Chapter 18.60
MOBILE HOME PARK DEVELOPMENTS

Sections:

18.60.010    Purpose.

18.60.020    Permitted zones and size.

18.60.030    Permitted density.

18.60.040    Recreation facilities.

18.60.050    Required setbacks, buffer strips and screening.

18.60.060    Streets.

18.60.070    Walks.

18.60.080    Mobile home lot.

18.60.090    Health regulations.

18.60.100    Performance bonds.

18.60.010 Purpose.

The purpose of this chapter is to provide development requirements for mobile home parks pursuant to the Ferndale subdivision ordinance, FMC Title 17; and to provide the opportunity for development of mobile home parks within the City while regulating the use to protect the health, safety and welfare of residents therein, and to ensure compatibility with adjacent land uses; and to require that all conditional use permit applications for mobile home parks must be approved by the Hearings Examiner. (Ord. 1400 § 2, 2006)

18.60.020 Permitted zones and size.

A.    Mobile home parks may be established in the highway commercial zone under the conditional use provisions of this title and the Ferndale subdivision procedures and regulations relating to the division of lands (FMC Title 17).

B.    Mobile home parks shall not be more than 15 acres, nor less than five acres in size, nor be of such a scale and design to be predominant views from surrounding properties. (Ord. 1400 § 2, 2006)

18.60.030 Permitted density.

A.    The maximum density of mobile home parks shall be regulated by separation requirements, occupied lot area ratios and recreations as set forth in this standard; provided, that density shall in no case exceed eight units per acre.

B.    No mobile home shall be located closer than 15 feet from any other mobile home or permanent building within the mobile home park development, except for garages and sheds used as an accessory use.

C.    Mobile home stands shall not occupy an area in excess of one-half of the respective lot area. The accumulated occupied area of the mobile home and its accessory structures on a mobile home lot shall not exceed two-thirds of the respective lot area. (Ord. 1400 § 2, 2006)

18.60.040 Recreation facilities.

All mobile home park developments shall be subject to the provisions of the City’s current ordinance on dedications or impact assessments for parks, recreation facilities and open spaces. (Ord. 1400 § 2, 2006)

18.60.050 Required setbacks, buffer strips and screening.

A.    All mobile home developments shall be located at least 25 feet from the property boundary line abutting upon a street or highway, and at least 15 feet from other boundary lines on the development.

B.    Setbacks for mobile homes shall be the same as those required in the underlying zone.

C.    All mobile home developments shall be consistent with landscaping requirements in Chapter 18.74 FMC.

D.    Screening operations shall be commenced before 30 days prior to occupancy of the mobile home park, and planting shall be completed no more than nine months after occupancy, and shall be consistent with landscaping requirements in Chapter 18.74 FMC. (Ord. 1400 § 2, 2006)

18.60.060 Streets.

A.    General. All mobile 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 shall be within a mobile home park.

B.    Entrance Streets. Entrances to mobile home parks shall be designed to allow free movement of traffic on such adjacent public streets. No parking shall be permitted on the entrance street for a distance of 100 feet from its point of beginning.

C.    Circulation. The street system should provide convenient circulation by means of minor streets and properly located collector streets. Dead end streets shall be limited to 500 feet maximum and their closed end shall be provided with an adequate turn around (minimum 45-foot right-of-way radius for cul-de-sac).

D.    Pavement Widths. Pavements should be of adequate width to accommodate the contemplated parking and traffic load in accordance with the type of street with 10 feet minimum moving lanes for collector streets, seven feet minimum lane for parallel parking, and in all cases meet the following minimum requirements for pavement width:

1.    Collector streets with parking on both sides, 34 feet; parking on one side, 28 feet;

2.    Collector streets without parking, 22 feet;

3.    Minor streets serving less than 40 lots and no parking, 20 feet;

4.    Minor streets serving less than 20 lots and no parking, 14 feet.

E.    Street Grades. Grades of all streets should be adequate to ensure adequate surface drainage, but should not be more than eight percent. Short runs with a maximum grade of 12 percent may be permitted, provided traffic safety is assured.

F.    Intersections. Streets intersections should generally be at right angles. Offset at intersections and intersection of more than two streets at one point should be avoided.

G.    Extent of Improvements. All streets should be provided with a smooth, hard and dense surface of blacktop or concrete and be well drained under normal use and weather conditions. The surface shall be maintained free of cracks and holes and its edges shall be protected by suitable means to prevent raveling and shifting of the base. Asphaltic concrete or portland cement is the surfacing material acceptable to the City.

H.    Street Lights. Lighting shall be designed to produce a minimum of one-tenth footcandle throughout the street system. Potentially hazardous locations, such as major street intersections and steps and stepped ramps, shall be individually illuminated with a minimum of three-tenths footcandle.

I.    Utilities. Utilities must be installed to all City standards. (Ord. 1400 § 2, 2006)

18.60.070 Walks.

A.    General. All mobile home parks shall be provided with paved asphaltic concrete or portland cement pedestrian access of adequate width for intended use which is durable and convenient to maintain. Sudden changes in alignment and gradient shall be avoided.

B.    Common Walk System. A common walk system shall be provided and maintained between locations where pedestrian traffic is concentrated. Such common walks shall have a minimum width of four feet, and be constructed of asphalt or concrete.

C.    Individual Walks. All mobile home stands should be connected to common walks, or to streets, driveways or parking spaces. Such individual walks shall have minimum width of three feet and shall be constructed of asphalt or concrete. (Ord. 1400 § 2, 2006)

18.60.080 Mobile home lot.

A.    Dimensions. Each mobile home lot shall contain a minimum of 3,500 square feet of area, or for double-width units a minimum of 4,500 square feet. The limits of each mobile home lot should be distinguishable on the ground, and should coincide with locations of lot limits shown on accepted final plans.

B.    Mobile Home Set-Up. Mobile homes shall meet the standards for set-up contained in the manufacturers instructions, or the Standard ANSI A225-1 Manufactured Home Installation, 1994 Edition, and in accordance with Chapter 296-150M WAC:

1.    All mobile homes shall be anchored to resist flotation, collapse and lateral movement by providing frame ties to ground anchors. Specific requirements shall be that:

a.    Frame ties be provided at each corner of the home with additional ties per side at intermediate points;

b.    All components of the anchoring system be capable of carrying a force of 4,800 pounds; and

c.    Any additions to mobile home will also be anchored.

C.    Driveways. Improved driveways are to be provided on lots where necessary for convenient access to mobile homes. The minimum width shall be 10 feet.

D.    Parking Spaces. Two off-street parking spaces per mobile home lot shall be required. Parking spaces shall be installed to City standards.

E.    Storage. Each mobile home lot shall be required to have 100 square feet of indoor storage space separate from the mobile home unit. (Ord. 1400 § 2, 2006)

18.60.090 Health regulations.

The mobile home park must meet all state and local health regulations covering the establishment of mobile home parks. (Ord. 1400 § 2, 2006)

18.60.100 Performance bonds.

A performance bond guaranteeing to the City the installation and maintenance of perimeter screening required herein shall be posted prior to issuance of permits to construct the mobile home park. The maintenance bond is to be in the amount of 10 percent of the projected cost of the perimeter screening. The installation bond is to be retained until completion of the perimeter screening. The installation bond is to be in the amount of 150 percent of the projected cost of installation. (Ord. 1400 § 2, 2006)