HomeMy WebLinkAboutord1998-062WHATCOM COUNTY COUNCIL AGENDA BILL
NO. 98 -338
CLEARANCES
Initial
Date
Date Received in Council O e
Agenda Date .
Assigned to:
_;aginator: ��
r: J.E. "Sam" Ryan
g/�
9/15/98
-
Introduction
Division
"
E. Sam " Ryan
9/29/98
P & D / Council
Dept. Head:, Michael Knapp
Prosecutor
Purchasing /Budget:
Executive:
SUBJECT: Revising Whatcom County Code Section 15.24 regarding manufactured Home
installations.
ATTACHMENTS: Exhibit "A"
Related County Contract A
Should Clerk schedule a hearing: NO / / YES / / Requested'Date:
7MMARY STATEMENT:
The proposed changes provide a better measure
of safety for the residents of Whatcom Co. by
eliminating.the installation of pre -HUD mobile
homes, or by-requiring an L.& I Life Safety
inspection (with corrections) on Dre -HUD
mobile homes. The ordinance also provides
IEEMA approved guidelines for manufactured
homes in the flood plain.
Ordinance & Resolution
To keep down our copying costs, indicate
receive a copy after Council action.
Distribution Request
only those who must
List names to the right.
ADS Facilities Management
ADS Finance
ADS Human Resources
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Assessor
Auditor
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Health
RECOMMENDED ACTION.
The Director of Planning & Development
recommends approval of the proposed
ordinance.
Hearing Examiner
Jail
juvenile
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Planning
COUNCIL ACTION TAKEN:
1998 - 338 9/15/98: Introduced
9/29/98: Amended and Adopted 7-0 Ord. #98 -062
Rel
Prosecutor
Public Works
Sheriff
Superior Court
Treasurer
Other
Ordinance or Resolu ' n Number
(this item): fiM&Vfij JIM
J.44GENDA BILL.doc -=� W901W Wv law r Wr
Sponsored by: Planning & Development
Proposed by: Consent
Introduction Date: 9/15/98
ORDINANCE NO. 98 -062
REVISING WHATCOM COUNTY CODE SECTION 15.24
REGARDING MANUFACTURED HOME INSTALLATIONS
WHEREAS, State of Washington Administrative Order 82.37 provides for the local jurisdiction
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to inspect nee rjei�ju�iature;� home installations and to enforce the installation standards in
accordance with RCW 43.22.350 and 43.22.440, and in accordance with Article I, Section 1.10 of the
Home Rule Charter of Whatcom County;
NOW, THEREFORE, BE IT ORDAINED by the Whatcom County Council that the County amend
the manufactured home installation regulations as outlined in Exhibit "A ".
ADOPTED this 29 day of SEPT. , 1998.
L *-4915 "1 -a
APPROV D AS TO FORM:
Civil Deputy Prosecutor
WHATCOM COUNTY COUNCIL
WHATCOM COUNTY, WASHINGTON
)A ved ( )Denied
i
ete Kremen,. Executive
Date: %G
EXHIBIT "A"
15.24..010 PURPOSE
This chapter is enacted as an exercise of the police power of the county for the benefit of the
public at large. It is not intended to create a special relationship with any individual, or individuals, nor
to identify and protect any particular class of persons.
The purpose of this chapter is to provide minimum standards to safeguard life or limb, health
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or property, and public welfare, by regulating and controlling the installation ofebile rrnuf'rr
homes on building sites within the county.
It is not the intent of this chapter to impose liability upon the county for failure to perform any
discretionary act. Rather, it is the intent of this chapter to place the obligation of complying with its
requirements upon the installer. Nothing contained in this chapter shall be construed to relieve from or
to lessen the responsibility or liability of any person for injury or damage to persons or property caused
by or resulting from any defect of any nature in any �ebile IpfEfrt€ home installation work
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performed by said person or in any meb+le i rt fa 0. c: i home installation equipment owned,
controlled, operated or used by him; nor shall Whatcom County, or any officer, agent, or employee
thereof, incur or be held as assuming any liability by reason or in consequence of any permission,
certificate of inspection, inspection or approval authorized herein, or issued or given as herein provided,
or by reasons or consequence of any things done or acts performed pursuant to the provisions of this
chapter.
15.24.020 SCOPE
This chapter sets forth rules and regulations to regulate and control the installation of aaebile
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i i # €acmu homes on building sites, establishes an administrative procedure for the issuance of
permits, and provides for the inspection of meb+le rn r fac isr home installations.
RE: Amendments to manufactured
home installation regulations,
Chapter 15.24
15.24.030 DEFINITIONS
ADMINISTRATIVE AUTHORITY is the Department of ,
Leda �;::::;:. >: >;:: >: >: >: >:,,: :>:::<:>::>:;::>::>::>,:.::. »:::<:;::;:::;; >:::.: :.:.et�t n 'arg Dvleertf orv�es, Bt�sl l!1:<e�sE
BUILDING OFFICIAL is the BEi3 eri✓sifirlai `e
::.;:.;;:.> .::..::::.::.::.::.............:.::::.: ;;:::.;:.;:.;:.;:.;:.;:.;:.;:.;
BUILDING SITE is any site proposed for the location of a mebife r a f; et t home including
sites within mobile home parks.
HUD is the Federal Department of Housing and Urban Development.
INSTALLER shall either be the owner, or a :take licensed mobile home
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dealer i� t l lei .
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AAABIL€ M.A. U�AtCT RED HOME means a structure designed and built to comply with the
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Washington State Department of Labor and Industry's rules and regulations for mobile
homes and. commercial coaches.
15.24.040 GENERAL INSTALLATION REQUIREMENTS
l�4sblfs l€feurel homes installed on building sites shall be installed in accordance with the
provisions of this chapter and all applicable local, state, and federal codes, ordinances, and statutes.
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A. A4eb+lelitfaiwt# homes shall be installed in compliance. with the a�ob+la lie
....." d.
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manufacturer's installation recommendations a444 vt` according to permanent foundation requirements.
The manufacturer or dealer shall send two copies of its approved installation recommendations to the
purchaser of the ebala a fa t r .d home. One copy shall be submitted with the building permit
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application.
RE: Amendments to manufactured
home installation regulations,
Chapter 15.24
2
B. No person, firm, partnership, corporation, or other entity may install a Mobile #"":t%::::::_d':
home unless he, she, orit owns the ee-h4l* hon�e'���xa|ioenoed+�e��e
home dealer,
hone installations shall comply the requirements of Section C. /| P� *A*
1G.O4.14O'uuboeodon��<�4+� of the Un�onnBuilding Code, Foundo�onBevation.
D. In those areas that are recognized as floodplains by the Washington State Department of
Ecology or the Federal Emergency Management Agency, or hazardous because of the probability of
earthquakes, ground slides, avalanches, or high winds, the building official may set requirements that
are necessary to lessen the hazards.
15.24.050 PERMITS REQUIRED
No person, firm, or corporation shall install or cause to be installed anyn**hile
�meona�i�i�o���������toL�in�a�i|di��m u�ae�� home
installation attachment thereto from the administrative authority. Non*»hA* hornedealer
shall deliver a mehile tod home to a building site until that dealer has verified that the installer
has obtained the necessary building permits.
15.24.060 APPLICATION REQUIREMENTS
In addition to the building permit application and issuance regulations of WCC 15.04, the
following shall app|ytoe*���* hon�� installations:
0.
A. A separate application shall be required for each me bile ....... Whome installation. The
application shall be made upon forms provided by the administrative authority and shall be accompanied
by the permit fee established herein.
RE: Amendments to manufactured
home installation regulations,
Chapter 15.24
3
B. Each application shall be accompanied by a plot plan drawn to scale with detail sufficient to
show that the installation will meet siting requirements of all applicable state and local regulations.
C. Applications for mehile rttifictr homes to be installed on building sites other than sites
within a mobile home park shall also be accompanied by two sets of foundation plans for a permanent
foundation.
15.24.070 INSPECTION
Approved installation specifications shall be available at the site at the time of inspection of the
installation. In the event that no approved installation specifications are available or the approved
specifications as provided above do not cover all the installation requirements of this chapter, then the
total installation of the portions thereof not covered by the approved specifications shall comply with
the appropriate provisions of Sections 15.24.070 and 15.24.090 through 15.24.140 of this chapter.
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A. On building sites other than those in mobile home parks, the installer of the r�afafird
tr mobile home shall request a footing inspection after the placement of the footing forms and rebar
and prior to pouring or placing the footings, a tie -down inspection and a final inspection after all aspects
of the installation have been completed. For mobile home park installations, the installer shall request
a final inspection after all aspects of the installation have been completed. All requests for inspection
shall be made one working day before such inspection is desired.
B. The anuf:j d mobile home may be occupied once the installation has passed final
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inspection for compliance with the requirements of this chapter and any conditions placed upon the
issued permit.
C. If the installation does not comply with the installation requirements of this chapter and the
conditions of the installation permit, the local enforcement agency shall provide the installer with a list
of corrections that the installer must make. The list of corrections shall state a date by which the
corrections must be completed. If the items that require correction do not endanger the health or safety
of the occupants, or substantially affect the habitability of ther>ifairrriobile home, the local
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enforcement agency may permit the owner of the mehile home to occupy it.
RE: Amendments to manufactured
home installation regulations,
Chapter 15.24
4
15.24.080 BUILDING SITE PREPARATION
A eta ;ifat` home may not be installed on a building site unless the ground at the
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site has adequate compaction and load- bearing ability to meet the support requirements of Section
15.24.090 of this chapter or, if the building site is in a mobile home park, the park owner must insure
that the ground on which the mobile home is to be installed has been improved as necessary to provide
a proper base for the mobile home and that the area beneath the mobile home has adequate drainage.
15.24.090 FOUNDATION SYSTEM FOOTINGS
A. Footings shall be constructed of solid concrete approved altern-ate- 16 iPr_,h.AA
:.... 'YS :` {iii':1: }: i:.i2iii:
t::tEe:<rna: faun ::::IdstItat�€:n:::e€fff€izi :::;otc
....... .. .....' .: ... .........
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lteri�e.
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B. Four -inch slab with thickened footings; extending 18 inches below grade
C. Eighteen inches below grade, 16 inches diameter concrete posts eight feet o.c. with a four
inch concrete slab and Z hook for positive connection between post and slab.
D. Footings shall be:
1. Evenly bedded and level;
2. Placed on firm, undisturbed or compacted soil that is free of organic material;
3. Centered in a line under the main frame longitudinal members on both sides of the
ebile r r i ct 6d home; and
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4. Spaced not more than eight feet apart and no more than two feet from the ends of
the main frame. The building official may require a closer spacing, depending on the
load bearing capacity of the soil.
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E. A e tafatr home with more than one section must have center line blocking at
end walls and at other points of connection of the sections of the e(r3Wtedi home that have
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ridge beam bearing support. Blocking is also required at both ends of a door opening that is six feet
or more wide in an exterior wall
F. If a ame6ils ar f i i ci home requires footings on its exterior perimeter, as specified by the
installation recommendations or required by the building official, the footings shall be installed below
the frost line.
RE: Amendments to manufactured
home installation regulations,
Chapter 15.24
G. Footings shall be constructed so that 75 percent of the area under the mammaiafaiF
home has at least 18 inches clearance between the bottom of the main chassis members and the
ground level. The area beneath the furnace cross -overs and fireplaces must always have at least 18
inches clearance. At no point under the a frjfa home may clearance be less than 12
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inches.
15.24.100 FOUNDATION SYSTEM PIERS
An installer must build and position piers and load- bearing supports or devices to distribute the
required load evenly. An installer must use manufactured piers or load- bearing supports or devices that
are listed or approved for the intended use or may construct piers that comply with the following
requirements. All blocks must be concrete blocks.
A. A pier may be made of a single stack of &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 members 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.
B. A pier may be made of a double stack of 8 -inch by 8 -inch by 10 -inch blocks if the blocks are
not stacked more than five blocks high. Each row of blocks in such a pier shall be stacked at right
angles to the abutting rows of blocks. ,
#+r-. The pier shall be capped by with 2 -inch by 8 -inch by 16 -inch weedy concrete blocks. The pier
shall be installed so that the joint between the cap block is at right angle to the main frame longitudinal
members.
C. A pier may be made with more than five rows of blocks if the stacked blocks are filled with
2,000 psi concrete or mortar. A licensed architect or professional engineer may approve a foundation
system that includes a pier that is higher than 72 inches (nine blocks high) or in which more than 20
percent of the piers exceed 40 inches (five blocks high).
D. All blocks shall be set with cores placed vertically.
RE: Amendments to manufactured
home installation regulations,
Chapter 15.24
C:
15.24.110 FOUNDATION SYSTEM PLATES AND SHIMS
An installer may fill a gap between the top of a pier and the main frame with a wood plate that
is not more than two inches thick and two opposing wedge- shaped shims that are not more than two
inches thick. Wood plates and shims must be of hemlock fir, douglas fir, or spruce pine fir. A shim shall
be at least four inches wide and six inches long. The installer shall fit the shim properly and drive it tight
between the wood plate or pier and the main frame to ensure that the a igin far home is
level and properly supported at all load- bearing points. A block that abuts a wedge- shaped shim shall
be solid.
15.24.120 FOUNDATION FACIA
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A eriau €# #ivied home shall have an approved foundation around its entire perimeter.
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The openings shall be designed
to provide cross ventilation on at least two approximately opposite sides of the rAnhi a 3' it f i� ti red
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............. .:.
. : < >>:: >: :v b .;u-e Q..a' sis : f rh me. The installer s hall locate t he opening:`:` :::::::::
with a corrosive - resistant wire mesh or louvers. Dryer vents and
hot water tank pressure release valves shall exhaust on the exterior of the foundation facia. The facia
for each section of the exile i1'�e' 1tLE .................
Ei home shall have an opening of at least 18 inches by 24
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inches with a cover of metal or pressure- treated wood to allow access to the crawl space. In all cases
the foundation facia shall be installed before a final sign off can be made.
RE: Amendments to manufactured
home installation regulations,
Chapter 15.24
7
15.24.130 ANCHORING SYSTEM
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The building official shall require a single section or multiple section aaela 9 �'r r i t€ r l home
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to have an anchoring system. Such an anchoring system shall be .
1'Fas r g...... t t :::l: c..ensed: r g n ; : W :h:E .e......
A. Components of the anchoring system shall have a resistance to weather deterioration that
is at least equal to that of a zinc coating that is not less than 0.3 inches per square foot of coated
surface. Cut edges of zinc - coated. strapping do not need to be coated.
B. An installer shall install, preload, and adjust a ground anchor in accordance with the anchor
manufacturer's instructions. The installer must supply a copy of the instructions to the building official.
2,160 P9URGIS is applied at 46 deqFees from the herizeRtal Ground anchors shall be marked with the
manufacturer's identification and model number in a location that is visible to the inspector after the
anchor is installed. The manufacturer of a ground anchor must provide instructions with each anchor
that specifies the kinds of soils for which the anchor is suitable.
C. If concrete slabs or continuous footings are used to transfer the anchoring loads to the
ground, the following requirements apply:
1. Steel rod cast in concrete shall be able to resist the loads and corrosion as specified
for ground anchors.
pFe feFFned Steel reds installed at least five feet helow the surfare of the
gad.
3. A concrete slab may be used in place of a ground anchor if it provides holding
strength equal to the required four ground anchors.
RE: Amendments to manufactured
home installation regulations,
Chapter 15.24
M
D. Ties shall be of cable, strapping, or other approved materials. Ties shall be fastened to the
ground anchors and drawn tight with turnbuckles, yoke fasteners, or other approved tension devices.
Tension devices shall end in clevis, forged, or welded eyes. Hook ends are not permitted unless they
are fully wrapped around the frame. Tension devices shall be designed to prevent self- disconnection
if the ties become slack. Cable tie eye shall be secured with twin inch "U" bolts, cable clamps, or an
approved equal. ,
Ties shall connect the
ground anchors to the main frame longitudinal members. Ties must not connect to steel outrigger
beams that fasten to the main frame unless the manufacturer's installation instructions specifically
approve the connection. Diagonal ties must lie at least 40 degrees from the vertical.
A cable frame tie shall be connected to the main frame by a five - eighths inch drop forged closed
eye bolt through a hole drilled in the center of the I -beam web or by an approved alternate. The installer
shall reinforce the web, if necessary, to maintain the strength of the beam.
The installer shall space the ties as evenly as practical and shall locate a tie within eight feet
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of each end of the me -bole i a€s a t r�i home. The installer may attach two or more ties to a single
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ground anchor if the anchor can carry the total required load. The installer shall install vertical ties at
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each detached corner of a clerestory roof and added -on sections of expandable exile Fr ar f Liar€ d
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homes. As a minimum, the installer shall install the following number of ties for each I -beam or other
main frame longitudinal member:
RE: Amendments to manufactured
home installation regulations,
Chapter 15.24
D
15.24.140 ASSEMBLY
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A. Sections of a multiple section mebile tti t €ac ira home shall be aligned, closed, and
securely fastened at the required points along the ridge beam, endwalls, and floor line. Heat ducts,
electrical connections, and other fixtures and connections required between sections of a mobile
home shall be properly installed. The floor of the Mebile r it aft "'t - home shall be
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level within the tolerances given in the following table.
Tolerances may not exceed the following amounts (L equals the clear span between supports,
twice the length of a cantilever):
Floor L/240
Roof. and Ceiling L/180
Headers, Beams, 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 seal areas of potential air leaks to ensure that the mebile
home is airtight and shall seal areas of potential water leaks with metal flashing or trim,
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if required, and with putty tape or other approved caulking to ensure the rAnhile %'-'-'-.-.-.-.-.-.........f�
.... ire home
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is watertight.
C. The water pipe connection to the �ebile €acta home shall have a main shut -off valve
in compliance with 24 CFR 3280.609(b)adopted as of April 1, 1982. Exterior water lines and ducting
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under the Mobile i;r;fi?turQl home shall be insulated. In all other respects, utility connections to the
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Mebilei fact rid home, including water, sewer, electricity, and gas shall comply with the applicable
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county codes. Accessory structures attached to or located next to a home, such as awnings, carports,
garages, porches, or steps shall be constructed in conformance with applicable county codes and
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structurally independent of the mel}ile i a; ? afi ctu . home unless pre- approved by manufacturer.
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15.24.150 VIOLATION - PENALTY DESIGNATED
Any person, firm or corporation violating any of the provisions of this chapter, or of the codes
adopted by reference by this chapter, shall be deemed guilty of a civil offense and each day during
RE: Amendments to manufactured
home installation regulations,
Chapter 15.24
10
which such violation is continued or committed shall constitute a separate offense, and shall be fined
not more than $1,000 for each offense. The penalty provided in the above section shall be
imposed by a notice in writing from the building official; either by certified mail with return receipt
requested or by personal service, to the person, firm or corporation incurring the same from the
Whatcom County C)prr'cfPlrF
The notice shall include
eelia;::rieFist<eiav ices:::: >iifufic�:er the amount of the
penalty imposed and shall describe the violation with reasonable particularity in ordering the aGtS 9F aGts
MO. constituting the violation?( �s to cease and desist or, in appropriate cases, requiring
necessary corrective action to be taken within a specific and reasonable time.
Within 30 days after the notice is received, the person incurring the penalty may apply in
writing to the building official for remission or mitigation of such penalty. Upon receipt of the
application, said department may remit or mitigate the penalty upon whatever terms the department
in its discretion deems proper. The building official's final decision on mitigation or revision shall be
reviewed by the county council if the person being penalized .files a written appeal therewith of said
decision within 10 days of its issuance. The decision of the county council regarding the penalty
imposed shall be final.
In addition to civil penalties described above, the prosecuting attorney may in his discretion
bring such injunctive, declaratory or other actions as deemed necessary to ensure that violations of this
1
chapter are prevented or cease, and to otherwise enforce the provisions of this chapter.
If construction has occurred on a site without a valid permit as required by this chapter, any
and all permits or approvals issued by the county may be denied for that site until the issue has been
resolved. In addition, prompt restoration of the site to its-original condition will be required.
In the event any person, firm or corporation violates any of the provisions of this chapter, the
building official shall cause a notice of violation to be delivered to a person of suitable age at the site
and order all work to cease until authorized to proceed. Failure to comply with the order to stop work
shall be a gross misdemeanor punishable upon conviction by a minimum fine of $500.00 up to a
maximum fine of $1,000 or one year in jail, or both. Under no circumstances may the court defer or
suspend any portion of the minimum $500.00 fine for any conviction under this section. Each day or
RE: Amendments to manufactured
home installation regulations,
Chapter 15.24
11
part thereof of noncompliance with said order to stop work shall constitute a separate offense.
The issuance or granting of a permit or approval of plans and specifications shall not be deemed
or construed to be a permit for, or an approval of, any violation of any of the provisions of this code.
No permit presuming to give authority to violate or cancel the provisions of this code shall be valid,
except insofar as the work or use which it authorizes is lawful.
The issuance or granting of a permit or approval of plans shall not prevent the
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3rreor::::::of:::::Plart�:r. <:::: &::: >:[3evI:o trtr::::: der:: utos::::: Qr>>: : ##�:::::Bu�Idt:n.:: >::tfftral: from thereafter 'requiring the
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correction of errors in said plans and specifications or from preventing construction operations being
carried on thereunder when in violation of this code or of any other ordinance or from revoking any
certificate of approval when issued in error.
Every permit issued by the building official under the provisions of this code shall. expire by
limitation and become null and void, if the work authorized by such permit is not commenced within
180 days from the date of issuance of such permit, or if the work authorized by such. permit is
suspended or abandoned at any time after the work is commenced for a period of 180 days. Before
such work can be recommenced, a new permit shall be first obtained to do so, and the fee therefor
shall be one -half the amount required for a new permit for such work, provided no changes have been
made, or will be made in the original plans and specifications for such work; and provided, further that
such suspension or abandonment has not exceeded one year.
15.24.160 FEES
Building permit fees for mobile home installation shall be as set forth herein and in lieu of
building permit fees set forth in WCC 17.04.
Preplan check fee is collected at the time of the application submittal. This amount will be
deducted from total fees due and is not in addition to the fees outlined above. In the event that the
building permit cannot be issued, the preplan check fee will be used to cover processing expenses.
RE: Amendments to manufactured
home installation regulations,
Chapter 15.24
12
The following fees shall be paid in cash or by separate check to the
RE: Amendments to manufactured
home installation regulations,
Chapter 15.24
13