1335 - Ordinance - Mobile Home ParksL S �4
ORDINANCE NO. 1335"V
AN ORDINANCE OF THE CITY OF PORT ORCHARD,
REPEALING ORDINANCE NUMBER 1007; ORDINANCE
NUMBER 862 AND ORDINANCE NUMBER 720 (Port
Orchard Municipal Code, Title 17) AND ADOPT-
ING DEFINITIONS AND REGULATIONS FOR MOBILE
HOME PARKS; ESTABLISHING MINIMUM STANDARDS
GOVERNING THE PROVIDED UTILITIES AND FACIL-
ITIES, AND OTHER PHYSICAL THINGS AND CONDI-
TIONS TO MAKE MOBILE HOME PARKS SAFE, SANI-
TARY AND FIT FOR HUMAN HABITATION; FIXING
THE RESPONSIBILITIES AND DUTIES OF OWNERS
AND OPERATORS OF MOBILE HOME PARKS; AUTH-
ORIZING THE INSPECTION OF MOBILE HOME PARKS;
AND FIXING PENALTIES FOR VIOLATIONS.
THE CITY COUNCIL OF THE CITY OF PORT ORCHARD DOES
ORDAIN AS FOLLOWS:
SECTION 1. DEFINITIONS
The following definitions shall apply in the inter-
pretation and the enforcement of these regulations:
1.1 Mobile Home Park. Mobile Home Park means a plot
of ground divided into spaces, under the ownership or management
of one person, firm, or corporation for the purpose of locating
two or more mobile homes for dwelling purposes. A municipal RV
park is not considered to be a mobile home park. A Temporary
Use Permit as allowed by the City Council shall not be considered
a mobile home park.
1.2 Mobile Home Space. Mobile Home Space means a
Parcel of land within a mobile home park for the placement of
single mobile home and the exclusive use of its occupants.
1.3 Mobile Home. Mobile home means a transportable,
single-family dwelling unit suitable for year-round occupancy and
containing similar plumbing, waste disposal, and electrical con-
veniences as immobile housing. A factory assembled structure
equipped with the necessary connections and made so as to be
readily movable as a unit on its own running gear and designed to
be used as a dwelling unit without a permanent foundation. The
phrase "without a permanent foundation" indicates that the support
system is constructed with the intent that the mobile home placed
thereon will be moved from time to time at the convenience of the
owner.
1.4 Recreational Vehicle (RV). means vehicles such as
travel trailers, tent trailers, vans, designed for recreational
use with or without sanitary facilities. A motor home, travel
trailer, truck, camper or camping trailer, with or without motive
power, designed for human habitation for recreational or emergency.
occupancy is considered an RV.
1.5 Permit. A permit shall mean a written permit
issued by the City Clerk allowing a person to operate and main-
tain a mobile home park subject to the provisions of these
regulations. This is not the same as a Temporary Use Permit as
allowed by the City Council.
Ordinance No. 1335
Page Two
1.6 Health Officer. The Term "Health Officer"
means the District Health Officer as defined in Chapter 70.46
Revised Code of Washington or his authorized representative.
1.7 Person. The "person" means an individual, firm,
corporation, partnership, association, or agency of the Federal
Government which is subject to the jurisdiction of the State.
1.8. Service Building. Service building means a
structure housing toilet, lavatory, shower, laundry, and such
other facilities as may be required by these regulations.
1.9 Sewer Connection. Sewer connection means the
connection consisting of all pipes, fittings, and appurtenances
from the drain outlet of the mobile home or RV to the inlet of
the corresponding sewer riser pipe of the sewerage system serving
the mobile home park.
1.10 Sewer Riser Pipe. Sewer riser pipe means that
portion of the sewer lateral which extends vertically and termin-
ates above ground elevation to permit hook-up with the mobile
home or RV sewer connection.
1.11 Temporary Use Permit. Temporary Use Permits
may be allowed by the City Council to permit a resident to place
a mobile home on a parcel of property, irregardless of the number
of homes already existing on that property. When a Temporary Use
Permit is allowed, the City Council will do so at a City Council
meeting and shall specify the duration of this permit. The City
Council may extend the duration of the Temporary Use Permit at
its discretion. The City Council may specify any site condi-
tions that it deems necessary.
1.12 Water Connection. Water Connection means the
connection consisting of all pipes, fittings, and appurtenances
from the water riser pipe to the water inlet pipe of the distri-
bution system within the mobile home or RV.
1.13 Water Riser Pipe. Water riser pipe means that
portion of the water supply system serving the mobile home which
extends vertically above ground elevation and terminates at a
designated point at each mobile home/RV space.
1.14 Dependent Mobile Home. Dependent mobile home
is a mobile home which does not have a flush toilet and a bath
or shower.
1.15 Independent Mobile Home. Independent mobile
home is a mobile home which has a flush toilet and a bath or
shower.
SECTION 2. REQU
ILE HOMES OUTSID
Ordinance No. 1335
Page Three
9
2.1 No mobile home shall be parked and occupied
outside an approved mobile park unless adequate sanitary
facilities are provided and approved by the Health Officer
and unless permitted by applicable City of Port Orchard
building and zoning requirements.
SECTION 3. PERMITS FOR MOBILE HOME PARKS
3.1 No person shall operate a mobile home park
within the City of Port Orchard who does not possess an un-
revoked permit as issued by the City Clerk in the name of such
person for the specific mobile home park.
3.2 Permits shall be issued on a one-time basis
and are not transferable or assignable nor shall any permit
entitle the holder thereof to conduct the business in any place
other than that specified on the permit.
3.3 The permit fee for a mobile home park shall be
established by the City Council current fee schedule in effect
at the time of application. Payments for the permit are to
be made to the City Treasurer and deposited in the Current
Expense Fund.
3.4 Application. The application for the initial
permit shall include the name and address of the applicant, a
legal description and complete plan of the proposed park, which
shall contain the following information:
a. The area and dimensions of the tract of land;
b. The number, location, and size of all mobile
home and RV spaces;
c. The number, location, and size of all automobile
parking spaces;
d. The location and width of roadways and walkways;
e. Park lighting, drainage plans;
f. Method and plan of water supply;
g. Method of garbage disposal;
h. Method and plan of sewage disposal;
i. Plans and specification of all buildings and
other improvements constructed or to be con-
structed within the mobile home/RV park.
j. Size and location of the play area or green belt
areas if applicable.
k. Evidence of compliance with City building and/or
zoning requirements.
1. Evidence of the Fire Department approval of fire
protection.
3.5 No major changes or alterations shall be made to
any part of the mobile home/RV park, as outlined in the park
plan, withoutapproval of the City Engineer. All chances must
comply with provisions of this regulation and all applicable
City building and zoning requirements.
Ordinance No. 1335
Page Four
3.6 Mobile home parks existing prior to the effect-
ive date of these regulations which are expanded to increase
the number of spaces will be required to meet current standards.
Improvements, other than expanding the number of spaces, shall
comply with the applicable sections of this ordinance as
determined by the City Engineer.
SECTION 4. INSPECTION OF MOBILE HOME PARKS.
4.1 The Health Officer and City Engineer or his
agent is authorized and directed to make such inspections as
are necessary to determine satisfactory compliance with these
regulations and shall have free access to such premises at
reasonable times for the purpose of inspection.
4.2 In accordance with RCW 43.22.440 the City of
Port Orchard shall administer, inspect and enforce the install-
ation of all mobile homes locating or relocating within the
jurisdictional boundaries of the City.
SECTION 5. LOCATION, SPACE, AND GENERAL LAYOUT.
5.1 The mobile home park shall be located on a well
drained site and shall be so situated and maintained as not to
create a public health hazard or nuisance.
5.2 The area of the mobile home park shall be
adequate to accommodate:
a. The designated number of mobile home spaces;
b. Necessary streets and roadways;
C. Service areas.
5.3 Each mobile home space shall abut on a driveway
or other clear area with unobstructed access to a public street.
Mobile Homes shall be parked on such spaces so that there will
be a minimum of fifteen (15') feet between mobile homes. Mobile
homes shall be at least ten (10') feet from the exterior boundary
of the mobile home park.
5.4 A mobile home shall not be occupied unless it is
properly placed on a mobile home space and connected to water,
sewerage, and electrical utilities and meets applicable building
code provisions.
5.5 No mobile home shall be parked so that any part of
such mobile home will obstruct any roadway or walkway.
5.6 Access roads shall be provided to each mobile
home space. Access roads shall be surfaced with crushed rocks,
blacktop, concrete, other suitable material approved by the
City Engineer. Each access road shall connect with a street
or highway, have a minimum width of twenty five (25') feet,
and shall be well marked in the daytime and adequately lighted
at night.
5.7 Surfaced and lighted walkways shall be provided
to all service buildings.
Ordinance No. 1335
Page Five
5.8 Off-street parking in a form of parking bays
or individual parking spaces on each mobile home space must be
provided. Each lot must be designed to provide parking for two
(2) automobiles.
5.9 For parks which are not connected to the Municipal
sewer system, then minimum mobile home space area shall be 5,000
square feet with a minimum width of fifty (50) feet at the mobile
home stand.
5.10 For parks which are connected to the municipal
sewer system, the minimum mobile home space area shall be 3500
square feet with a minimum width of forty (40') feet.
SECTION 6. SERVICE BUILDINGS.
6.1 Service buildings are optional for mobile home
parks serving only independent mobile homes. Service buildings
adequately equipped with flush -type toilet fixtures, lavatories
and showers shall be provided for the use of recreational
vehicles.
6.2 Location: Service buildings shall be conven-
iently located not more than 200 feet from any recreational
vehicle space and not less than eight (8') feet from any mobile
home or recreational vehicle.
6.3 Construction and Maintenance of Service Buildings:
a. Service buildings shall be of permanent
construction with an interior finish of light
colored, moisture -resistant material which
will stand frequent washing and cleaning.
b. 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.
C. All exterior openings from toilet rooms
shall be covered with 16 mesh screen during
fly seasons. Toilet rooms shall be provided
with self -closing doors.
d. Toilet, and shower rooms shall be well lighted
at all times. There shall be at least one
operable window or mechanical device which
will adequately ventilate such rooms.
e. During periods of use, service buildings shall
be maintained at a temperature of 65 degrees F.
minimum.
f. An adequate quantity of hot water shall be
provided for lavatory and bathing fixtures.
Ordinance No. 1335
Page Six
6.4 Toilet, lavatory, and shower facilities:
Service buildings in mobile home parks designed to accommmo-
date only recreational vehicles shall have toilet, shower,
and lavatory facilities separate for the sexes, with a minimum
of one toilet, one lavatory and one shower for each sex.
a. For those mobile home parks that have a
capacity of more than ten (10) recreational
vehicles additional fixtures shall be provided.
One (1) additional lavatory for each sex shall
be provided for every ten (10) additional RV
spaces. Urinals may be substituted for one
third of the additional toilets. One (1)
additional lavatory for each sex shall be
provided for every ten (10) additional RV
spaces, and one (1) additional shower for each
sex for every twenty (20) additional sites.
b. Toilet rooms shall be provided with toilet
paper.
C. Soap and single service towels shall be
available on request.
d. If laundry facilities are provided, the room
containing them shall be separate from the
toilet rooms and shall have an exterior entrance.
6.5 Where community recreation structures are
provided, an adequate and sufficient number of toilet and
lavatory facilities, separate for each sex and in accordance
with applicable plumbing code, shall be installed. Such
facilities shall be housed in a building, or buildings, of
comparable construction to that provided in section 6, items
6.2 and 6.3.
SECTION 7. WATER SUPPLY
7.1 An accessible, adequate, safe, and potable
supply of water shall be provided in each mobile home park.
Where a public supply of water of satisfactory quantity,
quality, and pressure is available, connection shall be made
thereto and its supply used exclusively. When a satisfactory
public supply is not available, a water supply system may be
developed and used as approved by the City Engineer. The City
Engineer must certify that a public water supply is not avail-
able. The supply shall be developed in accordance with pro-
visions of WAC 248-54-550 and RC1.4 43.20.050.
7.2 Individual water connections have a minimum
three-quarter inch diameter and consisting of a water riser
pipe terminating at least four inches above the ground shall
be provided at each mobile home space. Water service lines
may be provided in meter boxes.
Ordinance No. 1335
Page Seven
7.3 Each water connection shall be equipped with
a shut-off valve, shall be protected from freezing, from
damage from mobile home wheels, and the ground surface around
the riser pipe shall be graded to divert surface drainage
away from the connection. Underground stop and waste valves
shall not be installed on any water service, subject to flood-
ing or high water tables.
7.4 The water supply system shall be approved by
the City Engineer and shall comply with City requirements.
SECTION 8. SEWAGE DISPOSAL.
8.1 All sewage and waste water from mobile homes
and service buildings shall be drained to a sewage collection
system and discharged to a public sewage treatment plant or a
non -site sewage disposal system approved by the Health Officer.
The on -site sewage disposal system shall be located and main-
tained where it will not create a nuisance or health hazard
to the park occupants or to the owner of occupants of any
adjacent property.
8.2 All sewer lines shall be located in trenches
of sufficient depth to be free of breakage from traffic or
other vehicular movements and shall be separated from the
park water system at a safe distance, and approved by the
City Engineer. Sewers shall be at a grade which will insure
a velocity of two (2) feet per second while flowing full.
All sewer lines shall be adequately vented and shall have
water and air tight joints.
8.3 Each mobile home space shall be provided
with at least four (4) inch diameter sewer riser pipe. The
sewer riser pipe shall be so located on each mobile home
space that the sewer connection to the mobile home drain
outlet will approximate a vertical position.
8.4 The sewer connection (see definition) shall
have a minimum diameter of at least three (3) inches and
the slope of any portion thereof shall be at least one-fourth
inch per foot. The sewer connection shall consist of one (1)
pipe line only without any branch fittings. All joints
shall be leak and insect proof.
8.5 The sewer riser pipe shall be plugged when a
mobile home or RV does not occupy the space. Surface drain-
age shall be diverted away from the riser. The rim of the
riser pipe shall extend above ground elevation.
8.6 RV Sewage Dump Station: For those mobile home
parks with a recreational vehicle section a sewage dump station
shall be provided for the servicing of portable toilets and
self-contained vehicles with holding tanks. The dump station
shall be of a design approved by the Health Official and be
provided with washdown water fitted with a cross connection
protection device.
Ordinance No. 1335
Page Eight
SECTION 9. REFUSE DISPOSAL.
9.1 The storage, collection, and disposal of refuse
in the mobile home park shall be so conducted as to create no
health hazards, rodent harborage, insect breeding areas,
accident or fire hazards or air pollution.
9.2 All refuse shall be stored in insect -proof,
watertight, rodent proof containers, which shall be locked
not more than 150 feet from any mobile home space. Containers
shall be provided in sufficient number and capacity to properly
store all refuse.
9.3 Where suitable collection service is not avail-
able from municipal or private agencies, the mobile home park
operation shall provide this service.
9.4 All refuse shall be collected and transported
in covered vehicles or covered containers to an approved dis-
posal site or disposed of by other methods approved by the
Health Officer.
SECTION 10. INSECT AND RODENT CONTROL.
10.1 All mobile home parks shall be kept free of
rodents and arthropods of public health significance and the
park operator shall take such measures as directed by the
Health Officer to maintain the premises in this condition.
SECTION 11. ELECTRICITY: EXTERIOR LIGHTING
11.1 An electrical outlet supplying at least 115
volts shall be provided for each mobile home space. The install-
ation shall comply with all applicable State and local electri-
cal codes and ordinances.
11.2 Public streets and walkways shall be lighted at
night with a minimum illumination of at least 0.6 foot-candle
power at ground level.
SECTION 12. FUEL
12.1 All piping from outside fuel storage tanks or
cylinders to mobile homes shall be copper or other acceptable
metallic tubing and shall be permanently installed and securely
fastened in place and shall not be located inside or beneath
the mobile home or less than 5 feet from any mobile home exist.
SECTION 13. FIRE PROTECTION
13.1 The mobile home park area shall be subject to
the ordinances, rules and regulations of the City of Port
Orchard, in regard to fire prevention. The Port Orchard Fire
Chief or his agent shall review plans for compliance with
this system. The Fire Chief shall advise the Health Officer
in writing of either compliance or the specific discrepancies.
Ordinance No. 1335
Page Nine
13.2 Mobile home park areas shall be kept free of
litter, rubbish and other flammable materials.
13.3 Portable fire extinguishers of a type approved
by the Fire Chief shall be kept in service buildings and at all
other locations designated by such Fire Chief, and shall be
maintained in good operating condition.
13.4 Where a public water system with a water main
of 6 inches or larger is available to the mobile home park,
standard fire hydrants with storz couplings shall be located
within 400 feet of each mobile home or building.
13.5 Where the water supply system does not provide
at least 6 inch water main, there shall be provided a 2-inch
frost protected water riser within 300 feet of each mobile
home or building.
13.6 Fires shall be made only in stoves, incin-
erators, and other equipment intended for such purposes.
13.7 All water mains 4 inches in diameter and larger
shall be ductile iron.
SECTION 14. ALTERATIONS AND ADDITIONS
14.1 All plumbing and electrical alterations or
repairs in the mobile home park shall be made in accordance
with applicable local regulations.
14.2 Skirting of mobile home is required and that
area enclosed by such skirting shall be maintained so as not
to provide a harborage for rodents, or create a fire hazard.
14.3 Accessory Structures. Unless designed and/or
built by the manufacturer, accessory structures such as porches,
decks and carports are regulated under City Codes and Ordinances.
No accessory structure unless designed and/or construct-
ed by the manufacturer can rely on the mobile home for support.
A carport adjacent to the building may be attached to have a
weather -tight connection. However, the mobile home cannot
support the carport.
Where windows required for ventilation and egress
are covered by a carport, that carport shall be designed and
built in such a way as to allow egress from the windows and
maintain access to light and air.
SECTION 15. RESTRICTIONS OF ANIMALS AND PETS
15.1 No owner or person in charge of a dog, cat or
other pet animal shall permit it to run at large, or to commit
any nuisance within the limits of any mobile home park.
Ordinance No. 1335
Page Ten
SECTION 16.
REGISTRATION OF OCCUPANTS: REPORTING OF COMMUNICABLE DISEASES
16.1 Every mobile home park owner or operator shall
maintain a register containing a record of all mobile homes and
occupants using the mobile home park. Such register shall be
available to any authorized person inspecting the park, and
shall be preserved for the period required by the Health Officer.
Such register shall contain (1) the names and addresses of all
mobile home occupants stopping in the park, (2) the make,
model and license number of the motor vehicle and mobile home,
(3) the state, territory, or county issuing the mobile home
license, (4) the dates of arrival and departure of each mobile
home, and (5) whether or not each mobile home is a dependent
or independent mobile home.
16.2 Every owner, operator, attendant or other person
operating a mobile home park shall notify the local Health
Officer immediately of any suspected communicable or contagious
disease within the mobile home park. In the case of diseases
diagnosed by a physician as quarantinable, the departure of a
mobile home or its occupants, or the removal therefrom of
clothing of other articles which have been exposed to infection,
without approval of the Health Officer is prohibited.
SECTION 17. PARK MANAGEMENT
17.1 The person to whom a license for a mobile home
Park is issued shall operate the park in compliance with the
Rules and Regulations issued here under and shall provide ade-
quate supervision to maintain the park, its facilities, and equip-
ment in good repair and in a clean and sanitary condition.
17.2 The park management shall notify park occupants
of all applicable provisions of these rules and regulations and
inform the occupants of their duties and responsibilities.
17.3 The park management shall supervise the placement
of each mobile home on its space which includes the installation
of sewer and water connections.
17.4 The park management shall notify the Health
Officer immediately of any suspected communicable or contagious
diseases within the park.
17.5 The park management shall not allow the owner or
person in charge of a dog, cat, or other pet animal to permit it
to run at large or to commit any nuisance within the limits of
any mobile home space.
SECTION 18. PARKING OF MOBILE HOMES
18.1 No person shall park or locate and use any
mobile home for human occupancy on any lot, tract or parcel
of land in the City of Port Orchard for a period longer than
three (3) hours except: (1) in approved mobile home parks, (2)
as provided in the zoning ordinance of the City of Port Orchard,
or (3) with City Council approval of a Temporary Use Permit.
Ordinance No. 1335
Page Eleven
18.2 Provisions for the parking of mobile homes
shall not apply to the following: emergency parking of less
than twenty-four (24) hours subject to limitations that may
be imposed by codes, ordinances and regulations of the City
of Port Orchard relative to parking; and unoccupied mobile
homes for demonstration and sales purposes located within
any district permitted by the zoning ordinances for such use.
SECTION 19. ADOPTION OF REGULATIONS
19.1 The City Council is authorized to make and,
after public hearing, to adopt such written regulations as
may be necessary for the proper enforcement of the provisions
of this Ordinance. Such regulations shall have the same
force and effect as the provisions of this Ordinance, and
the penalty for violation of the provisions thereof shall
be the same as the penalty for violation of the provisions of
this Ordinance, as hereinafter provided.
SECTION 20. REVOCATION OF MOBILE HOME PARK PERMIT
20.1 Any mobile home park permit issued under
these regulations may be revoked for cause by the City Clerk
by giving ten (10) days notice to permit holder, which notice
shall be served by registered mail or in person at the last
place of residence, or of business, reported by the permit
holder.
SECTION 21. VIOLATION - PENALTY
21.1 Any person, firm, or corporation violating
or failing to comply with the provisions of these rules and
regulations shall be guilty of a misdemeanor. Each person,
firm or corporation is guilty of a separate offense for each
and every day or portion thereof during which the violation
of these regulations continue.
21.2 Penalty upon conviction shall be punishable
by a fine of not more than five hundred ($500.00) dollars,
or by imprisonment for not more than ninety (90) days or by
both such fine and imprisonment.
SECTION 22. APPEALS
22.1 Appeal from a decision by the City Engineer
pursuant to these regulations shall be made by filing a
written request with the City Council within thirty (30) days
following the decision by the City Engineer.
SECTION 23. SEVERABILITY
23.1 Should any part of these rules and regulations
be declared unconstitutional or invalid for any reason, such
declaration shall not affect the validity of the remainder.
Ordinance No. 1335
Page Twelve
SECTION 24. EFFECTIVE DATE
24.1 These rules and regulations are necessary
for the preservation of the health, safety, and welfare of
the general public and shall take effect on February 10,
1986.
PASSED by the City Council and APPROVED by the
Mayor of the City of Port Orchard on this 27th day of January,
LESLIE WEATHERILL, MAYOR
ATTEST
�P tricia Hower, City Clerk
APPROVED AS TO FORM:
City Attorney