Chapter 17.116


17.116.010    Purpose.

17.116.020    Locations permitted.

17.116.030    Procedures for approval.

17.116.040    Permitted and restricted uses.

17.116.050    Standards for the development of a manufactured home park.

17.116.060    Standards for development on individual lots.

17.116.070    Park administration.

17.116.080    Appeals.

17.116.010 Purpose.

It is the purpose of this chapter to establish a process which will permit the placement of manufactured home parks in the city of Blaine. The purpose of this process shall be to ensure a suitable living environment for owners of manufactured homes located within manufactured home parks, and:

A. To provide a park-like atmosphere for persons residing in manufactured homes;

B. To encourage variety in housing styles within the planned residential district and the city;

C. To permit flexibility in the placement of manufactured homes and to minimize costs associated with the development of roads, utilities, walkways and parking facilities, while providing adequate common and private open space;

D. To establish standards and regulations necessary for the health, safety, general welfare and convenience of the inhabitants of the city of Blaine. (Ord. 2673 § 2, 2007; Ord. 2609 § 2, 2005; Ord. 2554 § 3, 2003)

17.116.020 Locations permitted.

A manufactured home park shall be permitted in those districts that identify a manufactured home park as an allowed use. (Ord. 2609 § 2, 2005; Ord. 2554 § 3, 2003)

17.116.030 Procedures for approval.

Application, review and approval of a manufactured home park shall be undertaken pursuant to the provisions of Chapter 17.64 BMC, Binding Site Plan Approval, in accordance with this chapter, and other related provisions of this code. (Ord. 2609 § 2, 2005; Ord. 2554 § 3, 2003)

17.116.040 Permitted and restricted uses.

A. The following uses are permitted within a manufactured home park:

1. A designated manufactured home as defined in Chapter 17.112 BMC;

2. Recreational facilities primarily for the use of residents;

3. Designated recreational vehicle and boat storage facilities limited to use by residents.

B. Manufactured homes shall be used for residential purposes only, except for limited home occupations as provided for in Chapter 17.96 BMC.

C. No space shall be rented for any purpose within a manufactured home park except for a permanent residence. (Ord. 2609 § 2, 2005; Ord. 2554 § 3, 2003)

17.116.050 Standards for the development of a manufactured home park.

The purpose of this section is to establish minimum development standards for manufactured home parks.

A. Density.

1. The number of manufactured homes permitted in a manufactured home park shall not exceed 150 percent of the underlying density allowed in the PR district.

2. The city may limit density further to ensure compatibility with the surrounding residential area.

B. Site Area.

1. The minimum site area of a manufactured home park shall be three acres, excluding the area used for open space, common space, and recreational use.

2. The maximum site area of a manufactured home park, or combination of adjacent parks, shall be 15 acres, excluding the area used for open space, common space, and recreational use.

3. Parks shall be considered to be adjacent to one another unless they are separated by an unrelated land use, and not merely by a public or private street, easement or buffer strip.

C. Perimeter Buffer Zone.

1. A manufactured home park must establish a 20-foot buffer along all perimeter property lines. A minimum 15-foot-wide vegetation screen within the buffer area shall be planted or maintained in its natural state if determined to be an adequate screen. The screen shall have multiple canopy layers consisting of a mixture of evergreen and deciduous trees, shrubs and ground cover. Trees shall be located at a density of one tree per 80 square feet.

2. The buffer zone must be kept free of buildings or structures.

3. The vegetation screen can be reduced when it can be demonstrated that the reduced buffer area will not compromise the intent of the screen or the presence of a sight-obscuring fence adequately buffers the development.

4. The buffer shall produce a screening effect sufficient to reduce visibility by 75 percent. Vegetation shall be a minimum height of six feet.

5. The perimeter buffer shall be in place and fully approved prior to occupancy of the manufactured home park.

6. This buffer zone may be used as part of the open space acreage for the manufactured home park if the city finds that it is suitable for that purpose.

D. Access and Circulation.

1. All manufactured home developments shall be provided with safe and convenient vehicular access from abutting public streets or roads to each mobile home lot. Such access shall be provided by streets, driveways or other means. No city arterial or secondary arterial streets shall be within a mobile home park. The layout and general development plan for major and minor access streets and driveways within the manufactured home park, together with the location and dimensions of access junctions with existing public streets and rights-of-way, shall be approved by the public works director.

2. Public/Private Streets. The public works director shall determine whether the streets within the park shall be public or private. If the streets are to be public, they shall be constructed to public street standards.

3. Those streets the public works director determines may be private streets shall meet the following minimum standards:

a. Right-of-Way. All interior park roads shall be constructed within a right-of-way, which shall be sufficient to construct and maintain the roadway plus a provision for utilities, but in no case shall be less than 30 feet in width.

b. Pavement Width. Park roads shall have a minimum paved width of 30 feet, including the area improved with curbs and gutters. Cul-de-sac turnarounds shall have a minimum paved diameter of 76 feet.

c. Roadway Surfaces. All access roadways and surface drives shall be bituminous surfacing or better and at a surface depth classified by the director of public works and shall be maintained free of cracks and holes.

E. Parking Requirements.

1. At least two paved off-street parking spaces, located adjacent to each respective manufactured home, shall be provided for each unit.

2. In addition to occupant parking, guest and service parking shall be provided within the boundaries of the park at a ratio of one parking space for each four manufactured home lots. They shall be distributed for convenient access to all lots and may be provided by a parking lot and/or separate parking areas. Improvement standards shall be as specified in subsection (D)(3)(c) of this section. Clubhouse and community building parking facilities may account for up to 50 percent of this requirement.

3. The front and side yard setbacks for manufactured home units shall not be calculated for purposes of meeting the minimum parking requirements. All off-street parking spaces shall have a minimum dimension of 10 feet by 20 feet.

F. Utility Requirements.

1. All manufactured home parks shall provide permanent electrical, water and sewage disposal connections to each manufactured home in accordance with applicable state and local rules and regulations.

2. All sewage and wastewater from toilets, urinals, slop sinks, bathtubs, showers, lavatories, laundries and all other sanitary fixtures in a park shall be drained into a public sewage collection system.

3. All water, sewer, electrical and communication service lines shall be underground and shall be approved by the city. Gas shut-off valves, meters and regulators shall not be located beneath manufactured homes.

G. Open Space – Recreational Facilities.

1. A minimum of 20 percent of the overall development shall be set aside and maintained as open space. Such space and location shall be accessible and usable by all residents of the park for passive or active recreation. Parking spaces, driveways, access streets and storage areas are not considered to be usable open space.

2. Open space shall be kept in large centrally located tracts where possible. In manufactured home parks over 10 acres, open space can be decentralized with at least one area large enough for team games (two-thirds of an acre).

3. Unless otherwise allowed by the city, open space areas shall be exclusive of the required perimeter buffer and of such grade and surface to be suitable for active recreation.

4. The percentage requirement may be reduced if substantial and appropriate recreational facilities (such as a swimming pool or tennis court) or community buildings are located on-site.

H. Sidewalks – Walkways.

1. The park shall contain pedestrian walkways to and from all service and recreational facilities. Such walkways shall be adequately surfaced and lit.

2. A portion of the roadway surface may be reserved for walkways; provided, that the same are marked and striped; and provided, that the roadway width is widened accordingly.

3. Walkways shall be a minimum of three feet.

I. Lighting.

1. Outdoor lighting shall be provided to adequately illuminate internal streets and pedestrian walkways.

2. Lights shall be sized and directed to avoid adverse impact on adjacent properties.

J. Storm Drainage. Storm drainage control facilities shall be subject to approval by the department of public works, and shall comply with the city’s storm water code.

K. Landscaping – Screening.

1. Street trees and parkway plantings shall be installed and maintained along the full length of the manufactured home park (consistent with Chapter 17.126 BMC) when the park fronts a public street.

2. The park shall provide visual screening and landscaping along the perimeter of the manufactured home park pursuant to subsection C of this section, Perimeter Buffer Zone.

3. Landscaping may consist of suitable ground cover, shrubs and trees; provided, that they are installed prior to the first occupancy of the park, and are of such species and size (minimum of six feet), as would normally fulfill a screening function.

4. Site development shall be sensitive to the preservation of existing vegetation.

5. All trees, flowers, lawns and other landscaping features shall be maintained by the park management in a healthy, growing condition at all times.

6. Perimeters of common parking areas and bulk storage areas shall be landscaped to provide visual screening consistent with Chapter 17.126 BMC.

L. Signs. Signs and advertising devices shall be prohibited in a manufactured home park except as regulated in Chapter 17.122 BMC.

M. Storage.

1. Outside storage is prohibited.

2. The owner of a manufactured home park shall provide 100 square feet of indoor tenant storage facilities for each manufactured home located in the park. The storage facility must be conveniently located near each manufactured home lot for the storage of household items and equipment.

3. Bulk storage and parking areas for boats, campers, travel trailers, recreational vehicles, trucks, snowmobiles, motorcycles or other seldom or seasonally used recreational equipment shall be provided within the park.

4. A minimum of 300 square feet space of bulk storage shall be provided for every 10 manufactured homes.

5. Bulk storage and parking areas shall be separated from other parking facilities and shall be provided with some means of security.

6. The requirements of this subsection may be waived by the CED director when the developer of the park agrees to prohibit the storage of such items within the park. All bulk storage and parking areas shall be surfaced. (Ord. 2554 § 3, 2003)

17.116.060 Standards for development on individual lots.

A. Lot Coverage. All buildings, including accessory buildings and structures, but not including any open space areas used to provide parking spaces or private outdoor recreational uses, shall not cover more than 50 percent of the area of an individual manufactured home lot.

B. Yard Requirements.

1. All manufactured homes, together with their habitable additions (but excluding open porches and carports), shall be located a minimum distance of 10 feet from another manufactured home.

2. All structures shall be located outside of the perimeter buffer area.

3. Front Yard Setbacks. All manufactured homes, together with their habitable additions (including open porches and carports), shall be set back a minimum of 10 feet from the front lot line.

4. Side and Rear Yard Setbacks. None (see subsections (B)(1) and (B)(2) of this section).

C. Height.

1. Building heights shall be in compliance with Chapter 17.42 BMC, Planned Residential Zoning District.

D. Accessory Structures.

1. Buildings or structures accessory to individual manufactured homes are permitted; provided, that the total developed coverage of the space shall not exceed the maximum lot coverage requirements.

2. One-hour fire-resistant accessory structures and/or service buildings shall maintain a minimum three-foot separation from adjacent mobile homes. Non-fire-rated accessory structures and/or service buildings shall maintain a minimum six-foot separation between themselves and mobile homes, except carports may abut the unit to which they are an accessory use. (Ord. 2673 § 2, 2007; Ord. 2554 § 3, 2003)

17.116.070 Park administration.

The owner of a manufactured home park shall be responsible for the development and maintenance of the park in strict conformance with the binding site plan and all applicable laws and ordinances. The Blaine municipal court shall have jurisdiction over the owner in the event litigation is commenced by the city to enforce such compliance.

A. A manufactured home park shall have internal rules and regulations governing, at a minimum, the following:

1. A requirement that all tenants comply with city inspection codes at the time a manufactured home is installed or modified;

2. A requirement that all tenants comply with city zoning code restrictions relating to the use of their manufactured home and lot;

3. A requirement that all landscaping, buffer areas, recreational areas and facilities, storage areas, streets, walkways and other common areas and facilities be continuously maintained to at least the minimum standards required by the city and approved by the building official at the time of initial occupancy.

B. A manufactured home park shall have a resident manager who shall be the agent of the owner with authority to communicate directly with the city officials regarding compliance with city codes and requirements, and who shall be responsible for the enforcement of park rules and regulations. (Ord. 2554 § 3, 2003)

17.116.080 Appeals.

Appeals of a final decision shall be submitted pursuant to BMC 17.06.180, Appeals. (Ord. 2673 § 2, 2007)