Leavenworth City Zoning Code

Submission of Plans. All conditional use applications for manufactured home parks shall be accompanied by a minimum of three scale drawings of not less than 100 feet to the inch and a landscape and screening plan.

Adequate Plans. The city shall reserve the right to refuse to examine any incomplete, unintelligible or indefinite drawings.

Information Required on Plans.

Any parcel of property being considered for a manufactured home park must front on and have direct access to a developed public road at a minimum of one location. The administrative official may require more than one direct access to a public road where it is determined to be in the best interest of the community.

Manufactured home parks may be permitted in residentially zoned areas only, subject to approval of a manufactured home park conditional use permit.

Manufactured home parks shall not be located in any area which the planning commission finds to be unsuitable for residential development due to flooding, poor drainage, steep slopes, unstable soils or geology, or other features likely to be harmful to the safety or general health of its occupants.

Size of Manufactured Home Park. The minimum size of a manufactured home park shall be two acres.

Size of Manufactured Home Lots. The minimum size of a manufactured home lot shall be 4,500 square feet for any manufactured home over 14 feet wide and 3,500 square feet for manufactured homes 14 feet wide or less. The minimum width of a manufactured home lot shall be 50 feet for the former and 40 feet for the latter size manufactured home. The lot boundaries shall be plainly marked by corner stakes.

Spacing Standards.

Setbacks for Manufactured Homes.

Lot Coverage. There shall be no more than 50 percent of a manufactured home lot covered by structures.

The storage, collection and disposal of refuse in the manufactured home park shall be conducted so as to prevent health hazards, rodent harborage, insect breeding areas, accidental fire hazards, and air pollution.

Community-type containers will be required to be located not more than 150 feet away from any manufactured home lot. These collection areas shall be screened by landscaping and/or a view-obscuring fence.

A minimum of two off-street parking spaces shall be provided at each manufactured home lot. These spaces shall be at least five feet from the park street. Parking spaces shall not be located within the 10-foot buffer zone required around the perimeter of the manufactured home park.

An additional minimum of two off-street parking spaces shall be provided for the manufactured home park office.

All residential and common parking areas require bituminous surfacing or better.

Buffer Required. A minimum 10-foot landscaped buffer or screen shall be required around the sides and rear of the park. The front yard buffer shall be a minimum of 20 feet, within which shall be erected an ornamental wall, fence, or screen planting, acceptable to the administrative official, and no less than five feet in height around the perimeter of the manufactured home park. If screen plantings are to be used, the plants should be of sufficient size so as to provide immediate screening benefit. If, in the opinion of the planning commission, it is unreasonable to require this screening along the side and rear boundaries due to the nature of the existing topography or other conditions that might render such screening ineffective, the commission, at its discretion, may waive or modify the requirements as specified in this section. A permanent irrigation system shall be installed to ensure adequate maintenance of the landscaping in these areas.

Ground Cover Required. Lawn or other suitable ground cover shall be required in all areas except those covered by structures, by paved or surfaced areas and by planting beds. Also accepted are undisturbed areas such as ravines and streams to be preserved in their natural state.

Not less than 500 square feet per manufactured home site shall be provided for recreational space; provided, however, that no outdoor recreation areas shall contain less than 2,500 square feet.

In lieu of providing recreational areas, recreational opportunities such as clubhouses, swimming pools, handball courts, etc., may be considered by the planning commission.

Required buffer/screening areas shall not constitute required open space or recreational area.

Signs and advertising devices shall be prohibited in a manufactured home park except:

A sign within the buffer or setback area along a public or private road shall be no more than six feet in height.

The design and placement of the identifying sign shall be subject to the review and approval of the Leavenworth design review board.

Individual manufactured homes shall display neat, easily read address numbers to facilitate the location of specific manufactured homes within the park. These numbers shall be consistently located either on the units or posted on the space.

A secured community storage area shall be developed to provide a minimum storage space of nine feet by 30 feet for each six manufactured home lots, or fraction thereof, for the storage of boats, RV units, etc.

Normal accessory structures for manufactured homes shall be allowed and may include awnings, carports, deck and storage facilities, etc. All accessory structures shall comply with manufactured home park front yard setbacks and local building code requirements.

All manufactured homes shall be equipped with steps or ramps for all exits which meet the International Building Code requirements.

All manufactured homes shall be skirted with fire-resistant and weather-resistant material deemed appropriate by the administrative official, which shall be properly maintained.

Manufactured home tongues shall be removed or disguised.

The interior road system for a manufactured home park shall be privately owned, constructed and maintained; provided, that roads which are located such that they could or should be an integral part of the overall circulation pattern may be required to be constructed as public roads. The administrative official may also require either construction of additional public roads or reservation of right-of-way for future roads where necessary to provide adequate circulation.

Road construction standards shall be as follows:

All park streets and access roads shall be on an adequate base, graded, and surfaced with bituminous surfacing or better as defined in the state highway specifications.

All manufactured home park proposals shall be reviewed by the fire chief to assure adequate ingress and egress, internal circulation for emergency vehicles, and the location of fire hydrants.

All manufactured home parks shall install city services, to include domestic water, sanitary sewage, refuse disposal, fire hydrants and storm drainage systems. These services shall be installed in accordance with guidelines established by the city utility superintendent.

All utilities within the manufactured home park shall be installed underground.

It shall be the responsibility of the park owner and manager to assure that the provisions of this chapter are observed and maintained. Violations shall subject both the owner and the manager of the facility to any penalties provided for such violation. The owner or a designated agent shall be available and responsible for the direct management of the manufactured home park.

All electrical connections shall comply with the electrical codes and shall be subject to inspection. All sewage connections to manufactured homes shall conform to the Uniform Plumbing Code.

Portable fire extinguishers of appropriate class rating as determined by the fire chief shall be kept in service buildings and other locations as required by local codes.

The park shall be maintained free of any brush, leaves and weeds which might communicate fires between manufactured homes and other improvements. No combustible materials shall be stored in, around or under any manufactured home.

It is noted that the Snow Load Analysis for Washington by the State Association of Structural Engineers prescribes a 72 pounds per square inch snow loading factor for the Leavenworth area. Manufactured homes are excluded from regulation under the International Building Code by state law, and by subject to H.U.D. standards, which only require a roof loading factor of 30 pounds per square inch. Manufactured home park owners shall adopt and administer covenants and standards relating to snow loading. Such covenants could include all or some of the following provisions: