Chapter 20.63
MANUFACTURED HOMES
Sections:
20.63.030 Where manufactured homes are allowed.
20.63.035 Temporary placement of a recreational vehicle due to a medical hardship.
20.63.040 Manufactured home park design standards—Area and density.
20.63.050 Manufactured home park design standards—Site requirements.
20.63.060 Manufactured home park design standards—Off-street parking.
20.63.070 Manufactured home park design standards—Open space.
20.63.080 Manufactured home park design standards—Accessory buildings and structures.
20.63.090 Manufactured home park design standards—Landscaping and screening.
20.63.100 Manufactured home park design standards—Ingress and egress.
20.63.105 Manufactured home parks established before August 2006.
20.63.110 Manufactured home park design standards—Interior street dimensions.
20.63.120 Manufactured home park design standards—Surfacing requirements.
20.63.130 Manufactured home park design standards—Stormwater runoff.
20.63.010 Intent.
It is the intent of this chapter to:
A. Permit the location of manufactured homes as a permanent form of dwelling unit in residential districts and in manufactured home parks;
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. 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 the potentially adverse impact of such development or use;
D. Provide for site plan review committee review of proposed manufactured home parks. (Ord. 2209 § 2 (part), 2008: Ord. 2178 § 6 (part), 2006: Ord. 2105 § 1, 2003: Ord. 2024 § 1 (part), 1999).
20.63.020 Definitions.
A. “Anchoring system” means a system of straps, cables, turnbuckles or chains, which is used to secure a manufactured home to ground anchors, and which complies with standards of the U.S. Department of Housing and Urban Development for manufactured homes.
B. “Footer” means that portion of the foundation of a structure which spreads and transmits loads directly to the soils.
C. For a definition of “manufactured home,” see Chapter 20.06 CMC.
D. “Manufactured home park” means an area of land in single ownership, in which each parcel, lot, or pad is designed and intended to be made available on a month-to-month or yearly basis. Such manufactured homes would generally be owned by the occupants who pay a fee for the use of the ground space. The manufactured home will remain essentially portable and may be moved from time to time. Installation of homes shall comply with manufacturer’s installation manual. In lieu of manufacturer’s installation requirements, installation shall comply with Washington State Department of Labor and Industries, WAC 296-150B-222 through 296-150B-315.
E. For a definition of “mobile home,” see Chapter 20.06 CMC.
F. “Nonconforming use” means a mobile/manufactured home which was legally placed and maintained upon a lot prior to the effective date of the ordinance codified in this chapter.
G. “Permanent skirting” means a skirting which is constructed of masonry or concrete appearing to be a permanent foundation.
H. “Permanently affixed” means a mobile/manufactured home which has the running gear and tow hitch removed, is equipped with permanent foundation and anchoring system and conforming to the ordinance codified in this chapter and has permanently installed utility connections conforming to applicable uses.
I. “U.S. Department of Housing and Urban Development (HUD) Standards” means the National Mobile Home Construction and Safety Standards Act of 1974 and any subsequent revisions, and rules and regulations adopted thereunder, including regulations and interpretations of the Washington State Department of Labor and Industries, adopted pursuant to regulations of the department, and information supplied by the manufacturer of a mobile/manufactured home, which has been stamped approved by the U.S. Department of Housing and Urban Development pursuant to regulations of the department.
J. “Manufactured home, single-wide” means a structure, designed and constructed to be transportable in one section, and built on a permanent chassis, and designed to be used as a dwelling with or without a permanent foundation when connected to the required utilities that include plumbing, heating, and electrical systems contained therein. The structure must comply with the National Mobile Home Construction and Safety Standards Act of 1974 as adopted by Chapter 43.22 RCW if applicable. (Ord. 2209 § 2 (part), 2008: Ord. 2178 § 6 (part), 2006: Ord. 2105 § 2, 2003: Ord. 2024 § 1 (part), 1999).
20.63.030 Where manufactured homes are allowed.
Manufactured homes are allowed as follows:
A. As a dwelling permitted outright in residential zones subject to the following requirements:
1. Shall bear the applicable tag or seal of approval of the state of Washington or of the U.S. Department of Housing and Urban Development;
2. Shall be permanently affixed;
3. Shall be located in the same size lot as required for homes constructed under the International Residential Code (site-built) and in compliance with setback provisions applicable to such homes;
4. Shall meet the requirements specified for homes constructed on site for sewerage and water facilities;
5. Shall be installed so that the frame shall be a minimum of eighteen inches and a maximum of twenty-eight inches from the foundation footing or base of the stem wall. The home shall be installed more than twenty-eight inches above footing or base of the stem wall if necessary to comply with floodplain development requirements. The space between the wall of the home and the ground shall be fully enclosed with a permanent foundation which is compatible with the home and which provides ventilation and access conforming to the International Residential Code and openings in the stem wall required by Chapter 16.12 CMC;
6. Shall have not been previously sited and used for residential or commercial purposes except as a display model used by a licensed manufactured home seller;
7. Shall have a poured concrete foundation or footer under each I-beam for the length of the home. Each footer shall be not less than five and one-half inches thick and two feet wide and shall contain at least two pieces of three-eighths-inch rebar per footer. All grass and organic material shall be removed and the footer evenly bedded and leveled on firm undisturbed soil. For purposes of this section, “footer” is defined to be that portion of the support system that transmits loads directly to the soil;
8. Tiedowns shall be installed according to manufacturer’s specifications and, in the absence of such specifications, there shall be a minimum of three tiedowns per each side of each section of the home. Such tiedowns shall be capable of resisting an allowable working load equal to or exceeding three thousand one hundred fifty pounds and shall be capable of withstanding a fifty percent overload (four thousand seven hundred twenty-five pounds total) without failure of either the ground anchor, footer anchor or the attachment point on the frame of the home;
9. Shall be assembled on site in compliance with U.S. Department of Housing and Urban Development approved instructions, applicable city ordinances, and the installer must be certified by the Washington State Community, Trade and Economic Development Housing Division;
10. Permanent skirting must be completed prior to occupancy approval;
11. The applicant’s failure to comply with the preceding requirements, subsections (A)(1) through (10) inclusive of this subsection, shall constitute sufficient grounds for revoking the permit; provided, however, before any such revocation may occur, ten days’ written notice by personal service or certified mail return receipt requested shall be given by the building official to the applicant and, in the event of mailing same, shall be directed to the address shown on the application for such allowed use. This notice shall allow the applicant to correct the failure within the ten-day period and, upon the applicant’s failure so to do, the building permit issued relative thereto shall be deemed immediately revoked without further action by the city;
12. Any person desiring to appeal from such notice and alleged failure may appeal in compliance with Chapter 20.02 CMC;
13. For purposes of fulfilling the intent and purpose of this chapter, the building official shall be allowed access at all reasonable times and places for necessary inspections.
B. As a primary use in a manufactured home park, manufactured home parks may be allowed in the following districts:
1. R:15, medium-high-density residential district;
2. R:20, high-density residential district.
C. As an accessory use for security or maintenance personnel in the following districts, subject to site plan review:
1. General commercial district;
2. Industrial district.
D. 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 ninety days beyond completion of construction. A thirty-day extension may be granted by the enforcing officer upon written request of the developer and upon the enforcing officer’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. (Ord. 2209 § 2 (part), 2008: Ord. 2178 § 6 (part), 2006: Ord. 2147 § 14, 2005: Ord. 2105 § 3, 2003: Ord. 2024 § 1 (part), 1999).
20.63.035 Temporary placement of a recreational vehicle due to a medical hardship.
A. A recreational vehicle no more than five years old may be permitted as a temporary dwelling on the same lot as a permanent dwelling, provided:
1. The recreational vehicle together with the permanent residence shall meet the setback, height, building footprint, and lot coverage provisions of the applicable zone;
2. The temporary recreational vehicle shall pass a setup and safety inspection performed by the building department to ensure that the recreational vehicle is properly installed, safe for habitation and that it has adequate external lighting and access to accommodate emergency services;
3. The recreational vehicle shall be connected to water, sewer/septic and electrical services provided to the existing structure on the parcel or to separate services as deemed appropriate by the service provider. There will be no additional capital facility, water/sewer permit or latecomer fee required if the recreational vehicle is connected to services already provided to the existing structure on the parcel;
4. Deed Restriction. The applicant shall submit with the permit application provided by the city a signed, notarized affidavit that the community development department shall record with the Lewis County auditor containing the following:
a. Certification that the temporary dwelling is necessary to provide daily care, as defined in CMC 20.06.265;
b. Certification that the primary provider of such daily care will reside on site;
c. Certification that the applicant understands the temporary nature of the permit, subject to the limitations outlined in subsections (B) and (C) of this section;
d. Certification that the physician’s signature is both current and valid; and
e. Certification signed by a physician that a resident of the subject property requires daily care, as defined in CMC 20.06.265;
5. This section does not supersede area conditions, covenants and restrictions;
6. There shall be no rent charged to the occupant of this temporary use.
B. Applications for placement of a temporary recreational vehicle for hardships shall consist of the following:
1. A completed application form—the form to be provided by the city;
2. An application fee of two hundred dollars to cover the cost of administration, inspections and notification of adjacent property owners;
3. A site plan showing the size and boundaries of the lot, tract or parcel; the location of all existing buildings; and the proposed location of the temporary dwelling;
4. A description and/or photograph of the proposed temporary dwelling;
5. Documentation of approved water supply and sewage disposal system by the appropriate government agency;
6. Original documents of certifications listed in subsections (A)(4)(a) through (e) of this section;
7. Applications shall be reviewed and may be approved by the community development director as a Type 2 application with public notification and a fourteen-day appeal period. Permits for medical hardships shall be effective for twelve months. Extensions of the temporary hardship permit may be approved in twelve-month increments subject to demonstration of continuing medical hardship and a safety inspection in accordance with the procedures and standards set forth in subsection (A) of this section. The extension will require a fee of fifty dollars to cover review of recertification and safety inspection of recreational vehicle installation. Appeals of the community development director’s decision shall be heard by the hearing examiner.
C. The recreational vehicle shall not be used as a residence forty-five days after:
1. The expiration of the temporary permit; or
2. The cessation of provision of daily care.
If the recreational vehicle continues to be used as a residence in violation of this section and the city finds it necessary to take legal action to enforce the title, the property owner shall pay all court costs and legal fees required for enforcement. (Ord. 2209 § 2 (part), 2008: Ord. 2178 § 6 (part), 2006: Ord. 2171 § 1, 2006).
20.63.036 Temporary placement of a recreational vehicle while constructing or rehabilitating a residence.
A. A temporary placement permit may be issued to utilize a recreational vehicle as a temporary dwelling unit by the property owner only, provided:
1. The recreational vehicle shall meet the setback, height, building footprint, and lot coverage provisions of the applicable zone;
2. The temporary recreational vehicle shall be no more than ten years old and shall pass a setup and safety inspection performed by the building department to ensure that the recreational vehicle is properly installed, safe for habitation and that it has adequate external lighting and access to accommodate emergency services;
3. There shall be an active, approved building permit for the construction or rehabilitation of a residence on the parcel where the temporary recreational vehicle is to be located, and progress shall be ongoing in the construction or rehabilitation of the permanent residential structure;
4. The recreational vehicle shall be connected to water, sewer/septic and electrical services that will be or are being utilized by the permanent residential structure, and the recreational vehicle shall not be located on the property and used as a temporary residence until these services are connected;
5. This section does not supersede area conditions, covenants and restrictions;
6. There shall be no rent charged to the occupant of this temporary use.
B. Applications for placement of a temporary recreational vehicle during the construction or rehabilitation of a residence shall consist of the following:
1. A completed application form—the form to be provided by the city;
2. An application fee of two hundred dollars to cover the cost of administration, inspections and notification of adjacent property owners;
3. A site plan showing the size and boundaries of the lot, tract or parcel; the location of all existing buildings; and the proposed location of the temporary dwelling;
4. A description and/or photograph of the proposed temporary dwelling;
5. Documentation of approved water supply and sewage disposal system by the appropriate government agency;
6. Applications shall be reviewed and may be approved by the building official. This is a Type 2 application not requiring public notice. Permits are issued under an existing building permit for the construction or rehabilitation of a residence and shall be effective only when there is an active building permit. Extensions of the temporary permit are tied to any approved extension of the associated building permit. Any extension will require a fee of fifty dollars to cover a safety inspection of recreational vehicle installation. Appeals of the building official’s decision shall be heard by the hearing examiner.
C. The recreational vehicle shall not be used as a residence thirty days after the issuance of the certificate of occupancy/final inspection of the new or rehabilitated residence. If the recreational vehicle continues to be used as a residence in violation of this section and the city finds it necessary to take legal action to enforce this section, the property owner shall pay all court costs and legal fees required for enforcement. (Ord. 2209 § 2 (part), 2008: Ord. 2178 § 6 (part), 2006: Ord. 2172 § 1, 2006).
20.63.040 Manufactured home park design standards—Area and density.
The maximum site for a manufactured home park shall be twenty acres. The maximum number of manufactured homes per acre shall be eight. All applications for a manufactured home park shall be reviewed as a binding site plan. (Ord. 2209 § 2 (part), 2008: Ord. 2178 § 6 (part), 2006: Ord. 2024 § 1 (part), 1999).
20.63.050 Manufactured home park design standards—Site requirements.
The size and shape of individual manufactured home sites shall be in accordance with the following:
A. Minimum space area: four thousand square feet;
B. Minimum width: forty feet;
C. Minimum depth: eighty feet;
D. Minimum setback from street or access road: twenty feet;
E. Maximum development coverage of space: fifty percent;
F. A minimum separation of fifteen feet must be maintained between manufactured units and a minimum separation of ten feet shall be maintained between any manufactured home and any accessory structure and from the exterior property line bounding the park. (Ord. 2209 § 2 (part), 2008: Ord. 2178 § 6 (part), 2006: Ord. 2024 § 1 (part), 1999).
20.63.060 Manufactured home park design standards—Off-street parking.
Off-street parking shall be provided in accordance with Chapter 20.72 CMC. (Ord. 2209 § 2 (part), 2008: Ord. 2178 § 6 (part), 2006: Ord. 2024 § 1 (part), 1999).
20.63.070 Manufactured home park design standards—Open space.
Common open space or spaces equal to but not less than five hundred square feet for each manufactured home shall be provided in such shape and location as to be available and usable to all residents of the manufactured home park. Such space may be for passive or active recreation. Parking spaces, driveways and access streets are not considered to be usable open space. (Ord. 2209 § 2 (part), 2008: Ord. 2178 § 6 (part), 2006: Ord. 2024 § 1 (part), 1999).
20.63.080 Manufactured home park design standards—Accessory buildings and structures.
A. 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 CMC 20.63.050.
B. Buildings or structures accessory to the manufactured home park as a whole and intended for the use of all manufactured home occupants are permitted, provided the building area does not exceed one-fourth of the common open space area. (Ord. 2209 § 2 (part), 2008: Ord. 2178 § 6 (part), 2006: Ord. 2024 § 1 (part), 1999).
20.63.090 Manufactured home park design standards—Landscaping and screening.
A. Visual screening and/or landscaping may be required in those developments where such screening is deemed necessary and reasonable by the site plan review committee.
B. When required, such screening may consist of densely planted vegetation not less than four feet in height at the time of planting, or a solid fence, six feet in height, or a combination of fencing and vegetation which achieves the same screening effect.
C. Landscaping is also required in all setback areas and open space. Landscaping may consist of suitable natural groundcover, shrubs and trees. Natural vegetation or stands of trees existing prior to development of the site may be acceptable to meet the landscape requirements.
D. Visual interruption with appropriate vegetation between manufactured home units may also be required to relieve visual monotony.
E. The perimeters of common parking areas shall be landscaped in such a way as to create a diversion between streets and parking areas, at the same time not obstructing the view of any walkways, driveways or streets around entrances or exits to the manufactured home park.
F. All trees, flowers, lawns and other landscaping features shall be maintained in a healthy growing condition at all times. (Ord. 2209 § 2 (part), 2008: Ord. 2178 § 6 (part), 2006: Ord. 2024 § 1 (part), 1999).
20.63.100 Manufactured home park design standards—Ingress and egress.
A. Each manufactured home site shall have access from an interior drive or roadway.
B. Access to the manufactured home park shall be limited to not more than one driveway from a public street or road for each two hundred feet of frontage. (Ord. 2209 § 2 (part), 2008: Ord. 2178 § 6 (part), 2006: Ord. 2024 § 1 (part), 1999).
20.63.105 Manufactured home parks established before August 2006.
A. Manufactured home parks established prior to August 1, 2006, or prior to annexation to the city may continue to operate provided the density of the park does not increase over the amount existing on August 1, 2006, or at annexation. Normal and routine maintenance is allowed. Sites or pads within legally nonconforming manufactured parks may continue to be used regardless of manufactured home size, provided all applicable setbacks are maintained.
B. Single-wide manufactured homes and manufactured homes are allowed within manufactured home parks established prior to August 2006. Any replacement homes must meet the fire, safety, or other local ordinances or state laws at time of permitting.
C. An existing nonconforming manufactured home park may be reconfigured, subject to the granting of a binding site plan by the planning commission. When considering an application to reconfigure a nonconforming park, the planning commission shall consider:
1. Whether the reconfiguration will result in a site layout which more closely conforms to the provisions of this chapter and goals and policies of the comprehensive plan; and
2. Whether the reconfiguration will substantially improve transportation, appearance, open space and utility service within the park.
D. The setback for all manufactured homes and single-wide manufactured homes adjacent to interior, private park streets shall be five feet or the average of the front setbacks of existing homes within one hundred feet on either side of the subject property, whichever is greater. The setback shall be twenty feet from public street rights-of-way.
E. All manufactured homes or single-wide manufactured homes shall be located a minimum of ten feet from another home, the perimeter fence, or park boundary.
F. All accessory buildings, fences, and carports shall be located a minimum of five feet from an interior private street and a minimum of twenty feet from public streets.
G. All detached accessory buildings, garages, and carports shall be located a minimum of six feet from any structure or as allowed by the building official in compliance with building code provisions.
H. Accessory buildings serving the park shall be located a minimum of twenty-five feet from park boundaries. (Ord. 2395 § 13, 2017: Ord. 2209 § 2 (part), 2008: Ord. 2178 § 6 (part), 2006).
20.63.110 Manufactured home park design standards—Interior street dimensions.
All interior streets of the park shall have a minimum width of twenty feet. An additional seven feet shall be required for each side on which parking is permitted. (Ord. 2209 § 2 (part), 2008: Ord. 2178 § 6 (part), 2006: Ord. 2024 § 1 (part), 1999).
20.63.120 Manufactured home park design standards—Surfacing requirements.
All streets, roads and driveways shall be hard-surfaced to a standard of construction acceptable to the city engineer. Interior pedestrian walkways, carports and parking areas for each residence may be gravel. Parking areas with more than four parking spaces must be paved. (Ord. 2209 § 2 (part), 2008: Ord. 2178 § 6 (part), 2006: Ord. 2024 § 1 (part), 1999).
20.63.130 Manufactured home park design standards—Stormwater runoff.
All stormwater runoff shall be retained and 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. (Ord. 2209 § 2 (part), 2008: Ord. 2178 § 6 (part), 2006: Ord. 2024 § 1 (part), 1999).