HomeMy WebLinkAbout2990Ordinance No. 2990
(Amending or Repealing Ordinances)
CFN=207 - Mobile Home Park Code
Passed - 8/20/1991
Relating to Mobile Home Parks, amending The Kent Mobile Home Park Code,
Chapter 12.08 of the Kent City Code, by adding new nonconforming Mobile
Home Park Standards, making minor text revisions for consistency with
existing city codes and policies, and renumbering certain sections
Amended by Ord. 3614 (Secs. 12.05.020;12.15.030;12.15.040
(formerly 12.08.040, .050, .06.0)
Amended by Ord. 3690 (Sec. 12.05.140)
Amended by Ord. 4050 (secs. 12.05.040; .050; .080; .100; .110;
.120; .140; .150; .160; .260; .270; .300; .370; repeal Secs.
12.05.070;12.05.090)
The date ["Beginning July 1, 1998"] has led to confusion This date will be deleted from cover sheets of
ordinance/resolution revision pages. This cover sheet will be deleted on electronic pages only, no other
deletions or changes -have been made to the document —6/21/2412.
ORDINANCE NO. ACI q O
AN ORDINANCE relating to mobile home
/vAparks, amending the Kent Mobile Home Park
U Code, Chapter 12.08 of the Kent City Code,
by adding new nonconforming mobile home
park standards, making minor text revisions
for consistency with existing City codes
and policies, and renumbering certain
sections.
THE CITY COUNCIL OF THE CITY OF KENT, WASHINGTON,
HEREBY ORDAINS AS FOLLOWS:
Section 1. The Mobile Home Park Code, Chapter 12.08
of the Kent City Code (Ordinance 2077) is amended as set forth
in Exhibit A, attached hereto.
Section 2. Severability. The provisions of this
ordinance are declared to be separate and severable. The
invalidity of any clause, sentence, paragraph, subdivision,
section or portion of this ordinance, or the invalidity of the
application thereof to any person or circumstance shall not
affect the validity of the remainder of this ordinance, or the
validity of its application to other persons or circumstances.
Section 3. Effective date. This ordinance shall
take effect and be in force thirty (30) days from the time of
its final approval and passa\as provided by law.
D KELLEHER, MAYOR
ATTEST:
BRENDA JACOBER,
I;
a- C -O-- `✓
CITY CLERK
APPROVED AS TO FORM:
-----------
A4GA . L , ITY ATT Y
PASSED the
APPROVED the
PUBLISHED the
day of — 1991.
day of fit- , 1991.
day of1991.
I hereby certify that this is a true and correct
copy of Ordinance No. 1-9990 - , passed by the City Council of
the City of Kent, Washington, and approved by the Mayor of the
City of Kent as hereon indicated.
mobhm.ord
BRENDA JACOBER,//DE TY CITY CLERK
i
OA
CITY OF KENT
CHAPTER 12.08
MOBILE HOME PARK CODE
A code of the City of Kent, Washington, providing for the municipal adoption of
rules, regulations, requirements, standards, and procedures for the approval or
disapproval of development of mobile home parks; providing for the exception and
variation thereto in hardship cases; providing penalties for the violation of such
adopted rules, requirements, regulations, and standards; providing for the
effectuation of the expressed and implied authority of the City of Kent in accordance
with the intent of the state statutes.
EXHIBIT A
City of Kent Mobile Home Park Code
SECTION I
12.08.010. ADOPTED. There is adopted upon the effective date of the ordinance
codified in this Chapter and upon the filing of three copies with the Kent City Clerk, that
certain code known as the "Kent Mobile Home Park Code," together with all amendments
and additions thereto. (0.2077, §1)
12.08.0.20. AMENDMENTS. The Kent Mobile Home Park Code may be amended by
the City Council at any regular City Council meeting upon motion duly made, seconded and
passed. (0.2077, § 2)
12.08.030. TITLE. This code shall hereinafter be known as the "City of Kent Mobile
Home Park Code."
12.08.040. PURPOSE. The purpose of this code is to provide rules, regulations,
requirements, and standards for the development of mobile home parks in the City of Kent,
insuring that the public health, safety, general welfare and aesthetics of the City of Kent
shall be promoted and protected; that orderly growth, development, and the conservation,
protection, and proper use of land shall be insured; that proper provisions for all public
facilities (including circulation, utilities, and services) shall be made; that maximum advantage
of site characteristics shall be taken into consideration; and that conformance with provisions
set forth in the City of Kent Comprehensive Plan, Zoning Code and Subdivision Code shall
be insured.
12.08.050. SCOPE. This code applies to any acquisition of land, improvement of
land, or the development of land for mobile home park use. This code shall apply to all lands
within the corporate boundaries of the City of Kent.
Where this code imposes greater restrictions or higher standards upon the
development of land than other laws, ordinances, codes or restrictive covenants, the
provisions of this code shall prevail. Any expansion, reconstruction, or modification of an
existing mobile home park shall comply with the standards, specifications, and procedures
of this code.
Any units brought into an. existing mobile home park; any mobile home relocated on
its own lot or onto any other lot; and any additions to the structure or structures present on
any lot (e.g. storage buildings, canopies, decks, patios, fences, etc.)must comply with this
code as well as all other applicable City codes and regulations.
12.08.060. ENFORCEMENT. It shall be the duty of the Building pifee Official to
enforce all provisions of this code after a Final Site Plan has been approved. The Building
DiFeete Official she# may inspect eaeh any mobile home park in order to
+rise
ygdfy compliance with this code. Also, each mobile home shall be inspected when
it is placed on a mobile home lot to insure that all setback, separation requirements, etc., are
City of Kent Mobile Home Park Code
met. Such inspection shall be performed at the time said mobile home is placed on the lot
or as soon thereafter as is reasonably practicable. Failure to make such inspection shall not
constitute a waiver of any of the provisions of this Code. For inspection purposes, the
Building laifeetef Official or his duly authorized representative shall have the right and is
hereby empowered to enter any mobile home park.
The Building DepaFtffi Code Enforcement Division of the Fire Department may
require a permit for the placement of a mobile home on a lot and may charge for said permit.
If, after due investigation, the Building 04feetef Official determines that any provisions
of this code have been violated, the mobile home park owner shall have 14 days to remedy
the violations. If the violations are not corrected within 14 days, the violations shall be
forwarded to the City Attorney for action under 12.08.420 Penalties.
12.08.070. DEFINITIONS. For the- purpose of this code certain terms, phrases,
words, and their derivatives shall be construed as specified in this Section. Words used in
the singular include the plural, and the plural the singular. The words "shall" and "will" are
mandatory; the word "may" is permissive.
12.08.071. ACCESSORY STRUCTURE Any structure on an interior mobile home
lot or site that is appurtenant to the principally permitted mobile home or nonconforming
recreational vehicle.
. 12.08.072. CITY COUNCIL. The City Council of the City of Kent,
Washington.
,.
1 08-7_� 0
.T-,-. 12.08.073 COMBINING DISTRICT. District regulations superimpose
on an underlying zone district which impose additional regulations for specific uses, and
which are valid for a stipulated time period. Uses permitted by the underlying zone may also
be developed.
3. 12.08.074. COMMON OPEN SPACE. A parcel or parcels of land or an
area of water or a combination of land and water within the site designated for a mobile
home park which are designed and intended for the use or enjoyment of residents of the
park. Common open space may contain such complimentary structures and improvements
as are necessary and appropriate for the benefit and enjoyment of residents of the mobile
home park. Common open space may also include all landscaped buffer areas.
1-2.0$:04. 12.08.075. COMPREHENSIVE PLAN. The plans, maps and reports
which comprise the official City development plan as adopted by the City Council in
accordance with RCW 35.63 or RCW 35A.
-12.08.07-&. 12.08.076. COUNTY AUDITOR. As defined in Chapter 36.22 RCW or
the office of the person assigned such duties under the King County Charter.
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City of Kent Mobile Home Park Code
12.08--07. 12.08.077. CONDITIONAL USE AND CONDITIONAL USE PERMIT. A
use permitted in a zoning district only after review and approval by the
Hearing Examiner. Conditional uses are such that they may be compatible only on certain
conditions in specific locations in a zoning district, or if the site is regulated in a certain
manner.
i 2.08.077. 12.08.078. CUL-DE-SAC. A.short street having one er)d open to traffic
and being terminated at the other end by a vehicular turn -around.
_. 12.08.079. DEDICATION. A deliberate appropriation of land by its
owner for any general and public uses, reserving to himself no other rights than such as are
compatible with the full exercise and enjoyment of the public uses to which the property has
been devoted. The intention to dedicate shall be evidenced by the owner by the presentment
for filing of a final site plan showing the dedication thereon; and, the acceptance by the
public shall be evidenced by the approval of such site plan for filing by the City of Kent.
�.^-, _-�79. 12.08.080. DEPENDENT UNIT. A mobile home that does not have toilet
and bathtub or shower facilities.
44*-G&G. 12.08.081. DEVELOPER. The person, firm or corporation developing
a mobile home park.
12.08.08-1-. 12.08.082. HEARING EXAMINER (Land Use). A person appointed by
the City Administrator to conduct public hearings on applications outlined in the City
ordinance creating the Hearing Examiner, and who prepares a record, findings of fact and
conclusions on such applications.
1 2.^-r=-vw82. 12.08.083. INDEPENDENT UNIT. A mobile home that has a toilet and
bathtub or shower facilities.
44 Ga- G83. 12.08.084. LOT. A fractional part of subdivided lands having fixed
boundaries, being of sufficient area and dimension to meet minimum zoning requirements for
width and area. The term shall include tracts or parcels.
12.08.084. 12.08.085. LOT, CORNER. A lot abutting upon two (2) or more streets
at their intersection, or upon two (2) parts of the same street, such streets or parts of the
same street forming an interior angle of less than one hundred thirty-five (135) degrees
within the lot lines.
42- 1:98-&. 12.08.086. LOT FRONTAGE. The front of a lot shall be that portion
nearest the street.
4-2 Q$ . 12.08.087. LOT LINES. The lines bounding the lot.
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City of Kent Mobile Home Park Code
42.08-0$:7. 12.08.088. LOT MEASUREMENTS.
A. Depth of a lot shall be considered to be the distance between the foremost points
of the side lot lines in front and the rear -most points of the side lot lines in the rear.
B. Width of a lot shall be considered to be the distance between the side lines
connecting front and rear lot lines, provided, however, that width between side lot lines at
their foremost points (where they intersect with the street line) shall not be less than eighty
(80) percent of the required lot width except in the case of lots on the turning circle of
cul-de-sacs, where eighty (80) percent requirement shall not apply.
32 ur -- — 12.08.089. LOT, THROUGH. A lot that has both ends fronting on a
street. Either end may be considered front.
12.0&994. 12.08.090. MEANDER LINE. A line along a body of water intended to
be used solely as a reference for surveying.
12.08.09G. 12.08.091. MOBILE HOME. A factory constructed residential unit with
its own independent sanitary facilities, that is intended for year round occupancy, and is
composed of one or more major components which are mobile in that they can be supported-
by
upportedby wheels attached to their own integral frame or structure and towed by an attachment to
that frame or structure over the public highway under trailer license or by special permit.
122.08.094-. 12.08.092. MOBILE HOME LOT OR SITE. A lot or site designed to
accommodate a mobile home in a mobile home park.
12.08.0 12.08.093. MOBILE HOME PARK. An area under one ownership
designed to accommodate five (5) or more mobile homes according to the provisions of this
code.
12 08 094 NONCONFORMING USE OR STRUCTURE - Any mobile home park,
individual mobile home recreational vehicle accessory structure mobile home Int or si
tg
dimension established arior to the effective date of this code or subsequent amendm nt to
it which would not be permitted by or is not in full compliance with the regulations of this
ordinance.
112.08.094. 12.08.095. OFFICIAL PLANS. Those maps, development plans, or
portions thereof, adopted by the City Council of the City of Kent as provided in RCW
35A.63.100, as amended. Such plans or maps shall be deemed to be conclusive with
respect to the location and width of streets, public parks, and playgrounds and drainage
rights-of-way as may be shown thereon.
12.08.094. 12.08.096. PERFORMANCE BOND OR GUARANTEE. That security
which may be accepted in lieu of a requirement that certain improvements be,made before
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City of Kent Mobile Home Park Code
the City Council approves the Final Site Plan including performance bonds, escrow
agreements, and other similar collateral or surety agreements.
. 12.08.097. PLANNING COMMISSION. That body as defined in
Ordinance 1674, City of Kent.
42.0 93 . 12.08.098. RECREATIONAL VEHICLE. Any vehicle or structure so
designed and constructed to permit occupancy thereof, with sleeping quarters for one (1)
or more persons, and constructed in such manner as to permit its being used as a
conveyance upon the public streets or highways and duly licensable as such, propelled,
drawn or transported by its own or other power.
-a-z ggrQ9�. 12.08.099. SERVICE BUILDING. A building housing separate toilet,
lavatory, and bath or shower accommodations for men and women, with separate service
sink and laundry facilities.
4-2.0 $98. 12.08.100. SETBACKS. The minimum allowable horizontal distance
from a given point or line of reference, such as a street right-of-way, to the nearest vertical
wall or other element of a mobile home or appurtenant structure. All setbacks from a line
of reference shall be measured on a line perpendicular to said line of reference.
42-.a8�-QQ. 12.08.101 ZONING FOR MOBILE HOME VEHICLE PARKS. Mobile home
parks shall be developed in existing mobile home park zones or in mobile home park
combining districts as they may be designated by the City Council. All land zoned for
residential uses, except R-1, Single -Family Residential District, may be considered for a
mobile home park combining district.
City of Kent Mobile Home Park Code
SECTION II
12.08.200. OUTLINE OF PROCEDURES.
12.08.210. PRELIMINARY MEETING. Any person who desires to develop a mobile
home park in the City of Kent shall consult the Planning Department at an early date on an
informal basis in order to become familiar with the requirements of this code. The Planning
Department will arrange an informal meeting between the developer and all pertinent City
Departments so that the developer may obtain details of all City requirements and thus
determine the feasibility of the project proposal prior to actual preparation and submission
of development plans.
12.08.220. APPLICATION FOR MOBILE HOME PARK - GENERAL OVERVIEW OF
PROCEDURES. The general procedure for submitting and processing applications for a
mobile home park are as follows: preparation and submission to the Planning Department
of a tentative site plan of the proposed mobile home park; submission of a preliminary site
plan to the Planning Department, Hearing Examiner and City Council for public hearing;
installation or bonding of improvements according to the approved site plan; and recordation
of the approved final site plan with the Planning Department and City Clerk.
12.08.230. DETAILED PROCEDURES.
12.08.240. TENTATIVE SITE PLAN PROCEDURES.
12.08.241. Application. Applications for a tentative site plan meeting and review
shall be filed with the Planning Department. Twelve (12) copies of the tentative site plan
shall be filed.
12.08.242. Map Scale and Documentation. The scale and information required for
a tentative site plan shall be in accordance with Section 12 08 253 (Preliminary Site Plan
Map), except that the scale and information do. not need to be precise.
12.08.243. Referral to Other Departments. The Planning Department shall transmit
copies of the tentative site plan to the following departments: the Public Works Department;
the Building Department; and the Fire Department; the Health Agency; and each of the Public
Utility Agencies serving the area.
12.08.244. Tentative Site Plan Meeting. A meeting attended by the applicant and
those departments and agencies receiving copies of the tentative site plan will be held no
earlier than six (6) days and no later than fifteen (15) days after receipt of the. application.
Any recommendations of the various departments for revision of the tentative site plan
should be discussed at such meeting as well as recorded in writing:
City of Kent Mobile Home Park Code
12.08.245. General Requirements or Findings for the Tentative Site Plan. Following
the aforesaid tentative site plan meeting, and receipt of the recommendations of the other
City departments and interested agencies, the Planning Department shall find if the tentative
site plan:
A. Is in general conformance with the regulations of this code;
B. Is in general conformance with the circulation pattern established or proposed for
the area in which the mobile home park will be developed;
C. Is in conformance with sewer, water,,and other utility plans for.the area;
D. Is not detrimental to its natural and man-made surroundings. Copies of these
findings will be transmitted to the applicant and all agencies attending the tentative site plan
meeting.
12.08.246. Further Action. If the tentative site plan is found to meet the above
guidelines, or is modified as per the suggestions presented at the tentative site plan meeting,
the applicant should proceed to the preliminary site plan stage. If the tentative site plan is
not found to be consistent with the guidelines, a preliminary site plan may still be submitted
to the Planning Department together with a written request for an exception to the
requirements of this Code (See Section 12.08.4 1. 0 Exceptions)
12.08.250. PRELIMINARY SITE PLAN PROCEDURES.
12.08.251. Zoning. If the proposed mobile home park lies within an existing Mobile
Home Park Combining District (MHP), the procedure for processing the mobile home site plan
shall be as outlined in Section 12.08.220 A lication for Mobile Home Park - General
Overview of Procedures. if the proposed mobile home park does not lie within an existing
MHP zone, an application for the Mobile Home Combining District shall be applied for and
considered concurrently with the preliminary site plan.
12.08.252. Application.
A. Application for a preliminary site plan approval (and for the Mobile Home
Combining District, if necessary) shall be filed with the Planning Department on forms
prescribed by the Planning Department_
Said application shall be submitted at least
forty-five (45) days prior to the next regularly scheduled public hearing date and shall be
heard by the Hearing Examiner within one hundred (100) days of the date of said application
provided however, that this period may be extended in any case for which an
environmental impact statement is required. If a full Environmental Impact Statement is
required under the State Environmental Policy Act the applicant shall not file the preliminary
site plan application until such time as the Draft Environmental Impact Statement is ready
for circulation.
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City of Kent Mobile Home Park Code
B. Twelve (12) copies of the preliminary Site plan shall be submitted.
12.08.253. Preliminary Site Plan Requirement. The following shall be part of the
preliminary site plan:
A. Vicinity Mapr. A vicinity map of the area, adequate to show the location of the
proposed mobile home park.
B. Preliminary Site Plan. The preliminary site plan shall include the entire parcel
zoned MHP or is to be zoned MHP and shall conform to the following:
1. The mobile home park name, the name and address of the developer, and the
name and address of owner or owners.
2. The date of preparation, the true north point, a graphic scale and legal
description of the MHP district.
3. Preliminary site plans shall be drawn to an appropriate engineering (decimal)
scale, preferably not less than one hundred feet to the inch.
4. Show the location of existing and proposed platted property lines, and
existing section lines, streets, buildings, water courses, railroads, bridges, and any recorded
public or private utility or roadway easements, both on the land to be subdivided and on the
adjoining lands (land that abuts the proposed subdivision), to a distance of one -hundred
(100) feet from the edge of the subject property.
5. Contours and/or elevations (at five foot intervals minimum) shall be shown
to that extent necessary to accurately predict drainage characteristics. of the property.
Contour lines shall be extended at least one -hundred (100) feet beyond the oundaries of the
proposed mobile home park.
6. Give the names, locations, widths, and other dimensions of proposed streets,
alleys, easements, parks and other open spaces, reservations, and utilities.
7. Indicate the total acreage of the mobile home park; the number of lots; the
area of the smallest lot and the approximate square footage and approximate percent of total
acreage in open space.
8. Indicate the dimensions of each lot.
9. Indicate the location, dimensions and design of off-street parking facilities
within the site.
10. Indicate the proposed location and horizontal and vertical dimensions of all
buildings and structures to be located on the site.
D:3
City of Kent Mobile Home Park Code
11. Indicate proposed grading, drainage and landscaping plans.
12.08.254. Referral to Other City Departments and Agencies. The Planning
Department shall distribute copies of the preliminary map to the Public Works Department,
the Building Department, the Health Agency, the Fire Department, the school district, and
each of the Public Utility Agencies serving the area in which the Mobile Home Park is to be
developed. Each department or agency may file recommendations with the Planning
Department within ten (10) days of receipt of the preliminary site plan; or in the event that
a preliminary site plan meeting should be called by the Planning Department, may present
their recommendation at that time.
12.08.255. Preliminary Site Plan Meeting. The Planning Department shall compare
the applicant's tentative and preliminary site plan and shall reach a decision within three (3)
working days after the applicant's submission, as to whether a preliminary site plan meeting
is necessary. A preliminary site plan meeting may be deemed necessary when there are
significant differences between the tentative and preliminary site plans. The determination
of the necessity of a preliminary site plan meeting shall be based on the following
considerations:
A. The degree of commonality between the two plans (i.e. is the preliminary site
plan a refinement of the tentative site plan, or is it a completely new site plan for the same
property?).
B. The presence or absence of revisions present in the preliminary site plan resulting
from objections raised at the tentative site plan meeting.
12.08.256. Hearing Examiner Public Hearing.
A. The Hearing Examiner shall hold public hearings first on the proposed MHP district
(if not already zoned MHP), and then if the MHP district is approved, on a preliminary site
plan. The Hearing Examiners all hold the ublic hearings on a rezone to MHP Mobile Home
Park and the oreliminary site plan (Special Use - Combining District). Said annlication(s)
shall be submitted at least forty-five (45) days orior to the next regularly scheduled public
hearing date and shall be heard by the Hearing Examiner within one hundred (100) days of
the date of said aonlication orovided however that this period may be extended in any case
for which an environmental impact statement is required. The Hearing Examiner shall forward
its recommendations to the Kent City Council. The Examiner shall file a decision with the
City Council at the expiration of the period provided fora re -hearing or within fourteen 14
day of the conclusion of a re -hearing if one is conducted.
Said ie8Fi 19 Ei)(aff+i+vef-pt4Ae
Within 30
30) days of receipt of the Hearing Examiner's recommendation the City Council shall a
a regular public hearing consider said recommendation.
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City of Kent Mobile Home Park Code
B. The Planning Department shall give notice in the following manner:
1, Thm 3 �c One notice of the public hearing shall be posted on or
adjacent to the subject property at least ten (10) days prior to the public hearing.
2. One (1) notice of the public hearing shall be given in a newspaper of general
circulation at least ten (10) days prior to the public hearing.
3, nth N ice shall be given to all property owners within at least 200 feet
and when determined by the Planning Director a greater distance of the exterior boundaries
of the property subject of the application. Such notice to be sent ten (10) days prior to the
public hearing. The failure of any property owner to receive said notice of hearing will not
invalidate the proceedings.
4. All hearing notices shall include a legal description of the location of the
proposed mobile home park and either a vicinity location sketch or a location description in
nonlegal language.
12.08.257. Health Agency Recommendation. The health agencies responsible for
approval of the proposed means of sewage disposal and water supply shall file with the
Planning Department, prior to the Hearing Examiner's public hearing on the preliminary site
plan, written statements as to the general adequacy of the proposed means of sewage
disposal and water supply.
12.08.258. City Council Action. The City Council shall hold a public hearing within
30 days of the date of receipt of the Hearing Examiner's recommendation.
12.08.259. Approval Period. Preliminary site plans of any proposed mobile home
park shall be approved, disapproved, or returned to the applicant for modification or
correction within ninety (90) days from the date of submission, unless the applicant consents
to an extension of such time period.
12.08.260. Exoiration Date. If the use for which the MHP district site. plan was
approved is not begun within one year, approval of the MHP district and preliminary site plan
shall lapse one (1) year from the date of said approval unless the City Council grants an
extension of time for a period of not greater than one (1) year.
12.08.270. INSTALLATION OF IMPROVEMENTS OR BONDING IN LIEU OF
IMPROVEMENTS.
12.08.271. Required Imorovgments. The following tangible improvements maybe
required before a final site plan is submitted; every developer may be required to grade and
pave streets and alleys, install curbs and gutters, sidewalks, monuments, sanitary and storm
sewers, street lights, water mains and street name signs, together with all appurtenances
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City of Kent Mobile Home Park Code
thereto in accordance with specifications and standards of this code, approved by the Public
Works Department and in accordance with other standards of the City.
12.08.272. Inspection Approval and Fees. The Public Works Department shall be
responsible for the supervision, inspection and acceptance of all required mobile home park
improvements and shall ake ahourlcosttherefore
shall include the wages of the inspector and the
cost to the City of Kent.. The y Y
City's cost for fringe benefits calculated on an hourly basis.
12.08.273. Permits. Prior to proceeding with the mobile home park improvements,
the developer shall make application for such permits from the City as are necessary. The
developer is also responsible for complying with .all permit requirements. of other federal,
state and local agencies.
12.08.274. Deferred Improvements. No final site plan shall be submitted to the City
Council until all improvements are constructed in a satisfactory manner and approved by the
responsible departments or a bond has been satisfactorily posted for deferred improvements.
A. Bonds. If a developer wishes to defer certain on-site improvements until
construction, written application shall be made to the Public Works and Planning
Departments stating the reasons why such delay is necessary. If the deferment is approved,
the developer shall furnish a performance bond to the City in the amount equal to a minimum
of one hundred fifty (150) percent of the estimated cost of the required improvements. The
decision of the City Engineer and Planning Director as to amount of such bond shall be
conclusive.
B. Time Limit. Such bond shall list the exact work that shall be performed by the
applicant and shall specify that all of the deferred improvements be completed within the
time established by the Department of Public Works; and if no time is established, then not
later than one (1) year after approval of the final map by the City Council. The bond shall
be held by the City Clerk.
C. Check in Lieu of Bond. The developer may substitute an assignment of funds in
lieu of a performance bond. Such assignment shall be made payable to the City Treasurer
and shall be in the same amount as the bond it is substituting.
D. Proceed Against Bond or Other Security. The City reserves the right, in addition
to all other remedies available to it by law, to proceed against such bond or other payment
in lieu thereof. In case of any suit or action to enforce any provisions of this code, the
developer shall pay unto the City all costs incidental to such litigation including reasonable
attorney's fees. The applicant shall enter into an agreement with the City requiring payment
of such attorney's fees.
E. Binding Upon Applicant. The requirement of the posting of any performance
bond or other security shall be binding on the applicant, his heirs, successors and assigns.
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City of trent Mobile Home Park Code
F. Notification to Planning Department. The Public Works Department shall notify
the Planning Department in writing of the following: the improvements deferred, amount of
bond or check deposited, time limit of bond or check, name of bonding company, and any
other pertinent information.
12.08.275. Certificates of Completion. The Public Works Department shall submit
a certificate in duplicate to the Planning Department verifying that the developer has
completed the required installations and/or bonding in accordance with the provisions of this
code and the specifications and standards of the departments. One (1) copy of the
completed certificate shall be furnished to the developer by the Planning Department together
with a notice advising him to proceed with preparation of a final site plan for that portion of
the area in which minimum improvements have been installed and approved or adequate
security has been posted. Certificate originals shall be retained by the Planning Department.
12.08.280. FINAL SITE PLAN PROCEDURES.
A. Application.
1. Application for the final site plan approval shall be filed with the Planning
Department on forms prescribed by the Planning Department.
2. Eleven (1 1) copies of the final site plan plus the original shall be submitted.
B. Final Site Plan Requirements.
1. The final site plan shall be drawn to a scale of not less than one (1) inch
representing one hundred (100) feet unless otherwise approved by the Planning Department
on sheets eighteen (18) by twenty-two (22) inches. Five copies of the final site plan shall
be submitted.
2. Approval of the final site plan shall be evidenced by the signatures of the
Public Works Director and Planning Director on said site plan. The approved site plan shall
then be filed with the City Clerk and Planning Department.
C. Occupancy. A permit to occupy a mobile home park shall be issued by the
Building Department.
City of Kent Mobile Home Park Code
SECTION III
12.08.300. REQUIREMENTS AND STANDARDS.
12.08.310. ENVIRONMENTAL CONSIDERATIONS.
A. All mobile home parks shall provide for the protection of valuable, irreplaceable
environmental amenities and make the mobile home park development as compatible as
possible with the ecological balance of the area. The goals are to preserve drainage patterns,
prevent erosion and to preserve trees and natural vegetation. This is beneficial to the City
in lessening the costs of the development to the City as a whole, and to the developer in
creating an attractive and quality environment. Land which is found to be unsuitable for
development includes land with features likely to be harmful to the safety and general health
of the future residents (such as lands adversely affected by flooding, bad drainage, steep
slopes, rock formations). Land which the City Council considers inappropriate for mobile
home park development shall not be so developed unless adequate methods are provided as
safeguards against these adverse conditions.
B. Flood Control Zone. If any portion of the land within the mobile home park is
subject to flood, or inundation, or is in a flood control zone according to RCW 86.16, that
portion of the mobile home park shall have written approval of the Department of Ecology
prior to the City Council hearing on the preliminary site plan.
C. Trees. Every reasonable effort shall be made to preserve existing trees.
D. Streams.
1. Every effort shall be made to preserve existing streams, bodies of water,
marshes and bogs.
2. If a stream passes through any of the subject property, a plan shall be
presented which indicates how the stream will be preserved; methodology should include an
overflow area, and an attempt to minimize the disturbance of the natural channel and stream
bed.
3. The piping or tunneling of water shall be discouraged and allowed only when
going under streets.
4. Every effort shall be made to keep all streams and bodies of water clear of
debris and pollutants.
E. National Flood Insurance Regulations. Any mobile home park lying within an area
subject to National Flood Insurance Regulations must comply with those regulations when
such regulations are more restrictive than this Code.
13
0
City of Kent Mobile Home Park Code
12.08.320. COMPATIBILITY WITH EXISTING LAND USE AND PLANS.
A. Buffer Between Uses. Mobile home parks shall provide buffer strips along all
boundary property lines. All buffer strips shall be at least 10' in width.
B. Continuity with Improved Additions. No plan for a mobile home park shall be
approved by the City Council unless the streets shown therein are connected. by surfaced
road or street (according to City of Kent specifications) to an existing street or highway.
C. Conformity with Existing Plans. The location of all streets shall conform to any
adopted plans for streets in the City of Kent.
D. TrailsPlan. If a mobile home park is located in the area of an officially designated
trail, provisions may be made for reservation of the right-of-way or for easements to the City
for trail purposes.
12.08.330. GRADE AND FILL PERMIT. A grading permit shall be required _as per
Chapter 70 of the Uniform Building Code as adopted by City of Kent, prior to any grading
or filling.
12.08.340. MINIMUM REQUIREMENTS AND STANDARDS. Mobile Home Parks shall
comply with the following minimum requirements and standards:
12.08.341. Number of Units. A minimum of five (5) mobile home spaces shall be
required in a mobile home park.
12.08.342. Access. A mobile home park containing more than twenty (20) spaces
shall have at least two (2) places of access, at least one (1) of which shall be on a major or
secondary street as defined by the City of Kent Street Plan.
A fixed lighted map indicating unit numbers, and street names shall be placed at all
entrances of the mobile home park.
No entrance or exit from a mobile home park shall be closer than fifty (50) feet to a
street intersection measured from the nearest right-of-way line of the intersecting street.
One access may be for emergency use only.
12.08.343. Buffer Strip. A ten (10) foot minimum width buffer strip will be required
on all boundaries of the mobile home park. A wall, 100% sight -obscuring fence or landscape
screen shall be established along all boundaries of the park. The ten foot buffer strip inside
this sight -obscuring screen may be part of mobile home lots or may be an area maintained
by the mobile home park management..
14
City of Kent Mobile Home Park Code
12.08.344. Permanent Structures.
A. Permanent Dwelling. The only permanent dwelling allowed in the mobile home
park may be a single-family dwelling for the owner or manager.
B. Service Building. Service buildings are optional for mobile home parks serving
only independent mobile homes. All service buildings shall be designed to comply with
Washington State Health Department requirements.
C. Storage Buildings. A permanent storage facility may be provided for each lot.
One central storage building for the park as a whole is also permitted.
D. Mobile Home Pads Foundations and Tiedowns. Pads for individual mobile
homes are optional on a complete development basis. No mobile home placed on such a site
shall overhang the edges of the pad. All plans and construction of pads, foundations, and
tiedowns for mobile homes are subject to approval of the City of Kent
Code Enforcement DeQartment.
Separate permits will be required for all permanent structures.
12.08.345. Lot Size. Each mobile home lot shall contain a minimum of 3,000 square
feet. Lot widths shall be as follows:
Type of Unit Minimum Lot Width
Single 40 feet
Double 50 feet
Actual lot dimensions shall be determined by the dimensions of the particular mobile home
which the particular lot is designed to accommodate together with the setback and
separation requirements.
12.08.346. Setbacks. A standard setback of five (5) feet is required from side and
rear lot lines. A ten (10) foot setback is required from the front lot line defined as that lot
line facing the access street or the shorter lot line of a corner lot. All setbacks are subject
to a minimum separation requirement of fifteen (15) feet between mobile homes and
appurtenant structures and other mobile homes or permanent structures. On a corner lot,
the side street side yard setback shall be ten (10) feet. For lots abutting the perimeter of the
mobile home park, the five foot rear yard setback shall be measured from the inside of the
ten (10) foot buffer strip. Each site shall be clearly defined by a permanent marker. This
marker must be clearly visible from a vehicle located on the road providing direct access to
the lot.
12.08.347. Lot Coverage. No more than forty (40) per cent of any lot shall be
covered by a mobile home and enclosed accessory structures (excludes open carports).
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City of Kent Mobile Home Park Code
12.08.348. -Density. The density of the mobile home park shall not exceed the
density of the underlying zone and in any case shall not exceed nine (9) units per gross acre.
12.08.349. Common open Space. A ratio of at least five hundred (500) square feet
of common open space area exclusive of area contained in individual lots shall be provided
for each mobile home lot. Paved and floor areas of enclosed structures devoted exclusively
to recreation may be counted as common open space area.
12.08.350. Landscaping. Landscaping shall be provided within the ten (10) foot
buffer strip according to a detailed landscape plan approved by the Planning Department.
Completion of said detailed landscape plan and the actual installation of such landscaping or
the alternative bonding of same shall be a condition of the preliminary site plan approval for
any mobile home park.
If the installation of the approved landscaping is to be delayed by bonding a surety
bond of not less than one thousand (1000) dollars per gross acre of the Mobile Home Park
Subdivision shall be prepared guaranteeing to the City of Kent the landscaping of the mobile
home park in accordance with the approved plan. The amount of the landscape bond will
be determined by the Planning Department.
12.08.35.1. Streets Curbs and Sidewalks.
A. Public Streets. In certain areas due to existing or planned circulation systems it
may be necessary for the City of Kent to require public rights-of-way to be provided within
the mobile home park development. When the provision of such rights-of-way is necessary
the right-of-way width, paving width, and other standards shall be the same as would be
required had the mobile home park development not taken place. The mobile home park
perimeter buffering requirement shall be applied along these rights-of-way.
Public streets will be required, however, only when absolutely necessary.
B. Non -Public Streets. Ownership of park streets not open to public circulation shall
remain with the park ownership and shall be their responsibility to maintain. These streets
shall have asphaltic or concrete surface and concrete or asphalt curbing shall be provided
.along both sides of all streets except where curb cuts are necessary for driveways. The
minimum paving width for all streets within the mobile home park shall be thirty (30) feet.
12.08.352. Parking. Each mobile home lot shall have a minimum of two on-site
automobile parking spaces. If parking for recreational vehicles will be permitted, the mobile
home park shall provide screened secure parking and storage areas for boats, campers, travel
trailers, and related devices on a ratio of one space per ten mobile homes. in secluded
portions of the park. One additional parking space for every ten mobile home, spaces shall
be provided for guest parking. No parking for any reasons other than emergencies shall be
allowed on any street within the mobile home park.
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City of Kent Mobile Home Park Code
12.08.353. Illumination. Sufficient illumination shall be provided between sunset and
sunrise to illuminate adequately the roadways and walkways within the mobile home park.
Plans for illumination must be approved by the Engineering Department.
12.08.354. Installation of Utilities. All utilities designed to serve the mobile home
park shall be placed underground. Any utilities located in a planting strip shall be placed in
such a manner and depth to permit the planting of trees.
Those utilities to be located beneath paved surfaces shall be installed, including all
service connections, as approved by the Public Works Department; such installation shall be
completed and approved prior to the application of any surface material. Easements may be
required for the maintenance and operation of utilities as specified by the Engineering
Department.
A. Sanitary Sewers. Sanitary sewers shall be provided at no cost to the City and
designed in accordance with City standards.
B. Storm Drainacte. An adequate drainage system shall be provided for the proper
drainage of all surface water. Cross drains shall be provided to accommodate all natural
water flow and shall be of sufficient length to permit full width roadway and required slopes.
The size openings to be provided shall be determined by Talbot's formula, but in no case
shall be less than twelve (12) inches. All mobile home parks must comply with City drainage
ordinances.
C. Water System. The water distribution system including the location of fire
hydrants shall be designed and installed in accordance with City standards as defined by
Engineering and Fire Department ordinances and requirements.
D. Electrical Hook-ups. All electrical hook-ups shall comply with the National
Electrical Code. Permits shall be obtained from the Washington State Electrical Inspection
Division.
12.08.360. MOBILE HOME PARK ALTERNATE DEVELOPMENT PLAN. May be
substituted in its entirety only feF Seetiens 6, 7f
�esig� at Sections 12.08.346 12.08.347 12.08.348 12.08.350 and 12.08.353.
As an alternative to use of the established pattern of mobile home park development,
the developer may adopt a plan which divides the mobile home park into specific areas for
mobile homes, for recreation, and for service uses.
A. Mobile Home Areas. Mobile homes may be located within this area with no
regular lot divisions. A plan of site locations clearly showing the maximum dimensions of
any mobile home and related structures to be placed at each site shall be substituted for
appropriate portions of the preliminary and final site plan requirements.
17
City of Kent Mobile Home Park Code
Limitations to be observed. The required fifteen (15) foot separation between mobile
homes must be observed as well as setbacks of twenty (20) feet from the perimeter, ten
(10) feet from the limits of any recreation and open space area, ten (10) feet from any
interior park street and five (5) feet from any walkway. A passage clear of any permanent
obstruction must be available to each mobile home site of sufficient clearance to enable the
movement of the mobile home to that site. No part of any mobile home shall be located
more than one hundred fifty (150) feet from an access road. All sites shall be identified by
site numbers in four (4) inch minimum height numerals placed so as to be clearly visible from
a vehicle located on the access road. A minimum of two (2) parking places shall be provided
for each mobile home site at a distance of no more than one hundred fifty (150) feet from
said site. One additional parking space shall be provided every ten (10) mobile home sites
for guest parking. One screened secure parking space for every ten (10) mobile home sites
shall be provided for recreational vehicle parking in a secluded portion of the park. All areas
between mobile home sites shall be seeded or sodded with grass or lawn and shall be
maintained by the mobile home park management.
B. Common Open Space. A ratio of at least five hundred (500) square feet of
common open space shall be provided for each mobile home. Paved and floor areas of
enclosed structures devoted exclusively to recreation may be counted as common open
space.
C. Service Area. Service buildings may be placed within or adjacent to a mobile
home area. In such case a minimum distance of thirty (30) feet shall be maintained between
the service building and adjacent mobile homes.
City of Kent Mobile Home Park Code
12.08.3 80 NONCONFORMING MOBILE HOME PARK STANDARDS
To assure reasonable opportunity for the continued use of existing mobile home parks
created prior to the adoption of the Mobile Home Park Code and therefore not in compliance
with all or some of the development standards required herein said parks shall be considered
le al nonconforming uses The following minimum standards shall apply to the placement
or relocation of individual mobile homes and recreational vehicles within nonconforming
mobile home parks and to the construction ofaccessory structures.
1 Z A site Man drawn to scale that shows the erimeter ark boundaries • the dimensions
of all existing mobile home Tots the location of all existing mobile homes accessory
buildings utility hookups and internal roadways shall be submitted in conjunction with
ermit a lication for lacement or relocation of individual mobile homes or
construction of accessory buildings.
The placement or relocation of individual mobile homes in nonconforming mobile
home parks shall be subiect to the minimum separation standards of the National Fire
Protection Association (NFPA 501 A Section 4-2.1.1) as adopted by reference in the
Kent Municipal Code Chapter 13-02-080. Lot coverage or parking reguirements need
not apply See diagram 12.08-380-2 for required placement standards.
33) All new construction of accessory structures in a nonconforming
park or the
of the
remodeling of existing structures
shall be subiect to the separation
standards
by
National Fire Protection Association (NFPA 501 A Section 4-41)
as adopted
reference in the Kent Municipal
Code Chapter 13 08 080.
Not
_more than one
accessory structure shall be
allowed on each mobile home
lot.
Lot coverage
requirements need not apply.
See diagram 12 08 380-3 for
required
placemen
standards.
4j Anv recreational vehicle that is not in storage as specified in this code and is currently
in use as a permanent dwelling unit at the time of adoption of these nonconforming
provisions shall be considered a legal nonconforming use Such a vehicle may be
replaced by a similar vehicle at the exact mobile home lot upon approval by the
Building Official,
5) Any mobile home lot within a nonconforming mobile home park that does not mee
the lot size requirements shall be considered a legal nonconforming mobile home to
for purposes of relocating mobile homes or constructing accessory buildings.
6) No nonconforming mobile home park boundaries shall be expanded _nor shall any
additional mobile home lots be created as a result of these provision_,; Anv new
ex ansion shall be subiect to the provisions of the Mobile Home Park Code.
19
City of Kent Mobile Home Park Code
Diagram 12.08.380 - 2
MinimumNONCONFORMING Mobile Home Park Separations
Reference NFPA 4 2 1 1 /Kent Muni ipaI 'ode Chapter 13,02-&0
The followinn example ill ustrAtes the minimum separation standards for the placement of
mobile homes/manufactured homes in nonconforming mobile home s.
I
MINIMUMS
10 SIDE TO SIDE
I '
8' END TO SIDE
6' END TO END
6' DIAGONALLY I
i
I
1`o,
1
i
_ - I sido n
(Interior Park Driveway)
Any portion of a mobile home manufactured home shall not be located closer than 10 feet
side to side 8 feet end to side 6 feet end to end horizontally or 6 feet dlanonally from any
other mobile home/manufactured home or community buil inn.
No portion of a mobile home/manufactured home can encroach on an internal driveways
Standard zoning setbacks „Fall be maintained on all park boundaries and nnnnnn'-
setbacks must be verified by the Kent Planning Department
The site plan must reflect adiacent park spaces and separations between units end accessory
structures and roads. . '
Additional permits and review may be reauired by other agencies or City departments as a
result of th placement of a mobile home/manufactured home.
If you have further auestions please contact the Kent Code Enforcement Division of the Fire
Department at 859-3360.
NOTE construction of a fire resistive wall may decrease reauired separation distances.
20
City of Kent Mobile Home Park Code
Diagram 12.08.380 - 3
New Acp,e ssory Structures in NONCONFORMING Mobile Home Park
Reference: NFPA 4-4.1 • Cent Aunicipal CO Cha,r 1 . 2.0
80
When constructing new structures in a nonconforming mobile home park or when
remodeling existing structures the following minimum setback r l n w n
structures and mobile homes/manufactured homes shall be reaulr ..
MINIMUMS
5' to site line (combustible
construction)
3' to adiecent structure (non-
combustible construction)
Proposed combustible:
Proposed noncombustible:. Q
Existing (combustible/ _
noncombustible):
NOTE: Construction of a fire -
resistive wall may decrease
required setback distances.
(IM ertuc park driveway)
Slda 0
J
to a cons tructe
o coin
a ti m Prig s shall no o er
be
5
r
(IM ertuc park driveway)
Slda 0
J
21
to a cons tructe
o coin
a ti m Prig s shall no o er
be
Propose structures
han five feet from any park space
line. Structures
of noncombustible material shall
pgrmitted to be located
immediately
adiarent to
a park space provlde�+ +hat +hey are not less
+han three feet from
any building or
structure on
an adjacent site.
No portion of a mobile
home/manufactured
home
or accessory structure can encroach on an
internal driveway.
Standard zoning
setbacks shall be
maintained
on all nark boundaries and nonconforming
�ptbacks must be
verified.
The site plan must
reflect adiacent
park spaces
setbacks and separations between units and
accessory structures
and roads.
Additional permits
and review may
be required
by other agencies and City dPnartments as
a result of the placement of a mobile home/manufactured
home or accessory s r r .
21
City of Kent Mobile Home Park Code
SECTION III
12.08.400. EXCEPTIONS PENALTIES LIABILITY SEVERABILITY.
12.08.410. EXCEPTIONS.
A. Exceation Reauirements. The Hearing Examiner may recommend to the City
Council an exception from the requirements of this code when, in its opinion, undue hardship
may be created as a result of strict compliance with the provisions of this code. In
recommending any exception, HearingExaminer
Noeexceptions shall be recommended unless
ibe conditions that it deems
necessary to or desirable forpublic
the Hearing Examiner finds:
1. That there are special physical circumstances or conditions affecting said
property such that the strict application of the provisions of this code would deprive the
applicant of the reasonable use or development of his land;
2. That the exception is necessary to insure such property the rights and
privileges enjoyed by other properties in the vicinity and under similar circumstances.
3. That the granting of the exception will not be detrimental to the public
health, safety and welfare or injurious to the property in the vicinity.
B. Annlications Required. Application for any exception shall be submitted in
writing by the applicant at the time the preliminary site plan is submitted to the Planning
Department. The application shall state fully all substantiating facts and evidence pertinent
to the request.
12.08.420. PENALTIES.
A. Any person, firm, corporation or association, or any agent of any person, firm,
corporation or association who violates the provisions of this code shall be guilty of a
misdemeanor and upon conviction be subject to a fine not to exceed five hundred (500)
dollars for each such violation, or imprisonment for a period not to exceed thirty (30) days,
or both such fine and imprisonment.
12.08.430. LIABILITY. City Not Liable. This code shall not be construed to relieve
from or lessen the responsibility of any person owning any land or building, constructing or
modifying any mobile home park in the City for damages to anyone injured or damaged either
in person or property by any defect therein; nor shall the City or any agent thereof be held
as assuming such liability by reason of any preliminary or final approval or by issuance of any
permits or certificates authorized herein.
22
City of Kent Mobile Home Park Code
12.08.440. SEVERABILITY. If any part or portion of this code is determined to be
unconstitutional by a court of competent jurisdiction, such determination shall not affect the
remainder of this code.
City of Kent
Revised Printing 6/91
forms1:a:mhpcode.91
23