A. Intent: It is recognized that under I.C. 36-7-4-1106, 1988 Edition, certain forms of manufactured housing may not be totally barred from those zoning districts where other forms of residential housing are generally allowed. It is the intent of these regulations to identify those forms of manufactured homes which may be located outside of manufactured home developments as well as to identify those requirements and limitations applicable to them in conformance with state law.
B. Definitions for manufactured housing:
1. MANUFACTURED HOME. A dwelling unit, designed and built in a factory, which bears a seal certifying that it was built in compliance with the Federal Manufactured Housing Construction and Safety Standards Law (42 U.S.C. §§ 5401 et seq.). This seal is currently placed on the outside on the back left side. It is currently silver framed with a red background. (See illustration below. )
2. Modular home: A dwelling unit, designed and built in a factory, which bears a Indiana Modular Unit label, stating it was built in compliance with applicable state laws. This label is currently placed in the electrical box. (See illustration below.)
3. Mobile home: For the purposes of this ordinance, any dwelling unit, designed and built in a factory before January 1, 1981; or a dwelling unit built in a factory, which bears a Indiana Mobile Unit label. This label is currently placed in the electrical box. (See illustration below.)
C. Classification of qualifying manufactured homes: Qualifying manufactured homes shall be classified either a Type I or Type II manufactured home as defined herein.
1. Type I manufactured home: A Type I manufactured home shall be a dwelling unit consisting of a double section or larger multi-section unit. These units may be either federally inspected manufactured homes or state inspected modular homes for the purpose of this ordinance. Use of an “expando or add-a-room unit” in conjunction with a single-section manufactured home shall not be considered a qualifying dwelling unit for this classification.
2. Type II manufactured home: A Type II manufactured home shall be a dwelling unit consisting of a single section, either with or without expando or add-a-room units. A mobile home as defined in § 5.08 B. is a Type II manufactured home for the purpose of this ordinance.
D. Qualifying manufactured homes: Manufactured housing meeting the following criteria may be located outside of manufactured home developments and within those zoning districts where other forms of residential housing are allowed, subject to the requirements and limitations of the respective districts.
1. Such manufactured homes shall:
(a) Have been constructed after January 1, 1981;
(b) Have more than 950 square feet of occupied space;
(c) Have siding material of a type customarily used on conventionally built residences, as specified in § 5.08 E.1. of this chapter;
(d) Have roofing material of a type customarily used on conventionally built residences, as specified in § 5.08 E.2. of this chapter;
(e) Be placed onto a permanent foundation in accordance with approved installation standards, as specified in § 5.08 E.3. of this chapter;
(f) Utilize a permanent perimeter base enclosure in accordance with approved installation standards; as specified in § 5.08 E.4. of this chapter;
(g) Have the wheels, axles, and hitch mechanisms removed;
(h) Be anchored to the ground, in accordance with the State's One and Two Family Dwelling Code and manufacturer's specifications;
(i) Have utilities connected in accordance with the State's One and Two Family Dwelling Code and manufacturer's specifications; and
(j) Receive all required permits and inspections, and conform with the zoning ordinance and all other city ordinances.
E. Appearance/installation standards.
1. Approved siding materials:
Type I and II manufactured homes shall use one or more of the following siding materials:
(a) Residential horizontal aluminum lap siding.
(b) Residential horizontal vinyl lap siding.
(c) Cedar, Redwood, or other decorative wood lap siding.
(d) Wood grain, weather resistant, press board siding.
(e) Stucco siding.
(f) Brick or stone siding.
The Board of Zoning Appeals may approve other forms of residential siding is a special exception in those instances where it can be specifically shown by the applicant that the material proposed is compatible with that used on conventionally built housing in the immediate neighborhood of the proposed location. Vertical, riveted, or welded metal siding shall not qualify for consideration under this provision.
2. Approved roofing materials:
Type I and II manufactured homes shall use one of the following roofing materials on a roof pitched according to the design specifications of the respective material:
(a) Fiberglass shingles.
(b) Shake shingles.
(c) Asphalt shingles.
(d) Tile materials.
The Board of Zoning Appeals may approve other forms of roofing materials as a special exception in those instances where it can be specifically shown by the applicant that the material proposed is compatible with that used on conventionally built housing in the immediate neighborhood of the proposed location. Tar paper, tar, or asphalt “build-up” roofs, or riveted or welded medal roofing shall not qualify for consideration under this provision.
3. Permanent foundation:
Type I and II manufactured homes shall be placed upon a permanent foundation. For the purposes of this ordinance, a “permanent foundation” is defined as a structural system that:
(a) Transfers loads imposed by the home to firm substrata;
(b) Has a lower surface placed below the frostline;
(c) Is attached to the home in such a way as to secure the home to the foundation so that the home becomes a part of the real estate; and
(d) Causes the home to be assessed for taxation as an improvement to the real estate.
The design and construction of these load-bearing foundations shall be in conformance with the requirements of the Indiana One and Two Family Dwelling Code, and with the manufacturer's installation specifications.
4. Permanent perimeter enclosure: Type I and II manufactured homes shall utilize a permanent perimeter enclosure. For the purposes of this ordinance, a “permanent perimeter enclosure” shall mean a structural system consisting of materials such as portland cement, mortared cement block, or mortared brick completely enclosing (with the exception of required openings) the space between the floor joists of the home and the under-floor grade. The permanent perimeter enclosure and the permanent foundation may be constructed as a unified structural system for those homes with a design compatible with such an approach. Design and construction of the permanent perimeter enclosure shall comply with the requirements of the Indiana One and Two Family Dwelling Code.
5. Structural alteration: Due to its integral design, any structural alteration or modification of a manufactured home after it is placed on the site shall be approved by the authorized County Building Administrator.
(1980 Code, Ch. 156, § 5.08) (Ord. 1995-7, passed 6-5-1995; Am. Ord. 2017-16, passed 7-11-2017)