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HomeMy WebLinkAboutORD 3746 I 0Alk4 3-7? d. CITY OF RENTON,WASHINGTON ORDINANCE NO. 3746 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, REPEALING CHAPTER 20 , TITLE IV (BUILDING REGULATIONS) OF ORDINANCE NO. 1628 ENTITLED "CODE OF GENERAL ORDINANCES OF CITY OF RENTON" AND ENACTING A NEW CHAPTER RELATING TO MOBILE HOME PARKS THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS : SECTION I : Existing Chapter 20 , Title IV (Building Regulations) of Ordinance No. 1628 entitled "Code of General Ordinances of the City of Renton" is hereby repealed and the following legislation enacted: Section 4-2001 : TITLE, PURPOSE, PENALTY AND APPEAL: 1 . Title. This Ordinance shall be hereinafter known as the "Renton Mobile Home Park Ordinance" , may be cited as such, will be hereinafter referred to as "this Ordinance" , and same shall be and constitute Chapter 20, Title IV (Building Regulations) of Ordinance No. 1628 known as "Code of General Ordinances of the City of Renton" . 2. Purpose. It is the purpose of this Ordinance to provide a means of regulating mobile home parks so as to promote the health, safety, morals , general welfare and esthetics of the City of Renton. Mobile home parks should provide a pleasant residential environment which will be an enjoyable place to live and a residential asset to the City. Development of mobile home parks shall conform to the regulations established herein. -1- 3. Penalty. In addition to Section 4-2203 , 2.B below, any person, firm or corporation violating any of the provisions of this Ordinance shall , upon conviction, be guilty of a misdemeanor , and each such person, firm or corporation shall be deemed guilty of a separate offense for each and every day or portion thereof during which any violation of any of the provisions of this. Ordinance is committed, continues or permitted; and upon conviction of such violation, such person, firm or corporation shall be punishable by a fine of not more than three hundred dollars ($300.00) or by imprisonment for not more than ninety (90) days , or by both such fine and imprisonment. li 4. Board of Appeals . In order to provide for a system of appeals 9 '? from administrative decisions in the reasonable interpretation of the provisions of this Ordinance, the Hearing Examiner, provided in Section 4-3010-A-8 of the Code of General Ordinances of the City of Renton, shall , upon proper application, render a decision w consistent with the provisions of Section 4-3011(B) . Section 4-2002 : DEFINITIONS: For the purpose of this Ordinance 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. 1. Dependent Trailer. A trailer which does not have a private toilet and bathtub or shower. I' 2. Developer. The person, firm or corporation developing a mobile home park or a trailer park. 1 -2- i r 3 . Independent Trailer . A trailer that has a toilet and a bathtub or shower. 4. Mobile Home. An independent trailer designed for year- round occupancy. 5 . Mobile Home Lot or Space. A trailer space designed for a mobile home in a mobile home park. 6. Mobile Home Park. A trailer park under one ownership designed for mobile homes on a nontransient basis . 7 . Permit . A written building permit issued by the Building and Zoning Department permitting the trailer park to be constructed or operated under this Ordinance and the regulations promulgated thereunder. 8. Hearing Examiner. The Hearing Examiner established by the Mayor and City Council of the City of Renton as provided in Titre IV, Chapter 30 of the City Code. 9. Service Building. A building housing separate toilet, lavatory and bath or shower accommodations for men and women, with separate service sink and laundry facilities . 10. Trailer. Any vehicle or structure so designed and constructed in such manner as will permit occupancy thereof, with sleeping quarters for one or more persons , and constructed in such a manner as to permit its being used as a conveyance upon the public streets or highways and duly licensable as such, propelled or drawn by its own or other power, excepting a device used exclusively upon stationary rails or tracks . 11. Trailer Park. Any site, lot, parcel or tract of land designed, maintained or intended for the purpose of supplying a location or accommodations for trailers , and shall include all buildings used or intended for use as a part of the equipment thereof whether a charge is made for the use of the trailer park and its facilities or not. Trailer parks shall not include commercial automobile or trailer sales areas on which unoccupied trailers are parked for purposes of inspection and sale only. 12. Trailer Space or Lot. A parcel of ground within a trailer park designed for the accommodation of any trailer . 13. Travel Trailer. A dependent or independent trailer designed to be towed by a passenger car or a light truck and not intended for year-round occupancy. -3- Section 4-2003 : PROCEDURES AND ADMINISTERING AUTHORITIES : 1 . Review and Construction : A. Submission and Filing of Mobile Home Park Applications . The procedure for review and approval of a mobile home park consists of the preparation and submission to the Hearing Examiner of a Mobile Home Park plan of the proposed mobile home park. The plans shall be filed with the Building and Zoning Department. B. Official Agency. The Hearing Examiner is designated as the official agency of the City for the review and approval of the design of a proposed mobile home park and the conduct of public hearings thereon. The Hearing Examiner may make any such changes or modifications he deems necessary in the design or layout of a mobile home park to optimize the development and use of the site, to protect adjoining and/or surrounding properties , developments , traffic patterns and/or accessibility. C. Responsible Department. The Building and Zoning Department shall be responsible for administering the review, design and construction provisions of this Ordinance . 2. Operation and Maintenance. A. It shall be the duty of the Building Official to enforce all provisions of this Ordinance. For inspection purposes , any of the members of the Building and Zoning Department or their duly authorized representatives and agents shall have the right and are 1 hereby empowered to enter upon any premises at any reasonable time 'i on which any trailers or mobile homes , as above defined are located. The Building and Zoning Department is empowered to issue orders , grant , renew and revoke such permits and licenses as are provided for in accordance with the provisions of this Ordinance. -4- B. Revocation of License. The Building Official is hereby terms of authorized to revoke any license issued pursuant to the t e this Ordinance if after due investigation it is determined that the owner thereof has violated an of the provisions of this Ordinance or mobile home park is being maintained or that any moble home p 8 in an unsanitary or unsafe manner or is a nuisance. Such notice of revocation shall be in writing and shall advise the licensee of the violations found. The licensee shall have a period of ten (10) days in which to remedy the defects or omissions therein specified. In the event that the licensee fails or neglects to do so within the said ten (10) day period, the order of revocation shall be final . ii Section 4-2004: PRELIMINARY PLAN REQUIREMENTS : 1. Proposed Mobile Home Park Plan Application and Fees . The application and plan shall be submitted in at least eight (8) copies to the Building and Zoning Department who shall affix theret { a file number and the date it is received. Application forms are available from the Building and Zoning Department. Such applicati< I shall be accompanied by a fee as set forth in the Fee Schedule of 1 the City of Renton. 2 . Referrals , Recommendations of Department . The Building i 1 and Zoning Department shall transmit copies of the proposed mobile home park plan to the Department of Public Works , the Health Agenc, Fire Department, and copies to other department heads and agencies as necessary for their review and recommendation. Two (2) copies shall be retained by the Hearing Examiner . These departments and agencies shall make, within the scope of their Municipal functions f their respective recommendations .regarding the Mobile Home Park I -5- i plan to the Building and Zoning Department, in writing, not less than fifteen (15) days prior to the date of hearing. 3. Date and Notice of Hearing. The Mobile Home Park plan shall be considered at the first regular hearing of the Hearing Examiner to be set twenty one (21) days or more after submission to and acceptance by the Building and Zoning Department. The Building and Zoning Department shall cause a notice of public hearing to be published once in the City' s legal newspaper, giving time and place thereof, and such notice shall be posted in three (3) conspicuous places within the City and on or adjacent to the land to be developed at least ten (10) days prior to any such hearing. The Hearing Examiner may request the Building and Zoning Department to give additional notice, as it deems reasonably necessary, to adjacent landowners and other parties directly involved in such development . 4. Recommendations to Hearing Examiner . The Building and Zoning; Department shall transmit the application, the proposed mobile home park plan and the respective recommendations of City departments and other public agencies , together with the Building and Zoning Department recommendations to the Hearing Examiner for study at least seven (7) days prior to any such hearing. 5. Approval Period and Expiration. The approval of the Mobile Home Park pian shall lapse unless a building permit based thereon is submitted within three (3) years from the date of such approval unless extended for good cause by the Hearing Examiner upon proper written application by the developer for a period not to exceed one (1) year. Only one such extension shall be granted. -6- 6. Application Requirements . The application for approval of a Mobile Home Park plan of a mobile home park shall include but not be limited to the following : A. Vicinity Map. A vicinity map of the area, dimensions , acres and zoning of the tract of land, and the land use and zoning of the surrounding property, at a scale of not less than one inch (1") representing two hundred feet (200' ) . B. Site Map . A site map at a scale of not less than one inch (1") representing one hundred feet (100 ' ) showing the individual lots , structures , roadways , parking spaces , sidewalks , screening, recreation areas , contours at not less than two foot (2' ) intervals , landscaping and other permanent physical features . C. Landscape Plan. A detailed landscape plan. D. Mobile Home Lots . The number, location and size and dimensions of all mobile home lots . E. Parking Spaces . The number, location and size of all automobile and recreation vehicular parking spaces . F. Streets and Sidewalks . The location and width of roadways and walkways . G. Buildings . The location of service buildings and other existing and proposed structures . H. Public Rights of Way. Public rights of way, easements and other factors limiting development . I. Any other pertinent information deemed necessary by the Hearing Examiner. Section 4-2005 : DESIGN, LOCATION, CONSTRUCTION STANDARDS AND COMPLETIO14 CERTIFICATE : 1 . Design and Vocation. Mobile home parks shall have the following minimum standards : A. Site : The minimum site. shall, be two :(2) developable-and usable acres . -7- r B. Access : There shall be at least two (2) places of access of which at least one public access must be on a major or secondary street as defined by the City Comprehensive Arterial and Street Plan. C. Screening: A solid wall or view-obscuring fence, hedge or equivalent barrier not less than five feet (5 ' ) in height shall be established and maintained around the entire periphery of the park except for openings for driveway and walkway purposes . D. Permanent Dwelling: The only permanent dwelling allowed on the mobile home park shall be the single family dwelling of the owner ot• manager . E. Lot Size : Each mobile home lot shall contain a minimum of three thousand (3,000) square feet, with the length of not less than seventy five feet (.75 ' ) and the width not less than forty feet (40' ) . Each lot shall be laid out so as to optimize view, privacy and other amenities . F. Density : There shall be not more than eight (8) lots per Y g gross acre of the mobile home park. G. Setbacks: Each lot shall be clearly defined and land- scaped. Mobile homes or accessory structures , including patios , awnings and related devices shall be located not less than five feet (5' ) from any side or rear lot line nor closer than ten feet (10' ) of another mobile home measured from side to side or end to end. No mobile home shall be parked closer than twenty feet (20 ' ) to any public street or highway. It shall be illegal to allow or permit any mobile home to remain in the mobile home park unless a proper space is available for it. Joint storage facilities may be exempt from lot setback requirements . H. Lot Coverage. No more than forty percent (40%) of any lot shall be covered by a mobile home and enclosed accessory structures . In addition accessory structures such as carport canopies or patio covers having less than fifty percent (50%) perimeter wall enclosure shall not exceed twenty percent (20%) coverage of any lot . I. On-site Private Streets , Curbs and Sidewalks . Asphaltic or concrete streets and concrete curbings shall be provided to each lot. `i�ze minimum width of streets shall be thirty -8- feet (30' ) . Concrete sidewalks of at least five feet4 (5' ) in width shall be placed along at least one side of each street or located in the back or side of each. lot so that there is sidewalk access to all lots . J. Parking: Each mobile home lot shall have a minimum of two (2) off-street automobile parking spaces . Mobile home parks shall provide screened parking for boats , campers , travel trailers and related devices on a ratio of one space per ten (10) lots , in a secluded portion of the park. K. Recreation Area: A minimum of ten percent (10%) of the total area of the park shall be reserved and shall be reserved and shall be used solely and exclusio for a playground-recreation area. L.. Illumination: The Public Works Department shall appro` a street lighting plan providing sufficient illuminatic between sunset and sunrise to illuminate adequately the roadways and walkways within a mobile home park. M. Landscaping: Landscaping shall be provided on both the individual lots and the remainder of the mobile home park site according to a landscape plan approved by the Hearing Examiner . (1) Installation. A surety bond of not less than four hundred dollars ($400. 00) per acre of the mobile home for a maximum of two (2) year period guaranteeing to the City the installation according to the approv( landscape plan of walls , fences and landscapii required herein shall be posted prior to the issuance of any permits to construct the park N. Public Street. Improvements : On or off-site public stri improvements shall conform to the provisions and requi: ments of the Subdivision Ordinance, Title 9 , Chapter' ll 0. Patio : A concrete patio on each mobile home lot of not less than one hundred twenty five (125) square feet with a minimum width of eight feet (8 ' ) shall be provided. j 2. Construction Standards . Mobile home park construction standards shall be as listed below: -9- A. No grading, construction or similar activities , except the clearing of land, shall be permitted until the Hearing Examiner has given approval to the final plan. B. In the construction of mobile home parks , the developer shall obtain a building permit consistent with all applicable state, county and city codes for electrical , plumbing, sanitary sewer, storm sewer , fire, street , building and all other applicable codes . A building permit for a mobile home pari: shall include but is not necessarily limited to the site, its grading and preparation, private utilities and services , private on-site streets , driveways , walkways and landscaping the dimensions of the individual mobile home sites and the design and construction of the individual mobile home pads and their utility connections . Public utilities and on or off-site public street improvements as defined in Subdivision Ordinance and public or private sewer, water, and storm drainage systems will require a permit from the Public Works Department. C. All utilities serving the mobile home park shall be under ground. D. Mobile home parks shall have City sanitary sewer and water service. E. A safe, sanitary and adequate supply of water shall be supplied to every mobile home lot and service building. F. Any gas supply from a central L.P. gas or natural gas facility shall require a gas connection permit and shall comply with the City mechanical and plumbing codes . G. Facilities for firefighting and prevention shall comply with City fire codes . 3. Certificate of Occupancy. A. A signed certificate of occupancy shall signify that the mobile home park has been satisfactorily completed according to the approved final pian and the requirements of this Ordinance. -10- 4. Deferred Improvements . If a developer wishes to defer certain improvements , then written application shall be made to the Board of Public Works stating the reasons why such delay is necessary or advisable. Upon approval by the Board of Public Works , the developer shall furnish a performance bond to the City in an amount equal to a i minimum of one hundred fifty percent (150%) of the estimated cost of c the installation of the required improvements . Such bond shall list the exact work that shall .be completed and shall be subject to the condition that the improvements shall be completed within one year. The Board may defer improvements for periods of one year, but not exceeding five (5) years . The developer may substitute a certified j check in lieu of a performance bond. Such check shall be made payable to the City and shall be in the same amount as the bond it is substituti The City reserves the right , in addition to all other remedies available j ; to it by law, to proceed against such bond or other payment, without i ! notice to the developer. In case of suit , the developer agrees to i j pay unto the City all costs incidental to such litigation including 1 reasonable attorney's fees . Section 4-2006: LICENSES: I 1 . It shall be unlawful for any person to construct, establish, operate, maintain or permit to be constructed, established, operated i or maintained upon any property owned or controlled by him, a mobile home park within the limits of the City without having first secured i a license from the Finance Department as approved by the Building 1 -11- i i Official in compliance with the provisions of this Ordinance. Such annual licenses will expire on July 1 of each year, but may be renewed under the provisions of this Ordinance for additional periods of one year. If the license is for less than half a year, the fee shall be one-half (1/2) the annual rate. No license shall be transferable . Every person holding such a license shall give notice in writing to the Building Official within ten (10) days after having sold, transferred given away or otherwise disposed of his interest in or control of any mobile home park. Such notice shall include the name and address of the persons succeeding to the ownership or control of such mobile home park. 2. The application for such license or the renewal thereof shall be accompanied by a fee of two dollars ($2. 00) per annum for each mobile home space in the mobile home park, provided that the minimum fee for any such license or the renewal thereof shall not be less than fifty dollars ($50.00) per annum. Annual inspection costs incurred by the City are included in the annual license fee. 3. Before such license may be - issued there must be a favorable recommendation by the Building Official certifying compliance with all provisions of this Ordinance. Section 4-2007 : INSTALLATION PERMIT: 1. An installation permit from the Building and Zoning Department shall be required for installation of each mobile home and to connect to utilities . Setbacks , lot coverage and related requirements shall be -12- completed and approved and issued prior to the occupation of each mobile home. A fee of f1Ve dollars ( $5 . 00). shall be paid at the time of application for said permit . 2. All mobile home installations shall comply with WAC 296- 150B-200 et seq entitled General Installation Requirements for Mobile Homes . 3 . An installation permit shall not be issued for the location of any mobile home unless the mobile home park has been issued an occupancy certificate and a license from the Building Official . 4. Mobile homes constructed after July 1 , 1968 shall bear the insignia of approval for plumbing, heating and electrical installation according to Chapter 43. 22 of RCW. Section 4-2008 : MAINTENANCE 1 . General. The mobile home park shall be kept in good repair to insure that said park shall be a pleasant , safe and sanitary living environment for present and future inhabitants . Minimum standards are set forth in this Ordinance. 2 . Landscaping. Landscaped areas will be subject to periodic inspection by the Building and Zoning Department . Landscaping shall be kept neat and orderly. Section 4-2009 : REGISTRATION OF OCCUPA14TS: In all mobile home parks there shall be located an office of the person in charge of said park. A copy of the mobile home park license and of this . Ordinance shall be posted therein. It is hereby made the duty of the -13- attendant or person in charge , together with the licensee , to keep a register of all tenants and their guests which shall be available for inspection by federal, state, county and city officials ; said register to contain at least the following information: 1. Name and address of occupant. 2 . Dates of entrances and departures . 3 . License number of all mobile homes and towing or other vehicles . 4. State issuing such licenses : Section 4-2010 : LIABILITY: City Not Liable. This Ordinance shall not be construed to relieve from or lessen the responsibility of any person owning any land or buildings and/or constructing any mobile home parks in the City for damages either to person or property; nor shall the City, or any agent thereof, beheld as assuming such liability by reason of preliminary or final approval authorized herein or a license issued by the City or any of its agents . Section 4-2011 : SEVERABILITY: If any part or portion of this Ordinance is determined to be unconstitutional by a court of competent jurisdiction, such determination shall not affect the remainder of this Ordinance. SECTION II : This Ordinance shall be effective upon its passage , approval and thirty (30) days after its publication. -14- PASSED BY THE CITY COUNCIL this 19th day of September, 1983 . o _ t Maxine E. r tor, City Clerk — APPROVED BY THE MAYOR this 19th day of September, 1:8:3 . �$cu�sona..!�, •��x1 prx�R Barbara Y. Shinpoch, Mayor i Approved as to form: awrence J. Wa en, City Attorney Date of Publication : September 23, 1983 (Summary Form) i 1 i i I i M i -ls- t