West Richland City Zoning Code
CHAPTER 17
36 MANUFACTURED HOME PARK USE DISTRICT MH-P
§ 17.36.010 Purpose.
The manufactured home park use district provides for a residential living environment for owners of manufactured homes located in manufactured home parks. The district further provides protection against hazards, objectionable influences, building congestion, and lack of light, air and privacy. Certain essential and compatible public service facilities and institutions are permitted in this district.
(Ord. 40-07 § 1, 2007; Ord. 15-17 § 1 (Exh. A), 2017; Ord. 21-20 § 11, 2020; Ord. 15-21 § 7, 2021)
§ 17.36.020 Essential use.
The essential use of the manufactured home park use district is the accommodation of manufactured home parks which are licensed for the placement of individual residential manufactured homes within the approved park boundaries.
(Ord. 40-07 § 1, 2007; Ord. 15-17 § 1 (Exh. A), 2017; Ord. 21-20 § 11, 2020; Ord. 15-21 § 7, 2021)
§ 17.36.030 Area and dimensional requirements.
The area and dimensional requirements of this district are:
A.
Yard Setbacks.
1.
Existing Parks.
a.
Manufactured home parks established prior to the effective date of the ordinance codified in this title shall continue to be governed by all standards relating to density, setbacks, landscaping and off-street parking in effect at the time they were approved.
b.
Placement of new accessory structures and manufactured homes, either standard or nonstandard, in these parks shall be governed by the setback standards in effect when the park was approved, unless two or more manufactured homes are proposed to be installed adjacent to each other under the flexible setback option set forth in subsection (A)(3) of this section.
c.
An existing manufactured home park may be enlarged, provided the proposed enlargement meets the standards set forth in subsection (A)(2) or (A)(3) of this section.
d.
All new placements of manufactured homes supported by piers shall be fully skirted.
2.
New Parks.
a.
A manufactured home park shall be at least five acres in area.
b.
Residential densities in a manufactured park shall be as follows:
i.
Minimum of 15 feet of separation maintained between all homes on the site, unless the flexible setback option set forth in subsection (A)(3) of this section is used.
ii.
Accessory structures shall be located no closer than:
(A)
Ten feet to homes on adjacent spaces, unless constructed of noncombustible materials, in which case the minimum setback shall be five feet;
(B)
Five feet, with one-hour fire walls, to accessory structures on adjacent spaces and accessory structures on the same space;
(C)
Ten feet to home on the same individual lot, except a carport may be attached to the home; the separation may be waived when accessory structures or garages are constructed of noncombustible materials.
c.
No home or accessory building shall be closer than 20 feet to any park boundary or street right-of-way, nor closer than 10 feet to an interior private street.
d.
Combustible attachments such as entry landing and steps may intrude a maximum of four feet into the separation distance. This combustible attachment shall not exceed 25 percent of the length of the structure dimension. The facing structures may not have combustible attachments that are parallel or overlapping.
3.
Alternative Design Standards.
a.
Building separation requirements or setbacks between manufactured/mobile homes and accessory structures on adjacent spaces may be modified, provided:
i.
Less than 15 feet separation, homes must have one-hour fire walls on the facing walls.
ii.
Six feet or less separation, homes must meet the same requirements as common walls.
iii.
The common walls must meet the fire protection standards set forth in the Uniform Building Code and the standards set forth in the International Fire Code for duplexes, multifamily and condominium developments, and:
(A)
Rental agreement clauses, bylaws, or other legal mechanisms shall stipulate maintenance responsibilities for structures, fences, and yards.
iv.
Private streets may be used with a minimum driving surface of 22 feet in width, provided:
(A)
The streets comply in all other respects with the road standards;
(B)
All required parking is located off-street;
(C)
Such streets shall not:
(1)
Directly connect two or more points of vehicular access to the park;
(2)
Serve over 100 dwelling units within the park.
v.
No home or accessory building shall be closer than 20 feet to any park boundary or street right-of-way, nor closer than 10 feet to an interior private street.
(Formerly § 17.36.060; Ord. 40-07 § 1, 2007; Ord. 15-17 § 1 (Exh. A), 2017; Ord. 21-20 § 11, 2020; Ord. 15-21 § 7, 2021)
§ 17.36.040 General regulations.
For provisions on general regulations, see Chapter 17.54 WRMC, Article I.
(Formerly § 17.36.070; Ord. 40-07 § 1, 2007; Ord. 15-17 § 1 (Exh. A), 2017; Ord. 21-20 § 11, 2020; Ord. 15-21 § 7, 2021)
§ 17.36.200 Streets and walkways.
A.
The street system shall be continuous with no dead ends and with a minimum turning radius of 100 feet.
B.
Minimum street width shall be 36 feet from curb to curb where on-street guest parking is provided.
C.
All streets shall be paved and include curbs and gutters as to meet the city of West Richland's street standards for an urban roadway. Streets shall be paved with asphaltic concrete.
D.
All walkways to service and/or community buildings shall be a minimum of five feet in width.
E.
Entrance walks shall be a minimum of three feet in width and shall be provided from the street to the mobile home site.
F.
Every manufactured home park shall contain direct access to a public street or road having a right-of-way width of at least 50 feet.
(Ord. 21-20 § 11, 2020)
§ 17.36.220 Additions and improvements – Permit required.
A.
Building permits are required to erect, construct, enlarge, alter or repair any additions, carports, patio, utility sheds, fence or site screen on a mobile home site. All such work shall be accomplished in accordance with the city building code.
B.
No permanent additions shall be made to any mobile home parked in a mobile home park without written approval of the Washington State Department of Labor and Industries and the mobile home park management and the city of West Richland community development department.
C.
No portion of any building or structure shall be permitted to encroach the required front, side or rear yards of any mobile home site.
(Ord. 21-20 § 11, 2020)
§ 17.36.230 Street names – Site numbering.
Every private street within the mobile/manufactured home park boundaries shall be named and the names clearly posted. Every mobile/manufactured home site shall have a number which will be clearly visible from the roadway at all times.
(Ord. 21-20 § 11, 2020)
§ 17.36.240 Screening – Planting strips – Maintenance.
A.
A planting strip, not less than 20 feet in width, shall be located along all lot lines of a mobile home park not bordering a public street; except such distance may be reduced to five feet if a six-foot masonry wall is provided. Such planting strips shall consist of not less than one row of deciduous and/or evergreen trees, spaced not more than 40 feet apart and not less than three rows of shrubs, spaced not more than eight feet apart, of which the trees will grow to a height of seven feet or more after one full growing season and of which the shrubs will eventually grow to a height of not less than six feet.
B.
The setback areas of a mobile home park adjoining a public street shall be planted in lawn or shrubbery.
C.
All such required lawn and/or landscaping shall be maintained in a healthy living condition for the life of the mobile home park.
(Ord. 21-20 § 11, 2020)
§ 17.36.250 Recreational areas – Manufactured home parks.
A central recreation area shall be established in each mobile/manufactured home park created pursuant to the provisions of this title.
A.
The minimum land area set aside for recreational activities shall be at least 150 square feet times the number of mobile home sites in the mobile home park of which no more than 50 percent may be lawn/grass area.
B.
The recreation area may contain community clubhouses, swimming pools, shuffleboard courts and similar facilities, provided the total recreation areas meet the above stated minimum size.
C.
The recreational areas shall be easily accessible, improved, and maintained in such a manner to provide adequate recreational facilities for the residents of a mobile/manufactured home park.
(Ord. 21-20 § 11, 2020)
§ 17.36.290 Manager – Duties.
It shall be the duty and responsibility of the mobile/manufactured home park manager or attendant together with the licensees to:
A.
Keep at all times a register of occupants showing:
1.
Names and addresses;
2.
Make, model and license number of each mobile/manufactured home;
3.
The state and county issuing the mobile/manufactured home license;
4.
Date of arrival and departure;
B.
Notify park occupants of all applicable provisions of the regulations and inform the occupants of their responsibilities;
C.
Supervise the placement and removal of each mobile/manufactured home on its site, and shall in particular be responsible for the connection of the mobile home or recreational vehicle to sewer and water connections;
D.
Ensure provisions of this title are complied with and enforced and report promptly to the proper authorities any violations of this title or other violations of ordinances or laws which come to his or her attention;
E.
Prevent the running at large of dogs, cats or other animals or pets belonging to residents of the park;
F.
Maintain the park in a clean, orderly and sanitary condition at all times and prevent the accumulation of combustible materials, equipment or weeds adjacent to or under the mobile home or recreational vehicle;
G.
Refuse the rental of space to mobile homes or recreational vehicles which are dilapidated or are a fire or health menace;
H.
Maintain, in designated places, fire extinguishers approved by the fire department;
I.
Prohibit the parking of any mobile/manufactured home or recreational vehicle so that it will obstruct a walkway or roadway;
J.
Prohibit the parking of a mobile/manufactured home or recreational vehicle in that park when a site is not available.
(Ord. 21-20 § 11, 2020)
§ 17.36.300 Off-street parking – Manufactured home park.
A minimum of two off-street parking spaces shall be provided for each manufactured home site. The parking spaces, each 180 square feet in area (nine feet by 20 feet), shall be located within each individual manufactured home site area and shall not be part of the minimum pavement width for internal circulation.
(Ord. 21-20 § 11, 2020)
§ 17.36.310 Design standards for new manufactured home parks.
A.
Manufactured home parks shall require approval of a binding site plan and site plan review pursuant to WRMC Title 16, Division of Land.
B.
Manufactured home park density shall not exceed 15 units per acre. A minimum of five manufactured home spaces shall be required per park. The minimum home site (space) shall not be less than 2,900 square feet.
C.
Manufactured home parks shall provide not less than 10 percent of the gross area of the park for common open space for the use of its residents.
D.
Each manufactured home space shall have direct frontage on a public or private street.
E.
Required open space shall be accessible to all residential units and shall be suitable for active and passive recreational purposes, subject to the following:
1.
Open space shall not include required yards, parking areas, required landscaped areas or required spacing between structures;
2.
The amount of open space may be reduced by up to 25 percent where at least two of the following amenities are provided:
a.
Play or sports courts;
b.
Playgrounds with equipment;
c.
Trails or pedestrian walkways not required for access to residential units or parking areas;
d.
Swimming pools;
e.
Gazebos; or
f.
Clubhouses.
3.
Where stormwater facilities are of sufficient size and designed as amenities, the required open space may be reduced by an additional 25 percent;
4.
In no event shall the amount of required open space be reduced by more than 50 percent.
(Ord. 21-20 § 11, 2020)
§ 17.36.320 Other conditions for compatibility.
The review authority may impose other conditions, such as additional parking, improved access, landscaping or minimum screening, to ensure the proposed use is compatible with the surrounding character.
(Ord. 21-20 § 11, 2020)
