Mobile homes, as defined in Section 17.08.240 of this title, shall be considered single-family residences and shall be permitted to the same extent as single-family residences would be permitted to be constructed in all areas of the city as set forth in this title; provided however, that such mobile homes meet the following criteria and requirements:

A.

The location of mobile homes on real property within residential zones within the city shall be subject to the conditions set forth in this chapter. These standards shall not apply to any mobile home placed in an approved mobile home park or to any mobile home lawfully placed prior to the adoption of these standards.

The legal status of any existing residential use in which a tract of land is rented for the placement and use of a mobile home to be occupied as a dwelling unit shall terminate upon the termination of any tenancy of such property now in existence. Upon a change in tenancy of any such mobile home placed upon a tract of land rented for that purpose and not located in a "mobile home park," the use of such tract of land shall become subject to the standards earlier set forth in this chapter.

The exterior architectural appeal and functional plan of any mobile home proposed to be placed in a residential zone should not be so at a variance with either the exterior architectural appeal or functional plan of the structures already constructed, or in the course of construction in the immediate neighborhood, as to cause substantial depreciation in the property value in the neighborhood.

For the purpose of fulfilling the intent and purpose of this title, city and county building officials shall be allowed access at all reasonable times and places for necessary inspections.

B.

No "single-wide" mobile home shall be placed in any residential zone in the city. Single-wide mobile homes may only be located in "mobile home parks."

Each mobile home placed in a residential zone must be at least twenty feet wide over seventy-five percent of the longest horizontal dimension and be designed and built to comply with the applicable Washington State Department of Labor and Industries rules and regulations for mobile homes and U.S. Department of Housing and Urban Development (HUD) standards CFR 3280 (June 15, 1976) and bear the applicable tag or seal of approval of the respective departments.

The city retains the authority to demand a Labor and Industries inspection of any mobile home placed in a residential zone when it appears to the permitting authority of the city that alterations have been made to the mobile home or that safety issues exist.

C.

Each mobile home structure placed in a residential zone shall be permanently affixed as set forth in this section.

D.

Each mobile home to be placed in a residential zone shall comply with all zoning regulations for the applicable usage, including all structure line and setback requirements applicable to such structures and uses, and including fire resistant construction where required by the Uniform Building Code and Uniform Fire Code.

E.

Each mobile home to be placed upon real property in a residential zone shall meet the requirements specified for structures constructed on site for all utilities to the point of connection to such mobile home.

F.

Each mobile home to be placed upon real property in a residential zone shall be installed so that the base of floor joists shall be a minimum of eighteen inches and the frame a minimum of twelve inches and a maximum of twenty-eight inches above grade to provide ventilation and access conforming to the requirements of the Uniform Building Code as adopted by the city. Wood used as back-up framing shall be pressure treated and placed within six inches of the ground and covered with a manufactured skirting which is compatible to and in harmony with foundations and/or skirting utilized by adjoining property owners.

G.

Each mobile home shall have a designed concrete or masonry foundation under each I-beam which conforms to the requirements of the Department of Housing and Urban Development for vertical, lateral and uplift loads, and the concrete or masonry foundation shall be a minimum of six inches in height and sixteen inches in width and shall be reinforced with at least two No. 4 or larger reinforcing steel bars. The length of the foundation shall be equal to or greater than that of the mobile home. In addition, each of the following additional criteria must be met:

1.

Tie-downs, a system of straps, cables, turnbuckles or chains, or any combination thereof, used to secure a mobile home to ground anchors shall be installed according to manufacturers' specifications and in the absence of such specifications, there shall be a minimum of three tie-downs per side of the mobile home. Such tie-downs shall be capable of resisting an allowable working load 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 mobile home.

2.

All outbuildings, which are attached to the mobile home, shall be built in accordance with the standards set forth in the Uniform Building Code as adopted by the city, or if factory-built, shall be secured and anchored in the same manner as set forth in subsection G1 of this section, pertaining to the mobile home itself.

3.

All wheels, axles, running gear, hitches and towbars shall be removed from the mobile home and the foundation area of the mobile home consisting of that portion between the bottom of the exterior siding of the mobile home and the ground level shall be skirted within thirty days of the installation of said mobile home upon a lot.

4.

The support foundation and permanent foundation for each mobile home installed upon real property in a residential zone must be completed within thirty days from the time when the mobile home is moved onto the site.

H.

Prior to the location, establishment or occupancy of any mobile home sought to be installed upon real property in a residential zone, the owner or authorized representative shall obtain any and all permits required.

(Ord. 184 § 2, 1991)

A.

Purpose. The provisions established in this section are intended to assure that the siting of mobile/manufactured homes is harmonious with the surrounding residential uses and preserves the general character and integrity of the neighborhood.

B.

Siting Standards. All mobile/manufactured homes shall be installed in compliance with applicable city and county codes. In addition, mobile/manufactured homes installed in the residential districts, not in mobile home parks, may be required to meet the following siting standards:

1.

Roof Slope. Roof slope shall be not less than a two-foot rise for each twelve feet of horizontal run.

2.

Roofing Materials. Roofing materials shall be compatible in appearance with surrounding site-built homes.

3.

Siding Materials. Siding materials shall be wood, masonite, or other material compatible with surrounding site-built homes.

4.

Pit Set. Mobile/manufactured homes shall be "pit set" with first floor elevation not more than twelve inches above finished grade. The pit shall be of sufficient depth to accommodate eighteen inches clearance below the frame of the unit with crawl space access located near utility connections. The foundation shall be installed in compliance with the requirements of the Washington Administrative Code. Skirting or side walls shall be installed around the perimeter and the tongue and axle shall be removed.

5.

Skirting. All skirting material shall be of block masonry or cement stem walls and venting must be placed to code.

6.

Age. No mobile home older than five years old shall be placed within the city limits of Napavine.

(Ord. 390 §§ 1, 2, 2005; Ord. 379 § 1 (part), 2004; Ord. 374 § 1 (part), 2004)

A.

All mobile homes shall be installed in compliance with the National Manufactured Housing Procedural and Enforcement Regulations.

B.

A United States Department of Housing and Urban Development, hereinafter called HUD, labeled mobile home shall also be installed in compliance with the mobile home manufacturer's installation recommendations. The recommendations shall be approved by HUD. The manufacturer shall send two copies of its proposed installation recommendations to the purchaser of the mobile home. The copies shall be in the home and available at the time of inspection.

C.

A mobile home not labeled HUD shall also be installed in accordance with installation recommendations provided by a professional engineer or architect licensed in Washington.

D.

If mobile home manufacturer installation design standards are not available for home, then a full concrete slab or runners under each I-beam will be required.

E.

All mobile homes shall have permanent steps or inclined planes affixed to all entrances and shall have the tow tongue removed except that in identified floodplain areas, it may be camouflaged so that it becomes recognizable.

F.

No person, firm, partnership, corporation, or other entity may 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 RCW Chapter 18.27.

G.

In those areas that are recognized as floodplains by the Washington State Department of Ecology or the Federal Emergency Management Agency, or which are hazardous because of the probability of earthquakes, ground slides, avalanches, or high winds, the code administration manager may set additional requirements necessary to lessen the hazards of placing mobile homes in such areas or he may require that the installation be designed by an engineer or architect licensed in the state of Washington for the same purpose.

(Ord. 379 § 1 (part), 2004; Ord. 374 § 1 (part), 2004)