17.105.040 Manufactured Home Park Uses and Standards.
The uses permitted in and the development, alteration, or expansion of any MHP shall be in accordance with the following:
(1) Uses Permitted. The following uses are permitted in an MHP:
(a) manufactured or mobile homes used as dwellings and accessory uses, including home occupations;
(b) recreational vehicles used as dwellings in MHPs that were in existence prior to the effective date of this Title;
(c) manufactured home accessory structures as defined in 17.105.020;
(d) community and recreational facilities as defined by 17.105.020;
(e) an MHP office and storage buildings necessary for the maintenance or operation of the MHP;
(f) a residence for the use of a manager or caretaker which may be a manufactured, mobile, modular, or site-built home;
(g) one (1) convenience store, to provide retail products such as foods, household products, newspapers and magazines, cosmetics, and non-prescription drugs for the convenience of the MHP residents, if the store meets the following standards:
(i) the size of the store shall be commensurate with the potential population of the MHP;
(ii) the store shall not be located contiguous to any public right-of-way;
(iii) the store shall be primarily oriented to sales to the MHP residents; and,
(iv) any sign advertising such store shall not be visible from any public right-of-way or property adjacent or contiguous to the MHP.
(2) Development Standards. MHPs shall comply with applicable State laws and regulations, and the requirements of this Title. The standards established in this subsection are minimum standards and where they conflict with the standards for the zone district in which the MHP is located, these standards shall govern.
(a) MHP Size. The minimum size of an MHP shall be three (3) acres, and the maximum size shall be twenty (20) acres. The size of an MHP should be compatible with the scale of the surrounding residential area.
(b) Residential Density. The maximum density of development in any MHP shall not exceed eight (8) manufactured or mobile homes per gross acre of MHP area.
(c) Lot Size. The minimum size for any manufactured home lot shall be
(i) two thousand four hundred (2,400) square feet, with a minimum lot dimension of thirty-four (34) feet if designed to accommodate a single- or double-wide manufactured or mobile home not exceeding nine hundred sixty (960) square feet within its walls; or,
(ii) three thousand six hundred (3,600) square feet, with a minimum lot dimension of forty (40) feet if designed to accommodate a double- or triple-wide manufactured or mobile home exceeding nine hundred sixty (960) square feet within its walls.
(d) Building Coverage.
(i) For each MH lot. The maximum building coverage on any manufactured home lot shall not exceed sixty (60) percent.
(ii) For the Entire MHP. Coverage of the site by buildings and other structures shall not exceed the percentage permitted in the zone district in which the MHP is located.
(e) Building Height. No building or structure within an MHP shall exceed thirty-five (35) feet in height.
(f) Required Yards. A manufactured or mobile home, manufactured home accessory structure, and other structures within an MHP shall not be located within the following minimum required yards:
(i) within twenty-five (25) feet of any public right-of-way;
(ii) within ten (10) feet from any MHP street; or
(iii) within fifteen (15) feet from any MHP boundary that is not a public right-of-way.
(g) Structural Separations.
(i) From Other Homes. A manufactured or mobile home or any part thereof shall not be located within ten (10) feet of any other manufactured or mobile home.
(ii) From Lot Lines. All MHP office, storage, store, community, or recreational structures shall be located at least ten (10) feet from any manufactured home lot line.
(h) Automobile Access and Circulation.
(i) Ownership. All MHP streets shall be privately owned and maintained except arterial streets and local streets which could in the future be extended to serve adjacent property. These streets shall be constructed to city of Pullman Design Standards and ownership thereof shall be conveyed to the city at the time of final plan approval as set forth in 17.105.060(3).
(ii) Park Street Construction and Width. All MHP streets shall be constructed and paved in accordance with the city of Pullman Design Standards. Streets shall have a minimum of two (2), ten (10) foot wide travel lanes and may have parking lanes no less than eight (8) feet wide.
(iii) Grade. MHP streets shall not have a grade over eight (8) percent, except on approaches to intersections with public ways where the maximum grade for fifty (50) feet before the intersection shall be five (5) percent.
(iv) Cul-de-Sacs. Cul-de-sacs shall have a minimum turning radius of fifty (50) feet and a maximum length of four hundred (400) feet. They may have a central planting or parking area, but the paved street width through a cul-de-sac shall be the minimum required in 17.105.040(2)(h)(ii).
(v) Access to Public Streets. Points of access from any MHP to public streets, roads, or highways shall be designed and constructed in accordance with the city of Pullman Design Standards. The number of access points created shall not exceed one (1) in every two hundred (200) feet of frontage and may be further limited as a condition of approval.
(vi) Street Names. Each MHP street shall be named and street name signs shall be provided at all intersections. Each manufactured or mobile home shall have a clearly visible address number in accordance with applicable City codes.
(vii) Directory Sign (Map). Every MHP shall have at each principal access point an identification sign as required by 17.50.040(9) that includes a directory of park streets and manufactured or mobile home numbers in map form.
(i) Off-Street Parking. Off-street parking facilities shall be provided in accordance with the provisions of Chapter 17.40.
(j) Pedestrian Circulation. MHPs shall have a pedestrian walkway system where necessary to provide safe pedestrian access to manufactured or mobile homes, and community and recreational facilities. The pedestrian walkway system may be incorporated into the vehicular circulation system if the combination provides for the safety of pedestrians. Pedestrian walkways shall be constructed in accordance with the city of Pullman Design Standards.
(k) Utilities. All water mains and rights-of-way therefor; and, sewer mains and storm drain mains and rights-of-way therefor which could in the future be extended to serve adjacent or other property are required to be constructed to the city of Pullman Design Standards and ownership thereof conveyed to the city at the time of final plan approval as set forth in 17.105.060(3). Other utilities may be private. Adequate utility capacity to serve a proposed MHP or MHP expansion must be available. Additional standards for MHP utility services are as follows:
(i) Connections at Manufactured Home Stand. Permanent power, water, and sewage connections that meet all requirements of this Code and of State law shall be provided at each manufactured home stand.
(ii) Underground Utilities Required. All utility service mains or lines within MHPs shall be underground.
(iii) Access to Utilities. No water or natural gas meter, regulator, or shutoff valve shall be located beneath a manufactured or mobile home.
(l) Stormwater Runoff. Storm drainage discharge shall be to the public storm drain system, or to an existing natural drainage course. Where development will increase the amount of storm water runoff, peak runoff volume, or change the location of a storm water runoff discharge point, provisions must be made to protect downstream property from erosion and flooding such as procedures for retention, detention, and energy dissipation. Approval of any such procedure by the city shall not create liability on the part of the city, any officer or employee thereof for any erosion or flood damage that may occur to property whether downstream or not.
(m) Waste Disposal. MHPs shall be connected to the sanitary sewer system and provide for garbage collection.
(n) Common Open Space. A minimum of twenty (20) percent of the net acreage shall be dedicated or reserved as usable common open space land. Common open space may be designed for either active or passive recreation. Driveways, parking lots, and required yard areas are not open space. The City Council may reduce this requirement if they find that the MHP is located adjacent to a public park which provides recreational facilities.
(o) Outdoor Lighting. MHPs shall provide and maintain illumination for the night use of park streets, parking and storage areas, pedestrian walkways, and community and recreational facilities.
(p) Screening. MHPs shall be screened from adjacent public streets by a Type I landscape strip, as set forth in Section 17.45.080. Said Type I landscape strip shall be installed along the entire length of any MHP property line that borders a public street. Additional screening for MHPs may be required in accordance with the provisions of Chapter 17.45.
(q) Landscaping. Landscaping shall be provided in accordance with the provisions of Chapter 17.45. (Ord. 05-12 §5, 2005; Ord. 03-33 §39, 2003; Ord. 87-9 §1, 1987).