Chapter 19.25
MANUFACTURED HOME PARKS AND SUBDIVISIONS
Sections:
19.25.020 General standards and requirements – Location.
19.25.030 General standards and requirements – Open space.
19.25.040 General standards and requirements – Density.
19.25.050 General standards and requirements – Allowed uses.
19.25.060 General standards and requirements – Site requirements.
19.25.065 Permissible lot and setback variations for qualified affordable housing projects.
19.25.070 General standards and requirements – Landscaping, buffering, screening, and storage.
19.25.080 General standards and requirements – Utilities and other services.
19.25.090 General standards and requirements – Permissive variations in requirements.
19.25.100 Application process and phasing.
19.25.110 Manufactured home development plan required.
19.25.120 Maintenance of facilities.
19.25.140 Limitation on resubmission.
19.25.150 Adherence to approved plan.
19.25.180 Lots subject to approved, final development plan.
19.25.190 Termination of manufactured home development plan.
19.25.200 Extension of time for construction.
19.25.010 Purpose and intent.
The purpose of this section is to provide for the accommodation of manufactured home parks and subdivisions in planned developments in order to:
(1) Provide more affordable housing with the option of either land ownership or leasing space in a quality environment;
(2) Allow the flexibility of design in placement of buildings, open spaces, circulation facilities and off-street parking areas and to more efficiently utilize potentials of sites characterized by special features of geography, topography, size and shape;
(3) Preserve property values on surrounding parcels of land. (Ord. 1555 § 9, 2009).
19.25.020 General standards and requirements – Location.
(1) Manufactured home parks may be established in the R-2, R-3 and R-4 residential districts and manufactured home subdivisions in the R-1 and R-2 districts on parcels of land which are suitable for and of sufficient size to be planned and developed in a manner consistent with the purposes and objectives of this chapter.
(2) Except as authorized under OHMC Title 16, all manufactured homes must be located in a manufactured home park or subdivision as defined in OHMC 19.08.560 and 19.08.565 and approved in accordance with the provisions of this chapter. (Ord. 1555 § 9, 2009).
19.25.030 General standards and requirements – Open space.
The proposal shall provide open space as follows:
(1) Common open space shall comprise at least 10 percent of the gross area of the manufactured home park or subdivision, and shall be used as a recreational, park or environmental amenity for collective enjoyment by occupants of the development. Common open space shall not include public or private streets, driveways, parking areas, or the required yards for buildings or structures. However, a portion (maximum of 25 percent) of the 10 percent open space requirement may be perimeter setback areas as required by OHMC 19.25.070(1);
(2) Common open space may not be computed to include any existing submerged lands;
(3) At least 50 percent of the common open space area must be usable for active or passive recreation. (Ord. 1555 § 9, 2009).
19.25.040 General standards and requirements – Density.
In addition to, or as a greater requirement of the regulations normally found in the underlying zoning district, the following regulations shall govern the development of manufactured home parks and subdivisions:
(1) Increases in density over that permitted in the underlying zone are permitted as follows:
(a) Provisions for open space which is arranged as to be an integrated part of the project and meets the requirements of OHMC 19.25.030: 10 percent increase;
(b) Preservation of a natural feature such as, but not limited to, a wetland, stream corridor, unique geological feature, substantial overstory vegetation, etc.: 10 percent increase;
(c) Unique landscaping, architectural design and site planning: 10 percent increase;
(d) Additional open space: one percent increase in density for each one percent increase in open space over the minimum required under OHMC 19.25.030;
(e) The total allowable maximum density increase shall not exceed 20 percent.
(f) A manufactured home subdivision, as defined in OHMC 19.08.565, is permitted a maximum of two additional dwelling units per gross acre in the R-1 zone; provided, that:
(i) All units within the manufactured home subdivision must meet the definition of qualified affordable housing as defined in OHMC 19.08.695.
(ii) Public funds from a local, county, state or federal source are used for construction or operating costs associated with the project.
(iii) Either a public or nonprofit agency (as defined by the United States Internal Revenue Code) owns the land on which the manufactured home subdivision is developed and operated.
(iv) If the density bonus of two dwelling units per gross acre is granted as specified in this section, no other density bonuses discussed in subsections (1)(a) through (e) of this section or any other section of the OHMC may be granted to the manufactured home subdivision. (Ord. 1555 § 9, 2009).
19.25.050 General standards and requirements – Allowed uses.
(1) Manufactured home used for dwelling purposes;
(2) Buildings and structures necessary for the operation and maintenance of the manufactured home park or subdivision, or providing customary accessory uses of manufactured home parks or subdivisions, including laundry facilities, park office and equipment storage buildings;
(3) Buildings and structures necessary for the operation of a public utility, subject to the requirements of OHMC 19.25.080;
(4) Community recreation facilities, for residents of the manufactured home park or subdivision and their guests, including swimming pools;
(5) Residences for the use of a manager and/or caretaker responsible for maintaining or operating the manufactured home park or subdivision which may be either a conventional one-family dwelling or a manufactured home;
(6) Home occupations subject to the requirements of Chapter 19.34 OHMC. (Ord. 1555 § 9, 2009).
19.25.060 General standards and requirements – Site requirements.
(1) The minimum size and setback requirements which apply to manufactured home parks are as follows:
(a) For an individual space designed to accommodate a manufactured home not exceeding 14 feet in width:
(i) Area: 3,000 square feet;
(ii) Width: 40 feet;
(iii) Depth: 70 feet;
(iv) Front yard setback: 20 feet from a public right-of-way, 10 feet from a private street;
(b) For an individual space designed to accommodate a manufactured home exceeding 14 feet in width:
(i) Area: 4,500 square feet;
(ii) Width: 50 feet;
(iii) Depth: 90 feet;
(iv) Front yard setback: 20 feet from a public right-of-way, 10 feet from a private street.
(2) No manufactured home unit within a park shall be located closer than 15 feet from any other manufactured home unit or permanent park building. An attached accessory building shall be considered part of the manufactured home for separation purposes. If not attached to the manufactured home, an accessory structure shall not be located closer than five feet from such manufactured home, except as results from the application of OHMC 19.25.065.
(3) The cumulative occupied area of the manufactured home and its accessory buildings on a manufactured home site within a park shall not exceed two-thirds of the respective lot area, except as results from the application of OHMC 19.25.065.
(4) Interior streets, driveways and other access ways within a manufactured home park shall be constructed and maintained by the owner and/or developer of the park in accordance with the standards provided by the city engineer. Interior park access ways shall not be dedicated as a public right-of-way unless otherwise approved or required by the city council.
(a) Interior park streets shall observe the following minimums:
(i) One-way traffic streets: 20 feet in width;
(ii) Two-way traffic streets: 24 feet in width;
(iii) Cul-de-sac streets and streets designed to have one end permanently closed must have a minimum turning radius of 50 feet, or otherwise be adequately designed to permit ease of turning.
(b) Parking Requirements.
(i) A minimum of two off-street parking spaces shall be provided adjacent to, or conveniently near, each manufactured home lot;
(ii) A minimum of one parking space shall be provided per each eight manufactured home lots to accommodate guest parking and may be distributed throughout the manufactured home park.
(5) A common walkway system shall be provided and maintained in manufactured home parks between locations where pedestrian traffic is expected to be concentrated and might interfere with automobile traffic. Such common walks shall be constructed in accordance with standards provided by the city engineer.
(6) Adequate street lighting shall be provided to illuminate streets, driveways, walkways and buildings in manufactured home parks for the safe movement of pedestrians and vehicles and for the safe nighttime use of such facilities. Street lighting shall be designed to not create glare on adjoining properties. Installation of all street lighting shall be in accordance with the approved site plan.
(7) Manufactured home subdivisions are subject to density, lot dimension, lot area, and setback standards of the underlying zone except where modified by OHMC 19.25.050 and 19.25.065. (Ord. 1555 § 9, 2009).
19.25.065 Permissible lot and setback variations for qualified affordable housing projects.
There shall be no minimum lot or space size or setbacks for manufactured home park projects meeting the definition of qualified affordable housing in OHMC 19.08.695 and which use public funds for capital construction costs or to artificially suppress rents. An applicant who uses the flexibility in lot sizes afforded by this provision must submit documentation showing that the proposed project will be affordable to households with 80 percent of the area median family income or less and that public funds (tax credits, grants, etc.) will be used in the construction or operation of the project. (Ord. 1555 § 9, 2009).
19.25.070 General standards and requirements – Landscaping, buffering, screening, and storage.
(1) The requirements for front yards for the zone in which the manufactured home park or subdivision is located shall apply to all exterior boundary lines of the site, in the form of a perimeter setback, and shall be landscaped in accordance with the standards of Chapter 19.46 OHMC.
(2) No manufactured home in a park setting shall be occupied unless or until adequate storage areas and facilities for bulk storage of boats, campers, trailers, and other similar items are properly installed or developed. A maximum of 15 percent of the gross site area may be used for said storage. (Ord. 1555 § 9, 2009).
19.25.080 General standards and requirements – Utilities and other services.
(1) All utilities shall be underground.
(2) The construction and maintenance of all water, sewer, electrical, communications and miscellaneous (gas, television cable, etc.) service lines shall be under the supervision of the department or utility agency having jurisdiction in accordance with all applicable state and local codes, policies and regulations.
(3) The location of all underground utility and service lines shall be indicated by an aboveground sign (or signs) identifying the proximity of the lines to the manufactured home stand to facilitate service connection and to avoid damage to such underground services by the use of ground anchors, installation of skirting, etc.
(4) Solid waste collection stands shall be provided for all waste containers. Solid waste collection stands, whether individual or grouped, shall be screened from view with appropriate landscaping and/or screening as required under Chapter 19.46 OHMC and the approved landscaping plans. (Ord. 1555 § 9, 2009).
19.25.090 General standards and requirements – Permissive variations in requirements.
In considering a proposed manufactured home park or subdivision project, the approval thereof may involve modifications of up to 50 percent in the regulations, requirements and standards of the zone in which the project is located and the subdivision ordinance so as to appropriately apply such regulations, requirements and standards to the project site. Unless otherwise provided by this chapter, the density and perimeter setbacks shall not be subject to variation under this section. (Ord. 1555 § 9, 2009).
19.25.100 Application process and phasing.
All applicants for manufactured home parks or subdivisions shall submit a manufactured home development plan which shall be reviewed under a review process IV as described in OHMC 18.20.260 and shall contain the elements listed in OHMC 19.25.110.
The approval of a subdivision shall be required of all projects which involve or contemplate the subdivision of land and the procedures set forth in the Oak Harbor subdivision ordinance, codified in OHMC Title 21. The manufactured home development plan and subdivision application may be reviewed concurrently.
Development of the project may be phased, in which case each complete phase may be processed separately. The director may require a phasing plan showing infrastructure and other improvements necessary to support all phases of a project. (Ord. 1555 § 9, 2009).
19.25.110 Manufactured home development plan required.
A manufactured home development plan is required for all proposals submitted under the provisions of this chapter. The development plan shall contain the following information:
All applicants for manufactured home parks or subdivisions are required to submit a manufactured home development plan containing the following information:
(1) Topographic contours at a minimum interval of five feet;
(2) Existing individual trees over 12 inches in trunk diameter measured four feet above the base;
(3) Existing and proposed finished grades of the property with all drainage features;
(4) Location of all proposed structures together with the usage to be contained therein and approximate location of all entrances thereto and heights, and gross floor area thereof (building envelopes for manufactured homes);
(5) Location and nature of vehicular and pedestrian circulation features within the site and adjacent streets and alleys;
(6) The extent, location, arrangement and proposed improvements of all open space, landscaping, fences and walls;
(7) Location, nature and dimension (where applicable) of water, sewer, and storm sewer utilities including fire protection facilities;
(8) Number of units proposed. (Ord. 1555 § 9, 2009).
19.25.120 Maintenance of facilities.
Applicants for a manufactured home park or subdivision project are required to make provision for the maintenance of common areas such as (but not limited to) parks, playgrounds, landscaping, vehicular parking areas, and club houses through an association of owners or tenants organized as a nonprofit corporation under the laws of the state of Washington, or another similar mechanism. (Ord. 1555 § 9, 2009).
19.25.130 Mapping.
Whenever a manufactured home park permit has been granted and so long as the permit is in effect, the boundary of the manufactured home park shall be indicated on the zoning map of the city of Oak Harbor as overlay district MHP. (Ord. 1555 § 9, 2009).
19.25.140 Limitation on resubmission.
Whenever an application for a manufactured home park permit has been denied, no application for the same area or any portion thereof shall be filed by the same applicant within one year after the date of denial. (Ord. 1555 § 9, 2009).
19.25.150 Adherence to approved plan.
The building official shall issue building permits only for buildings and structures which conform with the approved development plan for the manufactured home project and with all other applicable city ordinances, regulations, and rezone, annexation and development agreements. The building official shall issue a certificate of occupancy only for completed buildings or structures which conform to the requirements of the approved development plans and all other applicable city ordinances and regulations. The construction and development of all the open spaces and public and recreation facilities of each project phase must be completed or bonded before any certificate of occupancy will be issued. (Ord. 1555 § 9, 2009).
19.25.160 Revocation.
In the event of a failure to comply with the approved plan or any prescribed condition of approval, including failure to comply with the stage development schedule, the city council may revoke the manufactured home development plan. The revocation process shall follow the review process IV procedures, with the planning commission conducting the public hearing and the decision by the city council. Decisions of the city council shall be final and subject only to review by the Island County superior court pursuant to Chapter 36.70C RCW. (Ord. 1555 § 9, 2009).
19.25.170 Sale of lots.
Lots in a platted manufactured home park may be sold to separate owners and according to the separate lots as shown in the plat filed and approved in connection therewith. No sale shall be permitted which subdivides a lot in such a manner as will create a new lot line, except as provided in this chapter. (Ord. 1555 § 9, 2009).
19.25.180 Lots subject to approved, final development plan.
All lots or other divisions of a subdivided manufactured home project shall remain subject to compliance with the manufactured home development plan regardless of the fact of subdivision in compliance with OHMC Title 21, or subsequent conveyance of such individual lots or divisions. (Ord. 1555 § 9, 2009).
19.25.190 Termination of manufactured home development plan.
If the construction has not been started within two years from the date of approval of a manufactured home development plan, or if construction has been commenced but the work has been abandoned for a period of one year or more, and if no extension of time has been granted as provided in OHMC 19.25.200, the authorization granted for the manufactured home project shall terminate and all permits and approvals issued pursuant to such authorization shall expire and be null and void. (Ord. 1555 § 9, 2009).
19.25.200 Extension of time for construction.
For good cause shown, the director, in his or her discretion, may grant an extension of time for commencement or continuation of construction subsequent to approval of the manufactured home development plan. (Ord. 1555 § 9, 2009).