a. Intent: This section is intended to establish regulations for the construction of new single dwellings, whether mobile homes, homes, modular homes or site (“stick”) built homes, located outside a in addition to HUD standards or the City Building Code, as appropriate. The standards herein are intended to prevent grossly dissimilar dwellings which would adversely affect the value of dwellings in the surrounding area, adversely affect the desirability of an area to existing or prospective homeowners, impair the stability of the environment, prevent the most appropriate of and lessen the opportunity to realize the pattern envisioned in the Grand Blanc Community .
These regulations are based on the finding that the cohesiveness and character of the City’s neighborhoods are significant factors in the City’s quality of life, contribute to the distinct character in the various neighborhoods and help retain
values. These regulations further ensure new housing units are harmonious with the general character of the adjacent houses and the City overall and ensure a stable housing stock. While some level of diversity is acceptable, these regulations are intended to ensure the design variation of new homes is similar to the level of variation in existing homes in the immediate area, or surrounding neighborhoods with similar densities for new residential projects. The standards shall not be construed to prohibit innovative design concepts involving such matters as solar energy, view, unique
contour, or relief from the common or standard designed home.
b. Applicability: The regulations of this section apply to all new single home construction. Major home expansions where the homeowner is expanding the footprint of the new home by forty percent (40%) shall comply with subsections 305(d)(11), 305(d)(12), and 305(d)(13), in addition to required building codes, to ensure the resulting home continues to maintain the character of the neighborhood. The standards shall not apply to minor home expansions, interior remodeling, or to residences outside of the single zoning districts.
c. Approval: Compliance with these regulations be determined by the at the time the building permit is reviewed and shall be based on the standards of subsection ‘d’ below.
d. Standards:
1. Code compliance: Each such comply with all pertinent building and fire codes. In the case of a , all construction and all plumbing, electrical apparatus and insulation within and connected to said shall be of a type and quality conforming to the “Mobile Home Construction and Safety Standards” as promulgated by the United States Department of Housing and Urban Development, being 24 C.F.R. 3280, as amended. Additionally, all dwellings shall meet or exceed all applicable roof snow load and strength requirements. Where there are conflicting applicable regulations, the more stringent shall apply.
2. Building permit: All construction required herein be commenced only after a building permit has been obtained in accordance with the City Building Code and other building regulations.
3. Certification: If the is a , the must either be (i) new and certified by the manufacturer and/or appropriate inspection agency as meeting the Mobile Home Construction and Safety Standards of the U.S. Department of Housing and Urban Development, as amended, or any similar successor or replacement standards which be promulgated, or (ii) used and certified by the manufacturer and/or appropriate inspection agency as meeting the standards referenced in Subsection (1) above, and found, on inspection by the or their designee, to be in excellent condition and safe and fit for residential occupancy.
4. Dimensional Standards: Each such comply with the minimum standards listed in Article XX
for the Zoning District in which it is located, including minimum , minimum , minimum floor area, required setbacks and maximum . Homes constructed within an existing neighborhood, also called fill-in housing, are subject to the regulations of subsection ‘8’ and ‘9’ below.
5. Foundation: Each be firmly attached to a permanent or crawl space foundation constructed on the site in accordance with the City Building Code and shall have a wall of the same perimeter dimensions of the dwelling and constructed of such materials and type as required in the applicable building code for single-family dwellings. If said dwelling is a , the dwelling shall be securely anchored to the foundation to prevent displacement during windstorms.
6. Undercarriage: In the event that such be a , the wheels, tongue, hitch assembly and other towing appurtenances shall be removed before attachment to its permanent foundation. The foundation or skirting shall fully enclose the towing mechanism, undercarriage and chassis.
7. Storage area: Each such contain a storage area equal to ten percent (10%) of the square footage of the dwelling or one hundred (100) square feet, whichever shall be less. This storage area shall consist of a , attic or attached , or in a separate detached that complies with the standards of this Section regarding accessory buildings and structures. The intent of these standards is to limit the extent of .
8. Roof: The roof have a minimum 4:12 pitch and with a drainage system that will collect and concentrate the discharge of storm water or snow away from the sides of the dwelling. The roof shall have wood shake, asphalt, or other acceptable shingles. A roof overhang of not less than six (6) inches on all sides shall be provided, or alternatively with window sills or roof drainage systems concentrating roof drainage at collection points along the sides of the dwelling.
9. Exterior Doors: A minimum of two (2) exterior doors be provided with the second one being in either the rear or the side of the dwelling. All dwelling units shall be oriented toward the public such that the that faces the contains a door, windows, and other architectural features customary to the front of a .
10. Width: The width across any front, side or rear elevation be a minimum of twenty (20) feet and comply in all respects with the City Building Code (BOCA).
11. Building Mass: In-fill housing consider the gross floor area and of surrounding homes to ensure compatibility. The gross floor area and of the proposed dwelling shall be at least ninety percent (90%) and no more than one hundred and thirty-five percent (135%) of the average square footage of constructed single dwellings within five hundred (500) feet of the subject , with measurements made from the edge of the .
12. Front Yard Setback: In-fill housing maintain a consistent front along the . The of the proposed dwelling shall be no less than ninety percent (90%) and no more than one hundred and thirty-five percent (135%) of the average established of other single within five hundred (500) feet of the subject , with measurements from the edge of the .
13. Architectural Compatibility: Building appearance for all new single construction be aesthetically compatible in design and appearance with other residences in similar zoning districts in the surrounding area. For new single neighborhood (in the form of a new or new ), the surrounding area is defined as the nearest existing neighborhoods with similar densities. For in-fill housing where there is one or a few isolated sites being developed within the existing neighborhood (in the form of an existing or recent division), surrounding area shall be defined as within five hundred (500) feet of the subject ; with measurements made from the edge of the lot in each direction, including the opposite side of the . The determination shall be made by the and in considering similarity and compatibility with the surrounding area, the following features must be considered in order to meet this requirement. If the cannot reach a determination on architectural compatibility, the applicant shall be forwarded to the for review and final action.
a) Exterior building material used on the proposed dwelling
b) Roof style
c) The design and position of
d) Front entry design (presence of porches, front door location, etc.)
e)
style and design
e. Appeal: An applicant appeal to the Board of Zoning Appeals within a period of fifteen (15) days from the receipt of notice of said ’s, or as applicable, decision.
f. Sewage disposal and water supply: Each such be connected to a public sewer and water supply.
g. Exceptions: The foregoing standards shall not apply to a located in a licensed except to the extent required by or federal or otherwise specifically required in this ordinance and pertaining to such parks. Single homes which do not conform to the standards of this section shall not be used for dwelling purposes within the City unless located within a or a subdivision for such uses, or unless used as a temporary as otherwise provided in this Ordinance.