Chapter 17.20
MR MANUFACTURED HOME PARK DISTRICT
Sections:
17.20.030 Conditional use permit required.
17.20.040 Completion prior to occupancy – Phasing.
17.20.050 Application, site plan design and development review.
17.20.070 Development standards.
17.20.080 Nonconforming manufactured home parks.
17.20.090 Permitted accessory uses.
17.20.010 Purpose.
It is the purpose of this chapter to establish a procedure to accommodate the placement of manufactured homes in designated park developments where individual spaces are leased or rented and not sold to the occupants. It is a further purpose of this chapter to establish specific development standards for the design of such park developments and establish minimum siting standards for placement of manufactured homes. These standards are provided to ensure uniform, coordinated development of manufactured home parks and to ensure the general health, welfare and safety of the occupants of manufactured homes that may be located within a park developed under these standards. (Ord. 2011-29 § 5 (Att. B)).
17.20.030 Conditional use permit required.
A manufactured home park shall be allowed only upon the issuance of a conditional use permit by the hearing examiner. The owner, operator and occupants of a manufactured home park shall develop and use the park in strict compliance with the conditions imposed by the permit. The conditional use permit for a manufactured home park shall expire at the end of one year unless the authorized use has been established, is actively maintained, or unless construction is being actively pursued. (Ord. 2011-29 § 5 (Att. B)).
17.20.040 Completion prior to occupancy – Phasing.
All required site improvements and other conditions of the permit shall be met prior to placement of manufactured homes in the park. Completion may be accomplished by phases if such phases are identified and approved in the permit. (Ord. 2011-29 § 5 (Att. B)).
17.20.050 Application, site plan design and development review.
A. All applications for manufactured home parks shall include the following:
1. A completed permit application form and applicable fees;
2. A completed environmental checklist;
3. A deed or preliminary title report certifying ownership;
4. A site plan based upon a land survey drawn by a licensed architect, engineer or surveyor shall be submitted with the application and shall illustrate the following:
a. Vicinity map showing the relationship of the development to adjacent properties and public streets;
b. Boundaries and dimensions of the park and number of acres included;
c. Location and dimensions of each space with such spaces designated by number or other designation;
d. Enlarged site plan of typical space showing location of foundation, base, accessory structures, parking, setbacks, utility connections, and other improvements;
e. Location and dimension of each existing or proposed building;
f. Location and width of roadways and pedestrian ways to include main access, emergency access, intersections with public streets and driveways to each space;
g. Location, arrangement, and design of all parking facilities;
h. Location of each lighting fixture for exterior lighting;
i. Location and size of all utilities with proposed points of connection to the public utilities;
j. Location of easements (existing and proposed) for repair and maintenance of the publicly owned portion of the utilities;
k. Location of fire hydrants;
l. Location of signage for the park and directional signage;
m. Location of recreational vehicle storage area (if proposed);
n. Location of recreational and other common areas (if proposed);
o. Location and type of landscaping, fences, walls, and other screening structures;
p. Topography of the park site with contours indicated and a drainage plan;
q. Any additional information relevant to determining if the proposal meets the requirements of this chapter and any other applicable city regulation.
B. The application process, development review, and approval process will be conducted in accordance with GMC Title 14.
C. A site plan shall be governed by the terms of approval of the plan, and the statutes, ordinances and regulations in effect at the time of approval unless the hearing examiner finds that a change in conditions creates a serious threat to the public health and safety. (Ord. 2011-29 § 5 (Att. B)).
17.20.060 Siting standards.
The following minimum standards apply to the siting of manufactured home parks:
A. Minimum Setbacks.
1. Minimum front yard: 20 feet. No more than 500 square feet of front yard shall be used for two off-street parking spaces, including boats and recreational vehicles, and the remaining used for yard and play area.
2. Minimum rear and side yard: five feet.
3. Minimum clearance between another manufactured home or accessory structure: 10 feet.
4. Minimum clearance between manufactured homes and accessory structure(s) situated on the same lot: five feet, except when a carport or garage is attached to the manufactured home.
5. Minimum clearance between buildings or structures not located within the manufactured home park abutting manufactured homes or accessory structures: 15 feet.
6. Minimum clearance from an interior park street or public street: 20 feet.
B. Site Numbering. Each manufactured home lot shall have a site number (address) prominently displayed to enable emergency response personnel to find the correct unit.
C. Minimum Site Development Area. There will be no more than 12 manufactured home sites per acre of a manufactured home park. However, additional sites may be allowed up to a total of 18 sites per acre with the addition of the following:
1. Sidewalks, bicycle and walking paths;
2. Playgrounds and outdoor activities;
3. Community center;
4. Significant internal landscaping to improve privacy between manufactured home lots. (Ord. 2011-29 § 5 (Att. B)).
17.20.070 Development standards.
The following standards and requirements shall govern all new, expanded or remodeled manufactured home parks and placement of manufactured homes:
A. Sanitary Sewer. All manufactured home parks shall be connected to the city sewer system, in accordance with the standards of Chapters 13.08 and 13.16 GMC.
B. Potable Water. All manufactured home parks shall be connected to the city water system, in accordance with the standards of Chapters 13.24 and 13.28 GMC.
C. Irrigation Facilities. All irrigation facilities shall be designed and installed in accordance with the standards of Chapter 16.28 GMC.
D. Solid Waste Containers. Solid waste containers shall be provided by the city, in accordance with the standards of Chapter 8.20 GMC.
E. Storm Drainage. All storm drainage facilities shall be designed and installed in accordance with the standards of Chapter 16.28 GMC and the Standard Specifications for Road, Bridge, and Municipal Construction.
F. Fire Flow. All manufactured home parks shall provide the minimum required fire flow as established in the city International Fire Code.
G. Street Access.
1. a. Public Streets. Public streets within a manufactured home park shall be designed and constructed in accordance with Chapter 16.28 GMC and the Standard Specifications for Road, Bridge, and Municipal Construction.
b. Private Streets. Streets within a manufactured home park may be privately owned and shall be maintained and constructed in such a pattern as to provide convenient traffic circulation within the park. All private streets and access roads shall be designed and constructed to the following standards:
i. The width of all park streets shall be not less than 28 feet, including curbs, and must have a minimum easement width of 30 feet.
ii. All park streets shall be paved in accordance with the standards established by the public works director.
iii. All park streets shall be clearly marked and signed for traffic direction and safety.
2. All manufactured home parks shall front an improved public street. All public streets abutting a manufactured home park shall be improved in accordance with the standards of Chapter 16.28 GMC.
3. Access to manufactured home lots shall be from interior streets only. No individual access to any manufactured home lot shall be from streets adjacent to the exterior of the manufactured home park. Driveways providing entrances or exits to the manufactured home park shall be no closer than 100 feet from an intersection, measured from the existing or proposed right-of-way, whichever is the greater.
4. All streets and access roads so designated in the review process shall be completed prior to occupancy of any manufactured home. All streets and access roads, private or public, within the park must meet the requirements of the city International Fire Code for emergency vehicle access. Each manufactured home park shall have at least one main access and one emergency access, depending upon the size of the park and other factors affecting emergency access needs.
H. Utilities. All utilities, including irrigation and domestic water and sewer, shall be installed prior to placement of units in the park. All utilities, including electrical distribution, telephone, and cable TV, shall be installed underground. The internal water system shall include fire hydrants located at the direction of the public works director and fire chief.
I. Off-Street Parking. A minimum of two paved off-street parking spaces per manufactured home shall be provided on the lot on which the manufactured home is located. A public parking lot shall provide one parking space for every three lots for storage and overflow visitor parking.
J. Street Lighting. Street lighting shall be provided to adequately illuminate internal streets and pedestrian walkways. Such lighting shall be shielded so that the direct illumination shall be confined to the property boundaries of the light source.
K. Landscaping and Perimeter Site Screening. All areas within the boundaries of the development shall be landscaped. All natural and artificial barriers, driveways, lawns, trees, buildings, occupied and unoccupied dwelling spaces, recreational and open space areas shall be maintained. The perimeter of the manufactured home park shall be enclosed with a fence that is no higher than six feet tall, maximum.
L. Street Signs. All streets within the park shall be named utilizing street signs consistent with city public street signs.
M. Recreation Vehicle Storage Area. If provided within a park, any area for storing recreational vehicles shall be fenced and screened.
N. Recreational and Other Common Areas. If provided within a park, any area for recreational and other common areas shall be protected from adjacent streets and parking areas. (Ord. 2011-29 § 5 (Att. B)).
17.20.080 Nonconforming manufactured home parks.
All existing manufactured home parks not meeting the requirements of this chapter shall be declared nonconforming and shall not be permitted to add spaces or make any improvements that are not in full compliance with the regulations and requirements of this chapter. Any nonconforming manufactured home park which is not operated for a period of one year shall not reopen until the regulations and requirements of this chapter have been met. All standards of this section shall apply to expansion of existing manufactured home parks. (Ord. 2011-29 § 5 (Att. B)).
17.20.090 Permitted accessory uses.
The following uses shall be permitted as accessory to a permitted use in the MR manufactured home park district:
A. In-home family day care providers, as defined in GMC 17.12.196, licensed by the state of Washington for no more than 12 children after obtaining a city home occupation license and in conformity with Chapter 17.66 GMC. (Ord. 2017-1 § 6).