The park design, including site layout, street configuration, landscaping, and community space, are compatible with the surroundings and the community character goals of the comprehensive plan; and

The park is consistent with the comprehensive plan; and

The park makes adequate provision for sanitary sewers, drainage, water, streets, parks, and schools.

Name of the person who prepared the plan;

Names of all persons owning and managing the land proposed for the development;

Name and address of the proposed manufactured home park;

Scale of the plan and north arrow;

Boundaries and dimensions of the manufactured home park, and number of acres included;

Vicinity map showing uses on adjacent properties and the relationship of the development to such uses;

Location and dimensions of each space, with each space designated by number or other designation;

Location and dimensions of each existing or proposed building;

Location, width and design standards of streets and pedestrian ways;

Location, size and design details of all utilities serving the site;

Location of each lighting fixture for exterior lighting;

Location of recreational and other common areas;

Location and type of landscaping, fences, walls, and other screening structures;

Location, arrangement, and design of all parking facilities;

Location of fire hydrants;

Enlarged plot plan of a typical space, showing location of foundation base, storage space, parking, setbacks to property lines, utility connections, and other improvements;

Topography of the park site with contour intervals of not more than two feet, and a drainage plan;

A survey plat of the property, plans of structures to be constructed, public water system and sewage approved by appropriate governmental agencies, and garbage disposal provisions;

Any additional information relevant to determining if the proposal meets the applicable approval criteria.

Size. A manufactured home park shall be the same as a planned residential development.

Minimum Right-of-Way. A manufactured home park shall front an improved collector or arterial street.

Density. Spaces within manufactured home parks, regardless of the underlying zoning, shall be a minimum of 4,800 square feet. The minimum space width within manufactured home parks shall be 60 feet. Up to 50 percent of the lots within a park may be no less than 50 feet wide.

Buffers. A manufactured home park shall provide and maintain a minimum landscaped buffer of 20 feet along any property line abutting upon a public street or highway and at least a 10-foot landscaped buffer from any other boundary line defining the outside limits of the park. A maximum of half of the required buffer may coincide with the required setback for a space(s) within the park.

Street Lighting. Street lighting shall be provided according to city standard.

Underground Utilities. All utilities shall be installed underground.

Swimming Pools. Community swimming pools shall meet the standards of the Tacoma-Pierce County health department and the building code.

Signs. Signs identifying the manufactured home park shall conform to applicable sign ordinances.

Streets. Within manufactured home parks all streets shall be constructed to city of Sumner standards for public streets, including width, sidewalks, paving depth and base, curve radii and curbs; except that sidewalks may be a minimum of four feet wide. The width of right-of-way required of public streets and planting strips are not required to be provided. The responsibility for maintenance of private roads shall be with the park management. The vehicular speed limit shall be 10 miles per hour and shall be posted to the satisfaction of the police department.

Fire Hydrants. Fire hydrants as required by Chapter 15.28 SMC shall be provided.

Recreational Vehicle Storage. Common storage areas for recreational vehicles, boats or trailers shall be provided as part of the manufactured home park design at the rate of 50 square feet for each site in the park. A six-foot-high sight-obscuring fence with a lockable gate shall be erected around the perimeter of such storage areas. Parking of recreational vehicles shall not be allowed other than in approved storage areas.

Playgrounds. Mitigation of parks and open space impacts shall be addressed through on-site provision of parks facilities and open space or through the payment of fees in lieu of such facilities and open space.

One Home Per Site. No greater than one manufactured home shall be allowed on a manufactured home site.

Internal Setbacks. A manufactured home or attached accessory building shall not be located closer than 10 feet from any other manufactured home or attached accessory building; closer than 10 feet from any roadway lot line or five feet from any other manufactured home site line. Manufactured home accessory structures, when not attached to the manufactured home, shall not be closer than six feet from such home and shall not be closer than five feet to a manufactured home site line and 10 feet to a roadway lot line. Detached accessory structures, when less than 120 square feet may disregard setbacks from manufactured home site lines provided the structure is separated from the manufactured home and all other structures by six feet. No structures are allowed in park buffers.

Lot Coverage. A manufactured home and all accessory structures shall not cover more than 50 percent of the area of a manufactured home site.

Trailers and Recreational Vehicles. No travel trailer or recreational vehicle shall be utilized except as temporary living quarters and accessory to an existing manufactured home, which use shall not exceed a maximum of 30 days per year. No trailer or recreational vehicle shall be stored on a manufactured home site, except designated storage areas, for more than five days per year.

Location of Parking. No required parking of motor vehicles shall be allowed within the 10 feet from the site line abutting a street or vehicular way.

Height. Structures within manufactured home parks shall be no greater than one story in height.

Nonconforming Manufactured Home Parks. Manufactured home parks which were legally approved prior to the adoption of the ordinance codified in this section may continue to exist provided the density of the park does bnot increase over the amount existing at the effective date of the ordinance codified in this section. Manufactured home sites within legally nonconforming manufactured home parks may continue to be used regardless of manufactured home size provided the provisions of SMC § 18.34.060 and the requirements of the original manufactured home park approval are satisfied.

Reconfiguration of Existing Parks. An existing manufactured home park may be reconfigured as conditional use approval. The hearing examiner shall consider the following criteria in addition to the criteria of SMC § 18.48.050 in determining whether to grant the conditional use approval:

It shall be the responsibility of the manufactured home park property owner and manager to ensure that the provisions of this chapter are observed and maintained within the manufactured home park. Violations of this chapter 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.

Manufactured home parks shall be maintained free of any brush, leaves, and weeds in which might communicate fires between manufactured homes and other improvements. No combustible materials shall be stored in, around, or under any manufactured home. Manufactured home parks shall be maintained in a safe, attractive and well-maintained fashion. Landscaping which is required as a part of buffers or otherwise required shall be maintained in a healthy and attractive condition.

Streets, sidewalks and public ways within manufactured home parks shall be maintained in a safe manner. The responsibility for maintenance of the streets, sidewalks and public ways rests solely with the park owner and manager.

The Manufactured Home Park (MHP) Overlay Zone is intended to promote the retention of manufactured home parks as a source of affordable detached single-family and senior housing. This classification is assigned to certain existing manufactured home parks which contain leased home sites, as opposed to fee simple owned lots, and as such are more susceptible to future redevelopment. The Manufactured Home Park Zone Overlay shall apply to Low Density, Medium Density and High Density Residential zones and limits development to manufactured home parks unless an exception is granted per subsection C of this section, or until a comprehensive plan and zoning amendment for another type of land use is requested, considered and adopted.

The following existing manufactured home parks inclusive of all associated parcels shall be designated on the official Zoning Map per SMC § 18.06.020 as Manufactured Home Park Overlay Zones:

Use Exception. A manufactured home park owner may request a use exception from the application of the MHP Overlay Zone to their property following the procedures for a Type VI.a land use decision established in Chapter 18.56 SMC. The hearing examiner may approve a use exception if the property owner demonstrates that the MHP Overlay Zone prevents beneficial use of the subject property. If the request is approved by the hearing examiner, then the property shall revert to its previous zoning designation without further action by the hearing examiner. Subsection D of this section sets forth additional requirements for the owner regarding relocation assistance.

The owner shall submit to the director a relocation plan that provides for the mobile home park owner assisting each mobile home park tenant household to relocate, in addition to making any state or federal required relocation payments. To the satisfaction of the director, the relocation plan must include the following:

No mobile home park owner may close a mobile home park, or obtain final approval of a comprehensive plan or zoning redesignation/rezone until the mobile home park owner obtains a certificate of completion from the director. The director shall issue a certificate of completion only if satisfied that the owner has complied with the provisions of an approved relocation report and plan, the eviction notice requirements of RCW 59.20.080 and 59.21.030, the relocation assistance requirements of RCW 59.21.021, and any additional requirements imposed in connection with required city applications.

The director shall administer and enforce subsections D and E of this section. Whenever an owner or an owner’s agent fails to comply with the provisions of subsections D and E of this section, the director may deny, revoke, or condition a certificate of completion, a permit, or another approval.

Appeal. Any appeal for a determination of the director under subsections D and E of this section shall be appealable to the hearing examiner in accordance with the procedures established for a Type III.a decision in SMC 18.56.030D.

Residents within a manufactured home subdivision or park may request a change in zoning to the director that would establish a MHP Overlay Zone designation if there is a potential sale or change that would lead to the displacement of residents. The request for change in zoning shall follow procedures and criteria as set forth in Chapter 18.52 SMC.