Walla Walla City Zoning Code
Division V
MOBILE/MANUFACTURED HOMES
§ 20.180.010 Purpose.
It is the intent of this chapter to set forth the terms and conditions under which manufactured and mobile single-family homes may be sited. It is the purpose of this chapter to set forth terms and conditions applicable to manufactured homes equivalent to those for all other dwellings in order to not discriminate against the placement and use of manufactured homes per the provisions of RCW 35.21.684, 35A.21.312, and 36.01.225 as amended.
The provisions established herein are intended to assure that the siting of mobile/manufactured homes in the neighborhood residential zone is harmonious with the surrounding residential uses and preserves the general character and integrity of the neighborhood. Nothing in this chapter shall be construed as to permit housing designs or construction standards that do not meet the standards of an historic district.
This chapter is not intended to address the residential, commercial, or industrial use of manufactured homes in commercial or industrial zones.
(Ord. 2006-15 § 3(part), 2006; Ord. 2018-16 § 2, 2018; Ord. 2023-02 § 10, 2023)
§ 20.180.020 Applicability.
This chapter applies to the siting of manufactured homes on individual lots, or the siting of manufactured homes as accessory dwelling units in the neighborhood residential zone.
(Ord. 2006-15 § 3(part), 2006; Ord. 2018-16 § 3, 2018; Ord. 2023-02 § 10, 2023)
§ 20.180.040 Class designation.
The director or designee shall determine the classification of a manufactured home based on the definition of each classification, architectural elevations or photographs of all sides of the home, exterior dimensions, roof slopes, exterior finish, and where appropriate, an inspection of the manufactured home.
A class designation may be appealed to the hearing examiner as set forth in Chapter 20.38, Closed Record Decisions and Appeals.
(Formerly 20.180.030; Ord. 2006-15 § 3(part), 2006; Ord. 2023-02 § 10, 2023)
§ 20.180.050 Minimum standards for manufactured homes.
Class A manufactured homes are those new single-family dwellings (as defined in Section 20.06.030.M) whose original design and construction have been determined, by the standards prescribed below, to be similar in design and appearance to site built housing at current construction standards:
A.
Roof Construction.
1.
The pitch of the home's roof has a minimum vertical rise of three feet for each twelve feet of horizontal run.
2.
The roof is finished with a type of shingle that is commonly used in standard residential construction, such as a composition or wood shake or shingle coated metal, or similar material.
3.
The roof is constructed with a minimum designed snow load of thirty pounds per square foot.
B.
Exterior Finish. Has exterior siding similar in appearance to siding materials commonly used on conventional site-built International Residential Code (IRC) single-family residences.
C.
Foundation. A continuous, low/pit set permanent foundation as specified by the manufacturer, and the space from the bottom of the home to the ground be enclosed by a concrete or an approved concrete product which can be either load bearing or decorative.
D.
Insulation. Is thermally equivalent to the Washington State Energy Code.
E.
Towing Apparatus Removed. The tongue, axles, transporting lights, and removable towing apparatus are removed after placement on the lot and before occupancy.
(Formerly 20.180.040; Ord. 2006-15 § 3(part), 2006; Ord. 2019-38 § 20, 2019; Ord. 2023-02 § 10, 2023)
§ 20.180.060 General siting requirements.
The siting requirements for new and designated manufactured homes are the same requirements as placed upon all single-family residential dwellings and accessory dwellings constructed within the city. Placement of manufactured homes in the city of Walla Walla is subject to the following general siting requirements:
A.
Permit Required. Any manufactured home placed in the city shall first receive a placement permit in accordance with Chapter 15.20.
B.
Placement of Manufactured Homes as Permanent Dwelling Units.
1.
All manufactured homes sited on individual lots, not including lots in manufactured home parks, must be Class A.
2.
Manufactured homes placed in an approved manufactured home subdivision are subject to Level I review.
3.
Manufactured homes placed in manufactured home parks may be Class A, B or C. Manufactured home placement in a manufactured home park is subject to Level I review.
4.
Class D manufactured homes shall not be placed within the city of Walla Walla.
C.
Code Compliance. All manufactured homes shall be installed in compliance with applicable city codes and state codes.
D.
National Mobile Home Construction and Safety Standards Act, U.S. Department of HUD, Compliance With. All manufactured homes placed within the city shall first be certified as meeting the 1974 National Mobile Home Construction and Safety Standards, U.S. Department of HUD.
(Formerly 20.180.050; Ord. 95-5 § 1(part), 1995; Ord. 2000-6 § 2(part), 2000; Ord. 2006-15 § 3(part), 2006; Ord. 2018-16 § 5, 2018; Ord. 2023-02 § 10, 2023)
§ 20.180.070 Replacement of a nonconforming manufactured home.
Level I review shall be used to replace a nonconforming manufactured home with a conforming manufactured home. A nonconforming manufactured home shall be replaced only by a Class A manufactured home, and shall not be replaced by a Class B, C or D manufactured home.
(Formerly 20.180.060; Ord. 2006-15 § 3(part), 2006; Ord. 2023-02 § 10, 2023)
§ 20.180.080 Replacement of existing or approved manufactured home.
Level I review shall be used to replace an existing or approved manufactured home with another manufactured home that is only a Class A manufactured home and not a Class B, C or D manufactured home.
(Formerly 20.180.070; Ord. 2006-15 § 3(part), 2006; Ord. 2023-02 § 10, 2023)
§ 20.180.090 Prohibited residential occupancy or use.
A.
Recreational vehicles as defined in Chapter 20.06 shall not have connections to residential sewer systems or any permanent connections to other residential utilities. Recreational vehicles shall not be used as a residence and shall not be occupied for temporary use for more than four weeks in a consecutive twelve-month period, except as may be provided in campgrounds, manufactured home parks, or recreational vehicle parks.
B.
No recreational vehicle shall be used as an accessory structure to a residence, nor to accommodate a residential accessory use.
(Formerly 20.180.080; Ord. 95-5 § 1(part), 1995; Ord. 2000-6 § 2(part), 2000; Ord. 2006-15 § 3(part), 2006; Ord. 2018-16 § 6, 2018; Ord. 2023-02 § 10, 2023)
§ 20.184.010 Purpose.
It is the purpose of this Chapter to establish a procedure to accommodate the placement of manufactured homes in designated park developments where individual spaces are leased or rented and not sold to the occupants. It is a further purpose of this Chapter to establish specific performance standards for the design of such park developments and establish minimum siting standards for placement of manufactured homes.
(Ord. 95-5 § 1(part), 1995; Ord. 2000-6 § 2(part), 2000)
§ 20.184.020 Locations permitted.
Manufactured home parks are permitted as shown in Chapter 20.100, Tables of Permitted Land Uses.
(Ord. 2018-16 § 7, 2018)
§ 20.184.030 Procedure for approval.
A manufactured home park development must follow the designated level of review as shown in Chapter 20.100, Tables of Permitted Land Uses, based on zoning district.
(Ord. 2023-02 § 11, 2023)
§ 20.184.040 Application requirements.
A.
Each application shall contain detailed plans including the following:
1.
Scale and north arrow of plan.
2.
Boundaries and dimensions of the manufactured home park and number of acres included.
3.
Vicinity map showing the relationship of the development to adjacent properties.
4.
Location and dimensions of each space with such spaces designated by number or other designation.
5.
Location and dimension of each existing or proposed building.
6.
Location and width of roadways and pedestrian ways.
7.
Location of each lighting fixture for exterior lighting.
8.
Location of recreational and other common areas.
9.
Location and type of landscaping, retained trees, newly planted trees, fences, walls, and other screening structures.
10.
Location, arrangement, and design of all parking facilities.
11.
Location of fire hydrants.
12.
Enlarged site plan of typical space showing location of foundation, base, storage space, parking, utility connections, and other improvements.
13.
Topography of the park site with contours indicated and a drainage plan.
14.
Proposed public or private water and sanitary sewer systems.
15.
Solid waste disposal system and structures.
16.
Deed or preliminary title report certifying ownership.
17.
A stormwater report for medium and large projects which includes a site plan, erosion and sediment control plan, and other information required by the City of Walla Walla Stormwater Design Standard Handbook.
(Ord. 2017-45 § 77, 2017)
§ 20.184.050 Development standards for manufactured home parks and manufactured home placement.
The following standards and requirements shall govern the development of manufactured home parks and placement of manufactured homes:
A.
Manufactured Home Class Designation.
1.
All manufactured homes placed in a manufactured home park shall be designated Class C or better.
B.
Dimensional Standards.
1.
No manufactured home park shall be created on a parcel of less than one acre in area.
2.
All manufactured homes shall be located at least twenty feet from the perimeter of the park.
3.
Spaces within the park shall be designed in length and width to accommodate a variety of manufactured home styles and subject to review by the SPRC with a recommendation to the approving authority.
4.
Maximum area coverage permitted for each individual space is seventy-five percent.
5.
Only one manufactured home shall be permitted per space.
6.
Setback and Separation Requirements.
a.
Manufactured homes and attached accessory structures: no closer than five feet from lot line.
b.
Detached accessory structures: no closer than six feet from any other structure unless an intervening fire wall is provided.
c.
Detached accessory structures one hundred twenty square feet or less: no closer than three feet from a designated lot line.
d.
Detached accessory structures more than one hundred twenty square feet: no closer than five feet from a designated lot line. No manufactured home may be placed closer than five feet from any manufactured home park street.
C.
Park Streets.
1.
All manufactured home parks shall have direct access to a dedicated street or state highway. Minimum frontage on a public street or state highway shall be sixty feet. Additional access points may be required.
2.
All drives within a park shall be constructed as specified in the city standard plans for private lanes.
3.
Each manufactured home space shall have direct access to an interior park drive and in no case shall individual spaces have direct access to a street along the periphery of the park.
4.
Curbs and gutters may be required as part of an overall site plan.
D.
Parking Space Requirements.
2.
Paved parking for guests shall also be provided in every manufactured home park based on a ratio of one parking space for each four manufactured home sites. Parking spaces shall be constructed in accordance with city standard plans for private lanes.
3.
Deviations from these parking requirements may be considered after review by the SPRC with a recommendation to the approving authority.
E.
Landscaping/Screening.
1.
There shall be screening on all sides of a park perimeter in accordance with Section 20.106.045.
2.
A minimum of fifteen percent of the gross park site area shall be landscaped common open space usable as outdoor recreation area and developed for that purpose commensurate with the needs of the anticipated residents. Neither landscaped areas of individual spaces nor paved drives shall contribute to this percentage.
F.
Park Maintenance.
G.
Signs.
1.
Signs in the MHC zone shall comply with Section 20.204.215.
H.
Additional Standards.
1.
All spaces shall be provided with a foundation base in accordance with the National Mobile Home Construction and Safety Standards Act of 1974 and rules and regulations adopted thereunder, including:
2.
Not more than ten percent of a manufactured home park area may be used to accommodate transient recreational vehicles.
3.
Electrical distribution and telephone service systems and all other utilities to each space shall be underground except for outlets and risers at each space.
4.
No installation permits shall be issued without proof of an electrical permit.
5.
Adequate street lighting shall be provided within the park.
6.
All manufactured homes placed within a park shall provide foundation fascia of weather resistant materials installed around the entire perimeter of the base of the unit prior to occupancy.
7.
All removable towing devices shall be removed.
8.
A designated storage area for recreational vehicles, boats, or trailers may be provided. If provided, a six-foot-high, sight-obscuring fence shall be erected around the perimeter of such storage area. Storage of recreational vehicles, boats, or trailers on individual manufactured home spaces or required parking stalls is prohibited.
(Ord. 95-5 § 1(part), 1995; Ord. 96-7 § 1, 1996; Ord. 2000-6 § 2(part), 2000; Ord. 2017-45 § 78, 2017; Ord. 2023-02 § 12, 2023)
§ 20.184.055 Installation standards for recreational vehicles used as a primary residence.
A.
Pursuant to, and as authorized by RCW 35A.21.312, recreational vehicles may be permitted as a primary residence in a manufactured home park; provided, that the following fire and safety standards are met:
1.
A three-foot-by-three-foot landing must be installed at the main entrance/exit door if more than two steps are required to access the recreational vehicle.
2.
For recreational vehicles with internal toilets and showers, water and sewer service connections must be made underneath the recreational vehicle and must be protected by insulated skirting unless it can be demonstrated that water and sewer connections in other locations can be protected from freezing during winter months.
3.
Sewer drain lines attached to the recreational vehicle must be schedule 40 PVC or other approved rigid piping.
4.
Holding tanks must be protected from freezing.
5.
No external propane tanks will be permitted unless the onboard propane tank is disabled, and the external tank is fitted with a pressure valve installed by a propane supplier to equal the pressure value rating of the onboard propane tank.
6.
External propane tanks must be located out of vehicle pathways or parking pads. External propane tanks must be secured to the ground to prevent overturning or damage to the line supplying propane to the recreational vehicle.
7.
Recreational vehicles without internal toilets or showers may only be permitted in residential parks where toilet and shower facilities meeting the following standards are provided:
a.
No less than one commode, one lavatory and one shower, accessible per the guidelines established by the Washington State Barrier Free Code, for each gender shall be provided;
b.
Restroom facilities provided for each gender be properly identified and shall be connected to the city's water and sewer utility; and
c.
For each ten recreational vehicle spaces provided or part thereof, there shall be one additional commode, lavatory and shower provided for each gender.
8.
Any recreational vehicle modified or altered for placement in a residential park without Washington State Department of Labor and Industries approval and permits will not be permitted to be used as a primary residence (WAC 296-150R-1000).
B.
Prior to occupancy, the city may require and perform such inspections as are necessary to determine compliance with this section and other applicable laws and regulations.
(Ord. 2023-02 § 13, 2022)
§ 20.184.060 Final manufactured home park plan approval.
Following hearing examiner approval, the developer shall submit the final manufactured home park plan. The final manufactured home park plan shall consist of an official survey of the exterior boundaries, roads, manufactured home spaces and common areas. Utility systems shall be stamped by a certified engineer.
A.
The plan shall also include all items required in Section 20.184.040.
B.
The plan shall provide certification of approval of the development services director and the city engineer after review by the SPRC.
(Ord. 2016-03 § 10, 2016; Ord. 2023-02 § 14, 2022)
§ 20.184.070 Issuance of an installation permit.
The building official shall issue only manufactured home installation permits and certificates of occupancy which conform to the approved final plans of park development and all other applicable sections of this chapter and other city ordinances and regulations. No installation permit for manufactured homes shall be issued prior to approval of the appropriate permit nor prior to completion of manufactured home park improvements, including drives, screening and landscaping of required common open spaces.
(Ord. 2023-02 § 14, 2022)
§ 20.184.080 Adjustments.
No major changes such as rearrangement of spaces, blocks, or drives may be made to an approved manufactured home park plan without again going through the procedures provided under this Chapter for original manufactured home park approval.
§ 20.184.090 Expiration of manufactured home park approval.
A.
If construction has not been started within one (1) year from the date of approval of the manufactured home park, or if construction has been commenced but work has been abandoned for a period of one (1) year or more, and if no extension has been granted as provided in subsection B of this Section, authorization granted for the park and all permits related thereto shall expire and be null and void.
B.
The Director may approve a twelve (12) month extension provided:
1.
That termination of the manufactured home park approval would result in an unreasonable hardship to the developer of the land involved; and
2.
That unforeseen conditions and circumstances have caused the delay in development; and
3.
That an extension of time will not be adverse to neighboring property owners or the community.
§ 20.184.100 Eviction notices for change of use or closure of a manufactured home park.
A.
Before a manufactured home park owner may issue eviction notices due to a closure or change of use under Chapter 59.20 or 59.21 RCW, the manufactured home park owner must first submit to the city a relocation plan that meets the requirements of Section 20.184.110. If applying for a change of use, the manufactured home park owner shall submit the relocation plan together with all other necessary applications. Once the city manager, or designee determines that the relocation plan meets the requirements of Section 20.184.110, the city manager or designee shall stamp his/her approval on the relocation plan and return a copy of the approved plan to the manufactured home park owner. If the city manager or designee determines that the relocation plan does not meet the requirements of Section 20.184.110, the city manager or designee may require the manufactured home park owner to amend or supplement the relocation plan as necessary to comply with this chapter before approving it.
B.
No sooner than upon approval of the relocation plan, the owner of the manufactured home park may issue the twelve-month eviction notice to the manufactured home park tenants. The eviction notice shall comply with RCW 59.20.080 and 59.21.030, as amended. No tenant may be evicted due to the closure or change of use of a manufactured home park until the twelve-month notice period expires, except as provided in RCW 59.20.080(1)(e)(i) through (iii), as amended.
(Ord. 2023-02 § 15, 2022)
§ 20.184.110 Relocation plan.
A.
The relocation plan shall describe how the manufactured home park owner intends to comply with Chapters 59.20 and 59.21 RCW, relating to mobile home relocation assistance, with this section and Section 20.184.100. The relocation plan must provide how the manufactured home park owner will assist each manufactured home park tenant household to relocate, in addition to making any state or federal required relocation payments. Such assistance in the relocation plan shall contain the following information:
1.
The pertinent laws related to manufactured home park closure and relocation;
2.
An explanation of tenants' rights according to state law;
3.
A list of potential sources of assistance (governmental, financial, etc.) and inventory of relocation resources;
4.
A list of nearby manufactured home parks in the region with available spaces;
5.
A list of companies that move manufactured homes;
6.
Actions the manufactured home park owner will take to refer tenants to alternative public and private subsidized housing resources, and helping tenants obtain and complete the necessary application forms for state-required relocation assistance;
7.
Actions the manufactured home park owner will take to assist manufactured home park tenants to move the manufactured homes from the manufactured home park;
8.
Other actions the owner will take to minimize the hardship manufactured home park tenant households suffer as a result of the closure or conversion of the manufactured home park; and
9.
A statement of the anticipated timing for park closure.
B.
The time period for the required state notice of closure of a manufactured home park shall not commence until the relocation plan is approved by the city manager or designee and copies are distributed to each tenant household in the manufactured home park.
C.
An affidavit verifying such distribution shall be submitted to the city.
(Ord. 2023-02 § 15, 2022)
§ 20.184.120 Manufactured home parks – Notice of sale, opportunity to purchase.
A.
Notice of Sale.
1.
Except as provided in subsection C of this section, the owner of a manufactured home park shall not make a final unconditional acceptance of any offer for the sale or transfer of a manufactured home park or the real property upon which it is located without first sending notice of sale by certified mail or personal delivery to the following entities, pursuant to RCW 59.20.300:
2.
A notice of sale must include:
a.
A statement that the owner intends to sell the manufactured home park;
b.
The contact information for the owner or owner's agent who is responsible for communicating with the qualified tenant organization or eligible organization regarding the sale of the property;
c.
The price, terms, and conditions which the manufactured home park owner has conditionally accepted or intends to accept for the sale of the manufactured home park along with a copy of any pending purchase and sales agreement signed by the parties; and
d.
A statement of the deadline for a qualified tenant organization or eligible organization to notify the manufactured home park owner of its interest in purchasing the manufactured home park and to submit a proposed purchase and sale agreement.
3.
If a manufactured home park owner enters into a purchase and sale agreement prior to providing the notification to tenants and other organizations identified in subsection (A)(1) of this section, then the purchase and sale agreement shall include an express reference to the notice requirements, including the owner's obligation to negotiate in good faith with the tenants if they notify the owner in writing of their interest in purchasing the manufactured home park. Also, any purchase and sale agreement should include a closing date no earlier than six months from the date of execution to provide the required notice to the tenants and afford them a meaningful opportunity to negotiate a purchase of the park.
B.
Opportunity to Purchase. If a qualified tenant organization or eligible organization, after receiving the notice of sale, wishes to purchase the manufactured home park, it shall submit a proposed purchase and sale agreement in writing via certified or registered mail to the manufactured home park owner within sixty days of receipt of the manufactured home park owner's notice of sale. The manufactured home park owner shall engage in good faith negotiations with the qualified tenant organization or eligible organization. The qualified tenant organization or eligible organization shall also engage in good faith negotiations with the manufactured home park owner. If the manufactured home park owner accepts the organization's proposal, the organization shall have one hundred twenty days in addition to the sixty-day notice period in which to obtain any necessary financing or guarantees and to close on the purchase. If no qualified tenant organization or eligible organization exists at the time the manufactured home park owner gives its notice of sale, the homeowners may form one for the purpose of considering whether to exercise the purchase opportunity.
C.
Exceptions. A notice of opportunity to purchase is not required with respect to a sale or transfer of the manufactured home park or the property on which it is located if the transaction is:
1.
Due to foreclosure;
2.
Incidental to financing the park;
3.
Pursuant to eminent domain;
4.
Pursuant to a tax sale;
5.
Between joint tenants or tenants in common;
6.
Among the partners or shareholders who own the park; or
7.
To a member of the owner's family or to a trust for the sole benefit of members of the owner's family.
8.
Bonafide testamentary disposition to an heir, issue, or devisee.
(Ord. 2023-02 § 15, 2022)