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YoungPre-Application Meeting July 10, 2002 ***These comments are preliminary in nature and are not intended to represent final comments and or requirements for the City of Yelm. Until a complete application is made, the Community Development Department can only attempt to inform the applicant of general requirements as they appear in the form presented by the applicant at the time of pre-submission. Proponent: Bill Young Project Proposal: Install 4 Manufactured Homes on Four Existing Lots Project Location: 10434 SE Grove Road, Yelm Zoning and Setbacks: Moderate Density Residential (R-6) The size and shape of lots shall be as follows, provided they adhere to the density requirements: A. Minimum lot area: none; B. Minimum front yard measured from city right-of-way line: 1. On collector streets: 25 feet, 2. On arterials: 35 feet, 3. On local streets: 15 feet, with a 20-foot minimum driveway approach; C. Minimum side yards: 1. Minimum on one side: five feet, 2. Minimum total both sides: 12 feet; D. Minimum flanking yard: 15 feet; E. Minimum rear yard: 25 feet; F. Maximum building area coverage: 50 percent; G. Maximum development coverage: 75 percent; H. Maximum height: 1. Main building: 35 feet, 2. Accessory building: 16 feet; I. Accessory Buildings. All accessory buildings must comply with the current building setbacks as stated in this chapter; provided, however, if the accessory building is less than 120 square feet, the following setbacks are permitted: 1. Front yard: 25 feet, 2. Side yard: a. One side: five feet, b. Total both sides: 12 feet, 3. Rear yard: five feet. (Ord. 561 § 3, 1995; Ord. 555 § 14, 1995). Parking: Chapter 17.72 Single family homes require at least two off-street parking spaces. Ingress/Egress: Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 4B.140. One access from Grove Road will be allowed. Manufactured homes are an allowed use in the R-6 District. Following is the ordinance governing the placement of Manufactured Homes. Chapter 17.63 MANUFACTURED HOMES Sections: 17.63.010 Intent. 17.63.020 Definitions. 17.63.030 Designated manufactured home requirements. 17.63.040 Manufactured home subdivision requirements. 17.63.050 Manufactured home subdivision – Review. 17.63.070 Manufactured housing community – Development standards. 17.63.080 Manufactured housing community – Review. 17.63.095 Manufactured housing community design standards – Stormwater runoff. 17.63.010 Intent. It is the intent of this chapter to: A. Permit the location of manufactured homes as a permanent form of dwelling unit in certain districts and as an accessory use or a temporary use in certain other districts; B. Provide standards for the development and use of manufactured homes appropriate to their location and their use as permanent, accessory or temporary facilities; C. Designate appropriate locations for such dwelling units; D. Ensure a high quality of development for such dwelling units to the end that the occupants of manufactured homes and the community as a whole are protected from potentially adverse impact of such development or use; E. Provide for city review of proposed manufactured home communities and subdivisions; and F. Make a distinction between manufactured home communities and manufactured home subdivisions, and their development and occupancy characteristics. (Ord. 669 § 6, 1999). 17.63.020 Definitions. “Designated manufactured home” means a manufactured home on an individual parcel that is used for residential purposes. It is a single-family dwelling built according to the Federal Manufactured Housing Construction and Safety Standards Act of 1974. “Fascia” means a type of wainscoting which encloses the lower part of the manufactured home, covering wheels and undercarriage. “Footing” means that portion of the support system that transmits loads directly to the soil. “Ground set” means the installation of manufactured homes with crawl space elevation three inches or more below elevation of exterior finished grade. “Main frame” means the structural component on which is mounted the body of the manufactured home. “Manufactured home” means a single-family dwelling built according to the Federal Manufactured Housing Construction and Safety Standards Act of 1974. A manufactured home includes plumbing, heating, air conditioning, and electrical systems; and is built on a permanent chassis. “Manufactured home subdivision” means an area of land, platted in accordance with the subdivision or platting regulations of the city and the state of Washington, in which each parcel or lot is designed and intended to be owned in fee by a person or persons also owning and occupying the manufactured home. “Manufactured housing community” means a residential development typified by single ownership of land within the development, with the landowner retaining the rights of ownership. Home sites within the community are leased to individual homeowners, who retain customary leasehold rights. “Mobile home” means a factory-built dwelling built prior to the enactment of the Federal Manufactured Home Construction and Safety Standards. “Modular home” means a structure constructed in a factory of factory-assembled parts and transported to the building site in whole or in units which meets the requirements of the Uniform Building Code. This includes prefabricated, panelized, and modular units shipped either preassembled or assembled at the site. “Pier” means that portion of the support system between the footing and the manufactured home, exclusive of caps and shims. “Support system” means a combination of footings, piers, caps and shims that will, when properly installed, support the mobile/manufactured home. (Ord. 669 § 6, 1999). 17.63.030 Designated manufactured home requirements. Manufactured housing units placed on a lot outside of a manufactured home subdivision or manufactured housing community shall comply with the following requirements: A. Permitted Use. A designated manufactured home is a primary use on existing lots in all residential districts (R-4, R-6 and R-14). B. Foundation. Homes shall be set below grade on ribbon-footings and a permanent foundation shall be constructed around the perimeter. No more than 12 inches of the perimeter foundation shall be visible or above the finish grade of the lot. C. Size and Compatibility with Site-Built Housing. Manufactured housing shall be compared to site-built housing in the neighborhood within the same zoning district. In general, manufactured homes shall be comprised of at least two fully enclosed parallel sections with a total width of at least 24 feet and a length of at least 36 feet. Approval for the manufactured home shall not be granted unless it is found that the manufactured home is substantially similar in size, siding, material, roof pitch, roof material and general appearance to the site-built housing which may be permitted by the zoning and/or building code in the neighborhood in the same zoning district. D. Age of a Manufactured Home. The age of a manufactured home, as reflected on the title, shall not exceed a maximum of five years at the time of installation. E. As an accessory use for security or maintenance personnel in the following districts, subject to site plan review: 1. Heavy commercial zone (C-2); 2. Industrial/warehouse district (I/W); 3. Industrial district (I); 4. Open space/institutional district (OS). F. As temporary or emergency use in: 1. Any district as part of a construction project for office use of construction personnel or temporary living quarters for security personnel for a period extending not more than 90 days beyond completion of construction. A 30-day extension may be granted by the city administrator upon written request of the developer and upon the administrator’s finding that such request for extension is reasonable and in the public interest; 2. Any district as an emergency facility when operated by or for a public agency; 3. In the open space/institutional district where a community need is demonstrated by a public agency such as temporary classrooms or for security personnel on school grounds. (Ord. 669 § 6, 1999). 17.63.040 Manufactured home subdivision requirements. The following requirements apply to manufactured home subdivisions. A. Permitted Use. As a primary use in the following districts, provided the subdivision is not less than five nor more than 20 acres in the: 1. Low-density residential district (R-4); 2. Moderate-density residential district (R-6); 3. As part of a planned residential development as provided for in Chapter 17.60 YMC. B. Foundation. Homes shall be set below grade on ribbon-footings and a permanent foundation shall be constructed around the perimeter. No more than 12 inches of the perimeter foundation shall be visible or above the finish grade of the lot. C. Size. Manufactured homes shall be comprised of at least two fully enclosed parallel sections with a total width of a least 24 feet and a length of at least 36 feet. In a master planned community or planned residential community the city council may waive the minimum size requirements for manufactured homes for up to 20 percent of the total number of manufactured housing units allowed. D. Lot Size and Width. The minimum lot size and width for a manufactured home in a subdivision shall be as follows: 1. Low-density residential district (R-4): 5,000-square-foot average lot size with a 50-foot minimum width. 2. Moderate-density residential district (R-6): 4,000-square-foot average lot size with a 50-foot minimum width. E. Setbacks. Setbacks shall be those of the underlying residential district. F. Development Coverage. Development coverage shall be that of the underlying residential district. G. Development Standards. A manufactured home subdivision shall be subject to the same land development and site development standards that apply to conventional subdivisions. H. Open Space. At least five percent of the gross parcel shall be dedicated as open space and located in a centralized location or locations for recreational uses, as required by Chapter 14.12 YMC, Open Space and Parks. I. Age of a Manufactured Home. The age of a manufactured home, as reflected on the title, shall not exceed a maximum of five years at the time of installation. (Ord. 669 § 6, 1999). 17.63.050 Manufactured home subdivision – Review. All manufactured home subdivisions shall be reviewed and approved according to the provisions of YMC Title 16, Subdivisions. (Ord. 669 § 6, 1999). 17.63.070 Manufactured housing community – Development standards. The following requirements apply to manufactured housing communities. A. Permitted Use. As a primary use in the following districts, provided the manufactured housing community is not less than three acres nor more than 15 acres in the: 1. Moderate-density residential district (R-6); 2. High-density residential district (R-14), with a maximum density of six units per acre. B. Size. There are no minimum size requirements for manufactured homes in a manufactured housing community. All manufactured homes shall comply with construction standards as defined in YMC 17.63.020, Definitions, “Manufactured home.” C. Setbacks. Setbacks shall be those of the underlying residential district. Yard setbacks along the perimeter of the property shall be 15 feet from the required buffer. D. Development Coverage. Development coverage shall be that of the underlying residential district. E. Lot Size and Width. The minimum lot size and width for a manufactured home in a community shall be as follows: 1. Minimum space area: 4,000-square-foot average; 2. Minimum width: 40 feet; 3. Minimum depth: 80 feet. F. Buffering. A 10-foot, Type I landscape buffer and six-foot solid wood fence shall be required around the perimeter of the site. The buffer shall be placed along the perimeter property line and the six-foot solid wood fence shall be placed 10 feet inside the perimeter property line. G. Open Space. At least five percent of the gross parcel shall be dedicated as open space and located in a centralized location or locations for recreational uses, as required by Chapter 14.12 YMC, Open Space and Parks. H. Age of a Manufactured Home. The age of a manufactured home, as reflected on the title, shall not exceed a maximum of five years at the time of installation. I. Access. 1. Each manufactured home site shall have access from an interior drive or roadway only. 2. Access to the manufactured housing community shall be limited to not more than one driveway from a public street or road for each 200 feet of frontage. J. Parking. 1. Off-street parking shall be provided in accordance with Chapter 17.72 YMC. 2. On-Street Parking. Minimum seven-foot parking on each side of the street or minimum seven-foot parking on one side of the street and a parking area for guests of at least one space for each five homes. Parking areas shall be located in a centralized location(s). K. Interior Streets. 1. No manufactured housing community shall be constructed to block connecting streets shown or proposed as part of the Yelm comprehensive plan. 2. All interior private streets of the community shall have minimum 11-foot driving lanes. 3. Manufactured home communities shall connect with traffic and pedestrian ways on all abutting or connecting streets. 4. All streets, roads and driveways shall be paved to a standard of construction acceptable to the public works department. Interior pedestrian walkways, carports and parking areas shall be paved. L. Pedestrian Walkways. Minimum four-foot internal walkway shall connect each space with common areas, internal roads, public streets and parking areas. All walkways must be separated, raised, or protected from vehicular traffic and provide access for handicapped persons. M. Accessory Buildings. 1. Buildings or structures accessory to individual manufactured homes are permitted, including enclosed carports; provided, that the total development coverage of the space shall not exceed the development coverage permitted in the underlying residential district. 2. Buildings or structures accessory to the manufactured housing community as a whole, and intended for the use of all manufactured home occupants are permitted, provided the building area not exceed one-fourth of the common open space area. N. Refuse Areas. 1. Refuse container screening shall be required and be of a material and design compatible with the overall architectural theme of the associated structure, shall be at least as high as the refuse container, and shall in no case be less than six feet high. 2. Refuse collection areas shall be designed to contain all refuse generated on-site and deposited between collections; deposited refuse shall not be visible from outside the refuse enclosure. (Ord. 669 § 6, 1999). 17.63.080 Manufactured housing community – Review. All manufactured home communities shall be reviewed and approved according to the provisions of Chapter 17.84 YMC, Site Plan Review. (Ord. 669 § 6, 1999). 17.63.095 Manufactured housing community design standards – Stormwater runoff. All stormwater runoff shall be retained, treated and disposed of on-site or disposed of in a system designed for such runoff and which does not flood or damage adjacent properties. Systems designed for runoff retention and control shall comply with specifications provided by the city and shall be subject to its review and approval, and shall, moreover, comply with Chapter 5 of the Yelm development regulations, drainage design and erosion control standards for the city of Yelm. (Ord. 669 § 6, 1999).