Chapter 20.68
MOBILE/MANUFACTURED HOME PARKS

Sections:

20.68.010    Intent.

20.68.020    Definitions.

20.68.030    Permitted uses.

20.68.040    Site plan review—Site plan requirements.

20.68.050    Area and density.

20.68.060    Site requirements.

20.68.070    Off-street parking.

20.68.080    Open—Common space.

20.68.090    Accessory buildings and structures.

20.68.100    Landscaping and screening.

20.68.110    Ingress and egress.

20.68.120    Interior street dimensions.

20.68.130    Interior street layout.

20.68.140    Street surfacing requirements.

20.68.150    Utilities.

20.68.160    Storm water runoff.

20.68.010 Intent.

The intent of this chapter is to:

A.    Provide standards for the development of mobile/manufactured home parks appropriate to their location;

B.    Ensure a high quality of development for such dwelling units to the end that the occupants of mobile/manufactured homes and the community as a whole, are protected from potentially adverse impact of such development or use;

C.    Provide for city review of proposed mobile/manufactured home parks.

D.    Develop standards for mobile/manufactured home parks to ensure compatibility with adjacent uses. (Ord. 1527-0100 Attch. A (part), 2000)

20.68.020 Definitions.

As used in this chapter, the following terms are defined in this section:

“Accessory” means any structural addition to a mobile/manufactured home, including awnings, carports, cabanas, porches, ramadas and similar structures.

“Arterial street” means a city street primarily serving through traffic to, from and between principal population, commercial or industrial areas, such arterial routes are designated on the city’s arterial system.

“Awning” means an accessory shade supported by posts or columns and partially supported by a mobile/manufactured home.

“Building line” means a line on a plat indicating the limit beyond which buildings or structures may not be erected.

“Cabana” means a room enclosure erected or constructed adjacent to a mobile/manufactured home for use as an addition to the home.

“Collector” means a street that carries traffic from secondary collectors, local access and marginal access streets to a major system of arterial streets and highways. Generally primary collectors will serve an area containing more than one hundred lots.

“Common area—mobile/manufactured home park” means that portion of the park site which is eight feet or more in width, unobstructed by other than structures used for common area by tenants or landowners, which reside in the park subsequent to the development. Such common space may be dedicated to the city as open space if the city elects to accept such space.

“Comprehensive plan” means a plan adopted by the city of Shelton, pursuant to RCW 36.70A, which is used as a guide to the growth, development and improvement of the city, including modifications or refinements, which may be made from time to time.

“Corner lot” means a lot of which at least two adjacent sides abut streets, other than alleys; provided, the angle of intersection of the adjacent streets does not exceed one hundred thirty-five degrees.

“Cul-de-sac” or “dead-end street” means a minor street with only one outlet, which typically terminates with a circular turnaround.

“Curb line” means the line dividing the roadway from the planting strip or sidewalk.

“Density” means the number of mobile/manufactured homes or spaces allowed per gross acre.

“Design” means the design of any street or alley alignments, grade or width, alignment of width of easements and rights-of-way for drainage or irrigation purposed and sanitary facilities, and lot area, width or layout.

“Double frontage lot” means a lot having frontage on two parallel or approximately parallel streets.

“Double-wide mobile/manufactured home” means a home consisting of two coach units constructed on two separate chassis that are combined horizontally at the site to complete one living unit.

“Driveway” means a minor private way used by vehicles and pedestrians on a mobile/manufacture home lot or for common access to a small group of lots or common facilities.

“Easement” means a grant of the right to use a strip of land for specific purposes.

“Expando” means a room or rooms that fold, collapse or telescope into a mobile home during transport, which can be expanded at the site to provide additional living space.

“Hard surface” means a surface constructed of concrete, asphalt, paver blocks or other similar material that complies with WAC 51-40.

“Large storage/parking area” means a separate accessory building or area designated and provided within the park for use by all mobile/manufactured home park residents for the storage of privately owned RV’s, boats, vehicles, etc.

“License” means a certificate for operation issued by the city pursuant to this chapter.

“Local street” means a street that primarily serves a limited number of abutting properties. Generally, local access streets shall serve twenty-five or fewer lots and will be wholly contained within the subdivision and afford no possibility of extension.

“Lot area” means the total area of a lot measured in a horizontal plane with the lot boundary lines.

“Lot line” means the property line bounding a lot.

“Mobile/manufactured home” means a residential unit on one or more chassis for towing to the point of use and designed to be used with a foundation as a dwelling unit on a year-round basis, and which bears an insignia issued by a state or federal regulatory agency indicating that the mobile/manufactured home complies with all applicable construction standards of the U.S. Department of Housing and Urban Development (HUD) definition of a manufactured home. A commercial coach, recreational vehicle or motor home is not a mobile/manufactured home. The term “manufactured home” shall hereinafter be used to refer to mobile/manufactured homes.

“Mobile/manufactured home park” means any site or place where four or more mobile/manufactured dwellings are located within five hundred feet of one another on a lot, tract or parcel of land under the same ownership. The primary purpose of which is to rent space or keep space for rent to any person for a charge or fee paid or to be paid for the rental or use of facilities; or, to offer space free in connection with securing the trade or patronage of such person. Mobile/manufactured homes in legally zoned mobile/manufactured home parks shall comply with all requirements of Chapter 18.08. “Mobile/manufacture dwelling park” does not include a lot or lots located with a subdivision being rented or leased for occupancy by no more than one mobile/manufactured home per lot if the subdivision was approved by the city.

“Motor home” means a motor vehicle built on a truck or bus chassis and equipped to serve as self-contained living quarters for recreational travel and further defined as a recreational vehicle.

“Occupied area” means the area of an individual mobile/manufactured home lot, which has been covered by a home and its accessory structures.

“Official map” means the map or maps upon which the land use zones in the city are indicated in detail and with exactness, so as to furnish the basis for property acquisition or building restrictions.

“Open space” means land area that is not occupied by buildings, structures, parking areas, streets, driveways or alleys, which is space designed for joint use of tenants occupying the mobile/manufactured home development. Open space area may be devoted to landscaping, preservation of natural features or used as active or passive recreation areas; however, this does not include off-street parking areas.

“Owner” means the individual, firm, association, syndicate, partnership, corporation or other entity having sufficient proprietary interest in the land sought to be developed to commence and maintain proceedings to develop same under these regulations.

“Pedestrian way” means a right-of-way for pedestrian traffic.

“Person” means natural persons of either sex and associations, co-partnerships and corporations, whether acting by themselves or by a servant, agent or employee.

“Porch” means an outside walking area, the floor of which is elevated from the ground.

“Ramada” means a freestanding roof or shade structure installed above the roof of a mobile/manufactured home that provides protection from rain, snow, sun or other forms of inclement weather.

“Recreational vehicle park” means a tract of land that is occupied or designed for occupancy by two or more recreational vehicles (RV’s) for transient dwelling purposes in accordance with this title; provided, that at no time shall guest RV’s be occupied for any longer than three weeks in any sixty-day period on the premises; provided further that, landowners using their land for personal gatherings shall not be considered an RV park, as long as the gathering lasts no longer than five days and that no health problems, litter problems, etc., develop.

“Right-of-way” means land in which the state, a county or a municipality owns the fee simple title, or has an easement dedicated for a transportation or utility use. That which provides vehicular circulation or the principal means of access to abutting properties and which may also include provisions for public utilities, pedestrian walkways, cut and fill slopes and drainage.

“Tiedowns” means strapping or cables attached to the mobile/manufactured home and connected to anchors embedded in the ground, which secure a mobile/manufactured home from damage and movement during high winds or similar adverse weather conditions.

“Travel trailer” means a recreational vehicle that is not used as a permanent residence, is transportable on the public highway by permanently attached axles, and does not exceed thirty-two feet in length or eight feet in width, or any equivalent dimension combination.

“Truck camper” means a recreational vehicle, camper, or canopy that fits onto the bed of a pickup or flat-bed truck, and that is not used as a permanent residence. (Ord. 1527-0100 Attch. A (part), 2000)

20.68.030 Permitted uses.

A.    Mobile/manufactured home parks. (Ord. 1527-0100 Attch. A (part), 2000)

20.68.040 Site plan review—Site plan requirements.

A.    Site plan review approval shall be obtained prior to issuance of building permits following the site plan review application process outlined in Chapter 20.49.

B.    A complete and detailed site plan shall be submitted to the planning department, which shall contain, at a minimum, the following information:

1.    Location and dimension of all sites including exterior property boundaries;

2.    Road, internal street system, driveways and pedestrian facilities;

3.    Common/open space, recreation areas, community facilities;

4.    Utility lines, including water, sewer, power, gas, phone and any others contemplated;

5.    Landscaping and screening plan for exterior boundaries;

6.    Storm drainage facilities;

7.    Area calculations for site, individual spaces, percentage of open space, designated storage areas, etc.;

8.    Any other information deemed necessary by the city. (Ord. 1527-0100 Attch. A (part), 2000)

20.68.050 Area and density.

The minimum site size for a mobile/manufactured home park shall be three acres. The maximum number of mobile and manufactured homes shall not exceed ten units per acre. (Ord. 1527-0100 Attch. A (part), 2000)

20.68.060 Site requirements.

The placement of homes and accessory buildings within an approved mobile/manufactured park shall be in accordance with the following:

A.    Minimum setbacks shall comply with the neighborhood residential (NR) zone. (Refer to the Land Use Matrix Table 20.06.030).

B.    The maximum building coverage per space shall not exceed forty-five percent; the maximum development coverage per space shall not exceed fifty-five percent.

C.    In addition to the requirements set forth in Sections 20.68.010 through 20.68.050, all mobile/manufactured homes placed in approved parks shall comply with the applicable requirements for the installation of mobile/manufactured homes as outlined in Chapter 18.08.

D.    Each mobile/manufactured home placed within a park shall be HUD certified or must display a Washington State Seal of Approval meeting HUD specifications and shall be equal to or less than five years of age from the date of origin. (Ord. 1527-0100 Attch. A (part), 2000)

20.68.070 Off-street parking.

Off-street parking shall be provided in accordance with the parking requirements outlined in Chapter 20.40. (Ord. 1527-0100 Attch. A (part), 2000)

20.68.080 Open—Common space.

A minimum two thousand five hundred square feet of open/common space shall be provided per mobile/manufactured home park, with an additional one hundred square feet of area added for each space over ten. A minimum of fifty percent of the total open/common space required for the site shall be dedicated to active recreation (i.e., picnic tables, playgrounds, tennis courts, etc.). (Ord. 1527-0100 Attch. A (part), 2000)

20.68.090 Accessory buildings and structures.

A.    One storage building shall be provided on each individual mobile/manufactured home space with a minimum area of ninety-six square feet. An enclosed garage may be substituted to meet the requirement for a storage building. Each building or structure shall comply with the minimum setbacks of the neighborhood residential (NR) zone. The building and development site coverage shall comply with Section 20.68.060.

B.    Larger storage or accessory buildings may be permitted within the park site at a location determined by the owner. This accessory building shall be provided for use by all mobile/manufactured home occupants within the park and shall comply with the minimum standards of the neighborhood residential (NR) zone, relating to setbacks and building height. The building and development site coverage shall comply with Section 20.68.060. (Ord. 1527-0100 Attch. A (part), 2000)

20.68.100 Landscaping and screening.

A.    Landscaping buffers/screening shall be provided around the perimeter of the mobile/manufactured home park site. A minimum ten-foot wide landscape buffer shall be provided along the front, side and rear property lines and shall have plantings with a minimum height of four feet at the time of planting and six feet in height at maturity. Landscaping consisting of ground cover, shrubs and trees shall be used in the landscape buffer areas and in the required open/common space areas. Existing natural vegetation may be substituted for planted landscape buffering in open/common space areas, as approved by the city.

B.    All large storage and parking areas common to park residents shall be screened from adjacent homes by landscaping or a sight-obscuring fence. All landscape buffers shall be maintained in a healthy growing condition at all times. (Ord. 1527-0100 Attch. A (part), 2000)

20.68.110 Ingress and egress.

A.    Each mobile/manufactured home site shall have access only from an interior drive, alley or street.

B.    Access to the mobile/manufactured home park shall be limited to not more than one driveway from a public street or road for each three hundred feet of street frontage. Additional driveways shall be permitted as determined by the city if necessary to comply with requirements for fire, emergency and solid waste vehicle ingress and egress.

C.    Pedestrian facilities shall be provided along all interior roadways providing access through the park site. At a minimum, all interior sidewalks shall be constructed with a hard surface, five feet in width and provided on at least one side of all interior streets within the park site.

D.    Sidewalks along the public right-of-way, adjacent to the development, are required and shall be constructed to city standards.

E.    The property owner shall develop a maintenance plan for all interior streets and other facilities within the park. This plan shall be legally recorded, with a copy provided to the city. The plan shall include, at a minimum, a maintenance schedule, structure of the maintenance group and a list of maintenance items, such as road repairs, snow removal, common/open space and landscaping maintenance. (Ord. 1527-0100 Attch. A (part), 2000)

20.68.120 Interior street dimensions.

All interior streets within the park shall be constructed with the following minimum dimensions:

A.    One-way traffic: unobstructed paved lane width of twelve feet.

B.    Two-way traffic: unobstructed paved lane width of twenty-four feet.

C.    Streets with on-street parking permitted shall include an additional eight feet of width for each side on which parking is permitted. Spaces shall be striped and signage provided at locations where parking is permitted and not permitted.

D.    Alleys, if included in the development, shall maintain a minimum unobstructed driving width of twelve feet. (Ord. 1527-0100 Attch. A (part), 2000)

20.68.130 Interior street layout.

The layout of all interior streets shall be grid or modified grid street patterns, consistent with the existing layout of city streets. Street signs shall be installed at the entrance to the park and on all streets within the park at a location that is readily visible. (Ord. 1527-0100 Attch. A (part), 2000)

20.68.140 Street surfacing requirements.

All private streets, roads and driveway approaches within the park site shall be constructed with a hard paved surface of either concrete or asphalt. Streets within the park site, which are to be dedicated to the city, shall be designed and constructed to comply with all city standards. (Ord. 1527-0100 Attch. A (part), 2000)

20.68.150 Utilities.

A.    All utilities shall be underground and designed by a licensed civil engineer to the city specifications where applicable.

B.    Each individual mobile/manufactured home space within the park shall have a separate water and sewer hookup. (Ord. 1527-0100 Attch. A (part), 2000)

20.68.160 Storm water runoff.

All storm water runoff shall be treated and disposed of in compliance with the city of Shelton’s storm water management ordinance. (Ord. 1527-0100 Attch. A (part), 2000)