Chapter 17.64 MANUFACTURED HOME PARKS

A. A manufactured home park (MHP) is a use providing for areas within the community for manufactured homes for residential purposes on unsubdivided sites in a safe, sanitary, and attractive environment. The MHP classification is intended to promote neighborhood enhancement, rights to diverse housing opportunities, rights to privacy, light, air, and open space, and to minimize conflicts with other uses. Manufactured home parks provide sites or lots which are available for lease or rent only.

B. Manufactured home parks shall only be permitted in the high density residential district (R-2) as a conditional use with the approval of the planning commission and city council. This requirement supersedes any previously adopted provision in this title which conflicts with this requirement.

C. Preliminary plans for a manufactured home park must be reviewed by the city’s development review committee prior to application submittal. Arrangements for this review may be made through the city clerk-treasurer’s office. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.020 Permitted uses.

Only the following uses are permitted in the MHP:

A. One single-family manufactured home per site. See CRMC 17.64.120 for size standards.

B. Accessory uses or structures, limited to one attached carport, one attached cabana or covered patio, porch or deck and one attached or detached storage structure per manufactured home unit.

C. Recreational areas, facilities, and buildings for the sole use of the residents of the park and designed according to the standards of this chapter, the development review committee recommendations and which comply with the Americans with Disabilities Act (ADA) via Washington State Uniform Building Code.

D. Manufactured home park management offices, service buildings and related yards; provided such uses do not occupy more than one lot or equivalent site within the park or subdivision.

E. Manufactured home parks in accordance with this section.

F. Household pets not to exceed three in any combination thereof. This requirement does not include pets that are normally kept indoors at all times, for example, tropical fish, birds and reptiles.

G. Signs may be installed according to Chapter 17.82 CRMC.

H. Day care centers. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.030 Conditional uses.

The following conditional uses may be allowed in the MHP:

A. Home occupations;

B. Public utility uses, except offices, power generating units, electrical substations and power transfer facilities. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.040 Accessory uses.

In addition to any requirements specified in this chapter, accessory uses shall observe the following standards:

A. Size Limitations.

1. Each home unit is limited to one carport no greater in size than that necessary to park two standard automobiles or a maximum of 600 square feet in area.

2. Each home unit is limited to one storage building a maximum of 100 square feet in floor area.

3. Each home unit is limited to one cabana or covered patio, porch or deck. There shall be no area limit for porches, decks, patios or cabanas provided all setbacks are met.

4. Detached carports and other accessory buildings shall be not less than five feet from the home.

5. Meets the requirements cited in CRMC 17.64.120.

B. Visual Compatibility. All accessory uses shall be attractive and visually compatible with the manufactured home to which they are appurtenant and other homes in the manufactured home park, be well maintained and kept in a good state of repair. It shall be the responsibility of the MHP’s owner to regulate and, if necessary, require the removal of any accessory uses that do not meet these requirements or detract from the appearance of the MHP as a whole. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.050 Minimum manufactured home park area.

The minimum area for a manufactured home park is three acres. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.060 Maximum density.

Density in a manufactured home park shall not exceed eight and one-half manufactured home units per gross acre. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.070 Home sites – Minimum size.

Minimum size for manufactured home sites in a manufactured home park is 3,000 square feet. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.080 Sites – Width, depth.

For manufactured home parks, site width and depth shall be measured as defined below:

A. Interior lot: 50 feet wide at the front property or site line and building lines.

B. Cul-de-sac lot: 45 feet wide as measured along the front property or site line arc.

C. Corner lot: 55 feet wide at the building line, provided the intersection visibility clearance standard can be met (Chapter 17.48 CRMC).

D. Lot depth: 100 feet. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.090 Site frontage.

All sites shall front on interior streets within the park. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.100 Minimum building setbacks.

All setbacks shall be measured from the nearest corner or wall to the appropriate property or site line.

A. Front Setback. The minimum front yard setback for all buildings and structures shall be five feet from the front property line which abuts a private or public street within the park; provided on corner sites, the intersection visibility clearance standard is met per subsection (D) of this section.

B. Side Setback. The minimum side yard setback for manufactured homes and buildings, including carports and accessory buildings, shall be five feet from the lot line; provided on corner sites, the intersection visibility clearance standard is met per subsection (D) of this section.

C. Rear Setback. The minimum rear setback shall be 10 feet.

D. Intersection visibility clearance shall be in accordance with CRMC 17.48.030. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.110 Minimum distance between buildings.

There shall be no less than five feet of distance between the manufactured home, carports and other accessory buildings. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.120 Manufactured home size and design.

A. Mobile homes in manufactured home parks shall meet the requirements contained in CRMC 17.64.020(C) and be constructed after June 15, 1976, in accordance with state and federal requirements for manufactured homes which:

1. Are comprised of at least two fully enclosed parallel sections each of not less than 12 feet wide by 36 feet long;

2. Were originally constructed with and now have composition or wood shake or shingle, coated metal, or similar roof of nominal 3:12 pitch; and

3. Have exterior siding similar in appearance to siding materials commonly used on conventional site-built Uniform Building Code single-family residences.

B. The manufactured home shall be no less than 960 square feet in area as determined by measuring the outside of the unit’s exterior walls, excluding porches, patios, carports, garages and storage facilities. “Single-wide” mobile homes are not allowed.

C. The manufactured home’s siding materials and structures such as walls, fences, garages, carports and storage sheds shall be constructed of nonreflective materials and be visually compatible with the manufactured or mobile home to which they are appurtenant. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.130 Building height.

Any buildings erected within a manufactured home park by the park owner shall be no more than one and one-half stories high or a maximum of 20 feet in height, provided accessory building heights shall not exceed 13 feet, or the height of the roof line of the manufactured home, whichever is greater, provided this height shall not include antennas or satellite dish, air conditioners and/or coolers. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.140 Site coverage.

The maximum manufactured home park site coverage by manufactured homes, their carports, accessory buildings, and other uses shall not exceed 50 percent. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.150 Fences and hedges.

Fences and hedges on individual sites shall be no higher than three feet along front property lines and no higher than six feet along side and rear property lines on interior lots and interior property lines of corner sites. On corner sites, fences and hedges shall be no higher than three feet along front and side street property lines and meet the intersection visibility standard (see CRMC 17.64.100(D)). [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.160 Parking provisions.

A. Off-street parking in the MHP shall meet the requirement of Chapter 17.52 CRMC unless otherwise noted.

B. Provision of accessible parking spaces shall be administered as per the standards as defined in the Uniform Building Code.

C. In addition to the off-street parking requirements, there shall be at least one automobile parking space provided for every two manufactured home sites for use by guests, visitors, service or delivery vehicles and shall be signed or designated as such. These spaces may be placed along the park’s interior drives, but shall be set back off of the roadway proper and shall be within 100 feet of the sites to be served. This parking requirement may be waived if on-street parking is provided on streets designed to accommodate side parking and two standard lanes of traffic.

D. Parking provisions for trucks and recreational vehicles are as follows:

1. Trucks over one and one-half tons and recreational vehicles such as trailers, motor homes, camping trucks, boats over 14 feet long on or off boat trailers, and similar equipment shall not be stored on individual sites in manufactured home parks. The park shall provide a paved, fenced and adequately sized and lighted area within the development of not less than five percent of the total manufactured home park site for the parking and storage of such vehicles. The planning commission can recommend modification of this requirement to the city council if all sites within the MHP have a minimum size of 4,000 square feet (see CRMC 17.64.180(B)) and sufficient justification is provided by the applicant.

2. Exception. One of the two allocated off-street parking spaces on site may be used for the parking of a recreational vehicle if no more than one automobile or truck (less than one and one-half tons) is parked on the site. Car top boats and canoes are also exempt from the separate storage requirements. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.170 Screening and landscaping.

The following requirements must be met:

A. For manufactured home parks, a sight-obscuring fence at least six feet high shall be constructed around the entire perimeter of the manufactured home development. The fence shall be appealing from inside and outside of the development. This may be accomplished by several alternatives: wood board fencing, chain link fencing with evergreen hedges of such species, height and placement as to become an effective year-round sight screen within two years of planting, or some similar form of ornamental fencing and landscaping combinations (see CRMC 17.64.100(D) concerning intersection visibility requirements).

B. Manufactured home sites and common areas shall be landscaped and maintained so as to enhance the livability, residential character, and aesthetics of the park. Such landscaping shall consist of substantial evergreen and deciduous trees mixed with shrubbery and ground covers, all installed concurrent with property development and prior to tenant or owner occupancy.

C. The applicant shall follow land preparation practices which will leave, as much as is feasible, existing trees, vegetation, and other natural features.

D. The recommendations of the development review committee shall be considered binding on the park unless modified or waived by the city council. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.180 Recreation areas and facilities.

A. The following recreation areas and/or facilities shall be provided by manufactured home parks:

1. An outdoor play area with a variety of playground equipment. A minimum of 100 square feet of play area will be provided per manufactured home site. The play area shall be protected from all streets, driveways, and parking areas by a fence at least 30 inches in height. Access to the area shall be safe and minimize conflicts between pedestrians and vehicle traffic.

2. A heated recreation facility building is required combined with a portion of the outdoor play area described in subsection (A)(1) of this section, both with a variety of play equipment and areas for use by park residents. A minimum of 25 square feet of floor area per manufactured home site will be provided for the indoor facility, and a minimum of 55 square feet of ground area per unit will be provided for the outdoor play area.

B. A minimum of 25 square feet of floor area per site will be provided for the building. Equipment installed or made available will be appropriate to the user population.

If the minimum size of all sites in the MHP are over 4,000 square feet, the planning commission may, if requested, recommend to the city council that they approve a waiver or modification to the dedicated parking/storage area requirements as stated in CRMC 17.64.160(D)(1) and the outdoor play area requirements as stated in subsection (A)(1) of this section. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.190 Floodplain and critical areas ordinance regulations.

All manufactured home parks located within a flood hazard area, as identified by the FEMA, or area identified as a critical area shall meet the requirements of local, state, and federal agencies for development in these areas. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.200 Manufactured home sales.

Manufactured home parks shall be for residential purposes only. Noncommercial sales of manufactured homes in the park shall be limited to those used homes which become available on the market on an individual basis. Commercial stockpiling, promotion and sales of units to be transported off site are prohibited. The owner of the manufactured home park is prohibited from placing conditions on potential occupants of the park regarding where and from whom the manufactured home is purchased. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.210 Manufactured home installation.

A. Manufactured homes in parks may retain their running gear but must remove tires and wheels. Sited manufactured homes shall have a complete installation approval per state and local regulations including support, tie-downs and skirting along with other requirements.

B. A concrete surface with good drainage shall cover the area where a manufactured home is to be sited. Runners may be used to support the manufactured home if approved by the development review committee and planning commission and which comply with the city building and all other applicable codes and WAC provisions.

C. Each manufactured home site shall have a slab or patio not less than 20 feet in length and six feet in width, comprised of concrete, asphalt, flagstone or similar substance installed adjacent to each manufactured home site.

D. Permanent steps and/or a ramp and required landings, in accordance with the Uniform Building Code, shall be installed at all exits.

E. Skirting shall be securely attached between the manufactured home and the ground on all sides within 30 days of home installation. Skirting materials shall consist of materials which are compatible with the design of the home and enhance its appearance.

F. Construction, siting and installation of manufactured homes shall be in conformance with applicable federal, state and local codes and standards. Manufactured home owners shall apply for and obtain a placement permit through the city prior to placement. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.220 Accessory buildings – Materials.

Any accessory building, such as a carport or other structure, shall be constructed of materials compatible with and which will enhance the design of the manufactured home and of the surrounding manufactured home park community. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.230 Streets, lighting, and sidewalks.

Manufactured home parks shall meet the standards contained in CRMC Title 16 (Subdivisions), except that streets and street lighting shall be privately owned. Street pavement widths and sidewalks, if provided, need meet only local single-family area standards of CRMC Title 16 (Subdivisions). The minimum street right-of-way in parks may be reduced to 36 feet if access to utilities is not hampered and the director of public works and the city engineer so approve. Curbs and stormwater gutters are required on both sides of all streets within the MHP unless the Castle Rock development review team recommends modification of this requirement. Sidewalks on both sides of the street are recommended and their need and type will be determined during site plan review. At a minimum, a five-foot-wide sidewalk must be constructed on at least one side of each street. All improvements dedicated to the city shall meet CRMC Title 16 (Subdivisions) standards. All sidewalks and street design shall conform to and meet the requirements of the Americans with Disabilities Act (ADA). [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.240 Storm drainage.

The applicant shall work with the director of public works and the city engineer to provide for effective storm drainage management system. At a minimum, storm drainage from the site shall be contained and managed so as not to cause peaks, volumes, and flows in the receiving drainageway(s) to measurably increase from present drainage water levels or impact adjacent lots. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.250 Utilities.

All utilities shall be shown on the site plan, installed underground within the park, meet all applicable building, plumbing, electrical, health, and engineering codes and standards and be subject to approval by the city engineer. Utilities at each manufactured home site shall have the ability to be capped or secured when a manufactured home is not on site. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.260 Solid waste.

If refuse containers are used by more than one unit for temporary storage of solid wastes, the container(s) shall be screened and the area kept clean of all litter. This requirement may be waived by the city if container pickup is by automated collection trucks. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.270 Building and grounds maintenance.

The following requirements shall apply:

A. All sites, buildings, yards, screening, fencing, landscaping and recreation areas shall be maintained in a neat and orderly manner by the owners/managers of manufactured home parks. Landscaping shall be maintained in a healthy, presentable state.

B. All structures, buildings, and fences shall be kept free of rust, corrosion, peeling paint and other surface deteriorations. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.280 Development plans.

For classification of property as an MHP and for development of a manufactured home park the following requirements must be met:

A. The requirements of the city’s site plan review ordinance must be met. The findings and recommendations of the development review committee shall then be submitted to the planning commission along with nine copies of site plans for review through the public hearing process.

B. In addition to the information requirements itemized in the city’s site plan review ordinance, the site plan or manufactured home park application should provide the following information:

1. The name and address of the applicant (and the owner, if different from the applicant);

2. Proposed name and address of the manufactured home park;

3. Name of person who prepared the plan;

4. Density calculation of the park;

5. Location, area and dimensions of all sites and the numbering thereof in an orderly manner;

6. Location and dimensions of all structures including carports, recreation, maintenance and storage buildings;

7. Location, dimensions and area calculations in acres or square feet of recreation or open space and outside storage areas;

8. Scale and north point of the plan;

9. Vicinity map showing the relationship of the manufactured home park to adjacent properties and surrounding zoning;

10. Boundaries and dimensions of the manufactured home park;

11. Location and width of park streets;

12. Location and width of walkways;

13. Location of each lighting fixture for lighting the manufactured home park;

14. Location of recreational areas and buildings, and area of recreational space;

15. Location and type of landscaping plantings, fence, wall, or combination of any of these, or other screening materials;

16. Location of the point(s) where the manufactured home park water and drainage systems connect with public system;

17. Location of available fire and irrigation hydrants;

18. Location of public telephone service for the park;

19. Enlarged plot plan of a typical manufactured home site, showing location of the pad, patio, storage space, parking, sidewalk, utility connections, and landscaping;

20. Such other information as the applicant, city staff, planning commission or city council deems necessary for the evaluation of the proposal.

C. The planning commission shall review the site development plan together with any zoning district change application according to normal rezone procedures. The commission’s findings and recommendation to the city council shall address the merits of the plan and, if required, the rezoning application. City council final approval of the plan shall be considered as binding on the manufactured home park.

D. The city engineer, public works director and building inspector shall check building and construction plans for basic consistency with the approved site development plan prior to issuing permits. If the building and construction plans indicate significant differences in dimensions, sites, setbacks, point of ingress/egress, parking, recreation areas, screening, or other pertinent features from the approved plan, a revised plan shall be required and reviewed and acted on by the city council or, if necessary, the planning commission. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.290 Approval for occupancy – Decal placement – Cards, labels, tags, insignia and stamps.

Prior to occupancy of the manufactured home, the following requirements must be met:

A. Prior to occupancy approval, the placement of manufactured homes must show compliance with Castle Rock’s critical areas ordinance, Chapter 18.10 CRMC.

B. The placement/inspection card shall be annotated and signed off for final approval of applicable inspection items including placement of installer certification tags.

C. All approved homes shall bear required HUD certification label of manufacture and including any Washington State Department of Labor and Industries alteration insignia.

D. A final Labor and Industries electrical approval stamp shall be in evidence on the electrical service box. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.295 Placement permit acquisition and fees.

Prior to the placement of any manufactured home upon real property in the city in accordance with the provisions of this title, the property owner, or duly appointed representative or contractor, shall be required to apply for and obtain a placement permit from the building inspector of the city. The fees for such placement permit shall be adopted by resolution by the city council. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.300 Site plan – Submission, distribution and drafting standards.

A. The applicant shall furnish, after site approval, three copies of the final site plan to the office of the city clerk-treasurer.

B. The city clerk-treasurer shall distribute copies of the final site plan to the following for signed approval:

1. The city engineer;

2. The planning commission;

3. The city council.

C. Drafting standards shall meet the requirements of the city and the Cowlitz County auditor. [Ord. 2018-02 § 2 (Exh. A), 2018].

17.64.310 City engineer – Review, monitoring and inspections cost reimbursement.

In addition to any other fees related to construction and approval of the MHP, the applicant shall be responsible for reimbursing the city for any separate costs incurred and documented by the city engineer. Examples of these costs include, for the required review of construction plans, all construction monitoring and inspections for on- or off-site construction improvements that may impact city-owned facilities necessary to ensure that physical improvements comply with the MHP requirements, any conditions of approval and other applicable sections of the city municipal code. [Ord. 2018-02 § 2 (Exh. A), 2018].