Chapter 18.34
MANUFACTURED HOME PARKS
Sections:
18.34.020 Permitted locations.
18.34.040 Submittal requirements.
18.34.050 Park development standards.
18.34.060 Manufactured home site standards.
18.34.070 Nonconforming parks, site.
18.34.080 Operation and maintenance of manufactured home parks.
18.34.010 Applicability.
The development and operation of manufactured home parks within the city shall be subject to this chapter. (Ord. 2135 § 7 (part), 2005: Ord. 1694 § 1, 1995)
18.34.020 Permitted locations.
The locations for manufactured home parks shall be governed by the underlying zoning. (Ord. 1694 § 1, 1995)
18.34.030 Conditional uses.
Where manufactured home parks are required to receive conditional use approval, the hearing examiner and city council shall be guided by the following criteria in addition to the criteria of SMC 18.48.050 in making a decision:
A. The park design, including site layout, street configuration, landscaping, and community space, are compatible with the surroundings and the community character goals of the comprehensive plan; and
B. The park is consistent with the comprehensive plan; and
C. The park makes adequate provision for sanitary sewers, drainage, water, streets, parks, and schools. (Ord. 1694 § 1, 1995)
18.34.040 Submittal requirements.
All applications submitted for approval of a manufactured home park shall consist of a development plan, including:
A. Name of the person who prepared the plan;
B. Names of all persons owning and managing the land proposed for the development;
C. Name and address of the proposed manufactured home park;
D. Scale of the plan and north arrow;
E. Boundaries and dimensions of the manufactured home park, and number of acres included;
F. Vicinity map showing uses on adjacent properties and the relationship of the development to such uses;
G. Location and dimensions of each space, with each space designated by number or other designation;
H. Location and dimensions of each existing or proposed building;
I. Location, width and design standards of streets and pedestrian ways;
J. Location, size and design details of all utilities serving the site;
K. Location of each lighting fixture for exterior lighting;
L. Location of recreational and other common areas;
M. Location and type of landscaping, fences, walls, and other screening structures;
N. Location, arrangement, and design of all parking facilities;
O. Location of fire hydrants;
P. Enlarged plot plan of a typical space, showing location of foundation base, storage space, parking, setbacks to property lines, utility connections, and other improvements;
Q. Topography of the park site with contour intervals of not more than two feet, and a drainage plan;
R. A survey plat of the property, plans of structures to be constructed, public water system and sewage approved by appropriate governmental agencies, and garbage disposal provisions;
S. Any additional information relevant to determining if the proposal meets the applicable approval criteria. (Ord. 1694 § 1, 1995)
18.34.050 Park development standards.
The following standards apply to all manufactured home parks.
A. Size. A manufactured home park shall be the same as a planned residential development.
B. Minimum Right-of-Way. A manufactured home park shall front an improved collector or arterial street.
C. Density. Spaces within manufactured home parks, regardless of the underlying zoning, shall be a minimum of 4,800 square feet. The minimum space width within manufactured home parks shall be 60 feet. Up to 50 percent of the lots within a park may be no less than 50 feet wide.
D. Buffers. A manufactured home park shall provide and maintain a minimum landscaped buffer of 20 feet along any property line abutting upon a public street or highway and at least a 10-foot landscaped buffer from any other boundary line defining the outside limits of the park. A maximum of half of the required buffer may coincide with the required setback for a space(s) within the park.
E. Street Lighting. Street lighting shall be provided according to city standard.
F. Underground Utilities. All utilities shall be installed underground.
G. Swimming Pools. Community swimming pools shall meet the standards of the Tacoma-Pierce County health department and the building code.
H. Signs. Signs identifying the manufactured home park shall conform to applicable sign ordinances.
I. Streets. Within manufactured home parks all streets shall be constructed to city of Sumner standards for public streets, including width, sidewalks, paving depth and base, curve radii and curbs; except that sidewalks may be a minimum of four feet wide. The width of right-of-way required of public streets and planting strips are not required to be provided. The responsibility for maintenance of private roads shall be with the park management. The vehicular speed limit shall be 10 miles per hour and shall be posted to the satisfaction of the police department.
J. Fire Hydrants. Fire hydrants as required by chapter 15.28 SMC shall be provided.
K. Recreational Vehicle Storage. Common storage areas for recreational vehicles, boats or trailers shall be provided as part of the manufactured home park design at the rate of 50 square feet for each site in the park. A six-foot-high sight-obscuring fence with a lockable gate shall be erected around the perimeter of such storage areas. Parking of recreational vehicles shall not be allowed other than in approved storage areas.
L. Playgrounds. Mitigation of parks and open space impacts shall be addressed through on-site provision of parks facilities and open space or through the payment of fees in lieu of such facilities and open space. (Ord. 1694 § 1, 1995)
18.34.060 Manufactured home site standards.
The following standards shall be satisfied for manufactured home sites within manufactured home parks.
A. One Home Per Site. No greater than one manufactured home shall be allowed on a manufactured home site.
B. Internal Setbacks. A manufactured home or attached accessory building shall not be located closer than 10 feet from any other manufactured home or attached accessory building; closer than 10 feet from any roadway lot line or five feet from any other manufactured home site line. Manufactured home accessory structures, when not attached to the manufactured home, shall not be closer than six feet from such home and shall not be closer than five feet to a manufactured home site line and 10 feet to a roadway lot line. Detached accessory structures, when less than 120 square feet may disregard setbacks from manufactured home site lines provided the structure is separated from the manufactured home and all other structures by six feet. No structures are allowed in park buffers.
C. Lot Coverage. A manufactured home and all accessory structures shall not cover more than 50 percent of the area of a manufactured home site.
D. Trailers and Recreational Vehicles. No travel trailer or recreational vehicle shall be utilized except as temporary living quarters and accessory to an existing manufactured home, which use shall not exceed a maximum of 30 days per year. No trailer or recreational vehicle shall be stored on a manufactured home site, except designated storage areas, for more than five days per year.
E. Location of Parking. No required parking of motor vehicles shall be allowed within the 10 feet from the site line abutting a street or vehicular way.
F. Height. Structures within manufactured home parks shall be no greater than one story in height. (Ord. 1694 § 1, 1995)
18.34.070 Nonconforming parks, site.
A. Nonconforming Manufactured Home Parks. Manufactured home parks which were legally approved prior to the adoption of the ordinance codified in this section may continue to exist provided the density of the park does not increase over the amount existing at the effective date of the ordinance codified in this section. Manufactured home sites within legally nonconforming manufactured home parks may continue to be used regardless of manufactured home size provided the provisions of SMC 18.34.060 and the requirements of the original manufactured home park approval are satisfied.
B. Reconfiguration of Existing Parks. An existing manufactured home park may be reconfigured as conditional use approval. The hearing examiner shall consider the following criteria in addition to the criteria of SMC 18.48.050 in determining whether to grant the conditional use approval:
1. The reconfiguration will result in a site layout which better conforms to the land use and community character goals of the comprehensive plan than the existing layout; and
2. The reconfiguration will substantially improve transportation, appearance, administration, open space and utility service within the park. (Ord. 2135 § 7 (part), 2005: Ord. 1694 § 1, 1995)
18.34.080 Operation and maintenance of manufactured home parks.
A. It shall be the responsibility of the manufactured home park property owner and manager to ensure that the provisions of this chapter are observed and maintained within the manufactured home park. Violations of this chapter shall subject both the owner and the manager of the facility to any penalties provided for such violation. The owner, or a designated agent, shall be available and responsible for the direct management of the manufactured home park.
B. Manufactured home parks shall be maintained free of any brush, leaves, and weeds in which might communicate fires between manufactured homes and other improvements. No combustible materials shall be stored in, around, or under any manufactured home. Manufactured home parks shall be maintained in a safe, attractive and well-maintained fashion. Landscaping which is required as a part of buffers or otherwise required shall be maintained in a healthy and attractive condition.
C. Streets, sidewalks and public ways within manufactured home parks shall be maintained in a safe manner. The responsibility for maintenance of the streets, sidewalks and public ways rests solely with the park owner and manager. (Ord. 2135 § 7 (part), 2005: Ord. 1694 § 1, 1995)