Chapter 18.49


18.49.010    Intent.

18.49.020    Permitted uses.

18.49.030    Accessory uses.

18.49.040    Conditional uses.

18.49.050    Development standards.

18.49.070    Use exception.

18.49.010 Intent.

The manufactured home park (MHP) zone district is established to promote residential development that is high density, single-family in character and developed to offer a choice in land tenancy. The MHP zone is intended to provide sufficient land for manufactured homes in manufactured home parks.

(Ord. O2008-009, Added, 02/17/2009)

18.49.020 Permitted uses.

Permitted uses within the MHP zone district are as follows:

A.    Manufactured home parks in accordance with the provisions of TMC Chapter 18.48;

B.    Designated manufactured homes on existing single lots of record, in accordance with the provisions of TMC Chapter 18.48;

C.    Mobile home parks which were legally established prior to July 1, 2008;

D.    One single-family detached dwelling per existing single lot of record;

E.    Parks, trails, open space areas, and other related recreation facilities;

F.    Support facilities;

G.    Family child care home; child mini-day care center, subject to review by the community development director, the building official, and the fire chief;

H.    Planned unit developments;

I.    Adult family homes;

J.    Residential care facilities.

(Ord. O2022-013, Amended, 10/04/2022; Ord. O2022-006, Amended, 08/01/2022; Ord. O2011-002, Amended, 03/01/2011; Ord. O2008-009, Added, 02/17/2009)

18.49.030 Accessory uses.

Accessory uses within the MHP zone district are as follows:

A.    Storage sheds, tool sheds, and greenhouses subject to TMC 18.42.015;

B.    Detached garages or carports subject to TMC 18.42.015;

C.    Home occupations, as approved by the director of community development;

D.    Noncommercial recreational structures, which could include but are not limited to swimming pools and recreational ball courts;

E.    Clubhouses and community centers associated with manufactured home parks.

(Ord. O2018-007, Amended, 10/16/2018; Ord. O2011-002, Amended, 03/01/2011; Ord. O2008-009, Added, 02/17/2009)

18.49.040 Conditional uses.

Conditional uses within the MHP zone district are as follows:

A.    Churches;

B.    Wireless communication towers;*

C.    Cemeteries;

D.    Child day care center;

E.    Schools;

F.    Neighborhood community center;

G.    Neighborhood-oriented commercial center;

H.    The following essential public facilities:

1.    Emergency communications towers and antennas;

I.    Group foster homes;

J.    Bed and breakfasts;**

K.    Temporary expansions of schools, such as portable classrooms.

*Wireless communication facilities are subject to Federal Aviation Administration (FAA) standards and approval, and furthermore are subject to provisions for wireless communication facilities in TMC Chapter 11.20, Wireless Communication Facilities.

**Bed and breakfasts with only one guest room are permitted use, but are subject to the notice of application requirements in TMC Chapter 14.06 to allow for public notice for neighbors and an appeal of the administrative decision to the hearing examiner.

(Ord. O2019-007, Amended, 09/03/2019; Ord. O2018-025, Amended, 12/18/2018; Ord. O2017-006, Amended, 07/18/2017; Ord. O2008-009, Added, 02/17/2009)

18.49.050 Development standards.

Development in the MHP zone district must meet the following requirements:

A.    Site Area. All residential developments (except for the use listed in TMC 18.49.020(D)) must meet the following density requirements:

1.    Minimum: six dwelling units per acre;

2.    Maximum: nine dwelling units per acre, except that any density greater than eight dwelling units per acre shall be obtained only by purchase of transfer of development rights in accordance with TMC Chapter 18.57.

B.    Density Calculation. The calculation of the density requirements in subsection A of this section is based on the portion of the site devoted to residential and associated uses (e.g., dwelling units; private community clubs; open space; stormwater detention, treatment and infiltration). The following land is excluded from density calculations:

1.    Land that is required to be set aside for public use as open space, right-of-way, or land on which development is prohibited by TMC Title 16, Environment, and land that is to be used for private roads. Provided, that portion of park and open space areas that consists of stormwater facilities and that is designed for active and/or passive recreational purposes in accordance with the drainage design and erosion control manual for Tumwater shall not be excluded from density calculations.

2.    Land that is intended for future phases of development.

3.    Land that consists of lots devoted to uses other than residential and associated uses, including but not limited to support facilities (except for stormwater detention, treatment, and infiltration facilities).

C.    Land coverage, maximum impervious surface: eighty-five percent of total area of the parcel.

D.    Structure height: forty feet, maximum; provided, that no structure shall penetrate imaginary airspace surfaces as defined by 14 C.F.R. Part 77. A map that provides detailed information on ground and imaginary airspace surface elevations is available for inspection in the community development department.

E.    Yards.*

1.    Front: ten feet minimum from frontage property line.

a.    Driveways in front yards on property lines abutting a public right-of-way must be a minimum of eighteen feet in length as measured along the shortest edge of the driveway starting from the front property line.

2.    Side: five feet from property line, minimum.

3.    Rear: five feet from property line, minimum.

Where structures are constructed over one story, the setback from the adjacent property line or lines shall be increased by ten feet for every story above the ground level story of the proposed new building, and shall be completely screened from view in accordance with TMC Chapter 18.47.

F.    Park and Open Space Area. New development in the MHP zone district shall set aside land for park and open space area as specified in TMC 17.12.210 and 18.42.130 and the citywide design guidelines.

*See Diagram 18.04.670, Yard Determination Diagram, in TMC 18.04.230, Y definitions.

(Ord. O2020-015, Amended, 02/16/2021; Ord. O2016-037, Amended, 01/03/2017; Ord. O2011-002, Amended, 03/01/2011; Ord. O2008-009, Added, 02/17/2009)

18.49.070 Use exception.

A.    A mobile/manufactured home park owner may request a use exception or modification from the application of the MHP zoning to their property as set forth below.

B.    The property owner shall submit an application on forms prepared by the community development department, with documentation demonstrating that application of the MHP zoning meets the criteria below.

C.    The city council may approve the property owner’s request for a use exception if the property owner demonstrates:

1.    They do not have reasonable use of their property under the MHP zoning; or

2.    The uses authorized by the MHP zoning are not economically viable at the property’s location.

If the request is granted by the city council, the property shall revert to its previous zoning designation without further action by the council.

D.    In addition to the application, a relocation plan must be submitted detailing, at a minimum, the pertinent laws (city, county, or state), an explanation of tenants’ rights according to state law, a list of sources of assistance (governmental, financial, etc.), available vacant spaces within the mobile/manufactured home park, a list of nearby parks with available spaces, and a list of companies that move manufactured or mobile homes.

E.    Except as otherwise provided herein, the application shall be reviewed consistent with TMC Title 14, and the council’s decision may be appealed to Thurston County superior court.

(Ord. O2011-002, Amended, 03/01/2011; Ord. O2008-009, Added, 02/17/2009)