(A) Size and dimensional requirements.
(1) Minimum size. The minimum size of a tract to be used as a manufactured housing development shall be five 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 § 156.156 of this title.
(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 six inches in diameter. All fire hydrants shall be equipped with four and one-half 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 of ordinances.
(e) Connection to the city’s water system shall be conducted by the 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 (such as, wood plank, vinyl, or corrugated metal that is all the same color) of no less than seven feet in height (see § 156.055 of this title), 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 International Building Code (IRC).
(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 B, Class C, and Class D. Class B, Class C, and Class D manufactured homes and mobile homes shall not be permitted in new manufactured housing developments or expansions of existing manufactured housing developments. Existing Class C and Class D manufactured homes, and mobile 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 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 the International Building Code (IRC) 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 International (IRC) Building Code and the Housing Maintenance Code of the city, 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 §§ 97.045 through 97.048 of this code of ordinances. 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 § 97.045 of this code of ordinances.
(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 Official/Inspector or his or her designee and the issuance of a certificate of occupancy.
(O) Tie-downs.
(1) The development owner shall require solid 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.
(a) 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 manufactured home; and
(b) All ties and connections shall be of a type approved by the United States Department of Housing and Urban Development (H.U.D.) for manufactured home anchoring.
(P) Approved foundations required. No manufactured home shall be placed or occupied for residential use until such foundation plans have been submitted to and approved by the Building Official/Inspector or his or her designee as to the appearance and durability of the proposed foundation and being acceptably similar or compatible in appearance to foundations of residences built on adjacent or nearby sites. Every manufactured home shall, at a minimum, be placed on a permanent foundation and have the wheels and other transporting devices removed prior to such placement. In order to be administratively approved for installation, a manufactured home must be placed on a continuous perimeter, permanent foundation wall (stem wall or approved masonry wall) with concrete footings as indicated in the figure below.
(Q) Site orientation of the manufactured home. Manufactured homes shall be placed on lots in such a manner as to be compatible with and reasonably similar in orientation to the site-built housing which has been constructed in adjacent or nearby locations.
(R) 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 ensuring 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.
(S) 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 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 emergency warning system under the direction of the 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 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.
(T) 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.
(U) 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.
(V) 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 of ordinances 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.
(W) 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 § 155.067 of this title. Open space shall not include area covered by buildings, structures, parking areas, driveways, and internal streets.
(X) 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 § 155.067 of this title.
(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.
(Prior Code, § 152.22) (Ord. 1287, passed 8-10-1999; Ord. O-2021-04, passed 2-9-2021) Penalty, see § 10.99