§ 152.22  MANUFACTURED HOUSING DEVELOPMENTS.
   (A)   Size and dimensional requirements.
      (1)   Minimum size.  The minimum size of a tract to be used as a manufactured housing development shall be 2 1/2 acres for initial development.
      (2)   Minimum width.  The minimum width of a tract to be used as a new manufactured housing development shall be 200 feet. The site width shall be measured at the development line closest to the front of the development; with the front being the side from which primary street access flows into the development.
      (3)   Lot size.  Each manufactured home space or lot shall have a minimum area of 4,000 square feet with a minimum width of 40 feet for single-wide homes or a minimum area of 5,000 square feet with a minimum width of 50 feet for multi-sectional units.
      (4)   Setbacks.  Each manufactured home space shall meet the following setback requirements.
         (a)   Front yard.  The minimum front yard shall be ten feet.
         (b)   Rear yard.  The minimum rear yard shall be ten feet.
         (c)    Side yard.  Minimum side yard shall be five feet, with a combined width of both side yards being no less than 15 feet.
         (d)   Exterior side yards.  Exterior side yards shall be at least 15 feet in width and no structure, other than an approved traffic device or lighting fixture, shall be erected in any sight triangle as described in § 157.176.
         (e)   Distance between homes.  No manufactured home may be located any closer than 20 feet from any other manufactured home or any other free-standing building structure in a manufactured housing development.
   (B)   Density.  The maximum density of a manufactured housing development shall not exceed eight spaces per gross acre, with the exception that the maximum density may be increased to ten manufactured home spaces per gross acre when at least 12% of the gross site area is in common recreation area. In no case, however, shall minium lot setbacks, buffer-yards or sight triangles be violated.
   (C)   Utilities.
      (1)   Location.  All utilities within a manufactured housing development shall be located underground.
      (2)   Water.
         (a)   All manufactured housing developments shall have a connection to a public water system for the purposes of all domestic and fire protection uses.
         (b)   Each manufactured housing development must have one master water meter connecting the development to the public water supply.
         (c)   Fire hydrants shall be installed at a distance not to exceed 400 feet apart or ten manufactured homes between hydrants, whichever is closer. No manufactured home or other principal structure within the manufactured housing development shall be located any further than 500 feet from a fully functional and appropriately installed fire hydrant. At the minimum, each fire hydrant shall be installed on a water main 6 inches in diameter. All fire hydrants shall be equipped with 4 1/2 inches National Standard Thread steamers.
         (d)   All interior water mains, whether public or private, shall be constructed to the standards set forth in Chapter 52 of this code.
         (e)   Connection to the city’s water system shall be conducted by the Durant Utility Authority, for a fee as set by resolution of the Utility Authority.
      (3)   Sanitary sewer.  Connection to a public sanitary sewer system or installation of an approved sewerage treatment system is required.
         (a)   When the internal sewerage system is to be connected to the public sewer system, such connection to the public sewer system shall be performed by the city.
         (b)   Connection to the public sewer system of the city is required if any portion of the manufactured home development site is within 400 feet of one of the city’s sanitary sewer mains.
         (c)   Interior sewer mains, whether public or private, shall be constructed to the standards set forth in Chapter 53 of this code.
      (4)   Utility easements.  Water and sewer easements, if dedicated to the city, must first be covered with or contain, continuous, all weather surfacing of at least ten feet in width. Such covering must, at all times, be capable of fully supporting the weight of utility maintenance vehicles. Utilities and their easements not expressly accepted by the city shall remain the responsibility of the owner of the manufactured housing development.
   (D)   Buffer-yards.  A buffer-yard with a minimum width of 30 feet shall be established along each exterior property line, except where adjacent to a pre-existing private street, public right-of-way or residentially zoned property of a lesser intensity than R-4 not internal to the development. Along pre-existing external private streets, public rights-of- way and along exterior property which is residentially zoned R-1, R-2 or R-3, a minimum buffer-yard of 50 feet shall be established.
   (E)   Screening.  The manufactured housing development shall be screened with a solid, opaque screening wall or fence of no less than seven feet in height (see § 157.050), except where adjacent to a pre-existing private street, public right-of-way or residentially zoned property of a lesser intensity than R-4 not internal to the development. Along preexisting external private streets, public rights-of-way and exterior property zoned as R-1, R-2, R-3 or C-O a screening wall or fence of no less than eight feet in height and an evergreen vegetative cover which will achieve a solid screening between a height of two feet and no less than ten feet within five to seven years of its planting are required.
   (F)   Access.
      (1)   External access.  No manufactured home space shall have direct vehicular access to a public or private street outside the development.
      (2)   Internal access.  Each manufactured home space shall have direct vehicular access to an internal street or private access easement.
   (G)   Common recreation area.  A minimum of 4,000 square feet or 100 square feet per manufactured home, whichever is greater, of a common recreation area shall be provided. Such common recreation area shall be fenced with a four-foot high chain link fence containing at least two operable gates placed at opposite ends of the recreation area or shall be enclosed in some other manner acceptable to the city. This recreation area must, furthermore, be clearly marked so as to identify the area as such.
   (H)   Manufactured home space.
      (1)   Construction.  Each manufactured home space shall be constructed in compliance with the BOCA Basic Building Code.
      (2)   Walkway.  A concrete walkway, being a minimum of three feet wide, leading from the major entrance of the manufactured home to its parking space or to the street shall be constructed.
      (3)   Space or lot identification.  Each manufactured home space shall be marked on the curb, or other suitable location at the front of the space, with a visible identifying number or letter so as to be easily identifiable from an emergency vehicle in the adjoining roadway or street.
   (I)   Manufactured homes.
      (1)   Class D.  Class D manufactured homes shall not be permitted in new manufactured housing developments or expansions of existing manufactured housing developments. Existing Class D manufactured homes located in a manufactured housing development in operation at the time of adoption of this chapter are allowed to remain, but if removed, shall be replaced with a Class A, B or C manufactured home.
      (2)   Setup.  Each manufactured home shall meet the setup requirements of this code. (Height above grade or ground, permits, inspections, tie-down requirements and appropriate classification specified for the site at which it is to be erected or installed).
      (3)   Additions.  Prefabricated structures built by the manufacturer of the manufactured home and expansions meeting United States Department of Housing and Urban Development standards and BOCA Building Codes may be added to any manufactured home, provided that setbacks within the lot can be met and a building permit is obtained prior to such addition or expansion.
      (4)   Vacant manufactured homes.  No storage of unoccupied and/or damaged manufactured homes is permitted within a manufactured housing development.
      (5)   Compliance with codes.  Every manufactured home located in a manufactured housing development, manufactured housing subdivision or mobile home park/camp shall comply with the BOCA Basic Building Code and the Housing Maintenance Code of the City of Durant except as may be otherwise provided in this section.
   (J)   Streets.
      (1)   All internal streets shall be constructed in accordance with and meet the standards set forth in §§ 97.40et seq. Roll-over style curbs of at least six inches in height are recommended. Street widths shall at a minimum be equivalent to those described as residential streets under § 97.40.
      (2)   All private streets within a manufactured housing development shall be maintained in good condition.
   (K)   Accessory structures and uses.
      (1)   Accessory structures and uses permitted in manufactured housing developments shall meet all setback requirements and any other provisions herein specifically directed to such accessories.
      (2)   No accessory or secondary structure or other use shall be allowed on a lot without a primary structure first being permitted, constructed and used for the use intended and expressly stated in the permit for the primary structure or use.
   (L)   Expansion of nonconforming manufactured housing developments, mobile home parks or mobile home courts.  No expansion of a nonconforming manufactured housing development, mobile home park or mobile home court shall be permitted unless all units in the development (park or court), both pre-existing and additional, have vertical skirting or a similar structural enclosure around the entire base of the unit between the outer walls and the ground or paved surface and are anchored to the ground in accordance with the regulations set forth herein.
   (M)   Floor elevation.  At no point along the floor shall the lowest floor of a manufactured home be placed above a height of four feet above the finished grade of the lot on which it is located. The height of the frame above the ground elevation, measured at 90 degrees to the frame, shall not be greater than three feet.
   (N)   Permits and certificates of occupancy.  No manufactured home shall be placed in a manufactured housing development prior to the issuance of a permit for such placement, and no manufactured home shall be occupied prior to an inspection by the Building Inspector and the issuance of a certificate of occupancy.
   (O)   Tie-downs.
      (1)   The development owner shall require adequate foundation and anchoring facilities to secure the manufactured homes within the development against any accidental movement. It shall be the responsibility of the owner of the manufactured home development to cause each manufactured home within the development to be anchored and tied down securely in accordance with the following minimal standards within a period of no longer than 72 hours after installation or placement of the manufactured home in the development.
      (2)   Factory installed tie-downs must be used as recommended by the manufacturer.
      (3)   Mobile homes not equipped with factory tie downs will be subject to the following requirements:
         (a)   All tie-down straps shall be placed at stud and rafter points;
         (b)   A mobile home of 50 feet or less in length shall have in place two over-the-home ties-downs, each to be as close to the ends of said home as possible;
         (c)   A mobile home 70 feet or less in length but more than 50 feet in length shall have in place two over-the-home ties, each to be as close to each end of said home as possible, and two frame ties located near the center of said home at equal distances from the ties near the ends of the home;
         (d)   A mobile home more than 70 feet in length shall have in place two over-the-home ties, each as close to the end of said home as possible and four frame ties equally spaced along the center of said home;
         (e)   Over-the-home ties shall not be required on double wide mobile homes. At least four frame ties shall be required for double wide mobile homes of 50 feet in length or less; and at least six frame ties shall be required for double-wide mobile homes more than 50 feet in length, but not more than 70 feet in length; and at least eight frame ties shall be required for double wide mobile homes more than 70 feet in length;
         (f)   Tie down anchors shall be securely installed so as to withstand a minimum pull of 3,750 pounds for each ten feet in length of a mobile home;
         (g)   All ties and connections shall be of a type approved by the United States Department of Housing and Urban Development (H.U.D.) for mobile home anchoring;
         (h)   All piers shall be of standard concrete block construction, 8 inches by 6 inches by 4 inches, spaced at no more than ten-foot intervals and each end pier should be no further than five feet from the end of the mobile home. Piers shall be required to rest on solid concrete foundations measuring not less than 18 inches square and 18 inches in depth. Such foundations shall be reinforced with steel such that each pier must contain at least one vertically oriented, #4 steel reinforcing rod. If more than one is used they should be set no further apart than 18 inches on center. For leveling purposes, wood blocking no less than 8 inches by 16 inches with a maximum thickness of four inches can be used.
   (P)   Skirting.  It shall be the responsibility of the owner(s) of the manufactured home development, within a period of no longer than 30 days following the placement of the structure on the property, to cause the permitted mobile home to be totally skirted of metal or other structurally similar, noncombustible, solid material around the entire base of the unit between the outer walls and the ground or paved surface, in such a manner that will prevent the intrusion of animals under said home. Failure to provide and maintain said skirting within the prescribed time period may subject both the owner of the development and the occupant to fines of up to $50 per day per violation, but not less than $20 per day per violation. Such skirting shall be installed in accordance with the following requirements:
      (1)   Skirting shall be of noncombustible material or material that will not support combustion. Skirting materials shall be durable and suitable for exterior exposures;
      (2)   Any wood framing used to support the skirting shall be of approved moisture-resistant, treated wood;
      (3)   The skirting shall be vented in accordance with state and local requirements;
      (4)   Skirting manufactured specifically as manufactured housing skirting shall be installed in accordance with the manufacturer’s specifications;
      (5)   Skirting shall be installed no later than 30 days after the issuance of the siting permit and the set up of the home;
      (6)   Skirting shall be properly maintained, including a solid coat of paint if a painted surface; and
      (7)   Skirting shall not be a reflective metal or other light reflecting material.
   (Q)   Common storm shelter.  Any manufactured housing development containing 50 or more dwelling units must have a common storm shelter. Such storm shelter shall have sufficient capacity to hold every occupant of the development. The interior height shall be at least eight feet tall and there shall be a floor space of at least seven square feet per occupant. The common storm shelter must remain clean and sanitary at all times. The common storm shelter must remain available for ready access by residents of the development during periods of severe or threatening weather (as established by the National Weather Center or the Durant /Bryan County Civil Emergency Management). This may be accomplished either by leaving the shelter unlocked at all times or by insuring that one or more designated shelter key holders are on the property at all times. The common storm shelter may serve a dual use as a common recreation, laundry, or other approved area as long as the required open floor space is maintained for shelter purposes.
   (R)   Emergency warning siren.  Each manufactured housing development shall be located no further than one mile from an emergency warning siren with an output of 120 dB at a distance of 100 feet on-axis. If no such warning siren is within the prescribed distance than it shall be the responsibility of the owner(s) of the manufactured housing development to install an emergency warning siren to the specifications required by the Durant Civil Emergency Management Director. At a minimum the siren shall be mounted on a 40 feet tall pole and have a 102 dB output at a distance of 100 feet on-axis. The siren must be connected to the City of Durant Emergency Warning System under the direction of the Durant Civil Emergency Management Director or his or her designee. The surrounding terrain and population densities may require a variation in this minimum standard as determined by the Durant Civil Emergency Management Director. The prescribed warning siren must be fully installed and fully operable to the satisfaction of the Civil Emergency Management Director prior to any occupation of a new manufactured housing development.
   (S)   Common lighting.  Street lights shall be required at every private or public street intersection within the development, but in no case shall lighting intervals exceed 330 feet in distance.
   (T)   Location.  No manufactured home, recreational vehicle, storage building or related structure shall be located, constructed or maintained within any dedicated easement, right-of-way, setback area, sight triangle or drainage area.
   (U)   Storm drainage.
      (1)   Adequate facilities for drainage of surface water shall be provided for a manufactured housing development to include curbs, proper grading, the installation of gutters and, where necessary, culverts, catch basins, drain inlets, storm and water sewers or other satisfactory drainage systems in compliance with city specifications found in Chapter 97 of this code and approved by the City Engineer.
      (2)   All drainage plans shall be signed and sealed by a professional engineer and submitted to the Community Development Director for approval by the City Engineer prior to the issuance of any manufactured housing development license.
   (V)   Minimum open space.  Not less than 30% of the total lot area shall be devoted to open space, including required yards and buffer-yards unless modified in accordance with § 156.067 of this code. Open space shall not include area covered by buildings, structures, parking areas, driveways and internal streets.
   (W)   Maximum impervious area.
      (1)   The combined area occupied by all main and accessory buildings or structures, parking areas, driveways and any other surfaces which reduce and prevent absorption of storm-water shall not exceed 70% of each manufactured home space or lot unless modified in accordance with § 156.067 of this code.
      (2)   The combined area occupied by all main and accessory buildings or structures, parking areas, driveways, streets and any other surfaces which reduce and prevent absorption of water shall not exceed 80% of the total area of the manufactured housing development, unless a storm-water detention area is constructed which will allow no greater water flow off of the development than would occur if the property were to remain in natural vegetated cover and an undisturbed, pre-development topography.
(Ord. 1287, passed 8-10-99)