16.22.070 - Application procedure for mobile home park permit.
16.22.080 - Site plan distribution.
16.22.090 - Compliance with site plan.
16.22.110 - Occupation restrictions.
16.22.120 - Minimum mobile home park size.
16.22.130 - Mobile home space or site size.
16.22.170 - Park administration.
16.22.240 - Buffers, recreation and open space requirements.
16.22.250 - Drainage and storm water requirements.
16.22.260 - Sensitive areas/unstable lands.
16.22.070 - Application procedure for mobile home park permit.
(a)
The applicant shall apply for a mobile home park permit on forms provided by the county planning department, and shall include the information specified in Appendix 1 and 2, attached to the ordinance codified in this chapter and on file in the office of the county clerk, along with a State Environmental Policy Act (SEPA) checklist (if applicable). The application shall be submitted at least thirty days prior to any planning commission hearing on the application. The applicant shall submit up to sixteen copies of the application and site plan (for distribution indicated in Section 16.22.080) and other information described in this chapter. Incomplete applications and site plans will not be considered. The administrator and/or planning commission may require the applicant to submit any additional information or material which is deemed necessary for an adequate review of the application.
(b)
When four or fewer mobile homes are to be located on an applicant's land, the applicant shall submit a site plan as indicated in Appendix 1, attached to the ordinance codified in this chapter and on file in the office of the county clerk. This type of mobile home park shall be known as a small mobile home park, and may not have to go through the hearing process (subsection (d) of this section), but will need permit approval from the administrator, and shall meet all requirements of this chapter excluding those indicated.
(c)
When five or more mobile homes are to be located on an applicant's land, the applicant shall submit an application and site plan as indicated in Appendix 2. Mobile home parks of this nature shall comply with all regulations and requirements of this chapter, unless otherwise specified.
(d)
The planning department shall give notice of a public hearing by the planning commission. The notice of public hearing shall be given by publication of at least one notice not less than ten days prior to the hearing in a newspaper of general circulation within the county. All property owners within three hundred feet of the proposed project will also be sent notifications; provided, all small mobile home parks are exempt from this notification.
(e)
The planning commission shall consider the application at its next public hearing and shall render a recommendation, or continue the hearing to obtain further information. The planning commission may recommend denial, approval or conditional approval of the application.
(f)
Recommendations shall be submitted to the board no later than fourteen days following action by the planning commission. Upon receipt of the recommendations on any mobile home park permit, the board shall at its next public meeting set a date for the public hearing where it may adopt or reject the recommendations of the planning commission.
(g)
Approval of the application shall be effective for two years from the date of the approval by the board. An applicant who files a written request with the department of community development at least thirty days before the expiration of the two-year period, shall be granted one one-year extension upon showing that the applicant has attempted in good faith to make substantial progress on the mobile home park within the two-year period. Requests for additional one-year extensions must be approved by the board. Requests must be made in writing and submitted to the department of community development at least thirty days before the expiration of the previously granted extension. Knowledge of the expiration date and initiation of a request for extension of approval time is the responsibility of the applicant.
(h)
In cases of extraordinary hardship, resulting from the strict compliance with these regulations, the regulations may be varied so that substantial justice may be done and the public interest served; provided the board approves the varied regulations. The administrator and/or planning commission, in addition to these requirements of this chapter, may stipulate any additional requirements necessary to meet the purpose or general objectives of his chapter; provided, that such modification will not have the effect of nullifying the intent and purpose of the comprehensive plan or this ordinance; and provided further, that the board shall have final approval for all such modifications.
(i)
If the improvements noted in the site plan and those required by this chapter are not complete at the time the park application is approved, the park owner may be required to furnish the county with a performance bond or letter of credit, satisfactory to the prosecuting attorney, in which assurance is given to the county that the installation of these improvements shall be carried out as required herein. Bonds may be separate for different types of improvements.
(Ord. 118-91 (part), 1991).
16.22.080 - Site plan distribution.
The administrator shall distribute the required copies as follows:
(1)
General services (1);
(2)
Public works (2);
(3)
The Department of Transportation when the proposal may affect a state highway (1);
(4)
The appropriate fire district (1);
(5)
The appropriate official of a city or town when the land for which application has been made is within one mile of the municipal boundaries, within or within one thousand feet of a city's urban growth area, or contemplates the use of any city or town utilities (1);
(6)
Planning commission (9);
(7)
Community development (1).
(Ord. 3-96 § 5 (part), 1996: Ord. 118-91 (part), 1991).
16.22.090 - Compliance with site plan.
(a)
Where the board approves a mobile home park permit, the development of the area to which the permit pertains shall be in conformity to the site plan as approved. Any development, use, density, or land division which fails to conform to the site plan as approved by the board constitutes a violation of this title, punishable under the provisions of Section 16.22.520
(b)
The requirements of conformity to the approved site plan contained in this section shall apply to all subsequent owners, heirs, successors and assigns of the property owner receiving permit approval.
(Ord. 118-91 (part), 1991).
Fees shall be paid according to a schedule established by the board.
(Ord. 118-91 (part), 1991).
16.22.110 - Occupation restrictions.
The occupation restrictions and other requirements set forth by the building department shall be followed.
(Ord. 118-91 (part), 1991).
16.22.120 - Minimum mobile home park size.
No mobile home park shall contain less than three acres.
(Ord. 118-91 (part), 1991).
16.22.130 - Mobile home space or site size.
Mobile home lot size shall be sufficient to meet setback requirements, density requirements and other applicable regulations contained in this chapter.
(Ord. 118-91 (part), 1991).
All mobile homes, together with their additions, and appurtenant structures, accessory structures, and other structures on the site (excluding fences) shall observe the following setback requirements (excluding any hitch or towing fixture):
(1)
Mobile home park interior roads—a minimum five feet from any right-of-way;
(2)
Exterior site boundary—a minimum fifteen feet setback from any property line or right-of-way;
(3)
Mobile home separations—a minimum fifteen feet setback between mobile homes; provided, that mobiles placed end-to-end may have clearance of ten feet where opposing rear walls are staggered;
(4)
Community or service buildings—a minimum fifteen feet setback between mobile homes and community or service buildings;
(5)
Accessory structures—a minimum fifteen feet setback between mobile homes and neighboring accessory structures.
(Ord. 118-91 (part), 1991).
The average maximum density for the entire mobile home park shall not exceed seven mobile homes per acre; nor shall it be less than three acres as delineated in Section 16.22.120.
(Ord. 118-91 (part), 1991).
Lawns or other suitable living ground covers shall be planted and maintained on all areas except those covered by structures, by paved or surfaced areas, or by planting beds. Undisturbed areas such as ravines and streams shall be preserved in their natural state. Proposed revegetation shall be reviewed and approved by the planning department to ensure compliance with this chapter.
(Ord. 118-91 (part), 1991).
16.22.170 - Park administration.
The owner or operator of a mobile home park shall be responsible for ensuring the maintenance of all roads, recreational facilities, landscaping, common areas and facilities, and mobile home sites.
(Ord. 118-91 (part), 1991).
(a)
All interior mobile home park roads shall be private roads, owned and maintained by the owner or operator of the park. All roads shall be open for access at all times to police and other emergency vehicle access, and shall meet fire code construction minimums or an approved modification thereof.
(b)
Small mobile home park roads shall be surfaced with crushed rock, blacktop or other suitable material approved by the public works department.
(c)
Mobile home parks with five or more mobile homes shall have roads paved with asphalt or concrete. Provided, that mobile home parks with an average density of two or fewer units per acre may be surfaced with crushed rock or other suitable material as approved by the public works department.
(d)
All interior mobile home park roads shall be constructed within a right-of-way which shall be at least forty feet in width.
(e)
The minimum width of mobile home park roads shall be:
(1)
One-way roads shall have a minimum twelve-foot travel lane, and if used, a ten-foot parking lane;
(2)
Two-way roads shall have a minimum of two ten- foot travel lanes and may have ten-foot parking lane(s).
(f)
Approaches and other points of ingress and egress with county right-of-way shall be in compliance with the county road standards, and be acceptable to the public works department. Points of ingress and egress located on state highways shall be in compliance with Washington State Department of Transportation regulations.
(Ord. 118-91 (part), 1991).
(a)
A minimum of two parking spaces, located adjacent to each mobile home site, shall be provided for each mobile home space and shall be surfaced in the same manner as the mobile home park road. All parking areas shall be in accordance with this chapter or the county parking standards ordinance whichever is stricter.
(b)
Additional guest parking a the ratio of one parking space for each four mobile home sites shall be provided in separate parking areas. Clubhouse and community building parking facilities may account for up to fifty percent of this requirement. Provided, that this subsection does not apply to small mobile home parks.
(c)
All off-street parking areas shall have a minimum dimension of nine by twenty feet per space.
(Ord. 118-91 (part), 1991).
The design and construction of vehicular bridges in a mobile home park shall be in accordance with the Washington State Department of Highway Standards, and any standards set forth by the county public works department.
(Ord. 118-91 (part), 1991).
The water supply of all mobile home parks shall be in accordance with all applicable laws, and any standards set forth by the county health department.
(Ord. 118-91 (part), 1991).
Adequate lighting shall be provided to illuminate streets, driveways and walkways for the safe movement of pedestrians and vehicles.
(Ord. 118-91 (part), 1991).
All water, sewer, electrical and communication service lines shall be located underground when possible and shall be in accordance with all applicable laws, and any standards set forth by the county health department.
(Ord. 118-91 (part), 1991).
16.22.240 - Buffers, recreation and open space requirements.
(a)
This section shall not be applicable to small mobile home parks.
(b)
Buffering and screening shall be required if the mobile home park is not compatible with the surrounding uses, as determined by the administrator and/or planning commission and approved or modified by the board. The purpose of buffering and screening is to create an area providing landscape screening and fencing which is used to reduce visual, noise, light, and incompatibility impacts. The administrator and/or planning commission will determine on a case by case basis the need and extent of landscape screening or fencing necessary to mitigate these impacts; provided the board has final approval. Buffering or screening may be achieved by installing walls or fences. All plantings shall be maintained in a healthy living condition for the life of the mobile home park. All buffering or screening walls and fences shall be a minimum of six feet in height and shall be approved by the administrator (final approval by board). When adequate, natural buffers should be encouraged.
(c)
All mobile home parks shall include a minimum of five percent of the gross area within the mobile home park for open space and recreational use if the park equals or exceeds two units per acre. Provided, however, that at least one outdoor recreation area within the park shall contain at least two thousand, five hundred square feet. Roads, parking areas, drainage ways, sites, required buffers, and required setbacks shall not be counted as open space or recreational areas for the purposes of calculating compliance with this section.
(Ord. 118-91 (part), 1991).
16.22.250 - Drainage and storm water requirements.
Mobile home parks shall make adequate provisions for storm water or flood water runoff to prevent erosion, flooding, sedimentation and flooding of ditches or streams, destruction of natural drainage channels, flooding of adjacent and downstream properties and other public hazards. These provisions apply to both the mobile home parks in the construction phase and to fully developed parks.
(1)
General Requirements. Drainage facilities adequate to prevent erosion, flooding or hazards to the use of roads, mobile home sites, or facilities within the park and to adjacent and downstream private or public property, shall be installed according to an approved drainage plan. Natural drainage ways shall be utilized wherever feasible, be buffered from roadways, and should not be altered unless the drainage plan shows that alternative drainage facilities are needed and provided.
(2)
Drainage Plan. All persons applying for mobile home park approval shall provide a drainage plan for surface and pertinent subsurface water flows entering, flowing within, and leaving the park property. The drainage plan shall provide information outlined in Appendix 3, attached to the ordinance codified in this chapter and on file in the office of the county clerk, and be approved by the public works department.
(3)
Drainage System. The storm water drainage system shall be separate and independent of any sanitary sewer system. The drainage system and facilities shall conform to standards outlined in Appendix 4, attached to the ordinance codified in this chapter and on file in the office of the county clerk, and have approval from the public works department.
(4)
Drainage Easements. Where a mobile home park is traversed by a watercourse, drainage channel, or stream necessary for upstream or upland drainage, provisions shall be made for a drainage easement conforming substantially with the alignment of the watercourse and of an adequate width for maintenance and erosion control purposes. This requirement shall not entail any responsibilities for watercourse maintenance on the part of the county and arrangements for maintenance may be required to the satisfaction of the public works department.
(5)
Requirements Reduced or Modified. Drainage plans and system requirements may be reduced or modified if in the opinion of the public works director such reduction or modification is necessary or appropriate to carry out the purpose and intent of this section. If the applicant can demonstrate to the public works department that (1) peak storm water discharge from the site during the design storm will not be significantly increased, (2) existing drainage ways will be protected and placed within easements, and (3) no properties will be impacted by storm water runoff during the design storm, then a drainage plan will not be required and only those drainage facilities necessary to accommodate runoff from roads and runoff flowing through the mobile home park will be required.
(Ord. 118-91 (part), 1991).
16.22.260 - Sensitive areas/unstable lands.
(a)
No mobile home park shall be approved for location within any part of a hundred-year floodplain of the county as delineated by the Flood Insurance Rate Maps issued by the Federal Emergency Management Agency (except as provided in subsection (d) of this section); provided, this does not apply to small mobile home parks which contain a minimum of ten acres, and can meet or exceed any requirements for development in the one-hundred-year floodplain.
(b)
No mobile home park shall be approved for location in any wetlands including those delineated by the National Wetlands Inventory Maps issued by the U.S. Department of Interior Fish and Wildlife Service (except as provided in subsection (d) of this section).
(c)
No mobile home park shall be approved for location on any unsuitable land having unstable soils, geologic hazards or other features which may create hazards to the property or the health and safety of the occupants as determined by the administrator (except as provided in subsection (d) of this section).
(d)
When it is found that any of the above listed lands are unsuitable for development within the mobile home park, the unsuitable land shall be set aside as a community area, recreation area, or other open space.
(Ord. 118-91 (part), 1991).
(a)
All mobile home park proposals shall be reviewed by the county fire marshal and the local fire district to determine what fire protection measures are necessary for the park. This includes adequate ingress and egress and internal circulation for emergency vehicles.
(b)
In the absence of adequate on-site water sources, as determined by the county fire marshal and local fire district, such as reservoirs, swimming pools, lakes, rivers, streams, the provisions of the Uniform Fire Code currently adopted by the county shall apply for purposes of satisfying the required fire flow.
(c)
Final determination on all fire related issues shall be the responsibility of the fire marshal.
(Ord. 118-91 (part), 1991).
A boundary survey shall be filed with the site plan. The boundary survey shall be in accordance with WAC 332-130, other established regulatory standards and any amendments thereto. All roads shall be monumented as directed by the public works department.
(Ord. 118-91 (part), 1991).