Chapter 16.16
MINIMUM STANDARDS

Sections:

ARTICLE I. MANUFACTURED (MOBILE) HOME PARKS

16.16.010    Compliance with zoning and site plan provisions required.

16.16.020    Rentals.

16.16.030    Installation standards--Generally.

16.16.040    Permitted uses.

16.16.050    Site standards.

16.16.060    Street and driveway layout.

16.16.070    Off-street parking.

16.16.080    Perimeter screening.

16.16.090    Outdoor lighting.

16.16.100    Site maintenance responsibility.

ARTICLE II. RECREATIONAL VEHICLE PARKS

16.16.110    Compliance with zoning and site plan provisions required.

16.16.120    Rentals.

16.16.130    Inspections.

16.16.140    Permitted uses.

16.16.150    Site standards.

16.16.160    Street and driveway layout.

16.16.170    Off-street parking.

16.16.180    Perimeter screening.

16.16.190    Outdoor lighting.

16.16.200    Structural standards for separate bath and laundry facilities.

16.16.210    Site maintenance responsibility.

ARTICLE III. MANUFACTURED (MOBILE) HOMES INSTALLED IN A MANUFACTURED HOME PARK

16.16.220    Installation--Generally.

16.16.230    Installation--Without tag or seal.

ARTICLE I. MANUFACTURED (MOBILE) HOME PARKS

16.16.010 Compliance with zoning and site plan provisions required.

No person, company or corporations shall establish a new manufactured home park or enlarge an existing manufactured home park without first complying with the provisions and standards of the zoning ordinance, obtaining approval of a binding site plan and obtaining all other necessary permits and approvals.  (Ord. 135-B §5.1(a), 1982)

16.16.020 Rentals.

No space shall be rented for residential purposes within a manufactured home park except for a permanent residence.  (Ord. 135-B §5.1(b), 1982)

16.16.030 Installation standards--Generally.

A.  A manufactured home being installed in a manufactured home park shall meet the standards of Article III, Manufactured Homes Installed in a Manufactured Home Park.

B.  Furthermore, a building permit shall be obtained, a fee paid, and inspections made by the building official on the same basis as a manufactured home installed on an individual lot outside of a manufactured home park.  (Ord. 135-B §5.1(c), 1982)

16.16.040 Permitted uses.

The following uses are permitted within a manufactured home park:

A.  Manufactured homes (mobile homes);

B.  Accessory buildings and uses;

C.  Recreational facilities, recreational vehicle and boat storage facilities located within and primarily for the use of the residents of the park.  (Ord. 135-B §5.1(d), 1982)

16.16.050 Site standards.

Every manufactured home site shall be of a size and shape which will provide reasonable area for private use and development and for the convenient placement of a manufactured home:

A.  Density may be allowed at the maximum rate per acre of nine (R-5000) or six (R-7500) sites.

B.  Lot coverage by the manufactured home and accessory buildings shall not exceed fifty percent of the area of an individual manufactured home site.

C.  Individual sites shall be no smaller than three thousand five hundred square feet.

D.  A minimum fifteen-foot separation shall be maintained from one manufactured home to another.

E.  All manufactured home parks shall provide permanent electrical, telephone, cable TV, water and sewerage connections to each manufactured home site in accordance with applicable state and local rules and regulations and rules.  Utilities shall be underground if possible.  (Ord. 135-B §5.1(e), 1982)

16.16.060 Street and driveway layout.

Streets within a manufactured home park may be either public or private.  The layout and general plans for streets and driveways within the manufactured home park, and the access junctions with existing public streets, shall be approved as part of the binding site plan by the town council in consultation with the town engineer.  (Ord. 135-B §5.1(f), 1982)

16.16.070 Off-street parking.

Two off-street parking spaces shall be provided each manufactured home site.  (Ord. 135-B §5.1(g), 1982)

16.16.080 Perimeter screening.

Screening shall be required in the perimeter setback area.  It shall be placed a minimum of ten feet from the property line.  Said screening shall consist of a sight-obscuring fence, wall, or evergreen hedge not less than six feet high and tapering to a maximum of four feet at the park’s entrance.  Sight screen by means of an evergreen hedge shall be of a material constituting a solid planting in two years following planting, at which time the planting shall not be less than five feet high.  Any shrubs or trees used in the screening shall be maintained in a healthy growing condition.  Dead or dying shrubs or trees used for screening shall be replaced immediately.  Screening fences, walls, or hedges as well as the setback area shall be maintained reasonably free of weeds and trash.  (Ord. 329 §2, 1998:  Ord. 135-B §5.1(h), 1982)

16.16.090 Outdoor lighting.

Outdoor lighting shall be provided to adequately illuminate internal streets and walkways and shall be directed to avoid shining on adjacent properties.  (Ord. 135-B §5.1(i), 1982)

16.16.100 Site maintenance responsibility.

The owner or operator of a manufactured home park shall be responsible for ensuring the maintenance of all structures and their sites.  Park management shall comply with all applicable local, state and federal codes, regulations and laws.  (Ord. 135-B §5.1(j), 1982)

ARTICLE II. RECREATIONAL VEHICLE PARKS

16.16.110 Compliance with zoning and site plan provisions required.

No person, company or corporation shall establish a new recreational vehicle park or enlarge an existing recreational vehicle park without first complying with the provisions and standards of the zoning ordinance, obtaining approval of a binding site plan and obtaining all other necessary permits and approvals.  (Ord. 135-B §5.2(a), 1982)

16.16.120 Rentals.

No space shall be rented for residential purposes within a recreational vehicle park except for short-term temporary occupancy.  (Ord. 135-B §5.2(b), 1982)

16.16.130 Inspections.

While permits are not required for placement of individual recreational vehicles or manufactured homes in a recreational vehicle park, the town retains the right to inspection by the building official of the recreational vehicle park and the individual sites to see that the provisions of this title, and any other applicable regulations, are being maintained and met.  The building official shall give a recreational vehicle park operator twenty-four hours’ notice of an inspection, unless there is an immediate threat to health and safety.  (Ord. 135-B §5.2(c), 1982)

16.16.140 Permitted uses.

The following uses are permitted within a recreational vehicle park:

A.  Recreational vehicles;

B.  Manufactured homes:  temporary use in a recreational vehicle park is not subject to the conditions of Article III of this chapter;

C.  Recreation facilities, recreational vehicle and boat storage facilities, located within and primarily for the use of the residents of the park;

D.  One permanent residential structure, which may be stick built or a manufactured home, to be used as the residence for an on-site manager or caretaker of the recreational vehicle park.  (Ord. 490 §1, 2009: Ord. 135-B §5.2(d), 1982)

16.16.150 Site standards.

Every recreational vehicle site shall be of a size and shape which will provide reasonable area for private use and development and for the convenient placement of a recreational vehicle.

A.  Density may be allowed at the maximum rate of twenty sites per acre.

B.  Individual sites shall be no smaller than one thousand square feet.

C.  Lot coverage by the recreational vehicle and accessory buildings shall not exceed fifty percent of the area of the individual recreational vehicle site.

D.  A minimum ten-foot separation shall be maintained from one recreational vehicle to another.

E.  All recreational vehicle parks shall provide electrical, water and sewerage connections for each vehicle or provide for convenient disposal of sanitary wastes from vehicle holding tanks.

F.  Refuse containers and regular refuse pickup shall be provided by the recreational vehicle park operator.

G.  Each recreational vehicle site shall be constructed to provide safe access and placement of vehicles that minimizes ruts or low spots caused by tires and provides proper drainage that allows no standing water.  (Ord. 135-B §5.2(e), 1982)

16.16.160 Street and driveway layout.

Streets within a recreational vehicle park may be either public or private.  The layout and general plans for street and driveways within the recreational vehicle park, and the access junctions with existing public streets, shall be approved, as part of the binding site plan, by the town council in consultation with the town engineer.  (Ord. 135-B §5.2(f), 1982)

16.16.170 Off-street parking.

Two off-street parking spaces shall be provided each recreational vehicle site.  These spaces may be grouped in parking areas of no more than ten spaces.  (Ord. 135-B §5.2(g), 1982)

16.16.180 Perimeter screening.

Perimeter screening shall be required in the perimeter setback areas, a minimum of ten feet, and shall meet the standards of other land use ordinances.  (Ord. 135-B §5.2(h), 1982)

16.16.190 outdoor lighting.

Outdoor lighting shall be provided to adequately illuminate internal streets and walkways, and shall be directed to avoid shining on adjacent properties.  (Ord. 135-B §5.2(i), 1982)

16.16.200 Structural standards for separate bath and laundry facilities.

A separate building having toilets, urinals, showers and laundry facilities shall meet state standards for size, number of fixtures, etc.  Construction of such facilities shall meet all local and state codes and regulations and shall be located as shown on the binding site plan.  (Ord. 135-B §5.2(j), 1982)

16.16.210 Site maintenance responsibility.

The owner or operator of a recreational vehicle park shall be responsible for ensuring the maintenance of all structures and sites.  Park management shall comply with all applicable local, state and federal codes, regulations and laws.  (Ord. 135-B §5.2(k), 1982)

ARTICLE III. MANUFACTURED (MOBILE) HOMES INSTALLED IN A MANUFACTURED HOME PARK

16.16.220 Installation--Generally.

All manufactured (mobile) homes when placed on individual sites in a manufactured home park shall conform to the following conditions:

A.  Be manufactured after July 15, 1976, and bear a tag or seal of approval of the state of Washington or of the Department of Housing and Urban Development.  (See Section 16.16.230 for units without tag or seal);

B.  Be assembled on the site in accordance with state standards found in WAC Chapter 296-150B;

C.  Have the space between the home and the ground fully enclosed with a foundation facia (skirting) which is aesthetically harmonious and compatible with the home, which provided proper ventilation and access, and which is properly maintained;

D.  Be permanently connected to water, sewer and power utilities.  All utilities shall be underground if possible.  (Ord. 135-B §5.301, 1982)

16.16.230 Installation--Without tag or seal.

A.  All manufactured (mobile) homes to be installed within a manufactured home park that were built prior to July 15, 1976, that do not have a tag or seal of approval from the state of Washington or the Department of Housing and Urban Development, shall, to the extent possible, be inspected by the building official, following payment of an inspection fee, for the following health and safety criteria, which they must pass to be installed:

1.  Have a safe and operable heating system;

2.  Equipped with a full bathroom, a kitchen sink, and hot and cold running water.  All fixtures shall be installed and in a safe and sanitary condition;

3.  Have a complete electrical system with all components being in a safe and operable condition;

4.  All windows and doors must be in operable condition and provide adequate natural ventilation and emergency exits;

5.  The home must provide adequate protection from the elements;

6.  An operating smoke detector is installed;

7.  Be structurally sound with no apparent hazardous conditions in floors, walls, ceiling and roof;

8.  Be clean and well-maintained.

B.  Approval by this inspection shall not constitute a warranty that the manufactured home is safe and livable, and a statement to that effect shall be given the owner by the building official.  (Ord. 135-B §5.302, 1982)