(A) Statement of purpose. These districts are composed of areas containing manufactured (mobile) housing dwelling sites. Such areas shall be well suited for residential purposes.
(B) Definitions. For the purpose of this section, the following definitions shall apply unless the context clearly indicates or requires a different meaning.
ANCHORING SYSTEM. An approved system of straps, cables, turnbuckles, chains, ties or other approved materials used to secure a manufactured or mobile home.
COMPATIBILITY STANDARDS. Standards that have been enacted by local government under the authority of this section for the purpose of protecting and preserving the monetary value of real property located within the local government’s jurisdiction.
(KRS 100.348)
DESIGN, RESIDENTIAL. A qualified manufactured home which has the same siding materials and pitched shingled roofs as used on conventional homes located within the impact areas.
DESIGN, STANDARD. A bowed metal roof and aluminum siding, the traditional “mobile home” look.
FOUNDATION SIDING/SKIRTING. A type of wainscoting constructed of fire and weather resistant material such as aluminum, treated pressed wood or other approved materials, enclosing the entire undercarriage of the manufactured or mobile home.
HUD LABEL. The label affixed to a new manufactured home by the manufacturer after it has been approved by a third-party inspector, as required under the HUD Act.
(815 KAR 25:050)
IMPACT AREA. A radius of 200 yards drawn around the proposed placement of a qualified manufactured home with the proposed placement being the center point.
MANUFACTURED HOME. A single-family residential dwelling constructed after June 15, 1976, in accordance with the National Manufactured Home Construction and Safety Standards Act, Act of 1974, 42 U.S.C. §§ 5401 et seq., as amended, and designed to be used as a single-family residential dwelling with or without permanent foundation when connected to the required utilities, and which includes plumbing, heating, air conditioning and electrical systems contained therein.
(KRS 100.348)
MANUFACTURED HOME PARK. A parcel of land under single ownership on which two or more manufactured homes are occupied as residences and meeting the requirements of this section.
MOBILE HOME. A structure manufactured prior to June 15, 1976, that was not required to be constructed in accordance with the National Manufactured Housing Construction in Safety Standards Act, that is transportable in one or more sections, that, in the traveling mode is eight body feet or more in width and 40 body feet or more in length, or when erected on site, 400 or more square feet, and that is built on a permanent chassis and designed to be used as a dwelling on a temporary or permanent foundation, when connected with the permanent required utilities, including plumbing, heating, air conditioning and electrical systems.
(KRS 100.348)
MODULAR HOME. (R202, 2002 Kentucky Residential Building Code) An industrialized building system which is designed to be used as a residence and which is not a manufactured or mobile home.
PERMANENT FOUNDATION. Any structural system for transposing loads from a structure to the earth at a depth below the established frost line without exceeding the safe bearing capacity. The PERMANENT FOUNDATION system shall include a method of transporting loads to the earth and shall provide for a continuous exterior enclosure between the perimeter of the house and the earth. The overall system shall be an engineered system to comply with soil conditions. Applicable standards would include manufacturer’s recommendations in compliance with H.U.D. requirements and recognized standards such as A225.1 (ANSI) and Guideline Standards for the Installation of Manufactured Housing (CABO).
QUALIFIED MANUFACTURED HOME. (KRS 100.348) A manufactured home meeting all of the following criteria:
(a) Is manufactured on or after July 15, 2002;
(b) Is affixed to a permanent foundation and is connected to the appropriate facilities and is installed in compliance with KRS 227.570;
(c) Has a width of at least 20 feet at its smallest width measurement or is two stories in height and oriented on the lot or parcel so its main entrance door faces the street;
(d) Has a minimum total living area of 900 square feet; and
(e) Is not located in a manufactured home land-lease community.
QUALIFIED MANUFACTURED HOME SUBDIVISION. A subdivision designed and intended primarily for the sale of lots for residential occupancy by manufactured homes.
RECREATION VEHICLE (RV). A vehicular portable structure built on a chassis and not exceeding a gross weight of 4,500 pounds when factory-equipped for the road or an overall length of 30 feet and designed to be used as a temporary dwelling, travel, recreational and vacation uses.
SECTION. A unit of a manufactured home at least ten body feet in width and 30 body feet in length.
SUPPORT SYSTEM. A pad or combination of footing, piers, caps, plates and shims, which when properly installed, support the manufactured/mobile home.
(C) Classification of manufactured/mobile homes.
(1) Classification standards.
(a) Qualified manufactured home. A “qualified manufactured home” as defined by KRS 100.348 and incorporated herein;
(b) Manufactured home Class A. A manufactured home certified as meeting the Mobile Home Construction and Safety Standards of the Department of Housing and Urban Development, Residential Designed Home Placed on a Permanent Foundation;
(c) Manufactured home Class B. A manufactured home certified as meeting the Mobile Home Construction and Safety Standards of the Department of Housing and Urban Development, Standard Designed Home Placed on a Temporary or Permanent Foundation; and
(d) Mobile home. A MOBILE HOME as defined by KRS 219.320 and incorporated herein.
(2) Permitted placement.
(a) The establishment, location and use of a qualified manufactured home as a permanent residence approved individually, by specific materials or by design, shall be permitted in any district permitting a dwelling unit, subject to the requirements applying to residential uses in the district, subject to the compatibility criteria of division (D) below and provided the dwelling shall meet the exterior appearance standards, as set forth in division (E) below. A zoning/building permit shall be required for all applications for such use; approval procedure is set forth in §§ 153.240 through 153.246. Applications for approval shall be submitted to the Planning Commission on the appropriate forms as required to make a determination on the compatibility of the proposed structure.
(b) The establishment, location and use of a manufactured home as a permanent residence approved individually, by specific materials or by design, shall be permitted subject to the requirements of this chapter only in RMH zones. Location of a manufactured home shall require a zoning/building permit once the rezoning request has been approved.
(c) The placement of a mobile home as a residence is prohibited within the city.
(3) Procedure for approval of qualified manufactured homes.
(a) At a minimum, the application shall contain the following information:
1. Name, address and phone number of applicant;
2. Building detail, including but not limited to, structure size, structure height, building area, roof pitch, foundation detail and number of stories;
3. Electrical detail;
4. Legal description of property;
5. Lot detail, including, but not limited to, building setbacks, lot width and existing structures;
6. Easement widths, including but not limited to, all utility and drainage easements;
7. Plan of the proposed site for the qualified manufactured home placement showing streets, property lines, lot dimensions, existing structures, proposed structures, setback distances and all utility and drainage easements;
8. List of subcontractors to be employed on the project including name, address, phone number and license number;
9. Certification signed by the applicant; and
10. Any other materials, which may be deemed necessary to determine conformance with and provide for the information of this chapter.
(b) Immediately after the filing of an application, it shall be transmitted to the Commission, and heard during a regular or special called Planning Commission meeting.
(c) Within 60 days from the receipt of the application, the Planning Commission will make a determination to deny, conditionally approve or approve the proposed placement of the qualified manufactured home.
(D) Compatibility standards for qualified manufactured homes.
(1) In order to determine the percent of compatibility or incompatibility the following calculations apply.
(a) The site of the proposed qualified manufactured home will be the center point and a radius of 200 yards will be drawn encompassing the impact area.
(b) The number of habitable single-family units within the impact area will be counted. The number of existing units, which meet or exhibit the same characteristics of the proposed qualified manufactured homes, will be counted.
(c) In determining compatibility, each characteristic, i.e., size, roof pitch and elevation will be counted separately. The following measurements apply.
1. The size of a proposed qualified manufactured home that has a gross floor area of 200 square feet above or below the average of existing structures within a 200-yard radius of the proposed site is deemed compatible.
2. The roof pitch of a proposed qualified manufactured home that demonstrates a roof pitch at or above the average of existing structures within a 200-yard radius of the proposed site is deemed compatible.
3. The elevation of a proposed qualified manufactured home that measures at or maximum of one vertical foot above the average of existing structures shall be deemed compatible.
4. The number of stories of a proposed qualified manufactured home that conforms with the average number of stories of existing structures shall be deemed compatible.
(d) The number of units for each characteristic will be totaled and divided by the total number of units to determine the applicable percentage.
(2) The criteria used to determine compatibility is as follows.
(a) Number of qualified manufactured homes in area (R-1, R-2, R-3).
1. If the proposed placement is either the first or second existing or permitted manufactured home or qualified manufactured home in the area, the placement is incompatible.
2. If the proposed placement is the third or more existing or permitted manufactured home or qualified manufactured home in the area, the proposed placement is considered compatible and the percent of facade of structure should be considered.
(b) Number of qualified manufactured homes in area (R-4, R-5).
1. If the proposed placement is either the first existing or permitted manufactured home or qualified manufactured home in the area, the placement is incompatible.
2. If the proposed placement is the second or more existing or permitted manufactured home or qualified manufactured home in the area, the proposed placement is considered compatible and the percent of facade of structure should be considered.
(c) Percent of facade of structure.
1. If there are 0% to 10% of existing structures with facades which meet or exhibit the same facade of the proposed qualified manufactured home, the proposed placement is incompatible.
2. If there are 11% to 50% of existing structures with facades which meet or exhibit the same facade of the proposed qualified manufactured home, see division (D)(2)(g) below.
3. If there are 51% to 100% of existing structures with facades which meet or exhibit the same facade of the proposed qualified manufactured home; the proposed placement is compatible and the percent of size of structure should be considered.
(d) Percent of size of structure (taking into account length and width dimensions as well as overall square footage).
1. If there are 0% to 10% of existing structures which are of similar size as the proposed qualified manufactured home, the proposed placement is incompatible.
2. If there are 11% to 50% of existing structures which are of similar size as the proposed qualified manufactured home see division (D)(2)(g) below.
3. If there are 51% to 100%, of existing structures which are of similar size as the proposed qualified manufactured home, the proposed placements is considered compatible and the percent of roof pitch of structure should be considered.
(e) Percent of roof pitch of structure.
1. If there are 0% to 10% of existing structures with roof pitch, which meet or exhibit the same roof pitch of the proposed qualified manufactured home, the proposed placement is incompatible.
2. If there are 11% to 50% of existing structures with roof pitch, which meet or exhibit the same roof pitch of the proposed qualified manufactured home see division (D)(2)(g) below.
3. If there are 51% to 100% of existing structures with roof pitch which meet or exhibit the same roof pitch of the proposed qualified manufactured home, the proposed placement is compatible and the percent of elevation of structure should be considered.
(f) Percent of elevation of structure.
1. If there are 0% to 10% of existing structures with elevation, which meet or exhibit the same elevation of the proposed qualified manufactured home, the proposed placement is incompatible.
2. If there are 11 % to 50% of existing structures with elevation, which meet or exhibit the same elevation of the proposed qualified manufactured home see division (D)(2)(g).
3. If there are 51% to 100% of existing structures with elevation which meet or exhibit the same elevation of the proposed qualified manufactured home, the proposed placement is compatible and the next criteria should be considered.
(g) Where structure falls within the 11% to 50% range of characteristics divisions (D)(2)(c), (D)(2)(d), (D)(2)(e) and (D)(2)(f); the average of percentages must meet or exceed 50% for all four characteristics to be compatible.
(E) Exterior appearance standards. Every manufactured home shall:
(1) Meet all requirements for lot, yard, building and other requirements for the district in which it is located;
(2) Be placed on a permanent foundation;
(3) Utilize a permanent perimeter enclosure in accordance with the approved installation standards and this section;
(4) Be anchored to the ground in accordance with the manufacturer’s specifications;
(5) Have all wheels, axles and hitch mechanisms removed;
(6) Have utilities connected, in accordance with the city requirements and manufacturer’s specifications;
(7) Have siding material which looks like the type used on site-constructed residences;
(8) Have a pitch roof of not less than four inches of rise for each one foot of horizontal run and have roofing material of a type used on site-constructed residences;
(9) Have a minimum width of the main body as assembled on the site of not less than 20 feet, measured across the narrowest portion and shall fall within the meaning of “qualified manufactured home;” and
(10) The home shall appear to face the public street.
(F) Replacement of nonconforming homes.
(1) A manufactured or mobile home placed and maintained on a tract of land and deemed to be a legal nonconforming use prior to the adoption of this chapter, shall continue to be a legal nonconforming use. If the nonconforming use is discontinued, or abandoned for more than two years, the land thereafter must be used in conformity with all provisions of this chapter.
(2) A manufactured or mobile home deemed a legal nonconforming use may be replaced by a qualified manufactured home, provided the replacement is as follows: a mobile home may be replaced with a qualified manufactured home or a manufactured home; a manufactured home could be replaced with a qualified manufactured home; a qualified manufactured home could be replaced with another qualified manufactured home.
(G) Approval procedure. Manufactured home parks and qualified manufactured home subdivisions shall be located only in a Residential Manufactured (Mobile) Housing District (RMH) and shall be developed according to the general regulations slated and referenced in this section. The procedure to amend the zoning map shall conform to the requirements specified in §§ 153.200 through 153.209.
(H) General regulations. Any proposed placement of a qualified manufactured home shall conform to the following requirements, showing that the development:
(1) Will be designed, constructed, operated and maintained so as to be harmonious and appropriate in appearance with the character of the vicinity of the proposed manufactured/mobile home park or subdivision and will not change the essential character of the area;
(2) Will not be detrimental to existing or future residential uses;
(3) Will be served adequately by public facilities and services or that the persons responsible for the establishments of the proposed park or subdivision shall be able to provide adequate services;
(4) Will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; and
(5) Will be required to conform to the requirements of the city subdivision regulations.
(I) Manufactured home park requirements (RMH-1).
(1) The minimum site shall contain two and one-half acres unless the development is an extension of an existing park. The procedure and design of a manufactured home park shall be the same as those provided for in the subdivision regulations. The manufactured/mobile home park shall meet the requirements of the county’s Health Department.
(2) Individual qualified manufactured homes located within the manufactured home park shall have a minimum floor area of 900 square feet.
(3) Any qualified manufactured housing or manufactured home shall be allowed placement in a manufactured home park (RMH-1).
(4) Placement of a qualified manufactured home or a manufactured home on a permanent foundation is not required, but all units must be anchored in accordance with the State Building Code and the manufacturer’s specifications.
(5) The removal of the wheels and tongue from a qualified manufactured home or a manufactured home shall be required in a RMH-1 District.
(6) All proposed placements of qualified manufactured homes or manufactured homes, as provided in this section, will be required to access and utilize sanitary sewer.
(J) Qualified manufactured home subdivision requirements (RMH-2).
(1) The size of a qualified manufactured home subdivision shall be as provided for a manufactured home park. The procedure and design of a qualified manufactured home subdivision shall be the same as those provided for in the city subdivision regulations.
(2) Only qualified manufactured homes shall be allowed placement in a qualified manufactured home subdivision RMH-2.
(3) All qualified manufactured homes shall conform to the exterior appearance standards as provided in this section.
(K) Standards RMH-1 and RMH-2.
(1) Building site area. The minimum building site area shall be as follows:
(a) Single-family detached: 5,000 square feet; and
(b) Semi-attached two-family: 7,000 square feet.
(2) Building site width. The minimum building site width shall be as follows:
(a) Single-family detached: 50 feet; and
(b) Semi-attached two-family: 60 feet.
(3) Building site coverage. The maximum building site coverage by a building shall be 35%.
(4) Building height limit. No structure shall exceed 35 feet.
(5) Setback requirements. The minimum requirements for yards shall be as follows:
(a) Single-family detached, semi-attached two-family:
1. Front yard: one-half the width of the right-of-way of the street in which the building fronts; the yard shall be a minimum of 25 feet and shall not be required to exceed 40 feet;
2. Side yard: ten feet; and
3. Rear yard: 20 feet.
(b) For other permitted uses:
1. Front yard: 40 feet;
2. Side yard: 25 feet; and
3. Rear yard, 25 feet.
(Ord. 2013-2, passed 2-7-2013)