HomeMy WebLinkAbout118-91 - Ord. Mason County Mobile Home and Recreational Vehicle Parks ORDINANCE NO. 118-91
MOBILE HOME AND RECREATIONAL VEHICLE PARKS
ARTICLE I . GENERAL PROVISIONS .
Section 1 . 01 . 010 . Title . This ordinance shall be known as the
"Mason County Mobile Home and Recreational Vehicle Park Ordinance. '°
Section 1 . 01 . 020 . Purpose. The purpose of this ordinance is
to regulate mobile home and recreational vehicle (RV) parks in the
unincorporated areas of Mason County to insure the development and
maintenance of well-planned parks .
Section 1 . 01. 030 . Application of these Regulations .
A. The requirements of this ordinance shall apply to any tract of
land developed under the ownership or management of any person,
firm or corporation for the purpose of locating two or more mobile
homes or RV' s . This includes establishing new parks or expanding
existing parks . Mobile home and RV parks shall be separate parks,
needing separate permits .
B. The rules and regulations of this ordinance shall not apply to
mobile homes and RV' s maintained for personal and immediate
family use; provided, that all requirements of the Building,
Planning and Health Departments can be met; provided further, this
exemption applies only to the placement of up to four mobile homes
on any one lot, placement of additional units will require
compliance with this ordinance.
ARTICLE II . DEFINITIONS AND INTERPRETATIONS
Section 2 . 01 . 010 . Interpretations . For the purpose of this
ordinance, certain words and terms are to be interpreted as
follows :
A. The inclusion of "shall" in a regulation indicates the
requirement is mandatory.
B. Unless otherwise specified, all distances shall be measured
horizontally and at right angles to the line from which the
distance is specified.
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C. The requirements in this ordinance shall in no way nullify,
but shall compliment, the requirements and guidelines from
other regulations and plans such as the Shoreline Master
Program, Comprehensive Plan, Environmental Policy
Ordinance, etc. .
Section 2 . 01 . 020 . Administrator. Shall mean the Director of
the Department of Community Development or the appointed designee.
Section 2 . 01 . 030 . Board. Shall mean the Board of Mason County
Commissioners .
Section 2 . 01 . 040 . Campground. See Recreational Vehicle Park.
Section 2 . 01 . 050 . Centerline. A line lying midway between the
sidelines of a street right-of-way.
Section 2 . 01 . 060 . Cul-de-sac. An area for vehicle turnabout,
usually circular, located at the closed end of a dead end road.
The minimum dimensions of which shall be 60 feet in diameter.
Section 2 . 01 . 070 . Flood-plain. Any area that would be
inundated by a flood of such magnitude that it would occur
theoretically at least once in one hundred (100) years . For the
purpose of this ordinance the most recent Flood Insurance Rate Maps
issued by the Federal Emergency Management Agency shall be used to
delineate the one hundred (100) year floodplain.
Section 2 . 01. 080 . Health Department. Shall mean the Mason
County Health Services Department .
Section 2 . 01 . 090 . Land. "Land" shall mean all property or
parcels of property in a single or unified ownership regardless
of the type or time of acquisition (excluding acquisition by
easement) that are contiguous or abutting upon each other and
which may be in different sections or different government lots
that are not separated from each other by public roads . Provided,
that land in an approved subdivision, each containing only one
mobile home per parcel, will not be considered a mobile home park,
even if under the ownership of the same owner.
Section 2 . 01. 100 . Mobile Home. Means a structure,
transportable in one or more sections, that is built on a
permanent chassis and designed to be used as a dwelling with or
without a permanent foundation when connected to the required
utilities, and includes the plumbing, heating, and
electrical systems contained therein.
Section 2 . 01 . 110 . Mobile Home Park. A tract of land that is
occupied or designed for occupancy by two (2) or more mobile homes
in accordance with this ordinance.
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Section 2 . 01 . 120 . Mobile Home Space or Site A parcel of land
within a mobile home park used for placement of a mobile home,
appurtenant structures or additions .
Section 2 . 01 . 130 . Modular home. A factory fabricated
transportable building normally made of wood designed to be used
by itself or to be incorporated with similar units at a building
site into a modular structure that will be a finished building in
a fixed location on a permanent foundation. For the purposes of
this ordinance, a modular home shall not be considered to be a
mobile home. Modular home regulations shall be considered under
the current applicable Building Codes .
Section 2 . 01. 140 . Open Space. Land having value for the
following: (1) parks and recreation purposes; (2) conservation of
land and other natural resource purposes; and (3) scenic and
historical purposes .
Section 2 . 01 . 150 . Parking Lot. An area where motor vehicles
may be stored for the purpose of temporary, daily or overnight off-
Street parking.
Section 2 . 01 . 160 . Parking Space (s) . Designated areas which
are available and useable for motor vehicles, and which shall have
a minimum width of nine (9) feet, and a minimum length of twenty
(20) feet, exclusive of access drives .
Section 2 . 01 . 170 . Public Works Department . Shall mean the
Mason County Public Works Department.
Section 2 . 01 . 180 . Recreational Activities . Leisure activities
which often require equipment and that take place at prescribed
places, sites or fields .
Section 2 . 01. 190 . Recreational Vehicle. Means a vehicular
type unit primarily designed for temporary occupation such as
recreational camping, travel, or seasonal use which has its own
motive power or is mounted on or towed by another vehicle.
Recreational vehicles set up in a permanent fashion, as defined by
the building code, shall be permitted as residences .
Section 2 . 01 .200 . Recreational Vehicle Park. A tract of land
that is occupied or designed for occupancy by two (2) or more
recreational vehicles for transient dwelling purposes in accordance
with this ordinance (including campgrounds) ; provided that
landowners using their land for personal recreational purposes may
have their recreational vehicle and three (3) guest recreational
vehicles and not be considered a recreational vehicle park;
provided further that at no time shall guest recreational vehicles
be occupied for any longer than three (3) weeks in any sixty (60)
day period on the premises; provided further that landowners using
their land for family re-unions and other personal gatherings where
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more than 3 R.V. ' s are involved shall not be considered a
recreational vehicle park, as long as the gathering lasts no longer
than five (5) days, and that no health problems, litter problems,
etc. . develop; provided further that recreational vehicles set up
in a permanent fashion, as defined by the building code, shall be
permitted as permanent residences.
Section 2 . 01.210 . RV Space or Site. A parcel of land within
an RV park used for placement of an RV, appurtenant structures or
additions .
Section 2 . 01.220 . Sanitary Dump Station. Means a facility
used for disposing of wastes from recreational vehicle holding
tanks .
Section 2 . 01 .230 . Small Mobile Home Park. A mobile home
park designed to be occupied by four (4) or fewer mobile homes .
Section 2 . 01 .240 . Street . A public or private right-of-way
which affords the principal means of access to abutting property.
Section 2 . 01 . 250 . Unit . Shall mean an RV or mobile
home .
ARTICLE III . PRELIMINARY CONSULTATION.
Section 3 . 01 . 010 . Preliminary Consultation. Prior to making
application for a mobile home or R.V. park, prospective applicants
are encouraged to discuss the site plan review process, mobile home
and R.V. park requirements and their proposal with the Planning
Department, Building Department, Public Works Department
and the Environmental Health Department. At this time, all
pertinent information that may be on file relating to the proposed
park location shall be made available. It is the purpose of this
preliminary consultation to eliminate as many potential problems
as possible in order for the application to be processed without
delay. The consultation should take place prior to a survey or
detailed work by an engineer or surveyor. There is no fee for pre-
application consultation and administrative assistance. However,
this free service shall not include extensive field inspection or
extensive correspondence.
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ARTICLE IV. MOBILE HOME PARKS .
Section 4 . 01 . 010 . Procedure.
A. The applicant shall apply for a mobile home park permit on
forms provided by the Mason County Planning Department, and shall
include the information specified in Appendix 1 and 2 , along with
a State Environmental Policy Act (SEPA) Checklist (if applicable)
The application shall be submitted at least thirty (30) days prior
to any Planning Commission hearing on the application. The
applicant shall submit up to sixteen (16) copies of the application
and site plan (for distribution indicated in section 4 . 01 . 020 . )
and other information described herein. 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 (4) or fewer mobile homes are to be located on an
applicants land, the applicant shall submit a site plan as
indicated in Appendix 1 . 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 [section 4 . 01 . 010 . (D) I , but will need
permit approval from the Administrator, and shall meet all
requirements of this ordinance excluding those indicated.
C. When five (5) or more mobile homes are to be located on an
applicants 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
ordinance, 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 (10)
days prior to the hearing in a newspaper of general circulation
within the County. All property owners within three hundred (300)
feet of the proposed project will also be sent notifications®
provided, all small mobile home parks are exempt from this
notification.
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.
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
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hearing where it may adopt or reject the .recommendations of the
Planning Commission.
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 (30) days before the expiration of the two (2) 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 (2) year period.
Requests for additional one (1) 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 (30) 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 .
E. 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 ordinance,
may stipulate any additional requirements necessary to meet the
purpose or general objectives of this ordinance; 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 .
F. If the improvements noted in the site plan and those required
by this ordinance are not complete at the time the park application
is approved, the park owner may be required to furnish Mason 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 .
Section 4 . 01 . 020 . Site Plan Distribution. The Administrator
shall distribute the required copies as follows :
A. General Services (1)
B. Public Works (2)
C. The Department of Transportation when the proposal may affect
a state highway (1) .
D. The appropriate Fire District (1)
E. 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 or contemplates the use of any city or town utilities
(I) .
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F. Planning Commission (9)
G. Community Development (1)
Section 4 . 01. 030 . Compliance with Site Plan.-
lan 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 6 . 01 . 020 . .
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 .
Section 4 . 01 . 040 . Fees . Fees shall be paid according to a
schedule established by the Board.
Section 4 . 01 . 050 . Occupation Restrictions . The occupation
restrictions and other requirements set forth by the Building
Department shall be followed.
Section 4 . 01 . 060 . Minimum Mobile Home Park Size. No mobile
home park shall contain less than three (3) acres .
Section 4 . 01. 070 . 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
ordinance.
Section 4 . 01 . 080 . Setbacks . 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) .
A. Mobile Home Park Interior Roads - a minimum five (5) feet
from any right-of-way.
B. Exterior Site Boundary - a minimum fifteen (15) feet
setback from any property line or right of way.
C. Mobile Home Separations - a minimum fifteen (15) feet
setback between Mobile homes; provided, that mobiles placed
end-to-end may have clearance of ten (10) feet where opposing
rear walls are staggered.
D. Community or Service Buildings - a minimum fifteen (15)
feet setback between mobile homes and community or service
buildings .
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E. Accessory structures - a minimum fifteen (15) feet setback
between mobile homes and neighboring accessory structures .
Section 4 . 01 . 090 . Density. The average maximum density for
the entire mobile home park shall not exceed seven (7) mobile homes
per acre; nor shall it be less than three (3) acres as delineated
in 4 . 01. 060 .
Section 4 . 01 . 100 . Revegetation. 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 ordinance.
Section 4 . 01 . 110 . 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 .
Section 4 . 01. 120 . Road Standards .
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 (5) or more mobile homes shall
have roads paved with asphalt or concrete. Provided, that
mobile home parks with an average density of two (2) 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 (40) feet
in width.
E. The minimum width of mobile home park roads shall be:
(1) . One-way roads shall have a minimum twelve (12) foot
travel lane, and if used, a ten (10) foot parking lane.
(2) . Two-way roads shall have a minimum of two (2) ten
(10) foot travel lanes and may have ten (10) foot
parking lane (s) .
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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 .
Section 4 . 01 . 130 . Parking.
A. A minimum of two (2) 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 Ordinance or the Mason County Parking standards Ordinance
which ever is stricter.
B. Additional guest parking at the ratio of one (1) parking space
for each four (4) mobile home sites shall be provided in separate
parking areas . Clubhouse and community building parking facilities
may account for up to fifty (50) percent of this requirement .
Provided, that Section 4 . 01. 130 (B) does not apply to small mobile
home parks .
C. All off-street parking areas shall have a minimum dimension of
nine (9) by twenty (20) feet per space.
Section 4 . 01 . 140 . Bridges . 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 Mason County Public Works Department .
Section 4 . 01 . 150 . Water Supply. The water supply of all
mobile home parks shall be in accordance with all applicable laws,
and any standards set forth by the Mason County Health Department.
Section 4 . 01 . 160 . Lighting. Adequate lighting shall be
provided to illuminate streets, driveways and walkways for the safe
movement of pedestrians and vehicles .
Section 4 . 01 . 170 . Utilities. 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 Mason County Health Department .
Section 4 . 01 . 180 . Buffers , Recreation and Open Space
Requirements .
A. This section shall not be applicable to small mobile home
parks .
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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 (6) 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 (5)
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 2, 500 square feet .
Roads, parking areas, drainage ways, sites, required buffers,
and required set backs shall not be counted as open space or
recreational areas for the purposes of calculating compliance with
this section.
Section 4 . 01. 190 . 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 .
A. General requirements : Drainage facilities adequate to prevent
erosion, flooding or hazards to the use of the 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.
B. 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 of this ordinance, and be approved by the
Public Works Department .
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C. 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 and have approval from the Public Works Department .
D. Drainage easements :
(1) 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 .
E. 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.
Section 4 . 01 .200 . Sensitive Areas/Unstable Lands .
A. No mobile home park shall be approved for location within any
part of a 100 year floodplain of the County as delineated by the
Flood Insurance rate Maps issued by the Federal Emergency
Management Agency [except as provided in Section 4 . 01.200 (D) ] ®
provided, this does not apply to small mobile home parks which
contain a minimum of ten (10) acres, and can meet or exceed any
requirements for development in the 100 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 Section 4 . 01 .200 (D) ] .
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 Section 4 . 01 .200 (D) ] .
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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.
Section 4 . 01 .210 . Fire Protection.
A. All mobile home park proposals shall be reviewed by the Mason
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 mason 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 Mason 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 .
Section 4 . 01 .220 . Surveys . 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.
ARTICLE V. RECREATIONAL VEHICLE PARKS .
Section 5 . 01 . 010 . Procedure.
A. The applicant shall apply for a recreational vehicle park permit
on forms provided by the Planning Department, and shall include
information specified in Appendix 2 , along with a SEPA checklist
(if applicable) . The application shall be submitted at least
thirty (30) days prior to any Planning Commission hearing on the
application. The applicant shall also submit up to sixteen (16)
copies of the site plan (for distribution indicated in Section
4 . 01 . 020) , and other information described herein. 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. The procedures in section 4 . 01 . 010 . (D-F) shall be followed
when applying for an RV park permit.
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Section 5 . 01 . 020 . Compliance with Site Plan See Section
4 . 01. 030 .
Section 5 . 01. 030 . Fees . Fees shall be paid according to a
schedule established by the Board.
Section 5 . 01 . 040 . RV Park Size. No R.V. park shall contain
less than two (2) acres . Provided that RV parks can be established
below two (2) acres if the average density is less than or equal
to 5 spaces per acre.
Section 5 . 01 . 050 . RV Space Size. The minimum area of an R.V.
space shall be one thousand (1, 000) square feet; provided, tent
areas shall have no minimum space size.
Section 5 . 01 . 060 . Setbacks . All RVs, 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) :
A. A minimum twenty-five (25) foot wide buffer yard shall be
established along that portion of the RV park which adjoins
a public road right-of-way. A minimum twenty (20) foot wide
buffer yard shall be established along all other property
lines . The buffer yards shall be in accordance with those
specified in section 5 . 01 . 180 . .
B. There shall be a minimum distance of five (5) feet between
an individual RV unit and an adjoining interior RV park
street .
C. There shall be a minimum distance of five (5) feet between
an RV unit and the interior line of a perimeter buffer.
D. There shall be a minimum distance of ten (10) feet between
RV units, and between an RV unit and unattached structures .
Provided, this does not apply to unattached structures used
as storage or accessory structures for individual sites .
Section 5 . 01 . 070 . Site Occupancy. RV sites shall be occupied
by no more than one (1) RV or RV combination and appurtenances
(boat, awning, etc. ) at any one time.
Section 5 . 01 . 080 . Sewage Disposal . Utility buildings
providing flush toilets and showers for each sex shall be provided
at convenient intervals throughout the RV park. Where RV spaces
are not provided with individual sewer connections, utility
buildings shall be located within three hundred (300) feet of those
spaces . The number of toilets and showers shall be determined by
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the Health Department. All sewage from RVs and RV park buildings
shall be discharged into a sewage disposal system approved by the
appropriate agency.
Section 5 . 01 . 090 . Sanitary Dump Stations .
A. A conveniently located dump station for the disposal of self-
contained sewage shall be provided in RV parks with any spaces
designated for self contained units . Additional dump stations may
be required in RV parks having one hundred (100) or more RV spaces .
All dump stations shall be designed and developed to the standards
of the Health Department and the Washington State Department of
Health.
B. Sanitary dump stations shall be screened from other activities
by visual barriers such as fences, walls or natural growth and
shall be separated from any RV space by a distance of at least
fifty (50) feet .
Section 5 . 01. 100 . Solid Waste.
A. The storage, collection, and disposal of solid waste in an RV
park shall be accomplished so as to prevent fire and health
hazards, rodent harborage, insect breeding, accidents and odor.
Upon the recommendation of the Health Department, the operator of
an RV park may be required to enter into a contract for regular
collection with an approved hauler.
B. Approved solid waste containers shall be located not more than
two hundred (200) feet from any RV space.
C. Solid waste containers shall be screened from other activities
by visual barriers such as fences, walls or natural growth, and
should be identified.
Section 5 . 01. 110 . Revegetation. All RV parks shall comply
with section 4 . 01. 100 of this ordinance.
Section 5 . 01 . 120 . Road Standards .
A. All interior RV park roads shall be private roads, owned and
maintained by the owner or operator of the RV park. All roads
shall be open for access at all times to police and other emergency
vehicle access .
B. RV park roads shall be surfaced with suitable material approved
by the Public Works Department or with crushed rock or blacktop.
C. 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
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ingress and egress located on state highways shall be in accordance
with the Washington State Department of Transportation regulations .
D. Interior RV park roads shall have the following minimum widths :
on-street parking-
no on-street parking one side only
one-way streets : 12 feet one-way streets: 22 feet
two-way streets : 22 feet two-way streets : 32 feet
E. Road termini shall be provided with a cul-de-sac to permit
relative ease of turning as approved by the Public Works
Department .
F. Additional ingress/egress routes for emergency access to a
public road may be required for RV parks designed for one hundred
(100) or more RV spaces as determined by the Fire Marshal and
approved by the Board.
Section 5 . 01 . 130 . Parking.
A. Off-street parking shall be provided at the rate of one space
for each RV site. The Administrator may require additional off-
street parking spaces as deemed appropriate to accommodate the
parking needs of the RV park. All parking area shall be in
accordance with this ordinance and the Mason County Parking
Standards Ordinance, which ever is more restrictive.
B. There shall be at least four off-street parking spaces provided
for the RV park office, together with one additional parking space
for each twenty-five (25) RV sites above one hundred (100) in the
park.
C. Each parking space shall be a minimum of nine (9) feet by twenty
(20) feet in size.
Section 5 . 01 . 140 . Bridges . Any vehicle bridge within an RV
park shall be designed and constructed under the supervision of
a professional engineer who shall stamp the plans and certify that
the bridge is adequately designed for the estimated maximum loads
which shall include fire and emergency vehicles . The proposed
bridge plans shall be reviewed and if adequate, approved by the
Public Works Department .
Section 5 . 01 . 150 . Water Supply. The water supply of all RV
parks shall be in accordance with the Health Departments and other
established guidelines .
15
Section 5 . 01. 160 . Lighting. Adequate lighting shall be
provided to illuminate streets, driveways and walkways for the
safe movement of pedestrians and vehicles .
Section 5 . 01 . 170 . Utilities . All water, sewer, electric and
communication lines shall be located underground when practical,
and shall be in accordance with all applicable laws, Health
Department standards and other applicable regulations .
Section 5 . 01 . 180 . Buffers , Recreation and Open Space
A. Buffering and screening shall be required if the RV 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 a buffer yard 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 screening and 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 RV park. All buffering or
screening walls and fences shall be a minimum of six (6) feet in
height and shall be approved by the Administrator (Board has final
approval) . Natural screening and buffering should be encouraged
when it is adequate.
B. All RV parks shall include a minimum of ten (10) percent of the
gross area within the RV park for open space and recreational use.
Provided, that at least one outdoor recreational area within the
RV park shall contain at least 2 , 500 square feet . Roads, parking,
sites, and required setbacks shall not be counted as open space and
recreational areas for the purpose of calculating compliance with
this section.
Section 5 . 01 . 190 . Drainage and Stormwater. RV parks and all
expansions of RV parks on the same land beyond four (4) sites,
shall conform to the drainage and stormwater standards,
requirements, and provisions as specified in section 4 . 01 . 190 . of
this ordinance.
Section 5 . 01.200 . Sensitive Areas/Unstable Lands All RV
parks shall conform to the sensitive areas/unstable lands
regulations specified in section 4 . 01.200 . of this ordinance.
Section 5 . 01 .210 . Fire Protection.
A. RV parks shall conform to Section 4 . 01.210 .
16
B. Fires shall not be permitted except where pits or bases are
constructed of a non combustible material . Vegetation or other
combustible materials shall be kept a safe distance from the pit .
Section 5 . 01 .220 . Surveys . RV parks shall conform to the
survey requirements and provisions as specified in section 4 . 01.220
of this ordinance.
ARTICLE VI. ADMINISTRATION.
Section 6 . 01 . 010 . Enforcement . This ordinance shall be
administered and enforced by the Administrator, who shall have all
necessary authority on behalf of the County Commissioners to
administer and enforce the provisions of this ordinance . The
authority shall include the ability to order in writing, the remedy
of any condition found in violation of this ordinance and the
ability to institute legal action with the Prosecuting Attorney' s
office to insure compliance with the provisions, including
injunction, abatement or other appropriate action or proceeding.
Section 6 . 01 . 020 . Violation and Penalties .
A. Any person whether owner, lessee, principal agent, employee or
otherwise, who violates any of the provisions of this ordinance,
or permits any such violation, or fails to comply with any of the
requirements hereof, or who establishes or uses any park in
violation of any detailed statement of plan submitted by him and
approved under the provisions of this ordinance shall be guilty of
a misdemeanor and, upon conviction thereof, shall be subject to
punishment as provided by law.
B. Any park established, expanded or improved contrary to any of
the provisions of this ordinance and any use of any park in terms
of operation and maintenance contrary to any of the provisions of
this ordinance or permits issued pursuant thereto shall be and is
hereby declared to be unlawful . The Prosecuting Attorney is
authorized to bring actions by any appropriate means to prevent
the violation of this ordinance and enforce its provisions .
C. The Administrator or assigned designee may, in writing, suspend
or revoke a permit or approval required by this ordinance whenever
the permit is issued in error or on the basis of incorrect
information, or in violation of any ordinance or regulation or any
provision of this ordinance, or where a park is being maintained
in a manner contrary to the terms of the permit or approval .
17
Section 6 . 01 . 030 . Validity. If any section or other portion
of this ordinance is for any reason held invalid or
unconstitutional by any court of competent jurisdiction, such
section or other portion shall be deemed a separate portion of this
ordinance and such holding shall not affect the validity of the
remaining sections of this ordinance.
Section 6 . 01 . 040 . Future Separation of Park. The issuance of
a park permit does not provide for future separation of the sites .
If the sites are to be separated they shall go through the normal
subdivision process as delineated in Mason County Code Title 16,
or other adopted regulations .
Section 6 . 01. 050 . Expansion of Park. The expansion of
existing parks shall require new park permits and shall be in
accordance with all requirements and provisions of this ordinance.
Section 6 . 01. 060 . Appeals . Appeals to additional requirements
specified by the Administrator and/or Planning Commission may be
appealed to the Board.
Section 6 . 01. 070 . Variances . The purpose of a variance is
strictly limited to granting relief to specific bulk, dimensional
or performance standards set forth by this ordinance. The
Board may grant a variance only if there are extraordinary or
unique circumstances relating to the property such that strict
compliance with this ordinance would impose unnecessary hardships
on the applicant and thwart public interest. In the granting of
all variances, consideration shall be given to the cumulative
impacts of additional requests for like actions in the county.
A variance may be granted by the Board if extraordinary or unique
circumstances exist, and if the variation will not have the effect
of nullifying the intent and purpose of the Comprehensive Plan or
this ordinance.
Section 6 . 01.080 . Effective Date. This ordinance shall be in
full force and effective on October 8, 1991.
18
APPENDIX 1
SMALL MOBILE HOME
General requirements . Applicants for small mobile home parks shall
submit the following:
General information.
A. Legal description of the proposed mobile home park;
B. Address of the property involved;
C. Gross area (in acres) of the mobile home park;
D. Number of spaces (sites) proposed;
E. Landscaping plans - the method of revegetation for areas that
are exposed during construction;
Mobile home park site plan. The site plan, which accompanies the
application, shall be a minimum of eighteen by twenty-four (13 x
24) inches . The plan shall be drawn to scale and show
all required information. It is extremely important that plans be
clearly drawn and show all the required information. Incomplete
or incorrect plans will not be considered for approval (until re-
submitted with all applicable information) . Each site map shall
show the following:
A. Name of the mobile home park and its legal description;
B. Name of the owner and operator, with address and phone number;
C. A vicinity map (approved by the administrator) showing
sufficient area and detail to clearly locate the project
in relation to arterial roads, natural features, landmarks, and
section lines;
D. Property lines and dimensions;
E. The proposed location of all units, accessory structures,
buildings and other improvements, with setback lines
sufficiently accurate to ensure compliance with all applicable
requirements;
F. Existing and proposed topography at contour intervals of no more
than five (5) feet;
G. Proposed surface drainage plan as indicated in Appendix 3 and
4 .
19
H. If private sewage disposal system is used, show location and
size of each septic tank, location and details of disposal
fields, holding tanks or other relevant sewage disposal
provisions;
I. If public water supply or sewage system is used, indicate
location where each units utility system connects to the public
system. Delineate location of water wells and show one hundred
(100) foot protective setback from wells .
J. Each domestic water supply outlet;
K. The location of each sewer connection;
L. The location of each electrical service outlet;
M. The location of each outside lighting standard and fixture
for lighting grounds, and central plan for electrical
distributions;
N. Any fire protection measures to be provided;
0. The location, size, marking and surfacing of all parking areas;
P. The location and method of garbage disposal;
Q. The location of natural features, waterways, permanent
structures, and section lines;
R. The location and dimensions of proposed areas to be devoted to
recreation, open space and buffers;
S . The stages to be built in progression, if any;
T. Scale of the drawing and North arrow.
U.. Interior mobile home park roads and sidewalks - widths,
connection to public roads . Indicate the type of surfacing of
the roads and walkways within the mobile home park.
V. Monuments, markers and other surveying information.
20
APPENDIX 2
MOBILE HOME RV PARKS
General Requirements . Applicants for mobile home and RV parks
shall submit the following:
General information.
A. Legal description of the proposed park;
B. Address of the property involved;
C. Gross area (in acres) of the park;
D. Numbers of spaces (sites) proposed;
.E . Names and addresses of owners of record of all property within
three hundred (300) feet of the exterior boundaries of the
proposed park;
F. Landscaping plans which include the method of revegetation for
areas that are exposed during construction of the park, types
of buffer vegetation to be used to ensure compliance with this
ordinance (when required) , and screening plans (when required)
that describe the type, height, and location of proposed screens
or fences .
G. Every site plan submitted shall contain a statement signed by
a licensed engineer and/or Surveyor certifying that the site
plan information is complete and correct .
Park site plan. The site plan, which accompanies the application,
shall be on a minimum of eighteen by twenty-four (18x24) inch
mylar. All lettering and drawing shall be in permanent black ink.
A margin line shall be drawn completely around each sheet, leaving
an entirely blank margin of two and one-half (2 1/2) inches on the
left and one-half (1/2) inch on the remaining sides . The site map
shall be drawn to a scale of not greater than one hundred (100)
feet per inch. It is extremely important that plans be clearly
drawn and show all the required information. Incomplete or
incorrect plans will not be considered. Each site map shall
contain and show the following:
A. Name of the park and its legal description;
B. Name of the owner and operator, with address and phone number;
C. A vicinity map (approved by the administrator) showing
sufficient area and detail to clearly locate the project
in relation to arterial roads, natural features, landmarks, and
21
section lines;
D. Property lines and dimensions;
E. The proposed location of all units, accessory structures,
buildings and other improvements, and sites with setback lines
sufficiently accurate to ensure compliance with all applicable
requirements;
F. Existing and proposed topography at contour intervals of no more
than five (5) feet;
G. Map of affected area within 300 feet of the proposed park, which
shows the following:
1 . Property lines and dimensions .
H. Interior park roads and sidewalks - widths, connection to public
roads . Indicate the type of surfacing of the roads and walkways
within the park;
I . Proposed surface drainage plan as indicated in Appendix 3 and
4 .
J. If private sewage disposal system is used, show location and
size of each septic tank, location and details of disposal
fields, holding tanks or other relevant sewage disposal
provisions including dump stations .
K. If public water supply or sewage system is used, indicate
location where each unit Isutility system connects to the public
system;
L. Each domestic water supply outlet;
M. The location of each sewer connection;
N. The location of each electrical service outlet;
0. The location of each outside lighting standard and fixture,
for lighting grounds, and central plan of electrical
distributions;
P. Any fire protection measures to be provided;
Q. The location, size, marking and surfacing of all parking
areas;
R. The location and method of garbage disposal;
S . The location of natural features, waterways, permanent
structures, and section lines;
22
T. The location and dimensions of proposed areas to be devoted
to recreation, open space and buffers;
U. The stages to be built in progression, if any;
V. Scale of the drawing and North arrow.
W. Monuments, markers and other available surveying information.
23
APPENDIX 3
DRAINAGE PLAN
The drainage plan for the development shall contain the following
information and any other information deemed necessary by the
Director of Public Works .
A. Background information and computations for sizing drainage
facilities :
1 . A topographical map or maps, on a scale of one (1) inch
equals fifty (50) feet with five (5) foot contours or as
determined by the Public Works Department, which depicts
the following information:
A. All natural drainage channels and patterns within or
adjacent to the development and other existing drainage
features and drainage easements, including any receiving
water bodies of drainage.
B. The proposed development of the area with the
locations of all proposed impervious surfaces.
2 . The acreage of the site, the estimated density, the
estimated acreage of the site proposed for coverage by
impervious surfaces given the proposed level of development .
3 . An estimate of the peak discharge and amount of surface
water entering and leaving the subject property in its
uncleared natural state as a result of the 25 year storm of
24 hours duration (the design storm) .
4 . An estimate of the peak discharge and the amount of runoff
entering and within the subject property which will be
generated by the design storm given the proposed level of
development .
5 . Estimates of the peak discharge and the amount of runoff
that will be generated by the design storm at as many points
on the subject property as is necessary to adequately design,
size, and evaluate the drainage system. The Public Works
Department may require estimates for additional points if the
information is necessary to evaluate the drainage system.
B. Proposed improvements for handling the computed drainage runoff .
1 . A topographical map or maps, on a scale of (1) inch equals
fifty (50) feet with five (5) foot contours, or as determined
by the Public Works Department, of the proposed drainage
system including existing and proposed drainage channels,
24
easements, lot drainage, and retention and purification
systems . One map may be used for the drainage plan if all
required information can be clearly shown on the map.
2 . A brief description of the systems specifications and the
proposed receiving waters .
C. Arrangements by the developer to provide for continuing
maintenance of the drainage facilities .
D. Every drainage plan submitted shall contain a statement signed
by a licensed professional engineer certifying that the drainage
plan conforms to the drainage requirements of this ordinance
including Appendices 3 and 4 .
25
APPENDIX 4
DRAINAGE SYSTEM STANDARDS
Except where specifically described, the applicant shall be
responsible to determine the method which will comply
with the drainage system standards and requirements . In general,
site plans shall provide for on-site or off-site detention of
excess storm water runoff resulting from the development, in both
its construction and fully developed phases . For the purposes of
these requirements, "excess storm water runoff" shall include all
increases in storm water resulting from an increase in the
impervious surfaces of the site, including all additions of
buildings, roads, and parking lots; changes in soil adsorption
caused by compaction during development; modifications in contours,
including the filling or draining of small depressions,
alterations of drainage channels or installation of a collection
system to intercept street flows or to replace natural or other
drainage ways; or the alteration of subsurface flow, including any
groundwater dewatering or diversion practices such as curtain
drains, compared with the site in its natural state.
The design storm shall be a twenty-five (25) year twenty-four (24)
hour storm. All elements of the storm water drainage system shall
be designed, constructed, and maintained to operate satisfactorily
during the design storm.
A. Design. The following design requirements shall apply to all
developments which require drainage plans .
1 . General requirements .
A. Surface water, both existing and potential, entering the
subject property shall be received at the naturally
occurring location and surface water existing on or
flowing through the subject property shall be discharged
at the natural location.
B. Retention/detention facilities shall be provided in order
to handle all surface water resulting from the design
storm in excess of the peak discharge of the property in
its uncleared, natural state. The facilities shall
be designed to prevent aggravation of any potential
downstream conditions.
C. Where open ditch construction is used to handle drainage
within the park, a minimum of five (5) feet will be
provided between any structures and the top of the bank
of the defined channel, unless otherwise specified by
Public Works Department .
26
i . In open channel work a plan and prof ile drawing shall
be completed.
ii . Proposed cross-sections of the channel shall be
shown, including surface water elevation of the flow
for the design storm, as approved by the Public Works
Department, on the plan and profile drawings .
D. Sites shall be laid out so as to provide positive
drainage away from all buildings . Individual lot
drainage shall be coordinated with the general storm
drainage pattern for the development .
2 . Construction.
Construction materials and methods shall be in accordance
with "Standards and Specifications for Municipal Public Works
Construction" prepared by the American Public Works
association, latest edition, unless otherwise approved by the
county.
3 . Erosion Control.
Where drainage facilities discharge to natural drainage ways
or water courses, energy dissipation facilities shall be
provided to prevent erosion and deterioration of the stream
bed or banks . Energy dissipation facilities shall be
constructed of natural materials or materials fabricated
solely for that purpose. Materials such as broken concrete
slabs, pipe, tires, scrap metal, or debris are prohibited.
No person shall discharge drainage waters from their projects
to any point or in any manner not approved by the county.
4 . Storage.
All storage basins shall be designed in such a manner that
the outlet structures are easily accessible for
inspection, testing, and maintenance. The release of runoff
from the storage basin shall be through a weir, orifice,
grate, pipeline, or other structure approved by the Public
Works Department . The outlet facility shall provide a means
for measuring the rate of outflow from the basin. Where
storage basins are incorporated into the property development
in the form of lakes or water bodies they shall be designed
so as to avoid algae blooms and prevent stagnation. This
area of concern shall be addressed in the permit application
review of the proposed system and maintenance provisions
including lake configuration, flushing time, and algae
control methods . Arrangements shall be required for the
maintenance of all storage basins, and for the providing of
the safety of the public as related to the storage basins .
The County reserves the right to inspect such facilities at
27
any time. The County may require that any problems
associated with the basin be corrected by the responsible
party. These problems include filling of the basin to the
point where the design capacity is no longer available,
clogging or blocking of the outlet or other problems
resulting in improper functioning of the approved system.
If the responsible party fails to respond to written notice
within 15 days the county may undertake the work and bill all
time and material to the responsible party. All storage
basins shall be adequately fenced to prevent hazards to the
public unless alternate measures are provided. All storage
basins shall also conform to all current applicable
regulations .
5 . Wetlands .
Existing wetlands function as a control feature in the
natural drainage system and no project will be permitted
which reduces that control feature. Projects proposed in a
wetland area shall be accompanied by an engineering report
prepared by a qualified registered engineer licensed to
practice in the State of Washington describing existing
conditions and how those conditions will be maintained during
and after project completion.
6 . Watercourses and Streams .
Except on bridges or over culverts, or immediate approaches
to them, no building, fences, construction or obstruction
shall be permitted within 25 horizontal feet of any stream
or watercourse except as may be necessary to improve or
stabilize the existing drainage channels . All construction
within 50 feet of a watercourse shall be subject to careful
control of filling and grading to assure that no erosion
products are permitted to enter the natural drainage system.
B. Performance. The following performance standards are set as the
minimum level of compliance.
1 . Water Quality.
The drainage system shall be designed so that activities
resulting from the park shall not introduce into drainage
waters substances that would cause the water quality to
degrade from applicable state standards . Products of erosion
shall be prevented from entering the natural drainage system
at all times, during both construction and developed phases
of the park. All trash and debris shall be prevented from
entering the drainage system at any point within the
property.
28
2 . Vegetation Removal .
When a development involves clearing of land, operations
shall be conducted so as to expose the smallest practical
area of soil to erosion for the least possible time during
construction. Vegetation shall be restored or control
measures instituted at the earliest possible date, with
exposure limited to no more than thirty (30) days on slopes
with sufficient grade to allow scouring of silt size soil
particles . At that time erosion control measures are to be
fully implemented and shall be ninety (90) percent effective
within sixty (60) days thereafter. Where the Public Works
Department determines that the hazard is minimal or the
control program is highly reliable, the time of exposure may
be extended in writing from thirty (30) days to no more than
one hundred twenty (120) days . On site drainage shall be
handled in such a way as to control erosion and to return
waters to the natural drainage course free of sedimentation
or other pollution. The following are considered erosion
and sediment control measures :
A. Vegetation
B. Mulch (natural or synthetic)
C. Riffles
D. Impervious lining, including polyethylene and
asphaltic concrete
E. Terraces, grassed waterways
F. Drop structures
G. Storm drains
H. Energy dissipation devices
I. Debris basins
J. Sedimentation ponds
K. Filters
29
ORDINANCE NO.118-91
AMENDMENTS TO ORDINANCE NO. 604
MOBILE HOME AND TRAVEL TRAILER PARKS
WHEREAS, the Board of Mason County Commissioners did on May 10,
1976, adopt Ordinance No. 604, Mobile Home and Travel Trailer
Parks; and
WHEREAS, Ordinance No. 604 has been determined by the Planning
Commission and Administration to be ambiguous and difficult to
administer; and
WHEREAS, the Board of Mason County Commissioners are committed to
the protection of the public health, safety, and general welfare,
which includes requiring adequate provisions for ingress, egress,
transportation, effective use of land, water supplies, sewage
disposal, protection of the environment, and protection of Mason
County' s natural resources; and
WHEREAS, it has become apparent that Ordinance No. 604 is not an
adequate ordinance for protecting the public health, safety, and
general welfare, nor does it adequately provide an adminesterable
and reasonable set of requirements; and
WHEREAS, the Mason County Planning Commission has held several
public workshops, and a public hearing on August 20, 1990 to take
public input, and has recommended adoption of said amendments; and
WHEREAS, the Board of Mason County Commissioners held a public
hearing on September 24, and October 8, 1991 for the purpose of
considering major amendments to Ordinance No. 604;
NOW THEREFORE, BE IT ORDAINED, that the Board of Mason County
Commissioners hereby rescind Ordinance No. 604 entitled "Mobile
Home and Travel Trailer Parks" , and adopt the attached document
entitled "Mobile Home and Recreational Vehicle Parks . "
This Ordinance is amended and shall be in full force, and effective
this date, ept—a-� ?^, 1991.
October 8, 1991
DATED this 8th day of October, 1991
BOARD OF COUNTY COMMISSIONERS
MASON COUNTY, WASHINGTON
i ...
William 0. Hunter, Chairperson
Michael D. Gibson, Commissioner
9
Laura E. Porter, Commissioner
ATT'E" S T:
Rebecca S. Rogers, ` lerk of the Board
APPROVED AS TO FORM:
Pr ecuting Attorney