HomeMy WebLinkAbout2077ORDINANCE NO.�
AN ORDINANCE of the City of Kent,
Washington adopting by reference that code
known as "Kent Mobile Home Park Code"; pro-
viding for future additions and amendments
to the Code; and repealing prior City of
Kent Ordinances in conflict therewith, and
specifically repealing Ordinance 1118.
THE CITY COUNCIL OF THE CITY -OF KENT, WASHINGTON DO
HEREBY ORDAIN AS FOLLOWS:
Section 1. There is hereby adopted upon the effective
date of this Ordinance and upon the filing of three (3) copies
with the'Kent City Clerk, that certain code known as the "Kent
Mobile Home Park Code", together with all amendments and additions
thereto.
Section 2. The Code may be amended by the City Council
at any regular City Council meeting upon motion duly made, second-
ed and passed.
Section 3. City of Kent Ordinance 1118 and all other
ordinances or portions thereof in conflict with the provisions
of the Code be and the same hereby are repealed.
Section 4. This Ordinance shall take effect and be in
force five (5) days from and after its passage,
lication as provided by
ATTEST:
approval and pub-
MARIE JENN, CI�YLERK
APPROVED AS TO FORM:
DONALD E. MIRK, CITY ATTORNEY
PASSED the _�2 l day of February, 1978.
APPROVED the p2o2 day of February, 1978.
PUBLISHED the day of February, 1978.
� 4
I hereby certify that this is a true copy of Ordinance
No. 0�0 % , passed by the City Council of the City of Kent,
Washington as hereon indicated.
(SEAL)
=4R::!I�ES�EN,�TY CLERI:
Kent, Washington
THIS MOBILE HOME PARK CODE WAS APPROVED
BY THE KENT CITY COUNCIL ON FEBRUARY 21,
1978, BY ORDINANCE 2077 AND BECAME
EFFECTIVE ON MARCH 1, 1,978
- i -
TABLE OF CONTENT'S
SECTION I.
Page
1.2 Purpose----- ---------------- 1
1.3 Scope-------------------------------------------- 1
1.4 Enforcement --------- ___._._-----_-..__._------------- 2
1.5 Definitions---___.___-______.___.....------------------ 2
1.6 Zoning for Mobile home Vehicle Parks---------- 4
SECTION II - PROCEDURES
2.1 Outline of Procedures------------------------- 6
2.2 Detailed Procedures--------------------------- 6
SECTION III - REQUIREMENTS AND STANDARDS
3.1. Environmental Consi.derations------------------- 14
3.2 Compatibility With Existing Land Use
and Plans------------------------------------ 14
3.3 Grade and Fill Permit------------------------- 15
3.4 Minimum Requirements and Standards------------- 15
3.5 Mobile Home :Park Alternate Development Plan--- 19
SECTION IV - EXCEPTIONS, PENALTIES, LIABILITY, SEVERABILITY
4.1 Exceptions------------------------------------- 20
4.2 Penalties------------------------.-------------- 20
4.3 Liability ----------------------------------------- 20
4.4 Severability ------------------------------------ 21
MOBILE H,,;iKE PARK CODE
CITY OF KENT, WASHINGTON
A code of the City of Kent, Washington providing for the municipal
adoption of rules, regulations, requirements, standards, and pro-
cedures 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 a-
dopted 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.
SECTION I
Section 1.1 TITLE
This code shall hereinafter be known as the "City of Kent Mo-
bile Home Park Code."
Section 1.2 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 pro-
visions for all public facilities (including circulation, utilities,
and services) shall be made; that maximum advantage of site charac-
teristics 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.
Section 1.3 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 covenents, the provisions of this code shall prevail.
Any expansion, reconstruction, or modification of an existing mo-
bile home park shall comply with the standards, specifications, and
procedures of this coda.
Any units brought into an existing mobile home park; any mo-
bile 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.
-1-
Section 1..4 ENFORCEMENT
It shall be the duty of the Building Director to enforce
all provisions of this code after a Final. Site Plan has been
approved. The Building Director shall inspect each mobile home
park once per year in order to insure 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 require-
ments, etc.,are 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 Director or his
duly authorized representative shall have the right and is hereby
empowered to enter any mobile home p r .
The Building_ Department may require a permit for the place-
ment of a mobile home on a lot and may charge for said permit.
If, after due investigation, the Building Director 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 Section
4.2 Penalties.
Section 1.5 DEFINITIONS
For the purpose of this code certain terms, phrases, words,
and their derivatives shall be construed as specified in this Sec-
tion. Words used in the singular inclado the plural, and the
plural the singular. The words "shall" and "will" are mandatory;
the word "may" is permissive.
CITY COUNCIL. The City Council of the City of Kent, Washington.
COMBINING DISTRICT. District requlations superimposed on an
underlying zone district which impose additional_ regulations
for specifier uses, and which arc valid for a stipulated time
period. Uses permitted by tl-,e underlying zone may also
be developed.
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 contair 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.
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.
COUNTY AUDITOR. As defined in Chapter 36.22 RCW or the
office of the person. assigned such ditues under the King
County Charter.
CONDITIONAL USE AND CONDITIONAL USE: PERMIT. A use permitted in
-2-
a zoning district only after review and approval by the Plan-
ning Commission. 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.
CUL-DE-SAC. A short streei:i having one end open to traffic and
being terminated at the other end by a vehicular turn -around.
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 fii.i..ng of a final site plan
showing the dedication thereon; ,zrdr the acceptance by
the public shall be evidenced by the approval or such site plan
for filing by the City of Kent.
DEPENDENT UNIT. A mobile home that does not have toilet and
bathtub or shower facilities.
DEVELOPER. The person, firm or corporation developing a mobile
home park.
INDEPENDENT UNIT. A mobile home l_h.at- has a toilet and bathtub
or shower facilities.
LOT. A fractional part of subdivided lands having fixed bound-
aries, being of sufficient area. and dimension to meet minimum
zoning requirements for width and area. The term shall include
tracts or parcels.
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 thirt.y-five (135) degrees within.
the lot lines.
LOT FRONTAGE. The front of a lot shall. be that portion nearest
the street.
LOT LINES. The lines bounding the ] , }t:.
LOT MEASUREMENTS.
(a) Depth of a lot shall be consi.der_ed 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 connef_�ting front and rear lot
lines, provided, however, ;ghat width between side lot
lines at their foremost, po:Lnt (where they intersect
with the street line) shai.1 soot. be less than eighty
(80) percent of the required lot width except in the
case of lots on the turning (-irc.le of cul-de-sacs,
where eighty (80) percent requirement shall not apply.
LOT, THROUGH. A lot that has both er).d:� fronting on a street.
Either end may be considered front:.
- 3 -
MEANDER LINE. A line along a body of water intended to be
used solely as a reference for surveying.
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 wheels at-
tached to their own integral frame or structure and towed by
an attachment to that frame or structure over the public high-
way under trailer license or by special permit.
MOBILE HOME LOT OR SITE. A lot or site designed to accommodate
a mobile home in a mobile home park.
MOBILE HOME PARK. An area under one ownership designed to
accommodate five (5) or more mobile homes according to the.
provisions of this code.
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.
PERFORMANCE BOND OR GUARANTEE. That security which may be
accepted in lieu of a requirement that certain improvements be
made before the City Council approves the Final Site Plan
including performance bonds, escrow agreements, and other simi-
lar collateral or surety agreements.
PLANNING COMMISSION. That body as defined in Ordinance 1674,
City of Kent.
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, pro-
pelled, drawn or transported by its own or other power.
SERVICE BUILDING. A building housing separate toilet, lavatory,
and bath or shower accommodations for men and women, with sep-
arate service sink and laundary facilities.
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.
Section 1.6 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
-4-
be designated by the City Council. All land zoned for residential
uses, except R-1, Single -Family Residential District, may be con-
sidered for a mobile home park combinincT district.
-5-
SECTION II
PROCEDURES
Section 2.1 OUTLINE OF PROCEDURES
Section 2.1.1. Preliminary Meetin
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 Plan-
ning Department will arrange an a.nforma.l 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.
Section 2.1.2 Application for Mobile Home Park - General
Overview of Procedures
The general procedure for submitting and processing appli-
cations 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, Plan-
ning Commission and. City Council for public hearing; in-
stallation or bonding of improvements according to the ap-
proved site plan; and recordation of the approved final site
plan with the Planning Department. and City Clerk.
Section 2.2 DETAILED PROCEDURES
Section 2.2.1 Tentative Site Plan Procedures
1) Application. Applications for a tentative site plan
meeting and review shall be filed with the Planning
Department. Twelve (12) co?i.es of the tentative
site plan shall be filed.
2) Map Scale and Documentation. The scale and infor-
mation required for a tentative site plan shall be in
accordance with Section 2.2.2 (Preliminary Site Plan),
except that the scale and :information do not need to
be precise.
3) 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 vire Department; the Health
Agency; and each of the Pub i.i.;_. Utility Agencies serving
the area.
4) 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 earli-
er than six (6) days and no later than fifteen (15 )
- 6 -
days after receipt of the application. Any recom-
mendations of the various departments for revision
of the tentative site plan should be discussed at
such meeting as well as recorded in writing.
5) 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.
6) 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 prelimi-
nary 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 toqether with a written request for
an exception to the requirements of this Code (see Section 4.1 Exceptions).
Section 2.2.2 Preliminary Site Plan -Procedures
1) 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 2.1.2, General Over-
view 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.
2) Application.
a) Application for a preliminary site plan approval
(and for the Mobile Home Combining District, if
necessary) shall be filed with the Planning Depart-
ment on forms prescribed by the Planning Depart-
ment at least twenty-five (25) days prior to the
Planning Commission hearing at which it is to be
considered. If a full Environmental Impact State-
ment is required under the State Environmental
Policy Act the applicant shall not file the pre-
- 7 -
liminary site plan application until such time as
the Draft Environmental Impact Statement is ready
for circulation.
b) Twelve (12) copies of the preliminary site plan
shall be submitted.
3) Preliminary Site Plan Requirement. The following shall
be part of the preliminary site plan:
a) Vicinity Map. 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, pre-
ferably 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, rail-
roads, bridges, and any recorded public or pri-
vate utility or roadway easements, both on the
land to be subdivided and on the adjoining
lands (land that abutts 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 inter-
vals minimum) shall be shown to that extent
necessary to accurately predict drainage char-
acteristics of the property. Contour lines
shall be extended at least one -hundred (100)
feet beyond the boundaries of the proposed mobile
home park.
6 - Give the names, locations, widths, and other
dimensions of proposed streets,, alleys, ease-
ments, parks and other open spaces, reserva-
tions, and utilities.
7 - Indicate the total acreage of the mobile home
park; the number of lots; the area of the smal-
lest 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.
�1 - Indicate proposed grading, drainage and land-
scaping plans.
4) Referral to Other City Departments and Agencies. The
Planning Department shall distribute copies of the pre-
liminary map to the Public Works Department, the Build-
ing Department, the Health Agency, the Fire Department,
the school district, and each of the -Public Utility A-
gencies 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.
5) 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.
6) Planning Commission Public Hearing.
a) The Planning Commission 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 Planning Commission
shall forward its recommendations to the Kent City
Council. Said Planning Commission public hearing
shall be held no later than the second regular meet-
ing of the Planning Commission after submission of
the application, and the Planning Commission recom-
mendations shall be forwarded to the City Council
within fourteen (14) days of the Planning Commission's
action.
b) The Planning Department shall give notice in the
following manner:
1 - Three (3) notices 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 - Notices 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 hear-
ing will not invalidate the proceedings.
4 - All hearing notices shall include a legal des-
cription of the Location of the proposed mobile
home park and either_ a vicinity location sketch
or a location description in nonlegal language.
7) Health Agency Recommendation. The health agencies res-
ponsible for approval of the proposed means of sewage
disposal and water supply shall file with the Planning
Department, prior to the Planning Commission'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.
8) City Council Action. The City Council shall hold a
public hearing within 30 days of the date of receipt
of the Planning Commission recommendation.
9) 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.
10) Expiration Date. If -the use for which the MHP district
site plan was approved is not begun within one year, ap-
proval 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.
Section 2.2.3 Installation of Improvements or Bonding in Lieu
of Improvements
1) Required Improvements. The following tangible improvements
may be required before a final site plan is submitted;
every developer may be required to grade and pave streets
- 10 -
and alleys, install curbs and gutters, sidewalks, monu-
ments, sanitary and storm sewers, street lights, water
mains and street name signs, together with all appurte-
nances 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.
2) Inspection, App oval and Fees. The Public Works Depart-
ment shall be responsible for the supervision, inspection
and acceptance of all required mobile home park improve-
ments and shall make a charge therefore to the developer
in the amount of the hourly cost to the City of Kent.
The hourly cost shall include the wages of the inspector
and the City's cost for fringe benefits calculated on an
hourly basis.
3) 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 require-
ments of other federal, state and local agencies.
4) Deferred Improvements. No final site plan shall be sub-
mitted to the City Council until all improvements are
constructed in a satisfactory manner and approved by
the responsible departments or a bond has been satis-
factorily posted for deferred improvements.
a) Bonds. If a developQr 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 (15 0 ) percent of
the estimated cost of the required improvements.
The decision of the City Engineer and Planning Di-
rector as to amount of such bond shall be cenC117GlVP
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 liou 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 re-
serves the right, in addition to all other rCmedies
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 inci-
dental to such litigation including reasonable at-
torney's fees. The applicant shall enter into an
agreement witr, the City requiring payment of such at-
torney's fees.
e) Binding Upon Applicant. The requirement of the post-
ing of any performance bond or other security shall
be binding on the applicant, his heirs, successors
and assigns.
f) Notification to Planning Department. The Public
Works Department shall notify the Planning Department
in writing of the following: the improvements defer-
red, amount of bond or check deposited, time limit of
bond or check;. name of bonding company, and any other
pertinent information.
5) Certificates of Completion. The Public Works Department
shall submit a certificate in duplicate to the Planning
Department verifying thatthe 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 ad-
vising him to proceed with preparation of a final site
plan for that portion of the area in which minimum improve-
ments have been installed and approved or adequate security
has been posted. Certificate originals shall be retained
by the Planning Department.
Section 2.2.4 Final Site Plan Procedures
1) Application.
a) Application for the final site plan approval shall
be filed with the Planning Department on forms pre-
scribed by the Planning Department.
b) Eleven (11) copies of the final site plan plus the
original shall be submitted.
2) Final Site Plan Requirements.
a) 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 Depart-
ment on sheets eighteen (18) by twenty-two (22) inches.
Five copies of -the final site plan shall be submitted.
b) 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 Depart-
ment.
- 12 -
3) occupancy
A permit to occupy a mobile home park shall be issued by
the Building Department.
-13-
SECTION III
REQUIREMEN'T'S AND STANDARDS
Section 3.1 ENVIRONMENTAL, CONSIDERA`IONS
�) All mobile home parks shall provide for the protection of
valuable, irreplaceable environmental amenities and make
the mobile home park develoz)ment as compatible as possible
with the ecological balance of the area. The goals are to
preserve drainage patterns, proven 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 unsuit-
able 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.
2) 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 t_n the City Council hearing on
the preliminary site plan.
3) Trees. Every reasonable effort shall be made to preserve
existing trees.
4) Streams.
a) Every effort shall be made to preserve existing streams,
bodies of water, marshes and bogs.
b) 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 over-
flow area, and an attempt- to minimize the disturbance of
the natural channel and stream bed.
c) The piping or tunneling of water shall be discouraged
and allowed only when going under streets.
d) Every effort shall be made to keep all streams and bodies
of water clear of debris and pollutants.
5) National Flood Insurance Regulations
Any mobile home park lying wit_Yiin tin area subject to
National Flood Insurance Regi_laLions must comply with
those regulations when sucl 're(ju.lati.ons are more restric-
tive than this Code.
Section 3.2 COMPATIBILITY WITH EXIS`I'I,1�c LAND USE AND PLANS
1) Buffer Between Uses. nubile home pUrks shall provide buffer
-14-
strips along all boundary property lines. All buffer
strips shall be at least 10' in width.
2) 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.
3) Conformity with Existing Plans. The location of all streets
shall conform to any adopted plans for streets in the City
of Kent.
4) Trails Plan. 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.
Section 3.3 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.
Section 3.4 MINIMUM REQUIREMENTS AND STANDARDS
Mobile Home Parks shall comply with the following minimum
requirements and standards:
1) Number of Units. A minimui7i of five ( 5 ) mobile home
spaces shall be required in a mobile home park.
2) 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 Ke: -it 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.
3) 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.
4) Permanent Stuctures.
a) Permanent Dwelling. The only permanent dwelling allowed
-15-
in the mobile home park may be a single-family
dwelling for the owner or manager.
b) Service Buildi;lg. 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 re-
quirements.
c) Storage Buildings. A permenent 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, Fourdations, 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 1--o approval of the City
of Kent Building Department.
Separate permits will be required for all permanent structures.
5) Lot Size. L;ach mobile home lot shall contain a minimum of
3,000 square feet. Lot widths sh.al.l be as follows:
Type of Unit Minimum Lot Width
Sin gIe- 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 accoltimodate together with the setback and
separation requirements.
6) 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 separa-
tion requirement of fifteen 1,15) feet between mobile homes
and appurtenant, structures :.end other mobile homes or
permanent structures. On a corner lot, the side street
side yard setback shall be ten (1.0) feet. For lots
abutting the perimeter of they mobile home park, the
five foot rear va.rd setback small 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., clear!,,,- �, isibl(, from a vehicle
located on the road providinc: direct. access to the lot.
7) Lot Coverage. No more than forty 1,40) per cent of any
lot shall be covered by a mobile home and enclosed accessory
structures (excludes open cal porus) .
-16-
8) 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.
9) Common open Space. A ratio cf_ at 1 -east five hundred
(500) square feet of ;-ommon open space area exclusive
of area contained in individual lots shall be provided
for each mobile horse lot. Paved and floor areas of
enclosed structures devoted exclusively to recreation
may be counted as common open space area.
10) Landscaping. Landscaping shall be provided within the
ten (10) foot bums"( -'r strip according to a detailed
landscape plan approved by the Planning Department.
Completion of said detailed landscape plan and the
actual installation of sL:c:h landscaping or the alterna-
tive bonding o F sam,_� shall 1.,e a condition of the
preliminary siAlle plan approval for any mobile home park.
11)
If the instal-lation of the approved landscaping is to
be delayed by bonding a surety,- bond of not less than
one thousand (1000) dollars p_>r 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.
Streets, Curbs and Si(-Jewalks.
a) Public Street_. In certain areas due to existing
or planned circulation ys (ems it may be necessary
for the Cit,; of Kent to require public rights-of-way
to be provided within the mobile home park develop-
ment. When -t-he provision of such rights-of-way is
necessary the riqht-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 buf-
fering require rierit 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 c _.rculat:ion 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 pavincl w=idth for all streets
within the mohi.l_e home pc,rk sly 4 U be thirty (30) feet.
--17-
12) 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 ;patio of one space per ten mobile
homes in secluded portions of the park. One additional
parking spice for every ten mobile home spaces shall
be provided for Guest parking. No parking for any reasons
other than c[i,',�rgencies shall be allowed on any street
within the mobile home park.
13) Illuminati_o.n. Sufficient .illumination shall be provided
between sunsoL and sunrise to illuminate adequately the
roadways and aalkw:ays within the mobile home park. Plans
for illumi.nat.c>n must be approved by the Engineering
Department.
14) Installation of Utilities. All utilities designed to
serve the mobil rio�r.c par}c shall be placed underground.
Any utilities _'!,Jcated in a planting strip shall be
placed in su •ri a manner and depth to permit the planting
of trees.
Those util:i_t ,i es to be located beneath paved surfaces
shall be installed, including all service connections,
as approved }_,;- the Public Works Department; such in-
stallation sh_zl_l be completed and approved prior to
the application of any surface material. Easements may
be require('; or_ t ho-- maintenance and operation of
utilities as yeci_`i._d. by the Engineering Department.
a) Sanity ry ew(_rs . Sanitary sewers shall be provided
at no cost- to the City and designed in accordance
with Ci'il_y s lLandards .
b) Storm Drainage. An adequate drainage system shall
be provi_ded for -the proper drainage of all surface
water. Cross drains shall be provided to accommo-
date all natural water flow and shall be of suffi-
cient. 1ei,c;th t.o permit full widt.h roadway and re-
quired slopes., The size openings to be provided
shall be determined by Talbots formula, but in no
case s}1:11 be less than twelve (12) inches. All
mobil(, h(.-,jca parks must comply with City drainage
ordinan(,-c,s .
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) Elect ,: l iioo!�--ups . All electrical hook-ups shall
comply with the. National. Electrical Code. Permits shall
be obt..Ii nec`I 'iron, the -Washington State Electrical Inspection
Divis io. :
-18-
Section 3.5. MOBILE HOME PARK ALTERNATE DEVELOPMENT PLAN
May be substituted in its entirety only for Sections 6, 7, 8,
10, 13 of Section 2.2.1, Location and Desic,i.
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.
1) Mobile Home Areas. Mobile homes may be located within this
area with no regular lot divisions. A plan of site loca-
tions clearly showing the maximum, dimensions of any
mobile home and related sf ruct,,rei to be placed at
each site shall be substituted f`or appropriate portions
of the preliminary and fina]. s to Man requirements.
Limitations to be observed_. 'T'ie required fifteen (15) foot
separation between mobile hones 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 1>.,ss-,c7e _,lear of any permanent
obstruction must be available to each mobile home site
of sufficient clearance -to onable the movement of the
mobile home to that. site. i,4o part of any mobile home shall
be located more than one hundre ci fifty (150 ) feet from an
access road. All sites shall he ,ir_�ntified by site numbers
in four (4) inch minimum hei.cjht numerals placed so as to
be clearly visible from a vehicle located on the access road.
A minimum of two ( 2) parking rel ac(�s shall be provided for
each mobile home site at a c? of no more than one
hundred fifty (150) feet from said site. One additional
parking space shall be provided e,.rery 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 L), -irk management.
2) Common Open Space. A ratio of at least five hundred
(500) square feet of common open space shall be provided
for each mobile home. Pavedand floor areas of enclosed
structures devoted exclusively to recreation may be
counted as common open space.
3) 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.
-19-
SECTION IV
EXCEPTIONS, PENALTIES, LIMII_.ITY SEVERABILITY
Section 4.1 EXCEPTIONS
1) Exception Requirements. The ;Manning Commission may recom-
mend -to the City Council an exceptionfrom 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, the Planning
Commission may prescribe conditions that it deems necessary
to or desirable for the public interest. No exceptions
shall be :.cecoaruended unless the Planning Commission finds:
a) That there ace 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 lanai;
b) That the exception is necessary to insure such property
the rights and privileges enjoyed by other properties
in the vicinity and under sim_i_lar circumstances.
c) That tho granting of the exception will and not b welfareor
to the public health, Y
injurious to the proberLy in the vicinity.
2) Applications Required. Application for any exception shall
be submitted in writing by We applicant at the time the
preliminary site plan is submitted to the Planning Depart-
ment. The application shall state Fully all substantiating
facts and evidence pertinent to the request.
Section 4.2 PENALTIES
1) 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 imprison-
ment for a period not to exceed thirty (30) days, or both
such fine and imprisonment.
Section 4.3 LIABILITY
City
Not Liable_.
This code shall
not be construed to relieve
from
or lessen the
responsibility
of any person owning any
any mobile home park in the
land
or building,
constructing or.
modifying
-20-
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 pre-
liminary or final approval or by issuance of any permits or
certificates authorized herein,
Section 4.4 SEVERABILITY
If any part or portion of this code is determined to be uncon-
stitutional by a court of competent jurisdiction, such determination
shall not affect the remainder of this code.
-21-