Chapter 15.25
MOBILE HOMES AND COMMERCIAL COACHES
Sections:
15.25.010 Mobile home installation requirements.
15.25.060 Placement requirements.
15.25.080 Occupancy restrictions.
15.25.090 Accessory buildings.
15.25.100 Legal nonconforming status.
15.25.110 Violations - Penalties.
15.25.120 Disclaimer of liability.
15.25.010 Mobile home installation requirements.
The Department of Labor and Industries mobile home installation requirements contained in WAC 296-150B-200 through 296-150B-255 as now or hereafter amended are hereby adopted by reference as though completely set forth herein and the following regulations, requirements, and fees for location of mobile homes in the unincorporated areas of Lewis County are hereby enacted. The] anchoring system provisions of WAC 296-150B-250 and/or the manufacturer’s installation instructions shall apply to all mobile homes moved into or within Lewis County. [Ord. 1157, 1998; Ord 1126 § 1, 1992].
15.25.020 Definitions.
(1) “Mobile home” means a detached single-family dwelling unit used and/or designed for year-round occupancy, containing plumbing, heating, and electrical conveniences similar to that of on-site built housing, designed to be transported after fabrication on its own wheels or by other means, more than 32 feet in length, and having affixed to it an inspection seal of the Washington State Department of Labor and Industries.
(2) “Mobile home park” means a mobile home park as defined in Chapter 15.30 LCC as now or hereafter amended.
(3) “Mobile home subdivision” means any tract of land platted in accordance with the platting and subdivision regulations of the state of Washington and Lewis County in which each parcel or lot is designed or intended to be owned fee simple by a permanent mobile home occupant.
(4) “Recreational vehicle” means a motorhome, travel trailer, truck camper or camping trailer with or without motive power, designed for human habitation for recreational or emergency occupancy, with a living area less than 200 square feet excluding built-in equipment such as wardrobes, closets, cabinets, kitchen units or fixtures, bath and toilet rooms, and of such size and weight as not to require a special highway movement permit.
(5) “Commercial coach” means a manufactured unit constructed and inspected for use as other than a residential occupancy, i.e. business, commercial, industrial, professional or educational use.
(6) “Park trailer” means a park trailer as defined in the American National Standards Institute A119.5 standard for park trailers. [Ord. 1157, 1998; Ord 1126 § 2, 1992]
15.25.030 Permits.
(1) It shall be unlawful for any person, firm, partnership, corporation or other entity to install any mobile home to be used as a residence upon real property in Lewis County without first securing a permit from the Lewis County community development division, building section.
(2) It shall be unlawful for any person, firm, partnership, corporation or other entity to install a mobile home unless he, she or it owns the mobile home, is a licensed mobile home dealer, or is a contractor registered under Chapter 18.27 RCW.
(3) It shall be unlawful for a dealer to deliver a mobile home to be used as a residence to a site unless it has been verified that the owner or installer has obtained the required permit.
4) The permit becomes null and void if not used within 180 days of issue. [Ord. 1157, 1998; Ord 1126 § 3, 1992]
15.25.040 Transferability.
The mobile home permit herein provided for shall not be transferable from one location to another, but shall be transferable from one person to another at the same location, if used within 180 days. [Ord. 1157, 1998; Ord 1126 § 4, 1992]
15.25.050 Fees.
The fees for this chapter are set forth in LCC 18.05.040. [Ord. 1158, 1998; Ord. 1157, 1998; Ord 1126 § 5, 1992]
15.25.060 Placement requirements.
Each mobile home placed on a parcel of land in Lewis County shall:
(1) Be located on a site in conformance with any applicable requirements of Chapters 15.15 and 15.35 LCC each as now or hereafter amended; and
(2) If adjacent to a county road, have a road approach to subject property approved by the Lewis County engineer; and
(3) Be served by an adequate water supply and a sewage disposal system which comply with the requirements of the Lewis County board of health, and the building section; and
(4) Be supported in the manner provided by the manufacturer’s installation instructions and/or WAC 296-150B-200 and 296-150B-225 through 296-150B-235; and
(5) Have an approved foundation facia and underfloor ventilation around its entire perimeter as required by WAC 296-150B-245; and
(6) In conformance with provisions of the International Building Code and Chapter 15.05 LCC, each as now or hereafter amended, have permanent steps and any code-required railings installed at all exterior doors. [Ord. 1157, 1998; Ord 1126 § 6, 1992]
15.25.070 Inspections.
(1) Each mobile home approved for placement on a parcel in Lewis County shall be subject to the following inspections:
(a) Footings, foundation piers and sewer/water hook-ups before occupancy. Any poured-in-place footings and/or foundations to be inspected before pouring concrete;
(b) Facia and permanent steps within 60 days of occupancy. For good cause shown the building official may extend this time up to an additional 60 days.
(2) The mobile home shall not be occupied without first obtaining the written approval of the building official. Such written approval shall be given only after inspection by the building official. The permit holder or his agent shall notify the building official at least one working day prior to the date requested for inspection.
(3) An inspection decal shall be placed in a conspicuous place on the mobile home by the building official upon approval of the inspections listed in this section. [Ord. 1157, 1998; Ord 1126 § 7, 1992]
15.25.080 Occupancy restrictions.
(1) No mobile home shall be occupied in the unincorporated areas of Lewis County unless placed in accordance with, and pursuant to, a permit issued under this chapter.
(2) A recreational vehicle or park trailer occupied continuously at a given location for more than 60 days shall meet all the requirements for a mobile home under this chapter unless located in a designated mobile home or RV park or being used for security/temporary housing purposes at a construction site.
(3) All used mobile homes to be located or relocated within Lewis County which do not bear an insignia of inspection approval from the Washington State Department of Labor and Industries, or the U.S. Department of Housing and Urban Development must meet certain life/safety requirements before being moved into or within Lewis County.
(4) An approved technical/fire safety inspection performed by the Washington State Department of Labor and Industries construction compliance section must be submitted as proof that the life/safety requirements have been met.
(5) In the event of a declared emergency by the board of commissioners, a mobile home, recreational vehicle or park trailer, as defined in this chapter, may be used for temporary housing purposes for no more than 180 days following the emergency declaration; provided, that the building official and health officer establish or waive compliance with the following requirements:*
(a) The unit is being used for housing and shelter on a temporary basis while the occupants’ permitted primary residence is being repaired or replaced due to damages incurred as a result of the declared disaster, subject to all Lewis County Code requirements, and
(b) A temporary placement permit is applied for and issued by Lewis County community development for the unit to be used for temporary occupancy, and
(c) The temporary housing unit has adequate provision for drinking water and wastewater disposal as approved by Lewis County environmental health.
(d) In extenuating circumstances, the building official is authorized to approve a time extension of up to an additional 180 days.
(e) Once the primary residence has been repaired or replaced, the temporary housing unit must be removed, decommissioned or vacated in compliance with county code. [Ord. 1179T §1, 2008; Ord. 1179S §1, 2008; Ord. 1157, 1998; Ord 1126 § 8, 1992]
*Note: The provisions of subsection (5) of this section, established by Ord. 1179T, are effective until September 17, 2008.
15.25.090 Accessory buildings.
(1) Except for those accessory buildings built in-plant and furnished by the mobile home manufacturer and bearing the insignia of approval of the Department of Labor and Industries, all mobile home accessory buildings shall be required to conform with the permit and construction provisions of the International Building Code and Chapter 15.05 LCC as now or hereafter amended by Lewis County.
(2) Mobile homes converted to storage buildings (M occupancies) must have all plumbing removed and all 220 V. wiring/circuits removed. [Ord. 1157, 1998; Ord 1126 § 9, 1992]
15.25.100 Legal nonconforming status.
(1) The occupiers of any nonconforming mobile home legally situated upon real property within Lewis County may continue the use and occupancy existing on the effective date of the ordinance codified in this chapter; provided, that the sanitation requirements of LCC 15.25.060(3) are met within six months of the date of the ordinance codified in this chapter.
(2) If a legal nonconforming mobile home is altered, replaced, or moved then such alteration, replacement or move shall conform to all requirements of this chapter. [Ord. 1157, 1998; Ord 1126 § 10, 1992]
15.25.110 Violations - Penalties.
(1) Criminal Penalty. Any person, firm, partnership, corporation, or other entity violating any of the provisions of this chapter shall be shall be subject to the penalties in LCC 1.20.020.
(2) Violations a Public Nuisance. The following are hereby declared to be unlawful and a public nuisance:
(a) Any mobile home moved, placed, used, occupied, or maintained contrary to the provisions of this chapter;
(b) Any grading, excavating, or filling operation, contrary to provisions of Appendix J of the International Building Code;
(c) Any work done or action taken or product thereof which is contrary to this chapter.
The building official shall take steps to abate public nuisances as defined herein. The prosecuting attorney may commence an action or actions, proceeding or proceedings for the abatement, removal or enjoinment of public nuisances as defined herein. The power hereby granted to abate a public nuisance shall be construed broadly.
(3) Cumulative Civil Penalty. In addition to, or as an alternative to, any other penalty provided herein or by law, any person, firm, or corporation which violates the provisions of this chapter or violates the provisions of regulations adopted by reference in this chapter shall incur a cumulative civil penalty as set forth in LCC 1.20.040.
(4) For good cause shown the building official may extend the date set for correction in the notice of violation; provided, that such an extension shall not affect or extend the time within which an administrative appeal must be commenced.
(5) Collection of Civil Penalty. The prosecuting attorney on behalf of the county is authorized to collect the civil penalty by use of appropriate legal remedies, the seeking or granting of which shall neither stay nor terminate the accrual of additional per diem penalties so long as the violation continues.
(6) Compromise, Settlement and Disposition of Suit. The prosecuting attorney are hereby authorized to enter into negotiations with the parties or their legal representatives named in a lawsuit for the collection of civil penalties to negotiate a settlement, compromise or otherwise dispose of a lawsuit when to do so will be in the best interest of the county. [Ord. 1157, 1998; Ord 1126-A, 1994; Ord. 1126 § 11, 1992]
15.25.120 Disclaimer of liability.
Lewis County is not responsible for the accuracy of plans (preliminary or final) submitted for review and does not guarantee that plan reviews and/or inspections will detect all hazards, design defects or code violations. [Ord. 1157, 1998; Ord 1126 § 12, 1992]