Chapter 22C.230 MOBILE/MANUFACTURED HOME PARKS

Mobile/manufactured homes shall be used for residential purposes only, except for limited home occupations as provided for in Chapter 22C.190 MMC, and except in cases of temporary uses as defined in Chapter 22C.110 MMC, subject to strict compliance with the requirements of said chapter.

No space shall be rented for any purpose within a mobile/manufactured home park except for a permanent residence.

§ 22C.230.030 Mobile/manufactured home park zone.

No person, company or corporation shall establish a new mobile/manufactured home park, or enlarge the size of or increase the allowed density of an existing mobile/manufactured home park, without first complying with the provisions of this chapter.

(Ord. 2852 § 10 (Exh. A), 2011)

There is created a mobile/manufactured home park zone (MHP) which shall be construed as an overlay classification which may be enacted for any area within the city zoned neighborhood residential (NR-4.5 and NR-6.5) and in the multiple-family residential classification (R-12 through R-28).

Purpose. The purposes of the MHP classification are:

To provide a suitable living environment within a park-like atmosphere for persons residing in mobile/manufactured homes;

To encourage variety in housing styles within areas designated for other residential development;

To permit flexibility in the placement of mobile/manufactured homes on a site in order to minimize costs associated with development of roads, utilities, walkways and parking facilities, while providing adequate common and private open space.

Permitted Uses. In the MHP zone the following uses are permitted:

Mobile/manufactured home parks, subject to the requirements of this chapter;

Mobile/manufactured homes, located only within an approved mobile/manufactured home park;

Accessory uses and structures as provided in MMC § 22C.010.060 and § 22C.020.060;

Recreational facilities located within and primarily for the use of residents of an approved mobile/manufactured home park;

§ 22C.230.040 Procedures for review and approval.

Recreational vehicle and boat storage facilities located within and limited to use by residents of an approved mobile/manufactured home park.

(Ord. 2852 § 10 (Exh. A), 2011; Ord. 3352 § 92 (Exh. KKKK), 2025; Ord. 3366 § 89 (Exh. KKKK), 2025)

Rezone. For an MHP overlay zoning classification to be enacted, all procedural requirements, including filing fees specified in MMC Title 22G, shall be complied with in full.

Conditional Use Permit. A mobile home park shall be allowed in a single-family residential zone only upon conditional use permit approval. The owner, operator and occupants of a mobile home park shall develop and use the park in strict compliance with the conditions imposed by the permit. The agency issuing the permit shall maintain continuing jurisdiction for the review and enforcement of said conditions.

Preliminary Site Plan. A preliminary site plan meeting the requirements of MMC § 22C.230.060(1) shall be submitted with all applications for MHP rezones. Said site plan shall be subject to review, modification, approval or denial by the city council as an integral part of the MHP rezone process. There shall be no clearing, grading, construction or other development activities commenced on an approved mobile/manufactured home park until a preliminary site plan is upgraded to a binding site plan, and the same is approved and filed.

Final Site Plan. Following final approval by the city council of an MHP rezone, but before development activities commence on the property, the owner shall submit a final site plan meeting the requirements of MMC § 22C.230.060(2). The city staff shall review the final site plan to determine whether it conforms to the approved preliminary site plan, the MHP rezone, and applicable state laws and city ordinances which were in effect at the time of the rezone approval. Upon such conformity being found the final site plan shall be signed by the community development director. An approved final site plan shall constitute an integral part of an MHP zoning overlay, and shall be binding upon the owner of the property, its successors and assigns. All development within a mobile/manufactured home park shall be consistent with the final site plan.

Subdivision Exemption. If a mobile/manufactured home park remains completely under single ownership or control, including ownership by a condominium association, compliance with an approved MHP rezone and final site plan shall preclude the necessity to plat the park or comply with any subdivision laws or ordinances.

Amendment of Final Site Plan. An approved final site plan may be modified or amended at the request of the applicant upon receiving administrative approval by the community development director; provided, that if said modification or amendment affects the external impacts of the mobile/manufactured home park, or is determined by the community development director to be substantial in nature, then such modification or amendment shall be resubmitted to the hearing examiner and city council as a rezone application pursuant to Chapter 22G.010 MMC, Article VI, Land Use Application – Decision Criteria.

(7)

Duration of Approval. An MHP rezone and the final site plan which is an integral part thereof shall be effective for three years from the date of approval of the rezone by the city council. An applicant who files a written request with the city council at least 30 days before the expiration of said approval period shall be granted a one-year extension upon a showing that the applicant has attempted in good faith to progress with the development of the park. During the approval period all improvements required by the final site plan shall be completed or bonded. Bonding shall conform to the bonding requirements for plats specified in Chapter 22G.040 MMC.

(8)

Completion Prior to Occupancy. All required improvements and other conditions of the MHP rezone and final site plan approval shall be met prior to occupancy of any site by a mobile/manufactured home; provided, that completion may be accomplished by phases if approved by the community development director and security for performance in accordance with the provisions of Chapter 22G.040 MMC and acceptable to the community development director is received by the city. The community development director may also require security for maintenance for a period of up to five years in accordance with the provisions of Chapter 22G.040 MMC.

(9)

Compliance. Any use of land which requires an MHP rezone and final site plan approval, as provided in this chapter, and for which such review and approval are not obtained, or which fails to conform to an approved MHP rezone and final site plan, constitutes a violation of this title.

(10)

Health District Approval. Prior to occupancy of a mobile/manufactured home park, the owner shall obtain a permit from the Snohomish health district and comply with all rules, regulations and requirements of said district. Said permit must be kept current at all times, subject to the park being closed. The rules, regulations and requirements of the health district shall be construed as being supplements to the provisions of this chapter.

(Ord. 2852 § 10 (Exh. A), 2011; Ord. 3352 § 93 (Exh. LLLL), 2025; Ord. 3366 § 90 (Exh. LLLL), 2025)

§ 22C.230.050 Development standards.

The purpose of this section is to establish minimum development standards for mobile/manufactured home parks.

Density. The number of mobile/manufactured homes permitted in a mobile/manufactured home park shall not exceed eight units per gross acre. In rezoning property to MHP, the city may limit density further to ensure compatibility with the surrounding residential area.

Site Area. The minimum site area of a mobile/manufactured home park shall be three acres. Except as otherwise provided in subsection (3) of this section, the maximum site area of a mobile/manufactured home park, or combination of adjacent parks, shall be 15 acres. Parks shall be considered to be "adjacent" to one another unless they are separated by an unrelated land use, and not merely by a public or private street, easement or buffer strip.

§ 22C.230.060 Required elements of site plans.

Annexations/Phased Developments. For mobile home parks which have been proposed and approved by Snohomish County for a phased development, as a condition of any final annexation ordinance approving annexation of such mobile home park into the city, the city may authorize such phased mobile home park to exceed the 15-acre maximum set forth in subsection (2) of this section. In cases where greater than 50 percent of the phased development has been constructed prior to annexation, the city may authorize construction of private roadways and storm drainage systems which match those previously constructed to county standards. In such cases, maintenance of such private roadways and storm drainage systems shall be the responsibility of the owner of the mobile home.

(Ord. 2852 § 10 (Exh. A), 2011)

All new mobile/manufactured home parks, or expansions to or increases in density of existing parks, shall be subject to site plan approval, as provided above. The site plan shall be accurately drawn at a scale of not less than one inch for each 40 feet and shall include, at a minimum, the following:

Preliminary Site Plan.

The title and location of the proposed park, together with the names, addresses, telephone numbers and e-mail addresses of the owners of record of the land, and if applicable, the names, addresses, telephone numbers and e-mail addresses of any architect, planner, designer or engineer responsible for the preparation of the plan, and of any authorized representative of the applicant;

Area of the site;

Project staging or phases, if any;

The number of mobile/manufactured homes to be accommodated;

A vicinity map at a minimum scale of two inches for each mile, showing sufficient area and detail to clearly locate the project in relation to arterial streets, natural features, landmarks and municipal boundaries;

(f)

The location, identification and dimensions of all property lines, streets, alleys and easements. Indicate the condition of all public rights-of-way;

(g)

The location of all existing and proposed structures, including but not limited to buildings, fences, culverts, bridges, roads and streets;

(h)

The proposed location of all mobile/manufactured homes and accessory structures with setback requirements and lot coverage limitations;

(i)

The location of all proposed open space, buffer strips and landscaped areas, showing existing trees and plant materials to be preserved, and conceptual plantings, berms and other features which are proposed;

(j)

The location and intended use of outdoor storage areas;

(k)

The location and intended use of recreational areas and facilities;

(l)

Such additional detail as a city staff reasonably requires.

Final Site Plan.

All elements of the preliminary site plan, as approved by the city council;

Original and proposed topography at maximum five-foot contour intervals, and preservation measures for fill and cut slopes;

Typical cross-sections of all proposed internal circulation streets;

The existing edge and width of pavement of any adjacent roadways and all proposed internal streets, off-street parking facilities, driveway approaches, curbing, sidewalks or walkways, street canalization and type of surfaces;

The location, size and type of all proposed signs;

(f)

The location, type and wattage of all outdoor lighting with typical standards illustrated;

(g)

The location of all water mains, valves and fire hydrants;

(h)

The location of all sewer mains, laterals, manholes, pump stations, and other appurtenances;

(i)

The location of all storm water drainage facilities, retention/detention ponds, and oil/water separators;

(j)

A certificate of approval prepared for the signature of the community development director.

(Ord. 2852 § 10 (Exh. A), 2011)

§ 22C.230.070 Design standards.

The purpose of this section is to establish minimum standards for mobile/manufactured home parks.

Lot Coverage. All structures and buildings, including mobile homes and outbuildings, and any carports, decks or stairways attached thereto, and all impervious surfaces such as paved driveways, parking areas, sidewalks and patios, shall not cumulatively cover more than 60 percent of the total area of an individual mobile/manufactured home lot; provided, that patios, decks and sidewalks shall not be included in said 60 percent calculation if a lot is landscaped, on a permanent basis, in a way which emphasizes the appearance of natural vegetation.

Yard Requirements. All mobile/manufactured homes, together with their additions and appurtenant structures, accessory structures and other structures on the site (excluding fences), shall observe the following setbacks (excluding any hitch or towing fixture), which supersede the standards of the underlying zoning district:

Park roads: not less than 20 feet from the centerline of right-of-way, and in no case less than five feet from the paved, surfaced edge;

Exterior site boundary not abutting an off-site public right-of-way: not less than 15 feet from the property line;

Exterior site boundary, abutting an off-site public right-of-way: one-half of right-of-way plus 20 feet, measured from centerline;

Side yard setback: all mobile/manufactured homes, together with their habitable additions, but excluding open porches and carports, shall be set back not less than three feet from side yard property lines.

Height. No building or structure and no accessory building or structure shall exceed a height of 30 feet.

Structure Separations. A minimum 10-foot separation shall be maintained between all mobile/manufactured homes, together with their habitable additions, and other mobile/manufactured homes. One-hour fire resistant accessory structures and/or service buildings shall maintain a minimum three-foot separation from adjacent mobile/manufactured homes. Non-fire-rated accessory structures and/or service buildings shall maintain a minimum six-foot separation between themselves and mobile/manufactured homes, except that carports may abut the unit to which they are an accessory use.

Accessory Structures. Buildings or structures accessory to individual mobile/manufactured homes are permitted; provided, that the total developed coverage of the space shall not exceed the maximum lot coverage requirements.

Buildings or structures accessory to the mobile/manufactured home park as a whole, and intended for the use of the park occupants, are permitted, provided the building area does not exceed 50 percent of the common open space.

Access and Circulation. The layout and general development plan for major and minor access streets and driveways within the mobile/manufactured home park, together with the location and dimensions of access junctions with existing public streets and rights-of-way, shall be approved by the city engineer.

Right-of-Way. All interior park roads shall be constructed within a right-of-way which shall be sufficient to construct and maintain the roadway plus a provision for utilities, but in no case shall be less than 30 feet in width.

Pavement Width. Park roads shall have a minimum paved width of 30 feet, including the area improved with curbs and gutters. Cul-de-sac turnarounds shall have a minimum paved diameter of 70 feet.

Public/Private Streets. The city engineer shall determine whether the streets within a park shall be public or private. If the streets are to be public they shall be constructed to public street standards.

Roadway Surface. All access roadways and service drives shall be bituminous surfacing or better and at a surface depth classified by the city engineer.

Curbs and Gutters. Rolled curbs and gutters shall be constructed on both sides of all interior park roadways.

(f)

External Access Points. External access to the park shall be limited to not more than one driveway from a public street for each 200 feet of frontage.

(7)

Parking Requirements. At least two off-street parking spaces, located adjacent to each respective mobile/manufactured home, shall be provided for each such unit and shall be hard surfaced. In addition to occupant parking, guest and service parking shall be provided within the boundaries of the park at a ratio of one parking space for each four mobile/manufactured home lots, and shall be distributed for convenient access to all lots. Guest and service parking may be provided by a parking lane and/or as a separate parking area. Clubhouse and community building parking facilities may account for up to 50 percent of this requirement.

All off-street parking spaces shall have a minimum dimension of 10 feet by 20 feet.

(8)

Utility Requirements. All mobile/manufactured home parks shall provide permanent electrical, water and sewage disposal connections to each mobile/manufactured home, recreational vehicle, or tiny house with wheels in accordance with applicable state and local rules and regulations. Recreational vehicles or tiny houses with wheels shall include an internal toilet and an internal shower unless the mobile/manufactured home park provides adequate common toilet and shower facilities for the park residents.

All sewage and waste water from toilets, urinals, slop sinks, bathtubs, showers, lavatories, laundries, and all other sanitary fixtures in a park shall be drained into a public sewage collection system.

All water, sewer, electrical and communication service lines shall be underground and shall be approved by the agency or jurisdiction providing the service. Gas shut-off valves, meters and regulators shall not be located beneath mobile/manufactured homes.

(9)

Open Space/Recreational Facilities. A minimum of 10 percent of the site shall be set aside and maintained as open space for the recreational use of park occupants. Such space and location shall be accessible and usable by all residents of the park for passive or active recreation. Parking spaces, driveways, access streets and storage areas are not considered to be usable open space.

The percentage requirement may be reduced if substantial and appropriate recreational facilities (such as recreational buildings, swimming pool, or tennis courts) are provided.

The area shall be exclusive of the required perimeter buffer, centrally located, and of such grade and surface to be suitable for active recreation.

(10)

Sidewalks/Walkways. The park shall contain pedestrian walkways to and from all service and recreational facilities. Such walkways shall be adequately surfaced and lit. A portion of the roadway surface may be reserved for walkways; provided, that the same are marked and striped; and provided, that the roadway width is widened accordingly. Walkways shall be a minimum width of five feet.

(11)

Frontage Improvements. All new mobile/manufactured home parks, and all enlargements or increases in density to an existing mobile/manufactured home park, shall be required to construct frontage improvements to current city standards prior to occupancy.

(12)

Lighting. Outdoor lighting shall be provided to adequately illuminate internal streets and pedestrian walkways. Lights shall be sized and directed to avoid adverse impact on adjacent properties.

(13)

Storm Drainage. Storm drainage control facilities shall be subject to approval by the city engineer, and shall comply with the city's storm sewer code.

(14)

Landscaping/Screening. The park shall provide visual screening and landscaping as required in perimeter setback areas and open space. Landscaping may consist of suitable ground cover, shrubs and trees; provided, that they are installed prior to the first occupancy of the park, and are of such species and size as would normally fulfill a screening function within five years of being planted. Site development shall be sensitive to the preservation of existing vegetation. All trees, flowers, lawns and other landscaping features shall be maintained by the park management in a healthy, growing condition at all times.

The following minimum requirements for landscaping and screening shall apply:

Along the exterior site boundary, a minimum 10-foot-wide screen landscaped to the L1 standards shall be provided (see Chapter 22C.120 MMC, Landscaping and Screening);

Where abutting a major arterial, a minimum 20-foot-wide screen landscaped to the L1 standards shall be provided (see Chapter 22C.120 MMC, Landscaping and Screening); provided, that a minimum 10-foot strip may be considered sufficient when it can be demonstrated that with earth sculpturing and recontouring, or a sight-obscuring fence, the development is buffered sufficiently;

Perimeters of common parking areas shall be landscaped with a minimum five-foot screen landscaped to the L3 standards (see Chapter 22C.120 MMC, Landscaping and Screening);

Bulk storage and parking areas shall be landscaped with a minimum five-foot screen landscaped to the L2 standards (see Chapter 22C.120 MMC, Landscaping and Screening).

(15)

Signs. Signs and advertising devices shall be prohibited in a mobile/manufactured home park except:

One identifying sign at each entrance of the park, which may be indirectly lit, but not flashing. Said sign shall comply with Chapter 22C.160 MMC;

Directional and informational signs as allowed pursuant to Chapter 22C.160 MMC.

(16)

Storage.

The owner of a mobile/manufactured home park shall provide, or shall require its tenants to provide, adequate indoor tenant storage facilities which are conveniently located near each mobile/manufactured home lot for the storage of household items and equipment. There shall be no outside storage of such items and equipment.

Bulk storage and parking areas for boats, campers, travel trailers, recreational vehicles, trucks, snowmobiles, motorcycles and other seldom or seasonally used recreational equipment shall be provided within the park. A minimum of 300 square feet of space, exclusive of driveways, shall be provided for every 10 mobile/manufactured homes. Bulk storage and parking areas shall be separated from other parking facilities and shall be provided with some means of security. The requirements of this subsection may be waived by the city when the park developer agrees to prohibit the storage of such items within the park. All bulk storage and parking areas shall be hard surfaced with asphaltic concrete, or crushed gravel, if approved by the city engineer. Crushed gravel bulk storage and parking areas, if approved by the city engineer, shall be surfaced with no less than three inches of crushed gravel and maintained in a dust-free condition.

(Ord. 2852 § 10 (Exh. A), 2011; Ord. 3164 § 9, 2020)

§ 22C.230.080 Park administration.

The owner of a mobile/manufactured home park shall be responsible for the development and maintenance of the park in strict conformity with the MHP rezone, the binding site plan, and all applicable laws and ordinances. The Marysville community development department shall have jurisdiction over the owner in the event litigation is commenced by the city to enforce such compliance.

A mobile/manufactured home park shall have internal rules and regulations governing, at a minimum, the following:

A requirement that all tenants comply with city inspection codes at the time a mobile/manufactured home is installed or modified;

A requirement that all tenants comply with city zoning code restrictions relating to the use of their mobile/manufactured home and lot;

A requirement that all landscaping, buffer areas, recreational areas and facilities, storage areas, streets, walkways and other common areas and facilities be continuously maintained to at least the minimum standard required by the city and approved by the community development director at the time of initial occupancy.

§ 22C.230.090 Authority to issue permits for and inspect installations of mobile/manufactured homes.

A mobile/manufactured home park shall have a resident manager who shall be the agent of the owner with authority to communicate directly with the city officials regarding compliance with city codes and requirements, and who shall be responsible for the enforcement of park rules and regulations.

(Ord. 2852 § 10 (Exh. A), 2011)

The city of Marysville assumes responsibility for issuing permits, conducting inspections, and enforcing federal, state and local standards for the installation of mobile/manufactured homes. Said function shall be performed by the city building official.

(Ord. 2852 § 10 (Exh. A), 2011)

§ 22C.230.100 Permits for mobile/manufactured homes.

Prior to the location, relocation, establishment or occupancy of any mobile/manufactured home, the mobile/manufactured home owner or authorized representative shall obtain a permit from the city building department. Application for the permit shall be made on forms prescribed and furnished by the department.

No person, firm, partnership, corporation or other entity may install a mobile home unless he, she or it owns the mobile home, is a licensed mobile home dealer, or is a contractor registered under Chapter 18.27 RCW.

Permit Fees.

Single-wide: $200.00.

Double-wide: $300.00.

State Building Code Council surcharge (SBCC fee): $4.50.

Where a mobile/manufactured home is established as a residence without a permit as required herein, the fee shall be doubled; but the payment of such doubled fee shall not relieve any person from fully complying with all the requirements of this chapter, nor from any other penalties prescribed herein.

§ 22C.230.110 Permits for accessory structures.

Each permit issued by the building department for a mobile/manufactured home shall be valid until the mobile/manufactured home is moved to another location, whether on the same or different property.

(Ord. 2852 § 10 (Exh. A), 2011)

Building permits shall be required pursuant to Chapter 16.04 MMC for all accessory structures on a mobile/manufactured home lot, including awnings, porches, steps, decks, storage sheds and carports.

(Ord. 2852 § 10 (Exh. A), 2011)

§ 22C.230.120 Inspections.

No person may occupy or allow or suffer another person to occupy a mobile/manufactured home before the installation of the same has been inspected and approved by the city building official.

The installer shall request an inspection after all aspects of the installation, other than installation of the foundation facia, have been completed. The building official will inspect the installation within five business days after he receives the request. If the inspection is not completed within five business days, the tenant or owner may occupy the mobile/manufactured home at his or her own risk. Occupancy before inspection does not imply city approval.

The building official shall approve the installation of a mobile/manufactured home, and allow the same to be occupied, if the installation complies with the installation requirements of this chapter and the conditions of the permit. If the installation does not so comply, the building official shall provide the installer with a list of corrections that the installer must make. The list of corrections shall state a date by which the corrections must be completed. The building official shall re-inspect the installation after the corrections are completed. If the items that require correction do not endanger the health or safety of the occupants, or substantially affect the habitability of the mobile/manufactured home, the building official may permit the owner of the home to occupy it.

(Ord. 2852 § 10 (Exh. A), 2011)

§ 22C.230.130 Installation standards.

The city adopts and incorporates herein by reference all installation standards and all inspection and enforcement rules relating to mobile/manufactured homes, as now or hereafter specified in WAC Title 296. Said standards relate to site preparation, foundation system footings, foundation system piers, foundation system plates and shims, foundation facia, anchoring systems, and on-site assembly of units. The same shall be administered and enforced by the city building official.

(Ord. 2852 § 10 (Exh. A), 2011)

§ 22C.230.140 Insignia requirement.

All mobile/manufactured homes to be located within the city of Marysville that do not bear an insignia of approval from the Washington State Department of Labor and Industries, or the U.S. Department of Housing and Urban Development, and for which the owner can demonstrate proof that the home was located within the city of Marysville prior to January 1, 1982, shall, to the extent feasible, be inspected by the city building official, following payment of all applicable fees, for the following livability and health-safety criteria before relocating:

The home must have safe, operable heating facilities.

The home must be equipped with a water lavatory, bathtub or shower, and kitchen sink; be provided with hot and cold running water; and all facilities shall be installed and maintained in a safe and sanitary condition.

All electrical service-entrance conductors, service equipment, switches, lighting outlets, power outlets and appliances shall be maintained in a safe manner.

The home must be weather protected so as to provide shelter for the occupants against the elements and to exclude dampness.

All openable windows and doors must be in openable condition to provide for adequate natural ventilation and emergency exit.

§ 22C.230.150 Standards for existing parks.

An operable smoke detector shall be installed within the home.

(7)

The home shall be structurally sound with no apparent hazardous conditions in the floors, walls, ceilings and roofs.

(8)

The home shall be well maintained, free of debris and infestations of insects, vermin or rodents.

(9)

The inspection form shall include a statement that inspection does not constitute a warranty that the home is safe or livable.

(Ord. 2852 § 10 (Exh. A), 2011)

Mobile/manufactured home parks established prior to the effective date of this code shall continue to be governed by all standards relating to density, setbacks, landscaping and off-street parking in effect at the time they were approved. Enlargements or increases in density to an existing mobile/manufactured home park shall be subject to current drainage and frontage improvement standards;

Placement of mobile homes, manufactured homes, recreational vehicles, tiny houses with wheels, and accessory structures shall be governed by the dimensional standards in effect when the mobile/manufactured home park was approved. Where internal setbacks are not specified, the setback standards outlined in the International Building Code (IBC), International Residential Code (IRC) and the International Fire Code (IFC) shall apply;

Recreational vehicles and tiny houses with wheels utilized as a primary residence are permitted subject to the utility requirements set forth in MMC § 22C.230.070(8);

An existing mobile/manufactured home park may be enlarged or increased in density; provided, the proposed enlargement or increase in density meets the standards set forth in MMC § 22C.230.050 through § 22C.230.070;

Insignia mobile homes may be installed in established mobile/manufactured home parks; provided, that all mobile homes supported by piers shall be fully skirted;