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Division V. Mobile/Manufactured Homes
Chapter 20.180
MOBILE/MANUFACTURED HOMES – GENERALSections:
20.180.010 Purpose.
20.180.020 Applicability.
20.180.030 Definitions.
20.180.040 Class designation.
20.180.050 Minimum standards for manufactured homes on individual lots.
20.180.060 General siting requirements.
20.180.070 Replacement of a nonconforming manufactured home on an individual lot.
20.180.080 Replacement of existing or approved manufactured home on an individual lot.
20.180.090 Prohibited residential occupancy or use.
20.180.010 Purpose.
It is the intent of this Chapter to set forth the terms and conditions under which manufactured and mobile single-family homes may be sited. It is the purpose of this Chapter to set forth terms and conditions applicable to manufactured homes equivalent to those for all other dwellings in order to not discriminate against the placement and use of manufactured homes.
The provisions established herein are intended to assure that the siting of mobile/manufactured homes in residential districts is harmonious with the surrounding residential uses and preserves the general character and integrity of the neighborhood. Nothing in this Chapter shall be construed as to permit housing designs or construction standards that do not meet the standards of an historic district.
This Chapter is not intended to address the residential, commercial, or industrial use of manufactured homes in commercial or industrial zones. (Ord. 2006-15 § 3(part), 2006).
20.180.020 Applicability.
This Chapter applies to the siting of manufactured homes on individual lots in all residential zones in the City: R-60 Single-Family Residential, R-72 Single-Family Residential, R-96 Single-Family Residential, and RM Multiple-Family Residential. The same housing design and construction standards that apply to site-built homes apply to manufactured housing. (Ord. 2006-15 § 3(part), 2006).
20.180.030 Definitions.
“Manufactured home” means a structure which is designed and built as a permanent dwelling unit but which is: (i) not constructed in accordance with the standards set forth in the International Residential Code (IRC) and local codes applicable to site built homes, and (ii) is constructed with an integral frame of “I” beams or tubular steel which is the structural foundation of the home itself and which provides the attachment for transport assemblies used to tow the manufactured home to the point of use. This definition does not include mobile homes, modular homes, commercial coach, or recreational vehicles. Manufactured homes are permitted only as provided and further defined in this Chapter.
“Manufactured home, Class A” means a new multi-wide manufactured home certified as meeting or exceeding the Construction and Safety Standards promulgated by the U.S. Department of Housing and Urban Development and the “acceptable similarity” appearance standards in accordance with Section 20.180.050.
“Manufactured home, Class B” means a new manufactured home certified as meeting or exceeding the Construction and Safety Standards promulgated by the U.S. Department of Housing and Urban Development but does not satisfy the “acceptable similarity” appearance standards in accordance with Section 20.180.050.
“Manufactured home, Class C” means a used manufactured home certified as meeting the Construction and Safety Standards promulgated by the U.S. Department of Housing and Urban Development which upon inspection is found to be in good condition and safe and fit for human occupancy.
“Manufactured home, Class D” means used manufactured homes whether or not certified as meeting the U.S. Department of Housing and Urban Development Construction and Safety Standards or prior codes, found on inspection to be in poor condition and unsafe and/or unfit for residential occupancy. Class D manufactured homes shall not be placed within the City of Walla Walla.
“Manufactured home park” means a residential use in which more than one manufactured home is located on a parcel of land under single ownership.
“Manufactured home subdivision” means a platted subdivision in which lots are dedicated for placement of manufactured homes on individually owned lots.
“Mobile home” means any vehicle or similar portable structure built prior to the enactment of the National Manufactured Home Construction and Safety Standards Act of 1974, designed for mounting on wheels and intended for use as a residence, except parked and unoccupied recreational vehicles, which meets the standards of the Washington Department of Labor and Industries.
“Modular home” means a dwelling unit constructed in accordance with the standards set forth in the International Residential Code (IRC) and local codes applicable to site-built homes and composed of components substantially assembled in a manufacturing plant and transported to the building site for final assembly on a permanent foundation. Among other possibilities, a modular home may consist of two sections transported to the site in a manner similar to a manufactured home, or a series of panels or room sections transported on a truck and erected or joined together on the site.
“Recreational vehicle” means a vehicular type portable structure without permanent foundation designed and manufactured for recreational use, which can be towed, hauled, or driven. This definition includes, but is not limited to, travel trailers, truck campers, camping trailers, self-propelled motor homes, boats, snowmobiles, go carts, motorcycles, and dune-buggies. Recreational vehicles designed as temporary living units are prohibited as permanent dwelling units. “Permanent” for the purpose of this section is defined as occupancy by a person for more than four weeks in one consecutive twelve-month period. (Ord. 2006-15 § 3(part), 2006. Formerly 20.180.020).
20.180.040 Class designation.
The Director or his designee shall determine the classification of a manufactured home based on the definition of each classification, architectural elevations or photographs of all sides of the home, exterior dimensions, roof slopes, exterior finish, and where appropriate, an inspection of the manufactured home.
A class designation may be appealed to the Hearing Examiner as set forth in Chapter 20.38, Closed Record Decisions and Appeals. (Ord. 2006-15 § 3(part), 2006. Formerly 20.180.030).
20.180.050 Minimum standards for manufactured homes on individual lots.
In addition to meeting the standards in Section 20.180.030, Class A manufactured homes are those new single-family dwellings (as defined in RCW 35.63.160) whose original design and construction have been determined, by the standards prescribed below, to be similar in design and appearance to site built housing at current construction standards:
A. Dimensions. Is comprised of at least two fully enclosed parallel sections each of not less than twelve feet wide by thirty-six feet long.
B. Roof Construction.
1. The pitch of the home’s roof has a minimum vertical rise of four feet for each twelve feet of horizontal run.
2. The roof is finished with a type of shingle that is commonly used in standard residential construction, such as a composition or wood shake or shingle, or similar material.
3. The roof is constructed with a minimum designed snow load of thirty pounds per square foot.
C. Exterior Finish. The exterior siding consists of wood, hardboard, aluminum, vinyl, plastic, steel, or other siding material (covered or painted, but in no case exceeding the reflectivity of gloss white paint), plastic, steel (or other siding materials) comparable in composition, appearance, and durability to the exterior siding commonly used on conventional site-built International Residential Code (IRC) single-family residences.
D. Foundation. A continuous, permanent masonry/concrete foundation, unpierced except for required ventilation and access, is installed under the home.
E. Insulation. Is thermally equivalent to the Washington State Energy Code.
F. Towing Apparatus Removed. The tongue, axles, transporting lights, and removable towing apparatus are removed after placement on the lot and before occupancy.
G. In addition to subsections A through F of this section, siting of manufactured homes as a permanent dwelling unit on any residential lot which is not within a Manufactured Home, Residential overlay zone is subject to Level II review to assure that it is in harmony with the surrounding residential uses, and preserves the general character and integrity of the neighborhood. Review criteria includes, but is not limited to:
1. Architectural similarity and compatibility for the purpose of blending into the existing neighborhood;
2. Compliance with all local design standards applicable to all other homes within the neighborhood in which the manufactured home is to be located. (Ord. 2006-15 § 3(part), 2006. Formerly 20.180.040).
20.180.060 General siting requirements.
Placement of manufactured homes in the City of Walla Walla is subject to the following general siting requirements:
A. Development Authorization Required. Any manufactured home placed in the city shall first receive a development authorization. (See Chapter 20.14.)
B. Placement of Manufactured Homes as Permanent Dwelling Units.
1. All manufactured homes sited on individual lots, not including lots in manufactured home parks, must be Class A, multi-wide.
2. Manufactured homes placed on individual residential lots are subject to Level II review. (See Chapter 20.22.)
3. Manufactured homes placed in an approved manufactured home subdivision are subject to Level I review. (See Chapter 20.18.)
4. Manufactured homes placed in manufactured home parks may be Class A, B or C. Manufactured home placement in a manufactured home park is subject to Level I review. (See Section 20.184.050 for specific siting standards.)
5. Class D manufactured homes shall not be placed within the city of Walla Walla.
C. Placement of Manufactured Homes as Temporary Dwelling Units. Temporary placement of a manufactured home is allowed in any zoning district subject to Level III review. (See Chapter 20.192, Temporary Placement of Manufactured Homes.)
D. Code Compliance. All manufactured homes shall be installed in compliance with applicable city codes (see Chapter 15.20 of the Walla Walla Municipal Code) and state codes.
E. National Mobile Home Construction and Safety Standards Act, U.S. Department of HUD, Compliance With. All manufactured homes placed within the city shall first be certified as meeting the 1974 National Mobile Home Construction and Safety Standards, U.S. Department of HUD. (Ord. 2006-15 § 3(part), 2006: Ord. 2000-6 § 2(part), 2000: Ord. 95-5 § 1(part), 1995. Formerly 20.180.050).
20.180.070 Replacement of a nonconforming manufactured home on an individual lot.
Level I review shall be used to replace a nonconforming manufactured home with a conforming manufactured home. A nonconforming manufactured home shall be replaced only by a Class A manufactured home, and shall not be replaced by a Class B, C or D manufactured home. (Ord. 2006-15 § 3(part), 2006. Formerly 20.180.060).
20.180.080 Replacement of existing or approved manufactured home on an individual lot.
Level I review shall be used to replace an existing or approved manufactured home with another manufactured home that is only a Class A manufactured home and not a Class B, C or D manufactured home. (Ord. 2006-15 § 3(part), 2006. Formerly 20.180.070).
20.180.090 Prohibited residential occupancy or use.
A. Recreational vehicles as defined in Chapter 20.06 shall not have connections to residential sewer systems or any permanent connections to other residential utilities. Recreational vehicles shall not be used as a residence and shall not be occupied for temporary use for more than four weeks in a consecutive twelve-month period, except as may be provided in RV Parks.
B. No recreational vehicle or manufactured home shall be used as an accessory structure to a residence, nor to accommodate a residential accessory use. (Ord. 2006-15 § 3(part), 2006: Ord. 2000-6 § 2(part), 2000: Ord. 95-5 § 1(part), 1995. Formerly 20.180.080).
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