Chapter 16.08
MANUFACTURED HOME/MOBILE
HOME PLACEMENT CODE
Sections:
16.08.070 Administration – Application approval.
16.08.090 Commencement of mobile home placement by the applicant.
16.08.120 Violations and penalties.
16.08.010 Title.
This chapter may be cited as the “County Manufactured Home/Mobile Home Placement Code.” [Ord. 94-143, § 1, 8-22-94.]
16.08.020 Purpose.
The Board of County Commissioners finds it necessary to establish standards and procedures for installing manufactured homes in the county for the following purposes:
A. To preserve the life, safety, health and welfare of the general public, which shall not be construed to protect or benefit any specific person or class of persons.
B. To ensure that the appropriate water and sewage disposal systems are available prior to issuance of a manufactured home placement permit.
C. To ensure that water and sewage disposal systems and other services are properly installed prior to human occupancy of a manufactured home.
D. To provide a reasonable degree of protection for manufactured homes, mobile homes or commercial coaches placed in the unincorporated areas of Cowlitz County, when damage from winds, earth movements, flooding and other such disasters could cause manufactured homes to overturn, or cause manufactured homes to become a safety hazard to persons living in the unit or to neighbors.
E. To make county codes consistent with other state and local regulations. [Ord. 94-143, § 2, 8-22-94.]
16.08.030 Definitions.
The following definitions shall apply for interpretation, administration and enforcement of this chapter.
“Applicant(s)” means a manufactured home owner, manufactured home occupant, landowner and/or their authorized representative.
“Approved access” means issuance of a road approach permit and construction of such access in conformance with state, city or county road standards.
“Available water or sewers” means ready, convenient and obtainable connection to water and/or sewage disposal systems, whether public, community or private on-site systems.
“Board” means the Board of County Commissioners of Cowlitz County.
“Commercial coach” shall have the same meaning as that term is defined in WAC 296-150B-015(36), as now enacted or hereafter amended. For the purposes of this chapter any reference to the term “manufactured home” shall include “commercial coach.”
“Department” means the Cowlitz County Department of Building and Planning.
“Director” means the Director of the Department or designee.
“Insignia” means a label, stamp or tag issued by the Washington State Department of Labor and Industries (DLI) indicating the structure or component bearing the insignia complies with Chapter 296-150B WAC, or such insignia issued by the U.S. Department of Housing and Urban Development (HUD).
“Installer” means a person who is in the business of installing manufactured homes who has been issued a certificate by the state as provided in Chapter 284, Laws of 1994 and as hereafter amended.
“Lot” means a parcel of land the boundaries of which are described in the records of the Cowlitz County Auditor.
“Manufactured home” as defined in Chapter 284, Laws of 1994, Section 15(5) means a single-family dwelling built after June 15, 1976, in accordance with the U.S. Department of Housing and Urban Development (HUD), Manufactured Home Construction and Safety Standards Act, or as hereafter amended, and bearing the appropriate insignia indicating such compliance. For the purposes of this chapter any regulatory reference to the term “manufactured home” shall include “commercial coach” and “mobile home.”
“Manufactured home placement permit” means a permit issued by the Department for permanent installation of a manufactured home in the unincorporated areas of the county.
“Mobile home” means a single-family residence transportable in one or more sections that are eight feet or more in width and 32 feet or more in length, built on a permanent chassis, designed to be used as a permanent dwelling, and constructed before June 15, 1976. For the purposes of installation and placement standards as required by this chapter, a “manufactured home” shall include “mobile home.”
“Occupancy” means any human use of a manufactured home.
“Park trailer” shall have the same meaning as that term is defined in WAC 296-150B-015(37), or as hereafter amended. For the purposes of this chapter any reference to the term “park trailer” shall have the same meaning as “recreational vehicle. “
“Permanent installation” means all on-site work necessary for the placement and installation of a manufactured home in conformance with Chapter 296-150B WAC, as now enacted or as hereafter amended. Such installations shall include approved connections to all appropriate utilities.
“Person” means any individual, firm, partnership, corporation or other entity.
“Recreational vehicle” shall have the same meaning as that term is defined in WAC 296-150B-015(32), as now enacted or as hereafter amended. For the purposes of this chapter the term shall include travel trailer, folding camping trailer, truck camper, motor home, multi-use vehicles designed for temporary occupancy, and also park trailer as that term is defined in WAC 296-150B-015(37).
“Recreational vehicle park” means a lot with two or more sites for lease or rent approved in conformance with Chapter 18.56 CCC, as now enacted or as hereafter amended.
“Road” means a dedicated or publicly maintained road or road right-of-way; or a private road right-of-way or easement providing access to three or more lots or dwellings.
“Sewage disposal system” means the service and connection lines of a sanitary sewer system, or an on-site (septic) sewage disposal system approved pursuant to Chapter 246-272 WAC, including septic tank, septic drainfield, drainfield replacement area, and any components thereof.
“Space” means the area identified for placement and permanent installation of a manufactured home within an approved mobile home park.
“Structural addition” means any appurtenance or structural modification to a manufactured home that was not part of the original factory built component(s). Structural additions include but are not limited to the following: steps/stairs; porch; stoop; deck, patio, cover; roof; carport; garage; bedroom; family room; windows; awning; etc.
“Water system” means service and connection lines of a public or community potable water system, or on-site well that conforms to the requirements of Chapter 246-290 WAC; or the Washington State Department of Health Guidelines for Determining Water Availability for New Buildings, as now enacted or as hereafter amended. [Ord. 94-143, § 3, 8-22-94.]
16.08.040 Applicability.
Any person, including the installer, placing a manufactured home on a lot or space, or connecting utilities to a manufactured home in the unincorporated areas of Cowlitz County shall first obtain a manufactured home placement permit from the Department. No dealer shall deliver a manufactured home or commercial coach until the owner or installer has obtained a placement permit. Until July 1, 1995, no person may install a manufactured home unless he or she owns the mobile home, is a licensed mobile home dealer, or is a contractor registered under Chapter 18.27 RCW. On or after July 1, 1995, no person may install a mobile or manufactured home without a certified manufactured home installer providing on-site supervision whenever installation work is being performed, as required under Section 16, Chapter 284, Laws of 1994, or as hereafter amended. [Ord. 94-143, § 4, 8-22-94.]
16.08.050 Exemptions.
The following are exempted from the requirements of this chapter:
A. Manufactured homes placed on sales lots exclusively for the purposes of sale, provided the unit remains unoccupied and the sales activity is consistent with applicable ordinances;
B. Recreational vehicles when used as temporary dwellings pursuant to CCC 18.10.585(A)(13), provided such recreational vehicles shall be connected to available and approved sewage disposal and water systems;
C. Recreational vehicles placed in an approved recreational vehicle park in conformance with Chapter 18.56 CCC, as now enacted or as hereafter amended. [Ord. 94-143, § 5, 8-22-94.]
16.08.060 Application.
Any person seeking to place a manufactured home on a lot shall submit an application to the Department. Each application shall include the following:
A. Name, address and daytime telephone number of the applicant;
B. Name, address and daytime telephone number of the property owner if different from the applicant;
C. Project development site address;
D. Assessor’s parcel number and location of the project site, and section, township, range, donation land claim, subdivision name, lot and block, or mobile home park and space number;
E. Description of the manufactured home (e.g., size, number of bedrooms, year of manufacture, serial number and make of unit);
F. Market value of manufactured home;
G. Vicinity sketch showing site location in relation to the road system;
H. Site plan drawn to scale showing the location of lot boundaries or mobile home park space perimeter; community or public sewage disposal system sewer lines or all components of the on-site sewage disposal system drainfield and drainfield replacement area; proposed manufactured home, accessory buildings, driveways, fences and other improvements existing or proposed for the site;
I. Signature of applicant;
J. Proof of any available water and sewage disposal system(s), or approval for connection to a sanitary sewer service from the purveyor of such service;
K. Proof that potable water is available on or to the property;
L. For mobile homes constructed prior to June 15, 1976, proof of a current fire and life safety inspection approval from the Washington State Department of Labor and Industries;
M. On or after July 1, 1995, name, registration number and telephone number of the certified manufactured home installer. The installer’s registration card must be presented to the Department before permit issuance. Prior to July 1, 1995, the name, address and daytime telephone number of the installer;
N. Proof of driveway access approval; or, if access is from a private road, proof that such road conforms to the requirements of Chapter 16.05 CCC;
O. An 11-inch by 17-inch Assessor’s map, or other scaled reproduction thereof, showing the location of the property on which the manufactured home will be placed;
P. Other information as may be necessary. [Ord. 94-143, § 6, 8-22-94.]
16.08.070 Administration – Application approval.
A. The Director shall administer the provisions of this chapter.
B. A complete application shall be submitted to the Department on such forms as may be required by the Director.
C. Each application shall be reviewed by the Department to determine that placement of a manufactured home is consistent with applicable health, safety and other regulations. If the proposed placement is consistent, the placement permit shall be issued following payment of all applicable fees.
D. Double Fees. Any person who places a manufactured home without first obtaining a placement permit shall be assessed double the permit fee in addition to any civil penalties imposed pursuant to CCC 16.08.120. [Ord. 94-143, § 7, 8-22-94.]
16.08.080 Standards.
Each manufactured home placed in unincorporated Cowlitz County after the effective date of the ordinance codified in this chapter shall comply with the following standards:
A. Only one manufactured home shall be allowed on a lot or space, except as provided in CCC 18.10.585(A)(13).
B. Each manufactured home shall have a HUD insignia of approval, of proof of fire/life safety inspection approval from the Washington State Department of Labor and Industries as required pursuant to CCC 16.08.060(L).
C. Placement of each manufactured home shall comply with the requirements of Chapter 296-150B WAC and this chapter, as now enacted or as hereafter amended, and other applicable regulations.
D. Each manufactured home shall have access to an available, approved and operable sewage disposal system, prior to issuance of a placement permit, and shall be connected to such system prior to occupancy. Each manufactured home shall remain connected as long as occupied.
E. Each manufactured home shall connect to an available, approved and operable potable water system prior to occupancy, and shall remain connected as long as occupied.
F. Any driveway shall be subject to verified access approval from the Washington State Department of Transportation, Cowlitz County Public Works Department, city and the Cowlitz County Fire Marshal/Fire Life Safety Coordinator, as applicable.
G. Prior to occupancy or any other use, a manufactured home shall receive final inspection approval from the Department. [Ord. 94-143, § 8, 8-22-94.]
16.08.090 Commencement of mobile home placement by the applicant.
Following the issuance of the mobile home placement permit, the applicant may place the mobile home on the lot, in accordance with the standards under this chapter and any additional conditions contained in the placement permit. The mobile home shall not be occupied until the Department has issued a certificate of final inspection. The applicant shall be responsible for requesting and obtaining such certificate, and for obtaining any additional permits and inspections as may be required herein or by any other ordinance or resolution of Cowlitz County. A mobile home placement permit shall become void if the applicant has not applied for a certificate of final inspection within 180 days following the issuance of the placement permit. [Ord. 12-078, § 25, 5-22-12; Ord. 07-085, § 25, 7-3-07; Ord. 94-143, § 9, 8-22-94.]
16.08.100 Appeals.
Any person aggrieved by the issuance or denial of a permit under this chapter may appeal such action to the Hearing Examiner, appointed pursuant to CCC 18.10.340, as amended, in conformance with the procedures established in CCC 18.10.370 through 18.10.395. Each appeal shall be accompanied by a fee of $100.00, or such fee as from time to time is adopted by resolution by the Board. [Ord. 95-193, § 2, 12-4-95; Ord. 94-143, § 10, 8-22-94.]
16.08.110 Fees.
Fees for manufactured home placement permits shall be as established from time to time by resolution by the Board. Fees for permits for additions shall be as established under Chapter 16.05 CCC. [Ord. 94-143, § 11, 8-22-94.]
16.08.120 Violations and penalties.
It is a civil infraction for any person to violate this chapter or assist in the violation of this chapter. Violations are subject to the provisions of Chapter 2.06 CCC. Any violation is a public nuisance. Each day a violation exists is a separate violation. Payment of any penalty imposed for a violation does not relieve the person from the duty to comply with this chapter. [Ord. 94-143, § 12, 8-22-94.]
16.08.130 Severability.
If any section, subsection or other portion of this chapter is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such section, subsection or portion thereof shall be deemed a separate provision of this chapter and such holding shall not affect the validity of the remaining portions of this chapter. [Ord. 94-143, § 13, 8-22-94.]