(A) Conditions for location within city limits. Freestanding mobile homes or travel trailers shall be permitted in the city limits, provided they have been manufactured less than ten years from the time of placement within the city. Those freestanding mobile homes which are nonconforming uses under the provisions of this chapter may continue as nonconforming uses for five years, their continued use exception prohibits their presence visible in front yards or side yards abutting a street on corner lots. The city inspector shall have authority to grant a waiver as to older mobile homes built in compliance with the standards in effect on January 1, 1989.
(B) Homes and trailers offered for sale. Except for mobile homes or travel trailers within regular commercial mobile or travel trailer sales lots, each such freestanding mobile home or travel trailer offered for sale must be clearly marked as such, and shall not be occupied for either living or sleeping purposes. Freestanding mobile homes or travel trailers located within regular commercial mobile home or travel trailer sales lots need be neither individually marked for sale nor removed within 120 days if not sold. A property owner shall not store, nor permit to be stored, more than one mobile home or travel trailer on a residential lot.
(C) Permitted in rural areas. Freestanding mobile homes are permitted in the city’s rural area, but only in agricultural zoning districts. Permits for freestanding mobile homes shall be issued by the city inspector, but only when the applicant agrees, in writing, to remove the mobile home within 120 days after either the mobile home site is rezoned to a district other than agricultural or is abutted within 660 feet by districts other than agricultural. Such freestanding mobile homes must comply with all city regulations.
(D) Occupancy permit required; inspection; fee.
(1) No manufactured housing or mobile home shall be installed within the city limits without the owner first obtaining an occupancy permit prior to the connection of any utilities.
(2) The city shall charge $35 and shall be paid only after inspection and written approval by the city inspector to determine compliance with construction requirements of division (E) of this section.
(E) Aesthetic requirements for all manufactured homes placed in the city after January 1, 2010. Only manufactured housing (mobile homes) less than ten years old on the date of placement meeting the following aesthetic criteria can be placed on any residential lot in the city.
(1) General appearance. All homes must be in good condition, both externally and internally; without significant blemishes or defects.
(2) Roof.
(a) The roof slope must be at least three inches to one foot (3:1).
(b) The roof must be a house type roof, i.e., shingles or raised seam type metal roof (similar to an “R panel”).
(c) The roof must have a minimum six inch eave overhang.
(3) Siding.
(a) Siding must be made of a nonmetallic or non-masonite substance, such as:
1. Smart panel or the substantial equivalent;
2. Hardiboard or the substantial equivalent; and
3. Vinyl type siding with a substantial backer (also known as “backing”, “backer” or “solid core”).
(b) No aluminum or nonbacked vinyl siding is allowed.
(4) Skirting.
(a) All manufactured homes must have skirting with no open spaces.
(b) No tin, metal, plastic or vinyl skirting is allowed.
(c) Skirting must be poured concrete with #4 rebar or an insulated skirting approved by the building inspector.
(d) Skirting must be constructed and attached in a manner that will be reasonably impact resistant.
(e) Skirting must be complementary to the overall style, appearance and color scheme of the exterior of the home.
(f) Skirting must be installed within 60 days of installation of the manufactured home.
(g) Skirting must have venting.
1. Venting in the skirting must be no less than one square foot of free vent space for every 150 square feet of floor area.
2. The vents must be placed in such a manner as to provide for cross ventilation.
(h) Skirting shall have at least one access opening not less than 18 inches in any dimension and not less than three square feet in area. The access opening shall be located so as to enable, to the extent reasonably possible, the visual inspection of water supply and sewer drain connections.
(i) If a clothes dryer exhaust duct, air conditioning condensation drain or combustion air inlet is present, these must pass through the skirting to the outside.
(F) New units. With respect to new units, the dealer or seller shall be responsible for proper site preparation and installation in conformity with these requirements. The use of an independent contractor by the dealer does not absolve or insulate the dealer from primary liability for compliance responsibility hereunder.
(G) Site preparation. Proper site preparation (i.e., proper drainage away from the home) is required. If the slope of the site drains through the site, the insulated and approved skirting must be back supported at the bottom by four inch concrete for one-half the building perimeter, facing the higher elevation.
(H) Minimum installation requirements for all new and used manufactured homes within the city limits.
(1) Footing/foundation systems. Allowable footings/foundation systems are:
(a) Concrete base pads;
(b) Concrete runners;
(c) Concrete slabs; or
(d) Other preapproved system; as each is described below:
1. Concrete base pads are allowed if:
a. All debris, sod, tree stumps, vegetation and organic materials have been removed from the entire area to be covered by the home;
b. The entire area to be covered by the home has a minimum 95% compaction rate;
c. The interior base pads are a minimum size of 16 inches by 16 inches by four inches thick precast concrete or poured with #4 rebar (no plastic or wood base pads);
d. The interior base pads must be placed maximum six feet on center along each I-beam;
e. The perimeter pads must be placed a maximum 12 feet along the exterior walls. Double wide installation shall have separate staggered pads along the adjacent walls;
f. Perimeter and interior piers built on the base pads shall be spaced and constructed as described in division (H)(2), “Pier Location, Placement And Spacing”, of this section and/or the diagram “Pier Design” attached to the ordinance codified herein. Essentially, double block units alternating every six feet with single block units with staggered doubles along the I-beams; and
g. No “soft” or “lightweight” concrete blocks shall be used. Pier B-1 and B-2 designs are acceptable double block stacking unit designs for interior installations required under I-beams. Pier A design is acceptable for alternating interior stacking units and for perimeter usage. The pier design diagrams identified above are attached to the ordinance codified herein and incorporated by reference as part of this section.
2. Concrete runners are allowed regardless of whether all debris, sod, tree stumps, vegetation and organic materials are removed from the entire area to be covered by the home, if:
a. The concrete runners are spaced at a maximum of six foot intervals apart along the entire length of the home;
b. The concrete runners are poured a minimum of 18 inches deep below the surface, and 12 inches wide with required rebar;
c. The concrete runners contain a minimum of three pieces of #4 rebar evenly spaced to width and depth of the concrete runner; and
d. Piers built on the concrete runners shall be spaced and constructed as described in division (H)(2), “Pier Location, Placement And Spacing”, of this section and/or the diagram “Pier Design”, attached to the ordinance codified herein.
3. Concrete slabs are allowed if the concrete slab is a minimum of four inches thick. Piers built on the concrete slab shall be spaced and constructed as described in division (H)(2), “Pier Location, Placement And Spacing”, of this section and/or the diagram “Pier Design”, attached to the ordinance codified herein.
4. In lieu of the above requirements, the city building inspector (or the City Council) may, in his, her or its discretion, allow alternate footing/foundation methods. Such alternate footing/foundation methods must meet or exceed the home’s manufacturer requirements, and must be preapproved by the city building inspector (or the City Council).
(2) Pier location, placement and spacing.
(a) All interior piers must be constructed a maximum of six feet on center along each I-beam.
(b) All side wall openings greater than four feet shall have perimeter piers located under each side of the opening (i.e., patio doors, recessed porches/entries, bay windows and porch posts).
(c) Perimeter piers are waived where a skirting consists of poured concrete with #4 rebar.
(Prior Code, § 9-9-6) (Ord. 728, passed 6-3-2008)