This is a medium density residential zone intended for mobile home occupancies, and the area is regarded as essentially residential in character. Few nonresidential uses are allowed in this zone and then only conditionally, because of land use impacts associated with nonresidential uses. This zone provides the basic urban land use pattern for the City's small lot, single-household, mobile home parks, following an irregular urban land use pattern of private access roads and minimum 3,500 square foot lots.

(Ord. 3710 § 1, 3/21/2023; Ord. 3123 § 5, 10/11/2002; Ord. 2861 § 1 (part), 3/17/1995; Ord. 2668 § 4 (part), 1/17/1992; Ord. 1709 § 1 (part), 12/22/1970)

A.

Manufactured homes on individual lots that meet the development standards minimum lot area and dimension requirements of the R7 Zone.

B.

Mobile homes.

C.

Cottage housing.

D.

Park models.

(Ord. 3710 § 1, 3/21/2023; Ord. 3180 § 1 (part), 12/17/2004; Ord. 2861 § 1 (part), 3/17/1995; Ord. 2796 § 7, 2/11/1994; Ord. 2668 § 4 (part), 1/17/1992; Ord. 2300 § 2 (part), 5/29/1984; Ord. 1709 § 1 (part), 12/22/1970)

A.

Garages and carports.

B.

Greenhouses, gazebos, storage sheds, and similar accessory structures.

C.

Swimming pools and cabanas.

D.

Private television satellite reception dishes.

E.

Community recreation rooms and laundry rooms.

F.

Playground equipment.

G.

Manager's office.

H.

Propane fuel storage tanks.

I.

Shower and laundry rooms.

J.

Lavatories.

K.

Other accessory uses determined by the Director of Community and Economic Development to be compatible with the intent of this chapter.

(Ord. 2921 § 5, 6/28/1996; Ord. 2668 § 4 (part), 1/17/1992; Ord. 2300 § 2 (part), 5/29/1984; Ord. 1709 § 1 (part), 12/22/1970)

A.

Location: Trailer parks may be located upon approval of the Hearing Examiner in any zone in which middle and multi-family housing is permitted. Each boundary of the park must be at least 200 feet from any permanent residential building located outside the park, unless separated therefrom by a natural or artificial barrier, or unless a majority of the property owners according to area within said 200 feet, consent in writing to the establishment of the park.

B.

Driveways, walkways:

1.

All mobile home spaces shall abut upon a private roadway, which is not less than 25 feet in width and which shall have unobstructed access to a public street or highway.

2.

Walkways not less than two feet wide shall be provided from the mobile home spaces to the service buildings.

3.

All driveways and walkways within the park shall be lighted at night with electric lamps of not less than 50 watts each, spaced at intervals of not more than 100 feet.

C.

Screening: Excepting the entrance-driveway, a screening of evergreen trees or shrubs shall be maintained at a planting height of five feet and at a height of 12 feet at full growth, in the front, side, and rear yards of every trailer park.

D.

Signs: Signs not to exceed 12 square feet shall be permitted. No lighted signs of any kind shall be permitted. One sign per trailer park.

E.

Sanitation facilities: Each trailer park shall be provided with toilets, baths, or showers, slop sinks and other sanitation facilities which shall conform to all City and state health rules and codes.

F.

Water supply: An adequate supply of pure water for drinking and domestic purposes shall be supplied by pipes to all buildings and mobile home spaces within the park to meet the requirements of the park. Each mobile home space shall be provided with a cold water tap at least four inches above the ground. An adequate supply of hot water shall be provided at all times in the service buildings for all bathing, washing, cleansing, and laundry facilities.

G.

Laundry facilities: Laundry facilities shall be provided with one single laundry tray and one automatic or semi-automatic type washing machine for each ten mobile home spaces or any less number thereof.

H.

Service buildings:

1.

Service buildings housing sanitation and laundry facilities shall be permanent structures complying with all applicable ordinances and statutes regulating building, electrical installations, and plumbing systems.

2.

Service buildings housing sanitation facilities shall be located not closer than 20 feet nor farther than 200 feet from any mobile home space.

I.

Sewage and refuse disposal: Waste from showers, bath tubs, flush toilets, urinals, lavatories, slop sinks, and laundries in service and other buildings and from each trailer within the park shall be discharged into a public sewer system in compliance with applicable ordinances.

J.

Garbage receptacles: Regulation garbage receptacles with tight-fitting covers shall be provided in quantities to permit disposal of all garbage and rubbish. Garbage receptacles may be located in groups not farther than 100 feet from any mobile home space. The receptacles shall be kept in sanitary condition at all times. Garbage and rubbish shall be collected and disposed of as frequently as may be necessary to ensure that individual garbage receptacles shall not overflow.

K.

Fire protection: Every park shall be equipped at all times with fire extinguishing equipment in good working order, of such type, size and number and so located within the park as to satisfy applicable reasonable regulations of the Fire Department. No open fires shall be permitted at any place which may endanger life or property.

(Ord. 3710 § 1, 3/21/2023)

Editor's note— Ord. 3710 § 1, adopted March 21, 2023, amended § 17.13.040 in its entirety to read as herein set out. Former § 17.13.040 was entitled "Conditional uses," and derived from: Ord. 2668 § 4 (part), adopted Jan. 17, 1992; Ord. 2300 § 2 (part), adopted May 29, 1984; and Ord. 1709 § 1 (part), adopted Dec. 22, 1970.

(Ord. 3710 § 1, 3/21/2023; Ord. 3548 § 6, 1/5/2016; Ord. 2948 § 5 (part), 2/14/1997; Ord. 2861 § 1 (part), 3/17/1995; Ord. 2796 § 8, 2/11/1994; Ord. 2668 § 4 (part), 1/17/1992; Ord. 2300 § 2 (part), 5/29/1984; Ord. 1709 § 1 (part), 12/22/1970)

A.

Density shall not exceed one trailer for every 3,500 square feet (12.44 units/acre) of total land area. Said total land area ratio to include driveways, toilet and laundry buildings, playground-recreation open spaces, individual trailer sites, and caretaker's quarters.

B.

A minimum of ten percent of the total area of a trailer park shall be reserved and shall be used solely and exclusively for a recreation open space.

C.

In the interests of fire prevention, there shall be a minimum space of 14 feet between trailers, including cabanas.

(Ord. 3710 § 1, 3/21/2023)

Editor's note— Ord. 3710 § 1, adopted March 21, 2023, amended § 17.13.060 in its entirety to read as herein set out. Former § 17.13.060 was entitled "Off-street parking required," and derived from: Ord. 2948 § 5 (part), adopted Feb. 14, 1997; Ord. 2668 § 4 (part), adopted Jan. 17, 1992; Ord. 2300 § 2 (part), adopted May 29, 1984; and Ord. 1709 § 1 (part), adopted Dec. 22, 1970.

A.

All procedural processes are outlined in Chapter 18.02 PAMC.

B.

Final approval may only be granted by the Department of Community and Economic Development (DCED) after all conditions of preliminary approval have been met or bonded for by the applicant. No lots may be offered for sale prior to preliminary plat approval by the Hearing Examiner.

(Ord. 3742 § 3(Att. C), 12/17/2024; Ord. 3710 § 1, 3/21/2023)

Editor's note— Ord. 3710 § 1, adopted March 21, 2023, amended § 17.13.070 in its entirety to read as herein set out. Former § 17.13.070 was entitled "Signs permitted," and derived from: Ord. 2668 § 4 (part), adopted Jan. 17, 1992; Ord. 2300 § 2 (part), adopted May 29, 1984; and Ord. 1709 § 1 (part), adopted Dec. 22, 1970.

Editor's note— Ord. 3742 § 3(Att. C), adopted Dec. 17, 2024, repealed § 17.13.080 entitled "Pre-application review," which derived from Ord. 3710 § 1, adopted Mar. 21, 2023.

The application for a RTP shall contain the following:

A.

The name, location and legal description of the proposed development, together with the names, addresses and telephone numbers of the recorded owners of the land and of the applicant and, if applicable, the names, addresses and telephone numbers of any land surveyor, architect, planner, designer, or engineer responsible for the preparation of the plan, and of any authorized representative of the applicant.

B.

A narrative explaining the proposed use or uses of the land and building, including the proposed number of dwelling units by type; information on any special features, conditions of which cannot be adequately shown on drawings; and an explanation of covenants, continuous maintenance provisions, and/or homeowners association for the project, if applicable.

C.

A survey of the property showing existing features, including contours at five-foot intervals, existing buildings, structures, streets, utility easements, rights-of-way, environmentally sensitive areas, and existing land uses.

D.

Preliminary site plans showing existing and proposed contours at five-foot intervals, location and dimensions of proposed buildings, open space, recreation areas, parking areas, circulation, landscape areas, subdivision platting and general arrangement.

E.

Detailed site statistics including, but not limited to:

1.

Total site area in both acres and square feet;

2.

Site coverage expressed in square feet and percentage of;

a.

Total footprint area of buildings for:

i.

Residential structures;

ii.

Non-residential structures.

b.

Roadway and sidewalk paved surfaces;

c.

Parking lot areas;

d.

Any areas paved with permeable paving systems.

3.

Total area in lots;

4.

Open space area:

a.

Common usable open space (must be 15 percent of site);

b.

Total area dedicated to open space (must be 30 percent of site).

5.

Number and location of off-street parking spaces;

6.

Number of residential units proposed;

7.

Total number of lots being created;

8.

Density of site expressed as residential units per acre.

F.

A preliminary plat, if applicable, pursuant to Chapter 58.17 RCW and Chapters 16.04 and 16.08 PAMC.

G.

A preliminary utilities plan, including fire hydrant locations.

H.

A preliminary storm drainage plan with calculation of impervious areas.

I.

A circulation plan showing all means of vehicular and pedestrian ingress and egress to and from the site; size and location of driveways, streets, sidewalks, trails, and off-street parking spaces. Any new traffic control devices required for the safety of the project must be shown.

(Ord. 3742 § 3(Att. C), 12/17/2024; Ord. 3710 § 1, 3/21/2023)

Editor's note— Ord. 3710 § 1, adopted March 21, 2023, amended § 17.13.090 in its entirety to read as herein set out. Former § 17.13.090 was entitled "Trailer parks," and derived from: Ord. 3548 § 6, adopted Jan. 5, 2016; Ord. 2932 § 34, adopted Oct. 11, 1996; Ord. 2861 § 1 (part), adopted March 17, 1995; Ord. 2668 § 4 (part), adopted Jan. 17, 1992; Ord. 2300 § 2 (part), adopted May 29, 1984; and Ord. 1709 § 1 (part), adopted Dec. 22, 1970.

Editor's note— Ord. 3742 § 3(Att. C), adopted Dec. 17, 2024, repealed § 17.13.100 entitled "Routing and staff recommendations," which derived from Ord. 3710 § 1, adopted Mar. 21, 2023.

Editor's note— Ord. 3742 § 3(Att. C), adopted Dec. 17, 2024, repealed § 17.13.110 entitled "Hearing Examiner public hearing—Scheduling and notice," which derived from Ord. 3710 § 1, adopted Mar. 21, 2023.

The Hearing Examiner's decision for approval, denial, or approval with modifications or conditions, shall be in written form based upon compliance with PAMC 17.13.050 and the following criteria:

A.

The proposed development will comply with the policies of the comprehensive plan and further attainment of the objectives and goals of the comprehensive plan.

B.

The proposed development will, through the improved utilization of open space, natural topography, transitional housing densities and integrated circulation systems, create a residential environment of higher quality than that normally achieved by traditional development of a subdivision.

C.

The proposed development will be compatible with adjacent, existing, and future developments.

D.

All necessary municipal utilities, services and facilities, existing and proposed, are adequate to serve the proposed development.

(Ord. 3742 § 3(Att. C), 12/17/2024; Ord. 3710 § 1, 3/21/2023)

Application for final approval of a RTP that involves subdivision of the underlying property shall be submitted within five years of preliminary RTP approval. An application for final review of a RTP that does not involve a subdivision of the underlying property shall be submitted within two years of the preliminary development plan approval; provided, that for phased RTP's, each phase shall have an additional one-year period for final approval; and provided further, that an applicant may apply to the Hearing Examiner, and the Hearing Examiner may approve, one or more one-year extensions as the Hearing Examiner may deem appropriate. The site must be under one ownership prior to final approval by the Hearing Examiner, and the application for final approval must be made by the owners of the entire site. The application shall include the following:

A.

A title report showing record ownership of the parcel or parcels upon which the RTP is to be developed.

B.

Adequate assurance for the retention and continued maintenance of common open space, recreation facilities and recreation structures. If development is to be done in phases, each phase must meet the requirements of this section.

C.

Adequate assurance for the retention and continued maintenance of environmentally sensitive areas and their buffers. If development is to be done in phases, each phase must meet the requirement of this section.

D.

Final development plans that shall be in compliance with the approved preliminary development plans.

E.

The final plat, if applicable, pursuant to Chapter 58.17 RCW and Chapters 16.04 and 16.08 PAMC.

F.

Development schedule.

G.

Bond or other form of security acceptable to the City in a sufficient amount to complete the project or submitted phase, as determined by the City.

H.

Covenants, conditions and restrictions and/or homeowners' association agreement.

(Ord. 3710 § 1, 3/21/2023)

Editor's note— Ord. 3742 § 3(Att. C), adopted Dec. 17, 2024, repealed § 17.13.160 entitled "Final action," which derived from Ord. 3710 § 1, adopted Mar. 21, 2023.

The Building Division shall issue building permits for buildings and structures that conform with the approved final development plans for the RTP and with all other applicable City and state ordinances and regulations. The Building Division shall issue a certificate of occupancy for completed nonresidential buildings or structures that conform to requirements of the approved final development plans and all other applicable City and state ordinances and regulations for such occupancies. The construction and development of all common usable open spaces, including recreational facilities, and other public improvements of each project phase must be completed before any certificates of occupancy will be issued except when bonds or other acceptable forms of security are deposited assuring the completion of such facilities within six months of approval of final RTP.

(Ord. 3710 § 1, 3/21/2023)

Editor's note— Ord. 3742 § 3(Att. C), adopted Dec. 17, 2024, repealed § 17.13.180 entitled "Modifications after final approval," which derived from Ord. 3710 § 1, adopted Mar. 21, 2023.