DESIGN GUIDELINES 
FOR HOME IMPROVEMENT AND LANDSCAPING
APPROVED BY THE BOARD OF DIRECTORS JANUARY 2021

Check with a member of the design committee before beginning any project, to determine if approval is needed from IRA.  The design committee can help you determine if you need to submit an application to the Board for approval of your project and can help you ensure that your project is in alignment with the design guidelines.

Purpose of Guidelines

The Proprietary Lease requires that Members obtain IRA’s advance approval of any addition, alteration, improvement, or rehabilitation (collectively, an “Improvement”) of the Member’s lot or home.  Failure to obtain such advance approval is a violation of the Lease.  These guidelines explain the process that Members must use to obtain approval of Improvements and explain the design values and rules that IRA will use when deciding whether to give approval.

Approval Process

The following types of projects do not need approval (most other types of Improvements require pre-approval.):

• Landscaping improvements that do not involve substantial grading or heavy machinery;

• patios and walkways of permeable or semi-permeable material;

• small rock walls on the lot and between the lot and the road;

• replacement of doors and windows in existing openings.

To obtain approval of a type of Improvement that is not listed above, the Member must submit an application to a member of the design committee. The application form may be downloaded from the website, irapark.org, and must be submitted appropriately and approved before construction can begin. 

The Design Committee has the authority to approve applications for certain types of Improvements and a member of the committee can meet with you to review your proposed project.  These projects must be small and must be able to be completed within two weeks (a reasonable extension can be granted)

The following are examples of projects that would most likely meet the above criteria:

• Windows and doors in new openings that do not compromise the structural integrity of the unit

• Decks, open porches, stairs, and other outdoor non-enclosed structures

• Roofs over the existing roofs which do not extend the height of the building by more than 2 1/2 feet and which do not compromise the structural integrity of the unit;

• Roofs over porches and decks;

• Painting of homes and sheds.

The following types of projects may be approved by the Design Committee but require an onsite inspection, so be sure to submit the application at least one week in advance of your expected start date:  

• Small pop-outs added to the home that are set back at least 5 feet from the lot line and 5 feet from the Erickson Ave line.

• Small sheds that are not on a foundation

• Sheds and outbuildings that are on a foundation and are set back at least 5’ from lot lines.

• Fences and walls between lots that are agreed to by neighbors
 

Applications for all other types of Improvements must go to the Board after first being reviewed and evaluated by the Design Committee.  This review and evaluation must include a site-visit.  The Design Committee will work with you to make sure that the application is suitable for recommendation to the Board for approval.  The Board will then decide whether to approve the application.  Applications must be submitted at least two weeks before the Board meeting at which Board approval is desired. The following are examples of Improvements that require Board approval:

• The removal of trees over 10’.

• Concrete, asphalt, or paving.

• Any project where there is a question about setbacks.

• Any major project planned to take longer than 2 weeks.

• Any project about which the committee is unsure.

• Any project that is not in clear alignment with the guidelines.

• Any project that impacts neighbors and of which they do not approve.

In projects that impact neighbors, written permission from the neighbor must be obtained and submitted with the application.  When lot lines are involved, the Design Committee or a Board representative must meet with the applicant to clarify the lot line in advance of submission of the application.

The site plan for new mobiles should be submitted to the Board after review by an appointed Board representative in charge of new mobile installation review.

Permits need to be obtained from L&I for some kinds of work done to manufactured homes.  

Here is a link that differentiates the kinds of work you can do with or without a permit: http://www.lni.wa.gov/TradesLicensing/FAS/Mobile/AltPermitInspect/default.as  

In addition, members can check with COBI to determine if a permit from the city is needed for planned work.

All permits are the responsibility of the member.   

Design Values:

Islander Mobile Home Park is a garden community and we value landscaping, gardens and trees. Our goal is to make the park an overall exceptional landscape experience.  The existing trees contribute to that experience.  We value the existing and established trees and landscaping.  We value public meeting places and a sense of community interaction.  We value the preservation of smaller, compact homes and the retention of open space.  We value neat and attractive home sites, which provide a sense of order and beauty.  We value the environment and seek to steward it with green building practices.  Since we live closely together, we value consideration for neighbors and privacy.

Streets, Parking, and Lighting:

The streets are considered the social center of the Park.  Pedestrians have priority and autos are slow and cautious.   Decks, gardens, and paving units are encouraged to reinforce the social relationships between homes and streets.  Fences separating homes from streets are not allowed except low fences for dog containment.   Courtyards with fences are encouraged in the rear of the homes

All parking must be on the lot and should be incorporated into the lot plan.  Particular attention to parking spaces is encouraged if a bigger home is brought in or decks, sheds, or other structures take up area on the lot. Two parking spaces must be provided on all new site designs unless the site presents design constraints.  There is no on the street parking except for short periods when traffic is not impeded.

Outdoor lighting must be small scale and not directed towards the street or neighbors. Residents are encouraged to leave their porch lights on at night for safety but the light must not affect neighbors and should be directed down rather than out.  Low level lighting along the street is encouraged for safety when walking at night, but should not detract from the quiet nature of the park or the ability to enjoy the night sky.

Building improvements:

Permanent roofs over the original roofs are encouraged if they do not compromise the structure of the unit. No more than 3’6” in additional height is allowed.  Proposals to add objects rising above the roof line such as satellite dishes, antennas, and solar panels, should be brought to the Park Manager or the Board for review.

Attention to landscaping and garden development as well as decks, porches, pop-outs, windows, doors, awnings, carports, courtyards, sheds for storage, patios, and any other traditional mobile home elements that enhance the livability of small homes are encouraged.

Discuss improvements with the neighbors.  If the improvement visually impacts the neighbors, changes their landscaping or impacts the boundary line between lots, the approval of the project by the impacted neighbor is mandatory. If construction is planned near the lot line, the written permission of the neighbor should be submitted with the application.  Disputes should be brought to the Board for resolution.

Historic boundaries shall be used to establish lot lines.  The Board may rule to change the boundaries between lots and all lot line disputes should be brought to the Board. Before beginning any construction on or near the lot line, the applicant must meet with the design committee or Board representative to clarify the lot line.

In accordance with building code, all new building must be set back 5’ from the lot line and existing enclosed structures, providing at least 10’ between buildings.  Exceptions (with neighbor’s agreement): unenclosed back porches for egress,  and unenclosed carports which may be built to the lot line.  A neighbor may agree in writing to a lot line variance and allow a neighbor to build up to the lot line with the understanding that his own ability to build to the lot line in that area is then limited. These exceptions to IRA’s setback policy are only valid if the project is in alignment with IRA’s values, supports the livability of smaller homes, supports the proportion of house size to lot size, and does not diminish the curb appeal of the home; if all parties are aware and in agreement with the project; and if the Board agrees.

Mobile homes may be replaced with newer manufactured or modular homes.  All homes brought into the park must be approved.  Any change to the total size of the original footprint must be approved by the Board. In an effort to maintain our model of sustainable living and green practices, we encourage smaller homes similar in size to original structures.  Maintaining open space within individual lots increases the opportunity for rainfall to recharge our water table.  Open space permits the experience of gardening and outdoor living which we value.  Smaller homes do not shade neighboring lots and they fit into the aesthetic scale of the neighborhood.  Porches, decks, and patios increase useable living space, encourage outdoor living, and do not detract from the sense of proportion in the same way as a larger enclosed structure.

A detailed site plan must be submitted before bringing in a new home.   In accordance with building code all setbacks must be at least 5’ from internal lot lines and external boundaries for all structures.  New homes must not change the size of the yard buffer with the neighbor, and maximizing the square footage of enclosed structures is discouraged.  New homes must not be of a height which impacts the descending roof lines along the street or is out of scale with surrounding homes.  Second stories are not permitted at this time.

Neighbors are encouraged to jointly improve lot edges with landscaping. Fences between lots are allowed if they are not more than 6’ in height and both neighbors approve.

Paving and concrete work must be limited to underneath the home.  Pervious or semi-pervious materials must be used for driveways and walkways, limiting storm runoff.

Structural modifications as well as electrical and mechanical improvements shall conform to the requirements of the State. The State Dept of Labor and Industry is responsible for issuing permits for certain kinds of structural work.  The City does require a permit for all decks, regardless of size.  It is the responsibility of the homeowner to obtain all necessary permits. Members are responsible for any violation of COBI’s regulations including fees and costs involved in coming into compliance.

It is understood that projects and improvements may be substantial and time-consuming.  It is recommended that the residential character of the neighborhood be preserved throughout construction.  If a project is put on hold for more than a week, all construction materials should be organized in a tidy fashion and should be stored in the rear of the mobile and hidden from street view. All homes must have skirting around them.

Landscaping:

Landscaping improvements are encouraged.  The landscape is a predominant visual characteristic of the park.  IRA garden committee and other residents will assist anyone needing information or planning help with gardens. Small shrubs, flowers, rock walls, pavers, and well-kept containers are all encouraged.

IRA will not pay for tree removal unless the trees are diseased and/or represent a threat.  A permit to remove a tree that is more than 10’ tall must be obtained from the Board by application to the design committee. Trees may be removed if they are inappropriate. Although large coniferous tress may increase shade and debris and decrease available space, they are an asset for environmental and aesthetic reasons and IRA values their presence.  If a tree is removed it should be replaced with new plantings an approved type, not growing to more than 20’’ in height.  The garden committee will maintain a list of approved types of trees.  The park manager has a list of approved trees.

[1]  If an applicant is unable to submit the Application two weeks before a Board meeting or if the Board is unable to approve the Application in a timely fashion (because, for example, the Board doesn’t have any meetings scheduled for two months), the Design Committee may, at its discretion, submit a written resolution to each Board member for signing which will suffice for approval if all Board members sign it.