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(a) Purpose. The Manufactured Housing Overlay District is established to provide a procedure for identifying areas in which manufactured housing may be located on individual lots and to establish standards for the individual manufactured homes. This overlay district will expand the range of housing opportunities available to residents of Asheville while assuring that manufactured housing is compatible with existing homes in the area.
(b) Permitted uses. In addition to the uses permitted in the underlying zoning district, individual manufactured homes located on individual lots shall be permitted in the Manufactured Housing District provided that manufactured homes meet the development standards set forth in subsection 7-9-4(c) below.
(c) Development standards. Manufactured homes to be located on an individual lot shall meet the following standards. No variances shall be granted from these standards.
(1) The manufactured homes must meet the standards set by the department of housing and urban development (hereinafter referred to as "HUD") as of the date the application is made for a zoning permit to locate the manufactured home on an individual lot. If the manufactured home does not meet the standards set by HUD as of that date, a zoning permit for location of the manufactured home on an individual lot may be issued only if the city, or county if in the extraterritorial jurisdiction of the city, building inspector inspects the plumbing, heating and air conditioning, and electrical systems of the manufactured home and determines that any deviations from the current HUD standards are not life threatening. After a zoning permit has been issued for the location of the manufactured home on an individual lot, a new zoning permit must be issued in order for it to be relocated to another individual lot. Before a zoning permit is issued for the relocation, the manufactured home must meet the standards of the North Carolina State Building Code in effect at the time of original construction.
(2) The tongue, axles, running lights, and removable towing apparatus must be removed prior to the issuance of a certificate of occupancy for the individual home.
(3) The manufactured home shall be placed so that its longest side is parallel to the front property line of the lot. Provided, however, the manufactured home may be placed so that its longest side is perpendicular to the front property line if an addition, whose design is compatible with the manufactured home, is attached to the manufactured home at the point nearest the front property line and if the width of the manufactured home with the addition exceeds 50 percent of its length.
(4) Exterior siding of the manufactured home shall consist of wood, hardboard, or aluminum (vinyl covered or painted aluminum, but in the case of painted aluminum, the painted finish shall not exceed the reflectivity of gloss white paint). The exterior siding shall be comparable in composition, appearance, and durability to exterior siding commonly used in standard residential construction.
(5) The manufactured home shall be attached to a continuous permanent foundation of brick or block which is unpierced except for required ventilation and access as required by the North Carolina State Building Code.
(6) The roof pitch for the manufactured home shall have a minimum vertical rise of three feet for each 12 feet of horizontal run. The roof shall be finished with a type of shingle that is commonly used in standard residential construction. All roof structures shall provide an eave projection of no less than six inches, which may include a gutter.
(7) The manufactured home may be attached to a basement structure, but the basement structure must meet the requirements of the North Carolina State Building Code.
(8) The length of the manufactured home shall not exceed four times the width of the home, excluding additions.
(9) Structural additions to manufactured homes (such as, but not limited to, porches and decks) are encouraged, but not required. Those structures shall comply with the standards of the North Carolina State Building Code.
(10) The manufactured home shall have a minimum of 1,100 square feet of enclosed and heated living area.
(11) The manufactured home must be set up in accordance with the standards established by the North Carolina Department of Insurance and shall be properly anchored in accordance with the North Carolina State Building Code. The set up and anchoring must be done by persons licensed by the State of North Carolina for such work.
(12) Walks and driveways for the manufactured home must be paved, graveled, or be of some other dustless, all-weather surface.
(13) Individual lot dimensions and yard requirements for manufactured homes on individual lots shall meet the standards established by the underlying zoning district for single-family residential development.
(d) Designation of manufactured housing districts.
(1) Treated as map amendments. Designation of properties as manufactured housing districts shall be treated as map amendments. The designation shall be subject to the procedures and requirements set forth in article VII of this chapter.
(2) Guidelines for identifying manufactured housing districts. The following guidelines shall be used in identifying potential areas for designation as manufactured housing districts:
a. Manufactured homes located on individual lots and meeting the development standards set forth in subsection 7-9-5(c) above would be architecturally compatible with existing site-built homes in the area;
b. Manufactured homes should be located in the area prior to its designation as a manufactured housing district and should comprise at least 20 percent of the homes in the area;
c. Vacant land should be available upon which to locate manufactured homes; and
d. The area should be a minimum of five acres.
(Ord. No. 2369, § 1, 5-27-97)
(a) Purpose. The Manufactured Housing Community Overlay District is established to provide standards for the development of manufactured housing communities in Asheville and its area of jurisdiction. Manufactured housing communities can provide alternative, affordable housing opportunities for residents of the city. Standards are established in this district for the following additional purposes:
(1) To establish requirements designed to assure that the design and construction of the street system, utilities, lot layouts, and other improvements in the manufactured housing community are in harmony with surrounding development; and
(2) To protect property values, preserve the character and integrity of the community or individual neighborhoods within the community, and promote the health, safety, and welfare of area residents through the provision of standards for infrastructure and open space.
(b) Permitted uses. In addition to the uses permitted in the underlying zoning district, manufactured housing communities meeting the standards set forth in this section shall be permitted in this overlay district. Single manufactured homes are permitted on individual lots provided they comply with standards set forth in section 7-9-4(c) of this chapter.
(c) Design standards.
(1) General requirements.
a. No manufactured housing community shall be approved for a site less than three contiguous acres under single ownership or control.
b. Maximum allowable density in the manufactured housing community shall be seven dwelling units per buildable acre (land area excluding floodways, wetlands, and slopes in excess of 33 percent).
c. A manufactured housing community shall comply with the provisions for subdivision and multi- family development signs in Article XIII of this chapter.
d. A manufactured housing community may have a manufactured home as a designated office for the operator/manager.
e. There shall be no more than one manufactured home or mobile home per manufactured home space.
f. Each manufactured home shall be set up and installed in accordance with the State of North Carolina regulations for installation of manufactured homes adopted and published by the North Carolina Department of Insurance.
g. The operator/manager of a manufactured housing community shall designate and enforce an uniform type of underpinning of all manufactured homes in the community.
(2) Manufactured home space requirements.
a. Each manufactured home space shall have a minimum width of 50 feet and shall be open and unobstructed.
b. Minimum lot size for a manufactured home space shall be 5,000 square feet.
c. Each manufactured home shall be located at least 20 feet from any other manufactured home or structure within the community, excluding storage buildings for use with the individual home. Each home shall be at least 35 feet from any property line. If the property abuts a public street, the setback shall be 40 feet. Each home shall be setback at least 20 feet from streets within the community.
d. A manufactured home shall not occupy an area in excess of one-third of the area of its respective space. The total occupied area of the manufactured home and its accessory buildings shall not exceed one-half of the total area of the space.
e. Each manufactured home space shall have a permanent site number sign that is clearly visible from the street running in front of the home and located on the power panel box serving the home.
f. There shall be front and rear steps for each manufactured home. If the residents elect to have decks, the home shall be required to have steps until the decks are completed. These decks shall comply with the North Carolina State Building Code. The deck area shall be not less than 16 square feet in area, and not less than four feet in width.
(3) Open spaces.
a. A minimum of ten percent of the total area of the manufactured housing community shall be designated as common open space. This open space may include active or passive recreation facilities to cater to the occupants of the community. Such open spaces shall be centrally located and accessible to all manufactured homes within the community by means of sidewalks and walkways.
b. The following areas shall not be included as open space:
1. Area within the required individual manufactured home space;
2. Parking areas;
3. Area used for landscaping along streets or at the perimeter of the property of the manufactured housing community; and
4. Not more than 50 percent of the area required for setbacks shall be designated as open space.
c. Open spaces shall be maintained in accordance with the standards set forth in subsection 7-9-5(c)(8) of this chapter.
(4) Off-street parking.
a. A minimum of two parking spaces shall be provided for each manufactured home.
b. A minimum of one parking space for every five manufactured homes shall be provided for visitor parking purposes.
c. Handicapped parking shall be provided as required by the North Carolina Accessibility Code.
d. Parking spaces shall be constructed with a minimum of three inches of compacted gravel, stone, or hard surface materials, bordered by landscaping timbers, brick, block, or other material which defines the edge of the parking area/driveway.
(5) Street and walkways.
a. All streets within the manufactured housing community shall have a right-of-way width of 30 feet with a pavement width of at least 20 feet, not including parking spaces.
b. Streets within the manufactured housing community shall be constructed to provide all weather access to all manufactured home areas. Streets shall be constructed with a minimum of six inches of compacted stone base and one and one-half inches of I-2 asphalt.
c. The grade of streets within the community shall not exceed 15 percent.
d. The street layout shall be designed to provide for the continuous flow of traffic with cul-de-sacs permitted. Cul-de-sac streets shall have a maximum length of 1,000 feet and shall include a cul- de-sac bulb of 45 feet radius. All dead-end streets shall have a turn-around area with a minimum 45-foot radius.
e. Traffic control signs (stop, yield, and speed signs) shall be placed throughout the community where necessary as determined by the director of public works.
f. Each street shall have a permanent sign installed with a designated name identifying each street. The sign shall be approved by the director of public works.
g. Streets and parking areas shall be maintained by the operator/manager of the community.
h. Each space within the community shall have direct access to a local community street. The driveway shall be an unobstructed area, not less than ten feet in width and shall be constructed with a minimum of three inches of compacted gravel, stone, or hard surface materials. It shall be well-drained and shall meet the standards of residential driveways as set forth in the City of Asheville Standard Specifications and Details Manual. If constructed of gravel or stone, the driveway shall be bordered with materials which define the edge of the driveway.
i. The community shall abut a public street, with a minimum street frontage of 50 feet.
j. Street lighting shall be provided throughout the community.
k. Permanent, well-drained walks not less than four feet in width shall be provided from each manufactured home space to the community buildings and to public street or community streets.
(6) Utilities.
a. An adequate, safe potable supply of water shall be provided for the community. The source of the water supply shall be either through a municipal or public water system, with the community connecting to the public water system within the city limits. When such a system is not available in the extraterritorial jurisdiction of the city, the community must be serviced by a water supply approved by the North Carolina Division of Environmental Management or the Buncombe County Health Department.
b. An adequate and safe sewage disposal system shall be provided in the manufactured home community. If the park is located within the city limits, it must be connected to the sewer system of the Metropolitan Sewerage District of Buncombe County. In the extraterritorial jurisdiction of the city, the collection systems, sewage treatment facilities or individual septic tank systems shall be approved by the North Carolina Division of Environmental Management or the Buncombe County Health Department.
c. Plans for utilities shall be approved by the appropriate regulatory agencies.
d. There shall be a storage and disposable system for solid waste for the community in order to alleviate health and pollution hazards. The residents of each home shall have a sufficient number of containers that have adequate capacity and can be tightly sealed. It shall be the responsibility of the operator/manager of the community to see that a municipal or private solid waste disposable service is provided to the residents of the community on a weekly basis. This may or may not be at the expense of the residents.
e. Each manufactured home space shall have proper drainage to prevent accumulation of water. Storm drainage facilities shall include suitable on-site detention facilities when deemed appropriate by the director of public works and/or the city engineer. Such facilities shall be sufficient to transport safely through the community all volumes of water generated upstream and on-site. Storm drainage shall be provided in accordance with the stormwater management regulations set forth in article XII of this chapter and all other applicable laws and regulations of the City of Asheville and other governmental agencies.
(7) Landscape and buffering.
b. Street trees shall be provided along internal streets within the community at the ratio established by section 7-11-3 of this chapter for street trees along public streets.
c. Trees shall be provided along the lot lines of manufactured home spaces parallel to internal streets at the ratio of one tree per 40 feet of lot line.
d. Material and equipment storage buildings, outdoor storage areas, refuse collectors, and dumpsters shall be screened from view from adjoining properties, streets, and open spaces.
(8) Grounds and buildings.
a. The grounds of a manufactured home community shall be maintained free of debris, trash, and litter.
b. Grounds, buildings, and storage areas within the community shall be maintained to prevent the infestation of rodents, flies, mosquitoes, and other pests.
c. Grounds within the community shall be maintained to prevent the growth of ragweed, poison ivy, poison oak, and other weeds.
d. All grounds within the community shall have proper drainage to prevent the accumulation of water.
e. All recreational areas provided by the owner of the manufactured home community shall be maintained in a safe and sanitary manner by the operator/manager.
f. The operator/manager of the community shall provide space on the grounds for mail service to the residents of the community.
(d) Inspection. Employees of the City of Asheville shall have the right to make inspections of the community to determine that the requirements of this section are met. These inspections shall be conducted at least once a year. It shall be the responsibility of the operator/manager of the manufactured home community to see that the requirements of the section are met. The operator/manager shall be responsible for correcting any and all violations of this section.
(e) Expansion of existing manufactured housing communities. Manufactured home communities existing at the time of adoption of this section shall not be allowed to expand or increase unless such expansion meets the requirements set forth in this chapter.
(Ord. No. 2369, § 1, 5-27-97; Ord. No. 2428, § 10, 11-11-97; Ord. No. 3210, § 1, 1-25-05; Ord. No. 4208, § 1a, 6-25- 13)
(a) Purpose. Realizing the importance of the Blue Ridge Parkway to the economy of Asheville and western North Carolina, the Blue Ridge Parkway Overlay District is created to protect and preserve the unique features of this asset to the city and region. The standards established in this district will protect the scenic quality of the Blue Ridge Parkway and reduce encroachment on its rural setting.
(b) Applicability. The provisions set forth in this section for the Blue Ridge Parkway Overlay District shall apply to all properties within 1,320 feet of the centerline of the Blue Ridge Parkway located within the corporate limits of the City of Asheville and its extraterritorial jurisdiction. Both privately and publicly owned property shall be subject to the requirements set forth herein.
(c) Development standards.
(1) Setback requirements.
a. Principal buildings. Principal buildings and structures to be located adjacent to the Blue Ridge Parkway shall have a minimum setback of 50 feet from the edge of property owned by the United States government and designated as the Blue Ridge Parkway if the buildings and structures are visible from the Blue Ridge Parkway roadway.
b. Accessory buildings. Accessory buildings and structures to be located adjacent to the Blue Ridge Parkway shall have a minimum setback of 30 feet from the boundary of property owned by the United States government and designated as the Blue Ridge Parkway if the buildings and structures are visible from the Blue Ridge Parkway roadway.
(2) Building heights. No building or structure shall be constructed with a height in excess of 40 feet within 1,320 feet of the centerline of the Blue Ridge Parkway.
(3) Buffering requirements. Development of any type, other than single-family residential, that is:
a. On property adjacent to Blue Ridge Parkway property; and
b. Is located within 1,320 feet of the centerline of the Blue Ridge Parkway; and
c. Which development will be visible from the Blue Ridge Parkway, shall provide a type "B" buffer, as described in subsection 7-11-2(d)(1)(a) of this chapter between the proposed development and the Blue Ridge Parkway. The preservation of existing trees within the bufferyard is encouraged.
(Ord. No. 2369, § 1, 5-27-97; Ord. No. 3572, § 1(l), 1-8-08)
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