A. Purpose. The purpose of this section is to establish standards and criteria for development and expansion of mobile/manufactured home parks within the urban area. These standards are provided to ensure uniform, coordinated development of mobile/manufactured home parks and to ensure the general health, welfare and safety of the occupants of mobile/manufactured homes that may be located within a park developed under these standards. These standards shall be applied in a manner that stresses minimizing costs. Alternatives that reduce costs and meet the intent of these standards will be encouraged.

B. Site Plan Requirements. All proposals for mobile/manufactured home parks shall include a site plan based upon a land survey drawn by a licensed architect, engineer or surveyor and shall include the following information in addition to the standard information required for site plans:

1. All spaces shall be clearly delineated on the site plan and include dimensions and square footage for each space;

2. A building envelope shall be shown within each space;

3. Unit setbacks shall be shown for each space;

4. The location of required parking for each unit shall be shown on the site plan;

5. Streets shall be shown on the site plan;

6. Signage for the park and directional signage shall be shown on the site plan;

7. The location of all solid waste containers and screening of containers shall be shown on the site plan;

8. All facilities, utilities, improvements and amenities shall be shown on the site plan, including pathways, sidewalks, and recreational facilities.

C. Development Standards. All mobile/manufactured home parks shall be developed in compliance with the underlying zoning district and shall be in compliance with this section. The density of a park or park expansion shall not exceed the density of the underlying zoning of district. All required site improvements shall be installed prior to placement of units in the park. Additional site improvements may be required by the reviewing official.

1. Minimum Space Size and Width. The minimum space size and width for a mobile/manufactured home park exclusive of streets shall meet the lot size, lot width and all other standards for detached single-family dwellings, as shown on Table 5-2 of this title. Space size may be reduced with the provision of improvements in accordance with the following:

a. Provision of Recreational Areas. Space size requirements of the underlying district may be reduced by a maximum of ten percent with the provision of a developed recreational area for use by the residents. The area shall be suitable for active recreation and shall consist of a minimum of ten percent of the park area.

b. Provision of Sidewalks. Space size requirements of the underlying district may be reduced by a maximum of ten percent with the provision of sidewalks a minimum of four feet in width, serving at least one side of each street and all recreational areas.

c. Provision of Curbs, Gutters and Sidewalks. Space size requirements of the underlying district may be reduced by a maximum of ten percent with the provision of curbs, gutters and sidewalks on both sides of the street.

d. Cumulative Space Size Reduction. Space size may be reduced up to twenty percent with the provision of any combination of items in subsections (C)(1)(a) through (c) of this section.

2. Internal Street Paving. A minimum of twenty-four feet of paved internal street shall be required for access to each unit, paved in accordance with Section 15.06.110 of this title.

3. Off-Street Parking. Two paved off-street parking spaces shall be provided for each unit in accordance with this title, Chapter 15.06.

4. Street Lighting. A street light shall be provided at each street intersection within the park.

5. Right-of-Way Dedication and Frontage Improvements. Appropriate provisions for right-of-way dedication and right-of-way improvements adjacent to the park shall be made, including street paving, sidewalks, curb, gutter, and street lighting. Improvements shall be installed prior to placement of units in the park, unless an appropriate bond or instrument acceptable to the city or county is provided to guarantee installation of improvements.

6. Street Signs and Internal Directional Signs. All streets within the park shall be named utilizing blue street signs consistent with city of Yakima public street signs. Internal directional signs indicating unit/space numbers shall be placed at all street intersections within the park.

7. Utilities. All utilities, including irrigation and domestic water and sewer, shall be installed prior to placement of units in the park. All utilities, including electrical distribution, telephone, and cable TV, shall be installed underground. The internal water system shall include fire hydrants located at the direction of the city of Yakima fire department or appropriate county department.

8. Minimum Unit Separation. Units shall be separated by a minimum of ten feet, measured from the furthest extremity of each unit, including stairways.

9. Perimeter Sitescreening and Landscaping. The perimeter of a park shall be sitescreened with a six-foot-high, view-obscuring fence and shall include at a minimum a ten-foot-wide landscape strip adjacent to the fence and within the park consisting of a combination of shrubs, trees and groundcover.

10. Stormwater Drainage. All stormwater drainage shall be retained on site, and a drainage plan shall be approved by the city/county.

11. Dumpsters/Solid Waste Containers. Dumpsters and solid waste containers shall be provided for common use and shall be screened with a six-foot-high, view-obscuring fence or wall and access gate.

12. Play Area Requirement. Each unit shall provide a play area for children contained within the unit's space, consisting of a minimum size of six hundred square feet and a minimum width of fifteen feet.

D. Expansion of Existing Mobile/Manufactured Home Parks. All standards of this section shall apply to expansion of existing mobile home parks. The standards shall not apply to existing areas of a park not being expanded. The examiner may, at his or her discretion, reduce one or more standards of this section for newly expanded areas of a park if expansion plans also include improvements to the existing park area.

E. Maintenance of Common Areas, Landscaping and Open Space/Recreational Areas. All common areas and facilities, including streets, walkways, utilities, landscaping, storage areas, open space and recreational areas, shall be continuously maintained in good condition by the park owner or designated homeowner's association. An irrigation system shall be installed for maintenance of landscaping and recreational/open space areas that would normally require irrigation.

F. Development Under Planned Development Provisions of This Title. Development of a mobile/ manufactured home park may be accomplished under the planned development provisions of this title. (Ord. 98-62 § 1, 1998).