The purpose of this Chapter 23.70 is to implement the Comprehensive Plan and provide for the preservation of existing mobile home parks. Mobile home parks provide a source of lower-cost, medium-density housing that provides a range of land tenancy options. The Mobile Home Park Overlay District supports the long-term viability of mobile homes located in mobile home parks, while allowing a variety of other uses.

(Ord. 126519, § 2, 2021.)

There is hereby established, pursuant to Chapter 23.59, the Mobile Home Park Overlay District as shown on page 14 of the Official Land Use Map, Chapter 23.32, and Map A for 23.70.004.

Map A for 23.70.004: Mobile Home Park Overlay District

(Ord. 126519, § 1, 2021.)

A.

Replacement of a structure, construction of a new structure, and establishment of a new use within the Mobile Home Park Overlay District shall comply with the development standards in this Chapter 23.70.

B.

Standards specific to redevelopment within the Mobile Home Park Overlay District apply when 25 percent or more of the mobile homes in a mobile home park are to be replaced (with new mobile homes or non-mobile home use) pursuant to a single land use or building permit application or pursuant to multiple land use or building permit applications filed with the Department within a 365-day period. Any permit issued for replacement of less than 25 percent of the mobile homes with new mobile homes or non-mobile home use in a mobile home park shall be conditioned on no additional application to replace a mobile home use with new mobile homes or a non-mobile home use being filed within 365 days of the original application.

C.

Institutions in the Mobile Home Park Overlay District shall meet all development standards for institutions in the LR1 zone pursuant to Section 23.45.570.

(Ord. 126519, § 2, 2021.)

A.

Residential uses. Mobile homes and mobile home parks that meet the requirements of subsection 23.70.010.A and housing that meets the requirements of subsection 23.70.010.B are permitted outright. All other residential uses are prohibited.

B.

Non-residential uses. The following non-residential uses are permitted outright. All other non-residential uses are prohibited.

1.

Community gardens;

2.

Urban farms;

3.

Restaurants;

4.

Sports and recreation uses, indoor or outdoor;

5.

Food processing and craft work;

6.

Medical services;

7.

Offices;

8.

Retail sales, major durables;

9.

Retail sales and services, automotive;

10.

Flexible-use parking;

11.

Institutions;

12.

Religious facilities and schools, elementary or secondary;

13.

Parks and open space.

(Ord. 126855, § 59, 2023; Ord. 126519, § 2, 2021.)

A.

Mobile homes and mobile home parks

1.

In addition to the development standards in this Chapter 23.70, mobile homes and mobile home parks are subject to the development standards in Chapter 22.904.

2.

The maximum height for residential structures is 30 feet. The height limit exceptions and additions of the LR zones pursuant to Section 23.45.514 apply.

3.

Setbacks and separations. Setbacks shall be from mobile home park lot lines as follows:

a.

Minimum of 5 feet from any street lot line; and

b.

Minimum of 5 feet from any lot line abutting a single-family zone.

B.

Housing and right of first offer requirements. Housing on a site that is owned by a government entity, non-profit, or religious organization and that meets the requirements of this Chapter 23.70 is subject to the development standards of the underlying zone. The affordability requirements pursuant to this subsection 23.70.010.B shall apply in the event of a conflict with affordability requirements upon which alternative development standards are conditioned according to Section 23.42.055, if applicable.

1.

Eligible households. Except as provided in subsection 23.73.010.B.5, all dwelling units or congregate residence sleeping rooms shall serve only:

a.

For rental units, households with incomes no greater than 60 percent of median income.

b.

For ownership units, households with incomes no greater than 80 percent of median income.

2.

Duration. The obligation to provide dwelling units or congregate residence sleeping rooms meeting the requirements of this subsection 23.70.010.B shall last for a period of 75 years from the date of the certificate of occupancy or, if a certificate of occupancy is not required, from the date of the final building permit inspection for the development to which this subsection 23.70.010.B applies.

3.

Affordable rent. Monthly rent shall not exceed 30 percent of 60 percent of median income.

4.

Affordable sale price

a.

Affordable price—Initial sales. The initial affordable sale price must be an amount in which total ongoing housing costs do not exceed 30 percent of 80 percent of median income. The Director of Housing will establish by rule the method for calculating the initial sale price including standard assumptions for determining upfront housing costs, including the down payment, and ongoing housing costs, which must include mortgage principal and interest payments, homeowner's insurance payments, homeowner or condominium association dues and assessments, and real estate taxes and other charges included in county tax billings. The Director of Housing may establish by rule a maximum down payment amount.

b.

Affordable price—Resales. Eligible households for purchase of an ownership unit subsequent to the initial sale must have incomes no greater than 80 percent of median income at initial occupancy. The Office of Housing will establish by rule the formula for calculating maximum affordable prices for sales subsequent to the initial sale to allow modest growth in homeowner equity while maintaining long-term affordability for income-eligible buyers.

5.

Right of first offer, replacement housing, and initial rent and affordable sales price for current residents

a.

The property owner shall affirmatively offer eligible households of residents of the mobile home park, at the time the relocation report and plan required by Section 22.904.410 is submitted, a replacement unit in the housing development according to this subsection 23.70.010.B, relocation housing while the housing development is under construction, and financial relocation assistance. Financial relocation assistance shall be provided regardless of whether eligible households accept a replacement unit.

b.

For rental units for eligible households of residents of the mobile home park at the time the relocation report and plan required by Section 22.904.410 is submitted, the replacement unit must be equivalent in size to the mobile home in which the resident formerly lived and, notwithstanding the requirements of subsection 23.70.010.B.3, the affordable monthly rent, while the resident is a tenant of the development, shall be no greater than 30 percent of 40 percent of median income, adjusted for household size, or one-third of a residents' monthly income, whichever is less. Affordable rent subsequent to the resident being a tenant of the development is determined pursuant to subsection 23.70.010.B.3.

c.

For ownership units for eligible households of residents of the mobile home park at the time the relocation report and plan required by Section 22.904.410 is submitted, the initial affordable sale price must be an amount in which total ongoing housing costs do not exceed 30 percent of 40 percent of median income. The Director of Housing will establish by rule the method for calculating the initial sale price including standard assumptions for determining upfront housing costs, including the down payment, and ongoing housing costs, which must include mortgage principal and interest payments, homeowner's insurance payments, homeowner or condominium association dues and assessments, and real estate taxes and other charges included in county tax billings. The Director of Housing may establish by rule a maximum down payment amount. Affordable resale prices are determined pursuant to subsection 23.70.010.B.4.b.

d.

Agreement. As a condition of building permit issuance for a development according to this subsection 23.70.010.B, the property owner and the City must enter into an agreement in a form acceptable to the City that includes housing covenants consistent with this subsection 23.70.010.B and the final plan set approved by the Department. The agreement must be recorded on the title of the property on which the low-income housing development is located.

6.

For purposes of this Section 23.70.010, "monthly rent" includes a utility allowance for heat, gas, electricity, water, sewer, and refuse collection, to the extent such items are not paid for tenants by the owner, and any recurring fees that are required as a condition of tenancy.

(Ord. 126855, § 60, 2023; Ord. 126519, § 2, 2021.)

A.

Height limit. The maximum height for any non-residential structure is 40 feet. No height limit exceptions are allowed other than for smokestacks, chimneys, flagpoles, and religious symbols for religious institutions.

B.

Maximum size of use. The maximum size of any non-residential use on any lot in the Mobile Home Park Overlay District is 5,000 square feet of gross floor area.

C.

Floor area ratio. The maximum floor area ratio for all non-residential uses on any lot in the Mobile Home Park Overlay District is two.

D.

Setbacks and separations. Setbacks shall be as follows.

1.

Minimum of 7 feet from any street lot line; and

2.

Minimum of 15 feet from any lot line abutting a single-family zone.

(Ord. 126519, § 2, 2021.)

All signs shall comply with the standards and requirements for signs in the residential commercial (RC) zone pursuant to Section 23.55.024.

(Ord. 126519, § 2, 2021.)

A.

Permitted and prohibited locations for major communications utilities are the same as those specified for single-family zones pursuant to Chapter 23.57.

B.

Development standards for communications utilities are the same as those specified for single-family zones pursuant to Chapter 23.57.

(Ord. 126519, § 2, 2021.)

While this Chapter 23.70 is in effect, the requirements of Chapter 23.58B and Chapter 23.58C shall not apply to new development or redevelopment within the Mobile Home Park Overlay District.

(Ord. 126519, § 2, 2021.)

The Mobile Home Park Overlay District established in this Chapter 23.70 shall expire on January 1, 2051.

(Ord. 126519, § 2, 2021.)