Chapter 15.28
MOBILE HOMES
Sections:
15.28.010 Occupancy restrictions--Exceptions.
15.28.030 Compliance with zoning requirements.
15.28.050 Additions and alterations--Inspection and approval.
15.28.060 Additions and alterations--Accessory buildings and structures.
15.28.070 Additions and alterations--Awnings or carports.
15.28.080 Additions and alterations--Cabanas.
15.28.090 Additions and alterations--Porches and steps.
15.28.100 Additions and alterations--Location of storage structures.
15.28.010 Occupancy restrictions--Exceptions.
No mobile home shall be occupied outside a mobile home park unless placed in accordance with, and pursuant to a permit issued under this chapter. A recreational vehicle occupied continuously for more than thirty days shall meet the requirements for a mobile home under this division, unless the same is being used for security purposes ancillary to a construction site. (Ord. 113-B §7.01, 1981)
15.28.020 Definitions.
The words and phrases used in this chapter shall be as follows:
A. Miscellaneous Definitions. See ANSI A199.3 (NFPA #501A) and ANSI A119.1 (NFPA #501B).
B. “Awning” means a shade structure supported by posts or columns and partially supported by a mobile home.
C. “Cabana” means a room enclosure erected or constructed adjacent to a mobile home for residential use by the occupant of the mobile home.
D. “Carport” means an awning or shade structure for a vehicle which may be freestanding or partially supported by a mobile home.
E. “Mobile home” means a portable unit designed and built to be towed on its own chassis, comprised of frame and wheels, dependent on external utility connections, and designed without a permanent foundation for year-round residential use. A unit may contain parts that fold, collapse or telescope for towing and be expanded later to provide additional cubic capacity, as well as two or more separately towable components designed to be joined into one integral unit capable of being again separated into the components for the repeated towing. For the purpose of this definition it shall be immaterial: (1) whether such unit or component is placed upon property for a temporary, semipermanent or permanent residence, or (2) that the wheels are removed and the unit or component is supported upon posts, footing or a foundation. This definition does not include travel trailers, motorized homes and campers, pickup coaches, and camp trailers.
F. “Mobile home accessory building or structure” means a building or structure which is an addition to or supplements the facilities provided a mobile home. It is not a self-contained, separate, habitable building or structure. Examples are awnings, cabanas, storage structures, carports or porches.
G. “Mobile home, double-wide,” means a single-family dwelling complete and ready for occupancy thirty-five feet or more in length and at least two-thirds of the total length measuring twenty feet in width or more when assembled, constructed in accordance with state or federal mobile home construction standards as evidenced by the attachment of an insignia, designed for transportation after fabrication in two or more sections on public streets and highways on its own chassis and wheels, and arriving at the site where it is placed on a foundation, or tied down and skirted with a fire-resistant material with towing-tongue removed including the connection to electrical power, water supply and sewage disposal facilities.
H. “Manufactured home, single-wide” means a single-family dwelling complete and ready for occupancy fifty feet or more in length and at least twelve feet or more in length and at least twelve feet in width constructed in accordance with state or federal mobile home construction standards as evidenced by the attachment of an insignia designed for transportation after fabrication on public streets and highways on its own chassis and wheels, and arriving at the site where it is placed on a foundation or tied down and skirted with a fire-resistant material with towing tongue removed and which is permanently connected to electric power, water supply and sewage disposal facilities. All provisions of this chapter which refer to “mobile home” shall be construed to mean “manufactured home.”
I. “Porch” means an outside walking area having the floor elevated more than eight inches above grade.
J. “Recreational vehicle” means a vehicular-type unit primarily designed as temporary living quarters such as travel trailer, truck camper, motor home or fifth wheeler which for the purpose of this specification has lesser dimensions than enumerated for a mobile home.
K. “Storage structure” means a structure which is designed and used solely for the storage and use of personal equipment and possessions of the mobile home occupants. (Ord. 318 §5, 1997; Ord. 113-B §7.02, 1981)
15.28.030 Compliance with zoning requirements.
Each mobile home placed on a parcel of land outside of a mobile home park shall:
A. Have the tongue removed or shall be camouflaged by landscaping to such an extent that it is unrecognizable;
B. Be skirted around the entire outer base portion and shall be aluminum, steel, masonry, or treated wood or the equivalent. All crawl areas under the unit shall be provided with a minimum of two access panels eighteen inches by twenty-four inches. The underfloor area shall be vented with a minimum of one six-inch by twelve-inch screened vent installed within three feet of each corner;
C. All manufactured/mobile homes located in an “R” zone shall meet the current regulations concerning lot area, lot width, yards and setbacks and other general rules of the zone, and all accessories or additions to a mobile home shall either meet the requirements of Washington State Statutes which require a permit from the Department of Labor and Industries concerning any additions or modifications to a mobile home, or shall meet the local building code in the event the mobile home Department of Motor Vehicles title has been extinguished. (Ord. 303 §1, 1996; Ord. 113-B §7.03, 1981)
15.28.040 Permits.
A. Mobile Home Permits. Permits for mobile homes shall be issued by the town upon submittal of an application in the form prescribed by such department together with appropriate supporting documents demonstrating compliance with this chapter and payment of prescribed fee.
B. Fees. See Chapter 15.40. (Ord. 113-B §7.04, 1981)
15.28.050 Additions and alterations--Inspection and approval.
Additions and alterations to mobile homes shall be approved by the factory-assembled structures section of the State of Washington Department of Labor and Industries. The state insignia of approval shall be attached after inspection and approval. (Ord. 113-B §7.05(part), 1981)
15.28.060 Additions and alterations--Accessory buildings and structures.
A. Construction, General. Every mobile home accessory building or structure shall be designed and constructed in accordance with the applicable provisions of the most recently adopted edition of the International Building Code and this chapter.
B. Plumbing Systems, General. Plumbing equipment, materials, and installations in a mobile home accessory building or structure shall comply with the applicable provisions of the most recently adopted edition of the Uniform Plumbing Code.
C. Clearance. Under no conditions shall a mobile home accessory building or structure be closer than three feet from any adjacent mobile home or mobile home accessory building or structure. (Ord. 452 §15, 2006: Ord. 113-B §7.05(a), 1981)
15.28.070 Additions and alterations--Awnings or carports.
A. General. An awning or carport may be erected, constructed or maintained on a mobile home lot only as an accessory to a mobile home located on the same lot. An awning shall not be enclosed with rigid materials or walls or converted for use as a habitable room or cabana unless the completed construction complies with all the requirements for a cabana (see Section 15.28.080). An awning designed of rigid materials shall meet the requirements of the most recently adopted edition of the International Building Code for a patio cover.
B. Dimensions. An awning or carport supported in part by a mobile home shall not exceed twelve feet in width (projection) as measured from the wall or eave edge of the mobile home to the outer edge of the awning or carport roof.
C. Exits From Awning Enclosures. An awning with enclosures of nonrigid materials shall have at least one door on the enclosure opening directly to the outside of the enclosure. The opening shall be not less than twenty-eight inches in width nor less than six feet two inches in height. Two such door openings shall be provided from the enclosure when the enclosure encloses two doors of the mobile home. (Ord. 452 §16, 2006: Ord. 113-B §7.05(b), 1981)
15.28.080 Additions and alterations--Cabanas.
A. General. A cabana may be erected, constructed, occupied or maintained on a mobile home lot only as an accessory to a mobile home.
B. Design and Construction. A cabana shall be designed and constructed as a freestanding structure. A cabana may be attached to a mobile home with appropriate flashing or sealing materials to provide a weather seal. Construction when site-built shall be in accordance with the applicable section of the most recently adopted edition of the International Building Code.
C. Exits. Every room in a cabana shall have access to at least one exterior opening directly to the outside without passing through the mobile home. The opening shall be not less than twenty-eight inches in width nor less than six feet eight inches in height. When the cabana encloses two doors of the mobile home, an additional exterior door shall be installed which provides an alternate route of exit in the event the other exit becomes blocked. (Ord. 452 §17, 2006: Ord. 113-B §7.05(c), 1981)
15.28.090 Additions and alterations--Porches and steps.
A. Design and Construction. Each unit shall have permanent steps next to all exits. The design and construction of all structural elements of a porch, stairs leading thereto, and rails when site-built shall be in accordance with the applicable section of the most recently adopted edition of the International Building Code.
B. Railings and Handrails. Install as required per the most recently adopted edition of the International Building Code. (Ord. 452 §18, 2006: Ord. 113-B §7.05(d), 1981)
15.28.100 Additions and alterations--Location of storage structures.
A storage structure may be located on a lot line or adjacent to a mobile home or mobile home accessory building or structure, or beneath an awning or carport; provided, that it does not obstruct openings for light and ventilation of the mobile home, required open space or screening of mobile home accessory building or structure, or prevent inspection of mobile home equipment and utility connections. (Ord. 113-B §7.05(e), 1981)
15.28.110 Setup requirements.
A. Mobile home, for the purpose of this section, is assumed to be designed and constructed as an integrated complete building unit capable of sustaining the design load requirements of ANSI A119.1 standard for mobile homes and/or HUD requirements.
B. The provisions set forth in subsection A of this section are verified by the insignia of the Washington State Department of Labor and Industries or the U.S. Department of Housing and Urban Development. Note: Older models which do not bear the structural approval shall be subject to inspection by the building inspector. Verification of design by registered engineer may be required. Coaches approved for a zone with lower requirements than mentioned in subsection A of this section may only be accepted after verification by registered engineer that design will sustain the higher loads.
C. Mobile homes shall be installed per printed instructions provided by the manufacturer with each mobile home specifying the location and required capacity of stabilizing devices (tie-downs, piers, blocking, etc.) on which the design is based. These instructions shall be certified by a registered engineer and accepted by the Washington State Department of Labor and Industries or HUD-approved design approval agency.
D. In the absence of printed instructions, the following set of instructions may be used as the minimum requirement. They do not supersede the manufacturer's instructions which may require additional devices due to the uniqueness of design. The instructions assume that the frame is capable of supporting all loads except where extra loading is imposed because of unique design. Unusual setup areas such as terrain which allows unusual exposures or installation overhanging a hillside with blocks over forty inches high may require a design be submitted by a registered engineer.
1. Footings. Concrete pads twenty inches by twenty inches by thirty inches below grade shall be located within two feet of the ends of the home, and shall continue under the center of all I-beams, at a maximum spacing of eight feet, for the entire length of the home. For double-wides the interior footings need to be only eight inches below grade.
2. Piers less than forty inches in height shall be constructed of open or closed cell, eight-inch-by-eight-inch-by-sixteen-inch concrete blocks (with open cells vertically placed upon the footer). Single-stacked block piers shall be installed with the sixteen-inch dimension perpendicular to the main (I-beam) frame. The piers shall be covered with a two-inch-by-eight-inch-by-sixteen-inch wood or concrete cap.
3. Piers between forty and eighty inches in height and all corner piers over three blocks high shall be double-blocked with blocks interlocked and capped with a four-inch-by-sixteen-inch solid concrete block, or equivalent.
4. Piers over eighty inches in height shall be constructed as per subsection (D)(3) of this section and they shall be laid in concrete mortar and steel reinforcing bars inserted in block cells with the block cells filled with concrete.
5. Plates and Shims. A section of wood plate not exceeding two inches in thickness and shims not exceeding one inch in thickness may be used to fill any gap between the top of the pier and the main frame. Two-inch or four-inch solid concrete blocks may be used to fill the remainder of any gap. Shims shall be at least four inches wide and six inches long and shall be fitted and driven tight between the wood plate or pier and main frame.
6. Tie-downs. Tie-downs must be used at every corner of the mobile home and at a minimum distance of every twenty feet along each outside wall. These should connect the I-beams to the footings with a quarter-inch diameter high strength aircraft cable. A turnbuckle to be used for periodic tightening must be included as part of the tie-down system.
7. Permanency of Connections. Anchoring equipment shall be designed to prevent self-disconnection when ties are slack. Hook ends shall not be used in any part of the anchoring system.
8. Skirting. A noncombustible material shall be installed around the perimeter of all mobile homes. An entry door must be provided to facilitate maintenance to the utility systems under the home.
Note: Single-wides require supplemental blocking at ends of tip-out areas where header beam is supported.
E. Plumbing.
1. ABS pipe (schedule 40) or an approved equivalent shall be used for all sewer hookups. A cleanout shall be provided in waste line in conformity with the Uniform Plumbing Code. Minimum slope one-fourth inch per foot. Minimum inside diameter is three-inch.
2. All automatic dryer vents shall be installed to terminate on the outside of the unit (not in the crawl space). Hot water tank pressure relief valve shall terminate on the outside of the unit (not under the floor).
3. Waterlines to be brought in below grade within the skirted area of mobile home.
4. Adequate provision shall be made to prevent freezing of service lines, valves and riser pipes from heaving and thawing actions of ground during freezing weather. Water lines under skirting require insulation and/or heat tape. (Note: Heat tape when used shall be of the listed type.)
5. Water riser pipes shall extend at least four inches above ground elevation. Minimum pipe diameter is three-quarter-inch. Water connection to mobile home shall be a flexible connector, such as copper tubing.
6. General. All gas, water and sewer systems to comply with the most recently adopted edition of the International Building Code requirements. (Ord. 452 §19, 2006; Ord. 113-B §7.06, 1981)