Chapter 20.53
MHP MANUFACTURED HOME
PARK STANDARDS
Sections:
20.53.010 Description and purpose.
20.53.035 Development standards.
20.53.050 Nonconforming manufactured home parks.
20.53.060 Reconfiguration of existing nonconforming manufactured home parks.
20.53.070 Operation and maintenance of manufactured home parks.
20.53.010 Description and purpose.
This chapter is intended to set forth specific standards for the development and operation of manufactured home parks within the city, when permitted under the provisions of this title. (Ord. 2518 § 1, 1997; Ord. 2147 Exh. A, 1987).
20.53.030 Minimum site area.
No parcel, contiguous parcels or area less than two acres shall be granted approval for manufactured home park development. (Ord. 2518 § 1, 1997; Ord. 2147 Exh. A, 1987).
20.53.035 Development standards.
The following requirements and performance standards shall apply to manufactured home parks:
(1) Minimum manufactured home park area per housing unit, 4,500 square feet.
(2) Minimum Setbacks. No manufactured home shall be located within 10 feet of another manufactured home, any accessory structure or the perimeter fence/landscape hedge/screen as required by subsection (3) of this section. No manufactured home shall be located within five feet of an interior park private street nor within 20 feet of a public street. Manufactured homes and accessory buildings abutting a RS single-family zoning district shall observe the setback requirements of the adjoining zone, if greater than the requirements of this subsection. Accessory buildings serving the entire park shall be located a minimum of 25 feet from park boundaries.
(3) Fences and Hedges. A six-foot-high sight-obscuring fence, solid vegetative screen, or a combination of fence and vegetation shall be constructed around the perimeter of the park. For those park boundaries that abut a public street the fence or vegetative screen shall be set back a minimum of 10 feet and the 10-foot setback area shall be landscaped in accordance with Chapter 20.58 PMC. Visible elements of the fence shall be constructed primarily of wood, stone, masonry or similar materials. A vegetative screen shall be maintained so as to not exceed six feet in height.
(4) Recreation Vehicle Storage Area. If provided within a park, any area for storing recreational vehicles shall be fenced and screened.
(5) Recreation Area. A central recreation area shall be established in each park created pursuant to the provisions of this chapter. The size of the area shall be at least 200 square feet per home site. The recreation area may contain community clubhouses, swimming pools, shuffleboard courts and similar activities. Decentralization of the recreation facilities may be permitted in accordance with principles of good planning, provided that the total recreation area meets the above-stated minimum area.
(6) Park Office. Every park shall provide an office for park management.
(7) Streets. All manufactured home parks shall front an improved street. Interior park streets shall be privately owned and maintained, and provided in such a pattern as to provide convenient traffic circulation, including fire and other equipment responding to emergencies, within the park. They shall be built to the following standards:
(a) The width of all park private streets shall be not less than 28 feet, including curbs. Street widths of 24 feet may be permitted in parks provided that adequate supplemental off-street parking (in addition to that otherwise required by this title) is provided at the ratio of one off-street parking space for each manufactured home site within the park. No on-street parking will be permitted on street widths of less than 28 feet and signs designating “no parking” and “fire lane” must be placed on both sides of the street and so marked on the final plans.
(b) There shall be a type “A,” “D” or rolled-cement concrete curb and gutter constructed to city standard specifications, installed on each side of all private streets.
(c) The park street shall be paved in accordance with the standards established by the city engineer.
(d) Minimum radii on park street curves shall be no less than 45 feet.
(e) All public streets abutting a manufactured home park shall be improved to city standards.
(8) Each manufactured home park shall have at least one main access and one emergency access, depending upon the size of the park and other factors affecting emergency access needs.
(9) All utilities shall be installed underground. (Ord. 2518 § 1, 1997; Ord. 2147 Exh. A, 1987).
20.53.040 Application.
Application for a manufactured home park permit shall include the following:
(1) A completed permit application form and applicable fees;
(2) A completed environmental checklist, if required;
(3) A master site plan, drawn to scale, shall be submitted with the application and shall illustrate the following:
(a) Vicinity map,
(b) Acreage of parcel, boundaries, and dimensions,
(c) Number of home spaces/pads,
(d) Location and dimensions of spaces/pads,
(e) Park street layout,
(f) Main access,
(g) Emergency access,
(h) Adjacent public streets,
(i) Typical park street cross-section,
(j) Easements, existing and proposed,
(k) Location and size of all utilities,
(l) Recreational vehicle storage area (if proposed),
(m) Recreation area,
(n) Office locations,
(o) Fence detail,
(p) Landscape plan, including common park lighting plan,
(q) Drainage plan,
(r) Typical space/pad showing slab, parking area, setbacks, location of home and any accessory buildings,
(s) Any additional information relevant to determining if the proposal meets the requirements of this chapter and any other applicable city regulation;
(4) The site plan shall be properly dimensioned and drawn to a scale not less than one inch equals 40 feet and on a sheet size no larger than 24 inches by 36 inches. More sheets may be allowed if necessary;
(5) A reproducible mylar and additional copies of the site plan as required shall be submitted at time of application. Once approved, the site plan shall be binding; provided, that modifications may be approved by the planning and community development director or his/her designee, in consultation with the city engineer and the fire marshal. (Ord. 2518 § 1, 1997; Ord. 2147 Exh. A, 1987).
20.53.050 Nonconforming manufactured home parks.
Manufactured home parks legally approved prior to the adoption of the ordinance codified in this chapter or prior to annexation to the city may continue, provided the density of the park does not increase over the amount existing at the effective date of the ordinance codified in this chapter or annexation. Normal and routine maintenance shall be allowed. Manufactured home sites within legally nonconforming manufactured home parks may continue to be used regardless of manufactured home size, provided all applicable setbacks are maintained. (Ord. 2518 § 1, 1997).
20.53.060 Reconfiguration of existing nonconforming manufactured home parks.
An existing nonconforming manufactured home park may be reconfigured, subject to the granting of a conditional use permit by the hearing examiner. A reconfigured manufactured home park is not required to comply with all the requirements of this chapter. When considering an application to reconfigure a nonconforming manufactured home park, the examiner shall consider:
(1) Whether the reconfiguration will result in a site layout which more closely conforms to the provisions of this chapter and goals and policies of the comprehensive plan; and
(2) Whether the reconfiguration will substantially improve transportation, appearance, open space and utility service within the park. (Ord. 2518 § 1, 1997).
20.53.070 Operation and maintenance of manufactured home parks.
It shall be the responsibility of the manufactured home park owner and manager to ensure the provisions of this chapter are observed and maintained within the manufactured home park. (Ord. 2518 § 1, 1997).