile home parks, and assure the general safety, health and welfare of the people of the city of Connell. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.020 Definitions.

As used in this chapter:

“Accessory” means any structural addition to a mobile home, including awnings, carports, cabanas, porches, ramadas and similar structures.

“Arterial street” means a street used primarily for through traffic.

“Awning” means an accessory shade supported by posts or columns and partially supported by a mobile home.

“Cabana” means a room enclosure erected or constructed adjacent to a mobile home for use as an addition to the mobile home.

“Carport” means a type of awning or shade structure for a vehicle or vehicles which may be freestanding or partially supported by a mobile home.

“Collector street” means a street supplementary to the arterial street system and a means of intercommunication between this system and smaller areas, used to some extent for through traffic and to some extent for access to abutting properties.

“Commission” means the planning commission of the city.

“Common area” means any area or space designed for joint use of tenants occupying mobile home developments and does not include off-street parking areas.

“Comprehensive plan” means a plan adopted by the planning commission and the city council as a guide to the growth and improvement of the city, including modifications or refinements which may be made from time to time.

“Density” means the number of mobile homes or mobile home spaces per gross acre.

“Local street” means a street primarily for access of abutting properties.

“Lot area” means the total area reserved for exclusive use of the occupants of a mobile home.

“Lot line” means a line bounding the lot as shown on the accepted plan.

“Manufactured home” means a single-family dwelling built according to the United States Department of Housing and Urban Development Manufactured Home Construction and Safety Standards Act, which is a national preemptive building code. A manufactured home also: (1) includes plumbing, heating, air conditioning, and electrical systems; (2) is built on a permanent chassis; and (3) can be transported in one or more sections with each section at least eight feet wide and forty feet long when transported, or when installed on the site is three hundred twenty square feet or greater.

“Manufactured/mobile home” means either a manufactured home or a mobile home.

“Mobile home” means a factory-built dwelling built prior to June 15, 1976, to standards other than the United States Department of Housing and Urban Development code, and acceptable under applicable state codes in effect at the time of construction or introduction of the home into the state. Mobile homes have not been built since the introduction of the United States Department of Housing and Urban Development Manufactured Home Construction and Safety Act.

“Mobile home lot” means a portion of a mobile home park or manufactured housing community designated as the location of one mobile home, manufactured home, or park model and its accessory buildings, and intended for the exclusive use as a primary residence by the occupants of that mobile home, manufactured home, or park model.

“Mobile home park,” “manufactured housing community,” or “manufactured/mobile home community” means any real property which is rented or held out for rent to others for the placement of two or more mobile homes, manufactured homes, or park models for the primary purpose of production of income, except where such real property is rented or held out for rent for seasonal recreational purpose only and is not intended for year-round occupancy.

“Mobile home park cooperative” or “manufactured housing cooperative” means real property consisting of common areas and two or more lots held out for placement of mobile homes, manufactured homes, or park models in which both the individual lots and the common areas are owned by an association of shareholders which leases or otherwise extends the right to occupy individual lots to its own members.

“Mobile home park subdivision” or “manufactured housing subdivision” means real property, whether it is called a subdivision, condominium, or planned unit development, consisting of common areas and two or more lots held for placement of mobile homes, manufactured homes, or park models in which there is private ownership of the individual lots and common, undivided ownership of the common areas by owners of the individual lots.

“Mobile home space” means that part of a mobile home lot reserved for the placement of a mobile home.

“Occupied area” means that area of an individual mobile home lot which has been covered by a mobile home and its accessory structures.

Open Spaces. See “Common area.”

“Park model” means a recreational vehicle intended for permanent or semi-permanent installation and is used as a primary residence.

“Pedestrian way” means a right-of-way for pedestrian traffic.

“Porch” means an outside walking area, the floor of which is elevated more than eight inches from the ground.

“Ramada” means a freestanding roof or shade structure installed above the roof of a mobile home that provides protection from rain, snow, sun or other forms of inclement weather.

“Recreational vehicle (RV)” means a motor home, travel trailer, truck camper, or camping trailer with or without motor power, built on a single chassis, and having a living area of less than five hundred square feet.

“Recreational vehicle park (RVP)” means the real property under single ownership or management that is used as the location for the temporary occupancy of two or more recreational vehicles and/or tents.

“Recreational vehicle site” means that part of a recreational vehicle park that is designated for the parking or placement of a single recreational vehicle or tent.

“Right-of-way” means the area between boundary lines of a street or other easement.

“Temporary occupancy” means that period of time not to exceed six months for the location and/or use of the recreational vehicle site.

“Trailer” means a non-motorized vehicle designed for being drawn by or used in conjunction with a motorized vehicle and which is constructed so that no appreciable part of its weight rests upon or is carried by such motorized vehicle. The term “trailer” also includes what is commonly known as a “fifth- wheeler.” (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.030 Location of mobile home parks.

(a) Public Access. Any parcel being considered for a mobile home park must have two or more direct accesses by a mobile home park street to a public road or street as a minimum. More than one direct access to a public road or street may be required where it is determined to be in the best community interest by the planning commission.

(b) Zoning. Mobile home parks shall be permitted only in zones where allowed by Title 17, Zoning, as now existing, or as hereby hereafter amended or added, and only in conformity to Title 17, Zoning, as the same expressly pertains to mobile home parks.

(c) Floodplain. Mobile home parks shall not be located within any one-hundred-year floodplain area, as designated by the National Flood Insurance Act of 1968 as amended.

(d) Conformity to the Comprehensive Plan. The mobile home park development shall conform to and be in harmony with the city comprehensive plan for that portion of the city within which the development is located. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.040 Size of park.

A mobile home park shall not be less than five acres in area. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.050 Use of buildings or land in park.

No building, structure or land within the boundaries of a mobile home park shall be used for any purpose except as follows:

(1) Mobile homes for residential uses only, designed for and occupied exclusively by one single family, together with the normal uses of a cabana, ramada, patio slab, carport, or garage building;

(2) Community storage and laundry facilities for residents of the park only;

(3) Private and public utilities and services by special permit from the planning commission for residents of the park and guests only;

(4) Community recreation facilities, including swimming pools, for residents of the park and guests only;

(5) One residence for the use of a caretaker or a manager responsible for maintaining or operating the property. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.060 Minimum size.

Minimum size of any mobile home placed within the mobile home park shall not be less than five hundred square feet; however, notwithstanding the above, this provision shall not preclude the location of a recreational vehicle within a mobile home park or subdivision that meets the standards set forth in this chapter and contains at least one internal toilet and at least one internal shower. Nonstandard or noncompliant homemade extensions or additions to a mobile home shall not constitute or comprise a complete mobile home under the definition contained herein with respect to computing the minimum area of floor space or foundation area, or for any other purpose in interpreting this section. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.070 Location from property line.

All mobile homes, buildings, and structures shall be located at least twenty feet from the property line abutting upon a public street or highway and at least ten feet from the other exterior boundary lines of the mobile home park. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.080 Distance from other buildings or mobile homes.

Mobile homes and all buildings or structures shall not be located closer than five feet from lot lines nor closer than fifteen feet from any other mobile home or permanent building within the mobile home park. Accessory buildings, when not attached to the mobile home, or residence for the use of a caretaker or a manager, shall not be closer than ten feet from any mobile home or structure. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.090 Attached structures.

Ramadas, cabanas, awnings, carports and other attached structures shall be considered part of the unit for setback purposes. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.100 Number of units per acre.

No more than ten single-wide units, or eight double-wide, residential units shall be located per gross acre, except that the commission may vary this density as follows:

(1) If the dedicated open space equals fifty percent or more of the total area of the park, a maximum five percent increase in units per acre may be granted.

(2) If, in addition to subsection (1) of this section, a maintained playground area with approved equipment, such as goalposts, swings, slides, etc., is provided, the maximum increase in units per acre may be increased an additional five percent.

(3) If, in addition to subsections (1) and (2) of this section, an approved recreation/community building is provided, an additional ten percent increase of units/acres may be allowed (maximum total increase possible fifteen percent). (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.110 Anchors and tiedowns.

All mobile homes shall be tied down, thereby securing the structure against uplift sliding, rotation and overturning. Anchors and tiedowns, such as cast-in-place concrete “deadmen” eyelets embedded in concrete slabs or runways, screw augers, arrowhead anchors, or other devices to be used to stabilize the mobile home, shall be at each corner and at the mid-point of each side of the mobile home for a total of six anchors and tiedowns for a single-wide unit, and eight anchors and tiedowns for a double-wide unit, and shall be able to sustain a minimum load of forty-eight pounds each. All anchors and tiedowns shall also be consistent with the United States Department of Housing and Urban Development Manufactured Home Construction and Safety Standards Act. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.120 Accessory requirements.

All mobile homes shall be required to provide minimum exterior finishing, and construction of accessories shall comply with Chapter 18.08 and the International Building Code (IBC), as follows:

(1) Within thirty days of occupancy, all mobile homes shall have skirting of a noncombustible material, or fire retardant wood, which must be maintained.

(2) Pedestals or supports shall be installed to ensure adequate support for all mobile homes.

(3) All awnings, carports, cabanas, etc., constructed shall be of materials, size, color and pattern so as to be compatible with the mobile home and shall comply with Chapter 18.08 and the International Building Code.

(4) Ventilation. A mobile home that is installed on a nonrecessed site and that has a metal skirting shall have ventilation openings with a net area at least one and one-half square inches per linear foot. A mobile home that has been installed on a recessed site or that has skirting not made of metal shall have ventilation openings in the skirting with a net area of at least one and one-half square feet for each twenty-five linear feet of skirting. The openings shall be designed to provide cross-ventilation on at least two approximately opposite sides of the manufactured home. The installer shall locate the openings as close to the corners of the mobile home as practical and shall cover the openings with corrosion-resistant wire mesh or louvers.

(5) Crawl Space Access. The skirting for each section of the mobile home shall have an opening of at least eighteen inches by twenty-four inches, with a cover of metal or pressure-treated wood to allow access to crawl space.

(6) Exhausts. Dryer vents and hot water tank pressure relief valves and vents shall exhaust on the exterior of the foundation skirting. (Ord. 921 § 1 (part), 2012: Ord. 832 § 2, 2008; Ord. 644 § 2 (part), 1995).

16.48.130 Frontage and width requirements.

A mobile home shall not be established on a lot that does not have at least a forty-foot-wide frontage on a mobile home park street. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.140 Placement permits and cost.

(a) Prior to the placement of a mobile home upon any lot within a mobile home park located in the city, the owner or occupant of such mobile home shall first obtain a mobile home placement permit from the city clerk/treasurer of the city, the cost of which shall be as set forth in the city of Connell fee resolution. A double permit fee shall be charged if a mobile home is moved onto a site and/or setup has commenced prior to obtaining the placement permit.

(b) The placement permit shall be valid for a period of one hundred twenty days from the date of issuance and shall be issued for the location of a specific mobile home on a specific mobile home park lot. Location of a different mobile home in the same location or the same mobile home in a different location shall cause the permit to become null and void and shall require a new placement permit and fee to be paid by the applicant.

(c) Failure to meet the conditions of the placement permit within the one-hundred-twenty-day period shall require re-application. Such application shall be accompanied by a nonrefundable fee as set forth in the city of Connell fee resolution; provided, that an extension of the original placement permit for a period of sixty days may be granted by the city administrator, or his/her designee, for good cause shown upon the request by the applicant prior to expiration of the original period.

(d) The application must be submitted by the owner or installer and must provide any applicable information requested in accordance with Section 18.08.040(e). (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.150 Temporary placement permits.

(a) A temporary placement permit shall be required for stays within a mobile home park of not less than thirty days and not longer than six months. The charge for a temporary placement permit shall be as set forth in the city of Connell fee resolution. Application for the temporary placement permit shall be made to the city administrator or his/her designee.

(b) Renewal of the temporary placement permit is required at the expiration of the permitting period. The permit may be renewed for up to one year after the expiration of the original permit. (Ord. 921 § 1 (part), 2012: Ord. 801 § 1, 2006: Ord. 644 § 2 (part), 1995).

16.48.160 Access to street.

All mobile home parks shall be located so as to have access by a vehicular way to a street designated by the city as a collector street. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.170 Off-street parking.

(a) Two off-street parking spaces shall be provided at each mobile home lot. All off-street parking spaces are to be asphaltic or concrete surfaces. If street parking is allowed and there are no off-street parking spaces provided at each mobile home lot, then the width of the street shall be constructed to widest width as provided in Section 16.48.210(1).

(b) Storage Area. An area shall be provided within the mobile home park for the storage of accessory vehicles such as boats, trailers, campers, recreational vehicles or other such types of vehicles or equipment. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.180 Underground utilities.

All utilities shall be installed underground except for the following:

(1) Electric utility substations, pad-mounted transformers, and switching facilities;

(2) Electric transmission systems of a voltage of fifty-five Kv or more;

(3) TV cable amplifiers;

(4) Telephone pedestals, cross-connect terminals, repeaters, and cable warning signs;

(5) Street lighting standards;

(6) Traffic control equipment;

(7) Temporary services for construction;

(8) Electrical and communications main feeder lines either existing or planned, or to be installed in the future, as determined by both the Franklin County Public Utility District No. 1 and the city. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.190 Landscaping.

There shall be landscaping in all open areas of the mobile home park. The method of landscaping shall be included in the park plan for approval by the planning commission. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.200 Streets—Secondary, arterial, and commercial.

Secondary, arterial, or commercial and industrial streets may be required to be provided and installed around the mobile home park, in compliance with Chapter 16.16, as now existing, or as the same may be hereafter amended. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.210 Streets.

Mobile home park streets shall be provided and installed as appropriate for the location of the mobile home park and for the type of development contemplated. Mobile home park streets shall be in such a pattern as to provide convenient traffic circulation within the mobile home park. Mobile home park streets shall be built to the following standards:

(1) All mobile home park streets shall have a width of not less than thirty-six feet including curbs, except the mobile home park streets which are arterial streets, if any, shall have a width of not less than forty feet, including curbs. If no off-street parking is provided for each mobile home lot, then the street shall be a minimum of forty feet.

(2) Streets shall be constructed to full width of roadways, as above provided, with minimum improvements of six inches of ballast, two inches of five-eighths inch to zero top and a minimum of two and one-half inches compacted class B asphaltic cement.

(3) Drains and catchbasins shall be installed as required by the public works director; if there will be low spots in any street or any street intersection conducive to trapping water, gravity flow catchbasins shall be installed, not to include dry wells.

(4) Eighteen-inch curbs and gutters shall be installed, in a manner consistent with Standard Plan 2-5, city of Connell, Washington, Public Works Standard Specifications and Standard Plans, April 2008, as now exists or as hereafter amended, or other curbs constructed as approved by the city public works director.

(5) Sidewalks or pedestrian ways are required in a subdivision proposal along secondary arterials, collector streets, and commercial and industrial streets, unless other provisions are approved by the public works director.

(6) Sidewalks, when required, shall be installed in a manner consistent with Standard Plan 2-6, city of Connell, Washington, Public Works Standard Specifications and Standard Plans, April 2008, as now existing or as hereafter amended.

(7) Mobile home park streets, drains, catchbasins, curbs, gutters, sidewalks or pedestrian ways shall be kept and maintained in good repair and maintenance by the owner of the mobile home park. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.220 Recreation areas.

A central recreation area shall be established in each mobile home park created pursuant to the provisions of this chapter. The size of such area shall be at least two hundred square feet per mobile home lot. The recreation area may contain community club houses, swimming pools, shuffleboard courts, and similar facilities. The planning commission may permit decentralization of the recreation facilities in accordance with the principles of good planning; provided, that the total recreation area meets the above stated minimum size. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.230 Mobile home park office.

Every mobile home park shall include a permanent office. Such office may include a single-family dwelling for the exclusive use of the owner or manager. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.250 Storage areas.

Areas used for the storage of travel trailers, campers, boats, and such other items shall be established for the mobile home park. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.260 Compliance with state regulations.

The mobile home park, and all facilities thereof, and any swimming pools therein, shall be designed, installed and operated in full compliance with Chapters 248-75 and 248-98 WAC, and all other laws and regulations of the state pertaining to mobile home parks, and the facilities therein, and now existing, and as the same may be hereafter amended, added to or replaced. Should any provision of this chapter be contrary to such laws and regulations of the state, the laws and regulations of the state shall prevail. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.270 Improvements and facilities—Required prior to approval.

Before approval of the proposed mobile home park, the owner and developer shall elect to carry out the improvements and facilities required by this chapter by any of the methods as provided in this title, as the same may be hereafter amended, added to, or replaced. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.280 Signs and advertising devices.

Signs and advertising devices shall be prohibited in a mobile home park except:

(1) One identifying sign at each entrance of the mobile home park, which may be indirectly lighted, but shall be nonflashing;

(2) Directional or informational signs for the convenience of tenants and the public relative to parking, office, and traffic movement of persons and vehicles;

(3) Each lot within the park shall be numbered. The minimum standard size for the numbers shall not be less than six inches in height. All lot numbers shall be placed in the same location on the lot throughout the mobile home park and shall be placed in a manner that is visible to emergency vehicles and to the public. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.290 Connection to sewer and water systems.

All mobile homes, service buildings, office buildings, etc., shall be connected to the city sewer and water systems in a manner that provides these services to the same degree and under the same standards as other dwelling units and buildings in the city. Water and sewer distribution facilities shall be installed in conformance with specifications of city ordinances and resolutions, state laws and regulations, and those of the city public works director. All mobile home lots must be served with water, electricity and city sewers. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.300 Electrical connections.

All electrical connections shall comply with the state electrical codes. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.310 Fire hydrants.

Approved fire hydrants shall be installed so that all mobile homes and other structures are within the distance of a fire hydrant as established, and the fire hydrant be such as is approved by the fire chief of the city as provided in the building and fire codes of the city. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.320 Street lighting.

Adequate street lighting shall be provided within the park, with minimum lighting including street lights spaced not more than three hundred feet apart, on poles at twenty-five-foot mounting height, with bulbs of one-hundred-seventy-five-watt mercury vapor or one-hundred-watt high pressure sodium vapor with shields, or other lighting accomplishing the same level of security as approved by the planning commission. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.330 Park development plan—Application.

All applications submitted for approval of a mobile home park development shall consist of five copies of a development plan. Such plan shall be submitted at least seven days before the meeting at which it will be reviewed and shall contain, but not be limited to, the following information:

(1) Name of person who prepared the plan;

(2) Names(s) of person(s) owning and/or controlling the land proposed for a park; copies of evidence of title, and the most current Franklin County treasurer’s receipt for taxes shall be attached;

(3) Name of mobile home park and address;

(4) Scale and north point of the plan;

(5) Legal description, boundaries and dimensions of the mobile home park;

(6) Vicinity map showing relationship of mobile home park to adjacent properties and surrounding zoning;

(7) Location and dimensions of each mobile home lot, with each lot designated by number, letter, or name;

(8) Location and width of mobile home park streets and pedestrian ways;

(9) Locations of each lighting fixture or street light for the lighting for the park;

(10) Location of recreational areas and buildings and common area;

(11) Location and type of landscape plantings, fences, walls, or combination of any of these, or other screening materials;

(12) Extent, location, arrangement and proposed improvements of all off-street parking and loading facilities;

(13) Location of available fire hydrants;

(14) Enlarged plot plan of a typical mobile home lot showing location of the mobile home space, storage, parking, sidewalk, utility connections and landscaping;

(15) The plan shall indicate positions of the mobile homes on their spaces so that the planning commission may determine entrances, setbacks, etc.;

(16) The plan shall satisfactorily indicate the method for drainage and location of all catchbasins and storm sewers. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.340 Park development plan—Required plans.

At the time of application to construct a new mobile home park, or alter an existing manufactured home park, the applicant shall submit, in addition to the requirements of this title, and as part of the development plan, four copies of the following plans:

(1) A survey and plat of the property;

(2) New structures;

(3) Public water systems approved by the city’s public works director and the city’s engineers, and all applicable state agencies;

(4) Methods of sewer disposal approved by the city’s public works director, the city’s engineers, Franklin County health department, and all applicable state agencies;

(5) Method of garbage disposal. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.350 Application and approval.

(a) Application and all components thereof for the development of a mobile home park shall be filed with the city clerk/treasurer, accompanied by a fee as set forth in the city of Connell fee resolution, which shall not be returned if no license is issued.

(b) A preliminary development plan shall accompany the application and shall comply with all standards and requirements as set forth in this title and Title 17.

(c) No action shall be taken upon the application until after a public hearing, at which parties in interest and citizens shall have an opportunity to be heard.

(d) Notice of the time and place of the public hearing before the planning commission shall be published in accordance with the provisions of Title 16A.

(e) After the public hearing, the planning commission shall:

(1) Reject the plan, providing the developer with a list of its reasons for taking such action;

(2) Deny or withhold approval subject to specified conditions, providing the developer with a list thereof;

(3) Approve the development plan by signing a statement of approval on the finished plan, for approval by the city council.

(f) Council action shall be taken on the development plan in accordance with the requirements as set forth in Chapter 16.04.

(g) Final plan submission to council and approval shall follow the requirements as outlined in Chapter 16.04. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.360 Appeal to the city council.

Any landowner or developer or any interested person may appeal a decision of the planning commission to the city council. An appeal must be filed with the city clerk/treasurer or city administrator or designee within thirty days from the date of the decision of the planning commission. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.370 License.

(a) Upon approval by the planning commission, four copies of the development plan and all components thereof shall be forwarded, one to the city treasurer, one to the public works director, one to the fire chief, and one to the city building official.

(b) No license for occupancy for any mobile home park, or building or facility shall be issued by the city building official until such time as the development has been completed according to the finished plan approved by the planning commission and the city council. Substantial deviations, as determined by the city administrator or designee, for the approval plan must be submitted to the commission for approval as revisions of the plan.

(c) The license for occupancy of a mobile home park shall be issued by the city clerk/treasurer, upon direction of the planning commission or city council. In addition to such terms and conditions as may be required by the planning commission or city council upon the issuance of a license for a mobile home park, all mobile home parks shall be built to the standards as stated in this chapter, and shall be subject to the rules and regulations of this chapter. If any violation continues at the end of not less than thirty days after notice mailed to the owner, the owner shall appear and show cause at the next regular meeting of the city council why the violation continues.

(d) No use or occupancy of any mobile home park, or building or facility covered hereunder will be allowed until the license is issued.

(e) Licenses issued hereunder shall be valid for a period of one year. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.380 Administration.

The owner, and his agents and employees, shall be responsible for the maintenance, operation and administration of the mobile home park, and they shall not permit or suffer any noncompliance, in accordance with the provisions of this chapter, and the following provisions:

(1) The owner, or his agents and employees, shall supervise the placement in a mobile home park of each mobile home on its stand, which shall include securing its stability and installation of all utility connections.

(2) Accumulation of Debris. All mobile homes shall be maintained free of accumulations of debris which may provide rodent harborage or breeding places for flies, mosquitoes and other pests. All units shall have adequate garbage container(s) as determined by the public works director or his designate, and shall be of a closable design.

(3) Outside Hazards. Care shall be taken to maintain the park free of dry brush, leaves and weeds which might communicate fires between mobile homes and other buildings in the park.

(4) Presence of Management. Either the owner, operator or resident manager shall be available on the premises while it is open for use. Such person shall be responsible for the direct management of the mobile home park. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.390 Registration of occupants.

In all mobile home parks there shall be located an office of the person in charge of the park. A copy of the mobile home park license and of the ordinance codified in this chapter shall be posted therein. It is the duty of the attendant, manager, owner, or person in charge, together with the licensee, to keep a register of all tenants which shall be available for inspection by federal, state, county and city officials; the register shall contain at least the following information:

(1) Name and address of occupant;

(2) Dates of entrances and departures;

(3) License number of all mobile homes, towing or other vehicles;

(4) State issuing such licenses. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.400 Inspection and license renewal.

(a) The building official of the city shall check each mobile home park a minimum of once a year and submit to the park owner and manager a written report stating whether or not the park is in compliance. Upon the filing of a written report stating the park is in compliance, and upon the owner paying a fee as set forth in the city of Connell fee resolution, the city clerk/treasurer shall issue a renewal license.

(b) If not in compliance the owner must take action to effect compliance before a license or license renewal for the park will be issued. An extension of time to make repairs may be allowed by the planning commission if it can be shown that risk to the public health, safety or welfare will not be created by this extension, for a period not to exceed one year, by the granting of a temporary emergency license. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.410 Variances.

Any owner of a mobile home park may apply to the hearing examiner for a variance of the requirements of this chapter. Applications will be made on forms provided by the city clerk/treasurer and will be accompanied by a fee as established by resolution and a site plan of the variance requested. A public hearing on the application will be held by the hearing examiner within thirty days of receipt of the completed application. Variance from the provisions of this chapter will be granted if the following criteria are met:

(1) Exceptional or extraordinary circumstances apply to the property which do not apply generally to other properties in the same area, and result from topography or other circumstances over which the applicant has no control;

(2) The variance is necessary for the preservation of a property right of the applicant substantially the same as owners of other property in the same zone or vicinity possess;

(3) The variance would not be materially detrimental to the purposes of this chapter or to property in the vicinity zone in which the property is located or otherwise conflict with objectives of any city plan or policy;

(4) The variance requested is the minimum variance which would alleviate the hardship;

(5) Decision of the hearing examiner shall be final. (Ord. 921 § 1 (part), 2012: Ord. 819 § 2, 2007: Ord. 644 § 2 (part), 1995).

16.48.420 Nonconforming mobile home parks.

All mobile home parks, now existing or within areas hereafter annexed, not meeting the requirements of this chapter shall be declared nonconforming. Expansion of the mobile home park shall be in full compliance with the regulations and requirements of this chapter in order to be permitted to occur. Any nonconforming mobile home park which is not operated for a period of one year shall not reopen until the regulations and requirements of this chapter have been met. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.430 Inspection.

The building official of the city shall have the duty to enforce all provisions of this chapter, or such provisions as hereafter may be enacted, and for the purpose of securing such enforcement the city building official, or his duly authorized representative and agents, shall have the right and is empowered to enter upon the premises on which any mobile home park is located, or is about to be located, and inspect the same and all facilities connected therewith at all reasonable times, to the extent permitted by law. When deemed necessary for the preservation of the health, safety and welfare of any person residing within the mobile home park, the city building official may call for an inspection by the city’s fire code official, the Franklin County health department, or the Washington State Department of Labor and Industries. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.440 Civil relief.

When any mobile home park or any property contained within such park is or is proposed to be developed, used or altered in violation of this chapter the city attorney at the direction of the mayor, or any person whose interest in real property is or may be affected by the violations, may in addition to other remedies provided by law institute proceedings to prevent, temporarily or permanently enjoin, abate or set aside such use, construction, development, transfer, sale, operation, repair or alteration. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).

16.48.450 Interpretation.

The provisions of this chapter shall be liberally construed to effect the purposes of this chapter. These provisions are the minimum requirements necessary to accomplish those purposes, and where conditions herein imposed by any other provision of this chapter, by provision of any other city or state ordinance, resolution or regulation, then the more restrictive shall govern. (Ord. 921 § 1 (part), 2012: Ord. 644 § 2 (part), 1995).