HomeMy WebLinkAbout1985-2894 MOBILE HOME REGULATIONS •
ORDINANCE 2894
•
AN ORDINANCE' relating to buildings; regulating the installation of
mobile homes; setting forth permit requirements, permit
fees and inspections for such mobile hames; and enacting
Chapter 11.06 and sections thereto and enacting Section
11.01.020 as a new chapter and sections, all of the '
Yakima Municipal Code.
• BE IT ORDAINED BY THE CITY OF YAKIMA:
Section 1. Chapter 11.06 is hereby enacted as a new chapter of the
City of Yakima Municipal Code to read as follows:
"CHAPTER ,11.06 MOBILE HOMES
11.06.010 General Installation Requirements.
A. All mobile homes shall be installed in compliance with the
National Manufactured Housing Procedural and Enforcement Regulations in
Parts F and I of 24 C.F.R. Part 3282 adopted as of April 1, 1982, which
are incorporated into this ordinance by this reference and a copy of
which C.F.R. parts is on file with the City Clerk.
B. A United States Department of Housing and Urban Development,
hereinafter called HUD, labeled mobile hame also be installed in
compliance with the mobile hame manufacturer's installation
recommendations. The recommendations shall be approved by HUD. The
manufacturer shall send two copies of its proposed installation
recammendations to the purchaser of the mobile home. The copies shall
be in the home and available at the time of inspection.
A mobile home not labeled by HUD shall also be installed in •
accordance with installation recommendations provided by a professional
engineer or architect licensed in Washington.
C. 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 unrecognizable.
D. To the extent that the installation of a mobile have is not , • •
Covered by a manufacturer's, engineer's, or architect '5 reccmmendation,
the mobile home shall comply with the installation requirements set out
in Yakima Municipal Code 11.06.050 through 11.06.110.
E. 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 have dealer, or is a contractor registered under Chapter
18.27 RCW.
F. In those areas that are recognized as floodplains by the
Washington State Department of Ecology or the Federal Emergency Manage-
ment Agency, or which are hazardous because of the probablity of
earthquakes, -ground slides, avalanches, or high winds, the Cade.
• 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.
COMDEV M1
•
•
11.06.020 Installation0Permits. A. The owner or the installer of a
mobile home shall obtain an installation permit from the code
administration manager or his designee for the installation of a mobile
home Which will be used as a residence on a building site. A dealer
shall not deliver a mobile home until it has verified that the owner or
the installer has obtained an installation permit for the mobile home.
B. The owner or installer shall provide the following information
on the application for the permit:
(1) The name, address, and telephone number of the owner;
(2) The manufacturer and dealer of the mobile home to be
installed;
(3) The manufacturer's serial number, if known, of the mobile
home;
(4) The name, address, and telephone number of the installer,
and the installer's mobile home dealer's license number
or contractor registration number; and
(5) The address or location of the proposed building site,
including the parcel number if the mobile home shall be
installed on property and not within a mobile home park.
C. In the event a mobile home shall be installed on property, not
within a mobile home park, the applicant shall provide to the code
administration manager a detailed site plan drawn to scale showing the
relationship of the mobile home to property lines, right-of-way, access
and utility easements, other structures, and utilities.
11.06.030 Permit Fees-Penalties. A. There shall be imposed a
permit fee of fifty dollars ($50.00) for the installation of the mobile
home in a mobile home park payable to the code administration manager or
his designee at the time of permit application. The permit fee shall be
one hundred dollars ($100.00) for the installation of a mobile home on
real property other than within a mobile home park.
B. A penalty equal to double the normal fee shall be imposed
against any person who installs any mobile home prior to the issuance of
the permit by the code administration manager. The payment of such
penalty shall not relieve any person, firm, or corporation from fully
complying with any of the applicable requirements or provisions •
otherwise required by law.
11.06.040 Inspections and Enforcement
A. It is unlawful for a person to knowingly occupy, or knowingly
allow or suffer another person to occupy, a mobile have before the
installation of the mobile have has been inspected and approved by the
code administration manager or his designee. Each day a person
continues to violate this subsection shall be deemed a separate offense.
Violation of this subsection shall be punishable by a fine not to exceed
five hundred dollars or by imprisonment not to exceed six months in the
City Jail facility or both such fine and imprisonment.
B. The installer shall request an inspection after all aspects of
the installation, other than installation of the foundation fascia, have
been completed. All inspections authorized by this chapter shall be
conducted by the code administration manager or his designee.
COMDEV M2
C. The code administration manager or his designee Shall approve
the installation of a mobile home and allow the mobile home to be
occupied if the installation canplies with the installation requirements
of this chapter and the conditions of the installation permit.
D. Any use of property contrary to the provisions of this title
shall constitute a public nuisance subject to prevention or abatement by
injunction or other appropriate legal remedy in the Superior Court of
the State of Washington in and for Yakima County.
E. In the event installation of a mobile home does not comply
with the installation requirements of this chapter and the conditions of
the installation permit, the code administration manager or his designee
shall provide the installer with a list of corrections necessary for
approval. The list of corrections shall state a date by which the
corrections shall be complete. The code administration manager or his
designee shall reinspect the installation after the corrections are
completed.
11.06.050 Building Site Preparation. A mobile home may not be
installed at a building site unless the ground at the site has adequate
canpaction and load-bearing ability to meet the support requirements of
Uniform Building Code as adopted by the City of Yakima and in effect at
the time of permit issuance under this Chapter.
The area beneath the mobile home shall have adequate drainage.
Adequate drainage shall mean sufficient drainage to prevent pooling of
water under mobile have sites. To provide adequate drainage, the
installer may need to slope the finish grade or install drain tile. •
11.06.060 Foundation System Footings.
A. Footings for a mobile home shall be constructed of:
(1) solid concrete or an approved alternate that is at least
3 inches thick by 16 inches square; or
(2) two 8-inch by 16-inch by 4-inch solid concrete blocks
that are laid with their joint parallel to the main frame
longitudinal member.
B. Footings for a mobile home shall be:
(1) evenly bedded and leveled;
(2) placed on firm, undisturbed, or campacted soil that is ,
free of organic material;
(3) centered in a line directly under the main frame
longitudinal members on both sides of a mobile home; and
. (4) spaced not more than 8 feet apart, and not more than 2
feet fran the ends of the main frame. A closer spacing
may be required depending on the load-bearing capacity of
the soil.
C. A mobile home camposed of more than one section shall have
center line blocking at end walls and at any other point of connection
of the sections of the mobile home that are a ridgebeam bearing support.
Blocking shall be required at both ends of a door opening that is 6 feet
or more wide in an exterior wall.
COMDEV M3
D. In the event a mobile home requires footings on its exterior
perimeter, the footings shall be installed below the frost line. The
footings for the main frame longitudinal members must be recessed only
if frost heave is likely to occur.
E. A footing shall be constructed so that 75 percent of the area
under the mobile home has at least 18 inches clearance between the
bottom of the main chasis members and the ground level. The area
beneath furnace crossovers and fireplaces, however, shall have at least
18 inches clearance from the ground level. At no point under the mobile
home may clearance be less than 12 inches.
11.06.070 Foundation System Piers. A. An installer shall build
and position piers and load-bearing supports or devices for mobile has
to distribute the required loads evenly. An installer may use
manufactured piers or load-bearing supports or devices that are listed
or approved for the intended use, or may build piers that comply with
the requirements found in subsection B, C, D and E of this section. All
blocks shall be made of concrete.
B. A pier may be of a single stack of 8-inch by 8-inch by 16-inch
blocks if the blocks are not stacked more than three blocks high. A
pier made of a single stack of blocks shall be installed at a right
angle to the main frame longitudinal member and shall be capped with no
more than 2-inch by 8-inch by 16-inch wood blocks or one 4-inch by
8-inch by 16-inch concrete block.
C. A pier may be made of a double stack of 8-inch by 16-inch
blocks if the blocks are not stacked more than five blocks high. Each
raw of blocks in such a pier shall be stacked at right angles to the
abutting rows of blocks. The wood blocks shall be of hemlock fir,
douglas fir, or spruce pine fir. The pier shall be capped with 2-inch
by 8-inch by 16-inch wood or concrete blocks. The pier shall be
installed so that the joint between the cap blocks is at right angles to
the main frame longitudinal member.
D. A pier may be made with more than five rows of blocks if the
stacked blocks are rated at 2000 pounds per square inch concrete or
mortar. A licensed architect or professional engineer shall approve a
foundation system that includes a pier that is higher than 72 inches (9
blocks) high, or in which more than 20 percent of the piers exceed 40
inches (5 blocks) high.
E. All blocks shall be set with their cores placed vertically.
11.06.080 Foundation System Plates and Shims. An installer may
fill a gap between the top of a pier and the main frame of a mobile home
with a wood plate that is not more than 2 inches thick and two opposing
wedge-shaped shims that are not more than 2 inches thick. A shim shall
be at least 4 inches wide and 6 inches long. The installer shall fit
the shim squarely and drive it tight between the wood plate or pier and
the main frame to ensure that the mobile home is level and properly
supported at all load-bearing points. A block that abuts a wedge-shaped
shim shall be solid, that is, constructed without voids.
COMDEV M4
•
11.06.090 Foundation Fascia. A. A mobile home shall have a
foundation constructed in accordance with the Uniform Building Code as
adopted by the City of Yakima which is in effect at the time of
construction. Such foundation shall include fascia around its entire
perimeter. The wood of the fascia shall be at least 3 inches from the
ground unless it is pressure treated wood. Metal fasteners shall be
• galvanized, stainless steel, or mad g of other corrosion resistant
material. Ferrous metal members in contact with the earth, other than
those that are galvanized or stainless steel, shall be coated with an
asphaltic emulsion.
B. A mobile home that is installed on a non-recessed site and that
has a metal foundation fascia shall have ventilation openings with a net
area of at least 131 square inches per linear foot of exterior wall area.
A non-recessed site shall mean a grade level site. A mobile home that
has been installed on a recessed site or that has a foundation fascia
that is not made of metal shall have ventilation openings in the
foundation fascia. A recessed site is one that is below grade. The
•
ventilation openings shall be designed to provide cross ventilation on
at least two approximately opposite sides of the mobile hame. The
installer shall locate the openings as close to the corners of the
mobile have as practical, and shall cover the openings with corrosion
resistant wire mesh or louvers.
C. Dryer vents and hot water tank pressure relief valves shall
exhaust on the exterior of the foundation fascia. The fascia for each
section of a mobile have shall have an opening of at least 18 inches by
24 inches, with a cover of metal or pressure-treated wood, to allow
access to the crawl space.
11.06.100 Anchoring Systems. A. All mobile hares shall have an
anchoring system which shall net the following requirements:
(1) Components of the anchoring system shall have a resistance to
weather deterioration that is at least equivalent to that of a
•
zinc coating that is not less than 0.3 ounces of zinc per
square foot of coated surface. Cut edges of zinc-coated 1 •
strapping do not need to be coatai.
(2) An installer shall install, preload, and adjust a ground
anchor in accordance with the anchor manufacturer's
instructions. The installer shall supply a copy of such
instructions to the code administration manager or his
•
designee. A ground anchor, when installed, shall be able to
resist a working load of 3,150 pounds in the direction of the
tie plus a 50 percent overload (4,725 pounds total) without
failure. Failure occurs if the point of connection of a
vertical tie to an anchor is withdrawn more than 2 inches at
• 3,150 pounds, or when the point of connection of a diagonal
tie is moved more than 4 inches horizontally when a load of
3,150 pounds is applied at 45 degrees from the horizontal.
Ground anchors shall be marked with the manufacturer's
identification and model number in a location that is visible
after the anchor is installed.
COMDEV M5
The manufacturer of a ground anchor must provide instructions
with each anchor that specify the kind of soil for which the
anchor is suitable.
(3) In the event concrete slabs or continuous footings are used to
transfer the anchoring loads to the ground, the following
requirements apply:
(a) steel rods cast in concrete shall be able to resist the
loads and corrosion as specified for ground anchors.
(b) a deadman anchor may be used in place of a listed anchor.
It shall be constructed of solid concrete at least 6
inches in diameter and 2 feet long; reinforced with two
#4 steel rods; and installed at least 5 feet below the
surface of the ground.
(c) a concrete slab may be used in place of a ground anchor
if it provides holding strength equal to that required
for ground anchors.
(4) Ties shall be of cable, strapping, or other approved
materials. Ties shall be fastened to ground anchors and drawn
tight with turnbuckles, yoke fasteners, or other approved
tensioning devices.
Tension devices shall end in clevis, forged, or welded eyes. Hook
ends are not permitted. Tension devices shall be designed to prevent
self- disconnection if the tie becomes slack. Cable tie eyes shall be
secured with two U -Bolt cable claws or an equivalent approved by the
code administration manager or his designee.
Tie materials shall resist a working load of 3,150 pounds with no
more than 2 percent elongation, and shall withstand a 50 percent
overload (4,725 pounds total).
Ties shall connect the ground anchor to the main frame longitudinal
member. Ties shall not connect to steel outrigger beams that fasten to
the main frame, unless the manufacturer's installation instructions
approve the connection.
Diagonal ties shall lie at least 40 degrees fran the vertical.
Vertical ties shall be substantially vertical. If a vertical tie is not
substantially vertical, the anchor shall be placed outboard of the tie's
connection to the main frame.
A cable frame tie shall be connected to the main frame by a 5/8
inch drop forged closed eye bolt through a hole drilled in the center of
the I-beam web, or by an alternative approved by the code administration
manager or his designee. The installer shall reinforce the web if
necessary to maintain the strength of the I -beam.
The installer shall space the ties as evenly as practical, and
shall locate a tie within 8 feet of each end of the mobile hone. The •
installer may attach two or more ties to a single ground anchor if the
anchor can withstand a total required load. The installer shall install
vertical ties at each detached corner or a clerestory roof and of add-on
sections of expandable mobile homes.
CCMDEV M6
As a minimum, the installer shall install the following number of
ties for each main frame longitudinal member:
Length of Hone (feet) Number of Number of
(Excluding Hitch) Vertical Ties Diagonal Ties
• 32-54
2
55-73
2 3
4
Multiple section mobile homes require only diagonal ties. Vertical
ties are not required.
11.06.110 AsseMbly.
A. Sections of a multiple section mobile home shall be aligned,
closed, and securely fastened at the required points along the ridge
bean, endwalls, and floor lines. Heat ducts, electrical connections,
and other fixtures and connections required between sections of a mobile
home shall be installed according to applicable codes and standards.
The floor of the mobile home shall be level within the tolerances given
in the following table.
Tolerances shall not exceed the amounts in the table below (L
equals the clear span between supports, twice the length of a
cantilever):
Floor L/240
Roof and Ceiling L/180
Headers, Beans, Girders (Vertical Load) L/180
Walls and Partitions L/180
B. The installer shall provide adequate clearance to ensure that
the cross-over heat duct does not touch the ground and is not
compressed. The installer shall insulate the cross-over duct at the
intersection. The installer shall insulate and shall seal areas of
potential water leaks with metal flashing or trim, if required, and with
putty tape or other approved caulking to ensure the mobile home is
water-tight.
C. Utility connections to the mobile home, including water,
sewer, electricity, and gas, shall comply with all applicable provisions
of the City of Yakima Municipal Code, including but not limited to the
Uniform Mechanical Code and the 'Uniform Plumbing Code as adopted by the
City of Yakima Municipal Code. Accessory structures attached to or
located next to a home, such as awnings, carports, garages, porches, or
steps, shall be constructed in conformance with the City of Yakima
Municipal Code.
11.06.120 Definitions and Intent. A. The. word "shall" is defined
to have the following meaning:
(1) With respect to the functions and powers of the code
administration manager, any agents and employees of the City
of Yakima and any board authorized hereunder, a direction and
authorization to act in the exercise of sound discretion and
in good faith.
(2) With respect to the obligations upon owners, installers and
occupants of premises and their agents, a mandatory
requirement to act in canpliance with this code at the risk of
civil and criminal liability upon failure to act.
COMDEV M7
' .
B. Enforcement of this chapter shall not be construed for the
particular benefit of any individual person or group of persons, other
than the general public. In the event of a conflict between the intent
of this subsection and any other section of this chapter, this
subsection shall govern insofar as applicable.
11.06.130 Appeals. Any aggrieved by the enforcement of this
chapter may appeal to the Board of Appeals created by Chapter 11.04 of
the City of Yakima Municipal Code. The Board of Building Appeals shall
have jurisdiction to determine all appeals relating to the suitability
of alternative materials and methods of construction and to provide
reasonable interpretations of this chapter. Appeals shall be conducted
in the same manner as appeals under Chapter 11.04 of the City of Yakima
Municipal Code."
Section 2. Section 11.01.020 of the City of Yakima Municipal Code
is hereby enacted as a new section to read as follows:
"11.01.020 Severability. In the event any clause, part or section
of this title is adjudged invalid or unconstitutional, such judgment
shall not affect or invalidate the remainder of this title nor the
application of any such clause, part or section to any other person, but
shall be confined in its operation to the clause, part or section
directly involved in the controversy in which such judgment was
rendered."
Section 3. This ordinance shall be in full force and effect thirty
days after its passage, approval and publication as provided by law and
the City Charter.
PASSED BY THE CITY COUNCIL, signed and approved this 1(_) day of
1985.
_ 74-
MAYOR
ATTEST:
i<alLe-yL,
CITY CLERK
C on l'.;1 1 3 1985
F. _He,: Le° cT 1 4 1985
11111
CCMDEV M8