Chapter 18.33
“RMP” (RESIDENTIAL, MANUFACTURED HOME PARK) DISTRICT
Sections:
18.33.040 Development standards.
18.33.010 Purpose.
The purpose of RMP districts is to accommodate the placement of two or more manufactured homes in designated park developments where individual spaces are leased or rented and not sold to the occupants. In addition, performance standards are established for the development of such parks. (Ord. 1917 § 1 (part), 1997).
18.33.020 Permitted uses.
The following are the only uses permitted in RMP districts:
A. Manufactured homes of two or more units per parcel regardless of whether a charge is made for their accommodation or not;
B. Accessory uses and structures related to any permitted use;
C. Offices, restrooms, laundry, storage and recreational facilities, clubhouses and similar uses reserved for the park residents;
D. The sale of items for the maintenance and operation of the units and residents; provided, however, there must be no advertising of such items for sale;
E. One single-family dwelling for the primary use of a manager or caretaker responsible for maintaining or operating the property. (Ord. 1917 § 1 (part), 1997).
18.33.030 Additional uses.
The following uses require a permit in accord with Chapter 18.75:
A. Public and quasi-public uses (Section 18.75.050);
B. Nursery schools and day care centers (Sections 18.60.060 and 18.75.050);
C. Home occupations (Section 18.75.060);
D. Bed and breakfast operations (Sections 18.60.240 and 18.75.050). (Ord. 2216 § 1, 2001: Ord. 1917 § 1 (part), 1997).
18.33.040 Development standards.
A. Minimum district size: three acres.
B. Access. All parks must provide at least two points of ingress/egress to a dedicated and improved street. Additional access points may be required.
C. Roadways. Interior park roadways must be at least thirty feet in width including curb and gutter. If on-roadway parking is to be allowed, the roadway width must be increased accordingly. All roadways must be improved with asphalt or concrete surface. All roadways shall contain curbs and gutters. No recreational vehicles may be parked or stored on such roadways. Trailers, boats, recreational vehicles, and the like shall not be parked or stored on interior park roadways.
D. Interior Access. Each space must have direct access to an interior park drive and in no case shall individual spaces have direct access to a street along the periphery of the park.
E. Spacing. No unit shall be closer than twenty feet to any exterior park boundary or public street right-of-way, or closer than ten feet to an interior park road except that the twenty-foot setback dimension may be reduced by half if a solid fence or wall is provided at the park boundary or public street right-of-way; minimum side-to-side setback dimensions are twenty feet and minimum end-to-end dimensions are ten feet between units. There must not be less than ten feet between any unit and any detached accessory structure unless otherwise in conformance with the International Building Code and the requirements of the Washington State Department of Labor and Industries.
F. Density. The density of manufactured home parks must not exceed seven units per gross acre.
G. All units must be installed in accordance with the manufacturer’s recommendations. If such instructions are not available, the units must be installed in accordance with the National Mobile Home Construction and Safety Standards Act of 1974 and rules and regulations adopted thereunder.
H. Parking. Off-street parking shall be provided in accordance with Chapter 18.63.
I. Utilities. Electrical distribution and telephone service systems and all other utilities to each space must be underground except for outlets and risers at each space.
J. Adequate street lighting must be provided within the park.
K. Screening, consisting of a sight-obscuring fence or dense evergreen hedge designed to constitute a solid planting to a minimum height of six feet, must be provided on all sides of a park perimeter adjacent to residential developments.
L. Park Maintenance.
1. It shall be the responsibility of the park owner or manager to assure that all required landscape areas are perpetually maintained.
2. It shall be the responsibility of the park owner or manager to keep the park free of unsightly brush, leaves, weeds and debris which might communicate fires between units and other improvements.
M. Each unit shall have an accessory storage building of at least forty-eight square feet of floor space for the storage of personal property. This accessory building may be a garage or included with a carport. This building shall be placed or constructed no later than when the manufactured home is placed on the lot.
N. A designated storage area for recreational vehicles, boats, or trailers must be provided. A six-foot-high, sight-obscuring fence must be erected around the perimeter of such storage area. Storage of recreational vehicles, boats, or trailers on individual manufactured home spaces or required parking stalls is prohibited.
O. Use of recreational vehicles for permanent residences is prohibited. (See “recreational vehicle” as defined in Section 18.06.010.)
P. All manufactured homes must be skirted with weather-resistant material around the perimeter of the base of the unit prior to occupancy.
Q. Provisions for Public and Private Open Spaces and Recreation Areas. Each park must be provided with three hundred square feet of usable common open space per manufactured home. This must be concentrated in large, homogeneous, centrally located units designed to provide for active or passive recreation. Common open space shall not include:
1. Areas reserved for the exclusive use or benefit of an individual tenant;
2. Dedicated vehicular and pedestrian right-of-way, easement or off-street parking areas.
There must be adequate provisions for permanent retention and maintenance of such common open space.
In addition, prior to issuance of a certificate of occupancy, funds for the purchase of land for development of parks must be paid the city in accordance with any city park dedication ordinance.
R. Building Permits—Issued When. The building inspector will only issue building permits which conform to the approved final plans of park development and all other applicable sections of this chapter and other city ordinances and regulations. No building permit for the placement of manufactured homes will be issued prior to completion of manufactured home park improvements, including drives and screening and landscaping of required common open spaces.
S. Adjustments. No major changes, such as rearrangement of spaces, blocks, or drives, may be made to an approved manufactured home park plan without again going through the procedures provided under this chapter for original manufactured home park district approval.
T. Expiration of Manufactured Home Park District Approval. If construction has not started within two years from the date of approval of the RMP district, or if construction has been commenced but work has been abandoned for a period of one year or more and if no extension has been granted as provided below, authorization granted for the manufactured home park and all permits related thereto will expire and be null and void and the land will automatically, without further public hearing, be returned to its previous zoning district classification before the manufactured home park district rezone was granted.
The council may, after public hearing, grant relief to the developer of the park by approving an extension of time limit, provided the council can justify:
1. That termination will result in an unreasonable hardship to the developer of the land involved; and
2. That unforeseen conditions and circumstances have caused the delay in development; and
3. That an extension of time will not be adverse to neighboring property owners.
U. Roadway Naming. All park roads must be named and all sites numbered to the approval of the city.
V. Site Review. Site review in accordance with Chapter 18.75 is required before issuance of any permits within the park.
W. Location of Uses. The uses listed in Section 18.33.020 must be located on the park site they are to serve.
X. Solid Waste Receptacles. Solid waste receptacles must be provided and be located within an area surrounded on at least three sides by a minimum five-foot-high sight-obscuring fence or wall which provides a visual screen from any abutting street. In no case will such enclosure and receptacles be permitted within required street frontage areas.
Y. For the purposes of this chapter, a “manufactured home” means a structure designed and constructed to be transportable in one or more sections, built on a permanent chassis, and designed to be used as a dwelling with or without a permanent foundation when connected to the required utilities that include plumbing, heating, and electrical systems contained therein. The structure must comply with the National Manufactured Home Construction and Safety Standards Act of 1974 as adopted by Chapter 43.22 RCW, if applicable. Manufactured home does not include a modular home. A structure which met the definition of a manufactured home at the time of manufacture is still considered to meet this definition notwithstanding that it is no longer transportable. (Ord. 2625 § 1, 2008: Ord. 2326 § 1, 2002: Ord. 2216 § 2, 2001: Ord. 1917 § 1 (part), 1997).
18.33.900 Severability.
If any section, sentence, clause or phrase of this chapter should be held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of any other section, sentence, clause or phrase of this chapter. (Ord. 2625 § 2, 2008).