Chapter 17.36
MOBILE/MANUFACTURED HOME PARKS
Sections:
17.36.050 Responsibility/administration of park.
17.36.060 Display and transfer of permit.
17.36.070 Revocation of permit.
17.36.010 Purpose.
The purpose of this chapter is to establish the standards for mobile/manufactured home parks. This chapter is to ensure that each mobile/manufactured home park is located, developed, expanded, modified, and managed in accordance with standards and regulations which will protect public health, safety, and general welfare. (Ord. 1289 § 1 (Exh. A), 2011; Ord. 1202 § 2 (Exh. A), 2009)
17.36.020 General provisions.
It is unlawful for any person to construct, establish, or operate a mobile/manufactured home park within the city without a commercial site development plan and in accordance with the requirements of this chapter. Applications for mobile/manufactured home park (planned unit development) shall be processed as Class 3 permits in accordance with the following provisions:
A. It shall also be the responsibility of the park owner or manager to apply for and maintain a city business license.
B. Any mobile/manufactured home which is constructed after June 15, 1976, and which complies with the following requirements, may be sited in the same manner, and subject to the same conditions, as a site built home, any other provisions of this title to the contrary notwithstanding:
1. Is a new mobile/manufactured home which has not been previously titled to a retail purchaser or is not a “used mobile home” as defined;
2. Is thermally equivalent to the State Energy Code; and
3. Meets all other requirements for a designated mobile/manufactured home as defined in RCW 35.63.160 or as it may be amended.
C. “Manufactured home” means a residential unit which is at least 32 feet in length and 10 feet in width, having been transported to the site location on wheels or by truck, and designated to be used with an approved foundation in accordance with HUD standards as a dwelling unit on a year-round basis, which bears an insignia issued by a state or federal regulatory agency indicating that the home complies with all applicable construction standards of the U.S. Department of Housing and Urban Development’s definition of a manufactured home. In the absence of the insignia, certification must be received from the State Department of Labor and Industries that the manufactured home is in compliance with the Federal Manufactured Housing Standards.
D. “Recreational vehicle” means a vehicle-type unit designed for temporary living quarters for recreational camping or travel, which either has its own motive power or is mounted on or drawn by another vehicle and which has a body width of no more than eight feet and a body length not to exceed Department of Transportation limits when factory equipped for the road. Different classes of recreational vehicles shall include but not be limited to the following:
1. “Travel trailer” means a trailer or other vehicular portable structure designed as a temporary dwelling for travel, recreational or vacation uses to be used upon the public streets and highways and which is 45 feet or less in length and eight feet in width.
2. “Camper” means a structure designed to be mounted on a truck chassis for use as a temporary dwelling for travel, recreation and/or vacation.
3. “Motor home” means a portable, temporary dwelling constructed as an integral part of a self-propelled vehicle to be used for recreational camping, travel and/or vacation.
4. “Camping trailer” means folding structure mounted on wheels and designed for travel, recreation and vacation.
5. “Dependent RV” means an RV containing sanitary facilities and devices for connecting said facilities to a community waste disposal system. (Ord. 1316 § 1 (Exh. A), 2012; Ord. 1289 § 1 (Exh. A), 2011; Ord. 1227 § 2 (Att. B), 2010; Ord. 1202 § 2 (Exh. A), 2009)
17.36.030 Site requirements.
Mobile/manufactured home parks shall conform to the following requirements:
A. The density of a mobile/manufactured home park shall not exceed seven dwelling units per acre.
B. The minimum size of a mobile/manufactured home lot shall be 7,000 square feet.
C. Setbacks.
1. The setback from internal park roads shall be 10 feet from the paved surfaced edge.
2. The setback from a public right-of-way shall be 20 feet from the property line.
3. The setback from the exterior park boundary not abutting a public right-of-way shall be 10 feet. Accessory buildings or structures shall not be located closer than five feet to the exterior park boundary.
4. Attached or freestanding additions, carports, awnings and storage rooms shall be considered to be part of the mobile home for setback purposes.
5. Open stairs, decks or ramps no higher than floor level may encroach to within five feet of park roads or exterior park boundaries.
D. Separations.
1. Mobile/manufactured homes and attached or freestanding habitable additions with sheet rock interior walls shall maintain a minimum of a 15-foot separation from one mobile/manufactured unit to another mobile/manufactured unit of similar construction. Mobile/manufactured homes of lesser fire-resistive interior wall construction shall maintain a 20-foot separation from one mobile/manufactured home to another mobile/manufactured home.
2. Attached or freestanding nonhabitable additions to a mobile/manufactured home including stairs, decks, ramps, awnings, carports, storage rooms, and other structures shall maintain a six-foot separation from another mobile/manufactured home, or three feet from the property space line.
E. All streets and roads shall be designed and constructed in accordance with city public works design standards and shall be dedicated as public streets unless otherwise approved by the city.
F. Parking Requirements.
1. At least two off-street parking spaces adjacent to each mobile/manufactured home space shall be provided for each unit and must be hard surfaced. Each parking space shall have a minimum width of 10 feet and a minimum length of 20 feet.
2. Additional parking for guests shall be provided within the mobile/manufactured home parks. There shall be one off-street parking space for guests for every three mobile/manufactured home lots or fraction thereof. Such parking shall be of a paved surface, reserved solely for guests, and be conveniently arranged throughout the mobile/manufactured home park.
G. Utility Requirements.
1. All mobile/manufactured home parks shall provide permanent electrical, telephone, water, and sewage disposal connections to each mobile/manufactured home in accordance with the applicable federal, state, and local requirements.
2. All sewage and wastewater shall be discharged into a public sanitary sewer system; all lots need to be connected to the city’s water/sewer systems.
3. All water, sewer, electrical, telephone, cable television, irrigation, and natural gas lines (if natural gas is installed by developer) shall be installed underground except for access terminals and shall be approved by the agency or jurisdiction providing the service. Public utility shutoff valves, meters, and regulators shall not be located beneath mobile/manufactured home, additions, or accessory buildings.
H. All mobile/manufactured home parks shall provide fire hydrants as may be required by the city.
I. A minimum of 10 percent of the site shall be set aside and maintained as open space for the recreational use of park occupants. Such space and location shall be accessible and usable by all residents of the park for passive or active recreation. Usable shall mean at a minimum mowed lawn, maintained landscaping, and space for seating, picnics, or recreation use:
1. Parking spaces, driveways, access streets, and storage areas are not considered to be usable open space.
J. Mobile/manufactured home parks shall contain designated hard surface pedestrian walkways to and from all service and recreational facilities, and between locations where pedestrian traffic might interfere with vehicular traffic.
K. Outdoor lighting shall be provided to adequately illuminate internal streets and walkways. Light poles shall be sized and directed to avoid adverse impact on adjacent properties.
L. Mobile/manufactured home parks shall be enclosed on all sides with a permanently maintained sight obscuring fence, wall, berm, or any combination thereof six feet in height:
1. Along the exterior site boundary and adjacent to all external lines abutting right-of-way, a minimum 10-foot-wide planting strip of trees and shrubs, including an irrigation system.
M. All areas within the boundaries of mobile/manufactured home parks shall be landscaped:
1. All natural and artificial barriers, driveways, lawns, trees, landscaping, buildings, occupied and unoccupied home spaces, recreational areas, and open spaces shall be continually maintained by the park management in a healthy growing condition.
N. Signs.
1. Specific standards governing signs are referenced in Chapter 15.50 ZMC.
2. The signage allowed includes internal directional and informational signs for the convenience of tenants and the public relative to parking, office, traffic movement, etc.
O. Every mobile/manufactured home space shall be identified with an individual number in logical sequence which is uniformly located and clearly visible from the street and so shown on the official site plan.
P. No building or structure shall be placed or constructed over a public easement or over dedicated rights-of-way, except that fences may be placed over a public easement.
Q. Additions and Separate Accessory Buildings or Structures.
1. Additions to mobile/manufactured homes and separate buildings shall be constructed in compliance with the standards by local codes, the International Building Code, the International Residential Code, the International Mechanical Code, Washington State Energy Code, the Uniform Plumbing Code, the International Fire Code, and the Department of Labor and Industries as may be applicable;
2. Additions and accessory structures shall not exceed 16 feet in height;
3. Building permits shall be required for additions and accessory structures on a mobile/manufactured home lot, including awnings, porches, steps over 24 inches in height, decks, storage sheds of 120 square feet or greater, and carports; and
4. A separate accessory building shall not be located closer than three feet from its attended mobile/manufactured home or its additions, or closer than six feet from another mobile/manufactured home unit or its additions, accessory buildings or structures and must meet all other applicable setbacks.
R. Mobile/manufactured homes shall have an approved foundation fascia around its entire perimeter that is either made of wood, metal, or concrete block. If wood fascia is used it shall be at least six inches from the ground unless it is pressure treated wood. Metal fasteners shall be galvanized, stainless steel or other corrosion-resistant material. Ferrous metal members in contact with the earth, other than those that are galvanized or stainless steel, shall be coated with an asphalt emulsion:
1. Dryer vents shall exhaust on the exterior of the structure or foundation fascia. The fascia for each section of a mobile/manufactured home shall have an opening of at least 18 inches by 24 inches, with a cover of metal or pressure-treated wood to allow access to the crawl space.
S. All service buildings on the grounds of the park shall be maintained in a clean, sightly condition and kept free of any condition that will menace the health of any occupant of the public or constitute a nuisance.
T. Per city requirements, garbage cans with tight-fitting covers are required for each lot or space. (Ord. 1316 § 1 (Exh. A), 2012; Ord. 1289 § 1 (Exh. A), 2011; Ord. 1202 § 2 (Exh. A), 2009)
17.36.050 Responsibility/administration of park.
The person receiving the permit for a mobile home park shall be responsible to develop and maintain the mobile/manufactured home park in a manner consistent with the provisions hereof. Said person shall have the responsibility to keep the mobile/manufactured home park, its facilities and equipment in a clean, orderly and sanitary condition. In addition, the applicant shall either be a resident of the park or shall have a resident manager who shall be the agent of the applicant with authority to communicate with city officials regarding compliance. (Ord. 1289 § 1 (Exh. A), 2011; Ord. 1202 § 2 (Exh. A), 2009)
17.36.060 Display and transfer of permit.
All required permits and licenses shall be conspicuously posted in the park office of or on the premises of the park at all times. An application for the transfer of a valid permit to operate a park in the city shall require that the new owner apply for and receive a new business license from the city. (Ord. 1289 § 1 (Exh. A), 2011; Ord. 1202 § 2 (Exh. A), 2009)
17.36.070 Revocation of permit.
The city may revoke any business license to maintain and operate a park when the applicant has been found guilty by a court of competent jurisdiction of violating any provisions of this chapter. After such conviction the license shall be reissued if the circumstances leading to conviction have been remedied and the park is being maintained and operated in full compliance with the law. (Ord. 1289 § 1 (Exh. A), 2011; Ord. 1202 § 2 (Exh. A), 2009)