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This section sets forth the standards required for all new manufactured home parks and expansions of existing manufactured home/manufactured home/trailer parks.
(1) There must be at least five improved manufactured home spaces at first occupancy.
(2) No manufactured home space shall be occupied, nor certificate of compliance issued unless the requirements of this chapter have been met.
(B) Minimum park area. All manufactured home parks shall have a gross land area of at least three acres.
(C) Space sizes and staking.
(1) All manufactured homes within the park shall be located in designated manufactured home spaces.
(2) Minimum space sizes shall be as follows:
(a) Where a well and septic tank are on the same space: 20,000 square feet;
(b) Where one of either public or community water service or public or community sewer service are provided to each space: 15,000 square feet;
(c) Where both public or community water and sewer services are provided to each space: 5,000 square feet;
(d) The above space sizes are to be deemed the minimum size requirements and may be increased due to requirements for placement of well and septic tank systems (such as soil conditions and separation distances), the topography of the land or other factors. The applicant shall indicate on the application the specific number of bedrooms per manufactured home for which the septic tank system should be evaluated; and
(e) Where individual septic tanks will be used, each manufactured home space shall have all corners marked during the application review and construction phase of the project. Failure to have each space clearly identified will slow the review process.
(D) Suitability of land for spaces.
(1) Each manufactured home space shall be located on ground not located within the 100-year floodplain as established by maps published by the Federal Emergency Management Agency.
(2) No manufactured home shall be placed on land having excessive slope or other characteristics making the land unsuitable for placement of manufactured homes.
(3) Each manufactured home space shall be graded so as to prevent any water from ponding or accumulating on the space.
(E) Space widths.
(1) Each manufactured home space shall be at least 30 feet in width at the interior street line and 45 feet in width at the front yard setback line.
(2) The interior street line is a line 11 feet away from the edge of pavement and running parallel thereto.
(3) Exception may be made to the minimum width at the street for panhandle spaces, however all setbacks must be met and no portion of the panhandle may be used for measuring setbacks.
(1) Minimum front, side and rear yards shall be provided as follows for each space.
(2) Where a required screening area as provided in § 153.046 of this chapter lies between the manufactured home space and the property line or street right-of-way (a street other than an interior manufactured home park street), the setback shall be measured from the edge of the screen nearest the manufactured home):
(a) The minimum setback for any structure within a manufactured home park from a publicly maintained street right-of-way line or from any property line shall be 40 feet.
(b) Otherwise, all manufactured home spaces shall have the following minimum setbacks (unless otherwise specified):
1. Front setback (from interior streets): 20 feet (Note: division (O)(3)(e) below);
2. Side setback: Ten feet minimum on one side, but both side yards must total to a combined 30 feet; and
3. Rear setback: 15 feet.
(G) Location of accessory structures and common structures.
(1) Structures accessory to a particular manufactured home shall be located only on the lot containing that manufactured home.
(2) All structures shall be:
(a) Residential in character;
(b) Be located only in the side or rear yards;
(c) Be no closer than five feet from the manufactured home space boundary and no closer than then ten feet from any manufactured home; and
(d) If located in the rear yard the structure(s) shall occupy no more than 30% of the area of the rear yard. Provided however, for carports not exceeding two car spaces the only requirements shall be that the structures observe the same front yard setback as required for the manufactured home and that the structures be located no closer than five feet from any property line. Accessory structures of benefit to all residents of the manufactured home park shall be permitted within the park. The structures (i.e., community pools, club houses and the like) shall be located at least 20 feet from any interior street line and 30 feet from any manufactured homes located within the park.
(H) Manufactured home standards. No manufactured home shall be placed in a manufactured home park unless it meets the standards of either Class A manufactured home or Class B manufactured home as defined in § 153.031 of this chapter.
(I) Stand, underpinning and tie-down.
(1) The location of each manufactured home stand must be at an elevation, distance and angle in relation to the adjacent access drive so that placement and removal of the manufactured home is practical by means of customary moving equipment.
(2) All manufactured homes shall have continuous brick, cinder block, concrete block, stucco, stone or other masonry-type underpinning or other non-reflective skirting specifically manufactured for manufactured homes or pressure treated wood (but plain standard surface pressure treated plywood is not acceptable), unpierced except for required ventilation and an access door.
(3) The underpinning or skirting shall be installed under all elements of the manufactured home.
(4) Each manufactured home in the park shall conform to North Carolina Department of Insurance Standards for the tie down requirements.
(J) Steps and patios.
(1) All manufactured homes within the park shall be equipped with two sets of steps.
(2) All manufactured home spaces shall contain a manufactured home patio. The patio shall be constructed of four-inch thick concrete and shall be at least 64 square feet in area and shall be located at the front entrance to each manufactured home.
(3) In lieu of concrete patios, raised decks constructed of pressure treated wood and in accordance with the North Carolina Building Code and at least 64 square feet in area may be permitted.
(K) Space numbers.
(1) Each manufactured home space shall have a space number.
(2) Numerals shall be at least three and one-half inches in height and shall be placed on a post or stand made of durable material between 18 and 24 inches above the ground and placed near each space driveway at least four feet but not greater than 15 feet from the nearest edge of pavement of the interior street.
(3) The number shall be set at a location as to clearly indicate the space to which it is assigned.
(L) Public road frontage of park. All manufactured home parks shall have a minimum public road frontage of 50 feet on at least one street.
(M) Ingress and egress.
(1) Each manufactured home park shall have direct access onto a public road.
(2) Manufactured home parks shall not be located on through lots unless the park is designed in a manner that does not encourage motorists from using the park as a means of traveling from one public street to another.
(3) Parks having less than 40 spaces shall have at least one designated area that contains both an entrance and an exit to the park.
(4) Parks having 40 or more spaces shall have one additional separate designated area with both an entrance and an exit to the park for each 40 or more spaces or fraction thereof.
(N) Park identification signs.
(1) All manufactured home parks shall have at least one ground mounted park identification sign but shall not have more than one park identification sign per public street from entrance.
(2) Park identification signs shall not exceed 36 square feet in sign face area nor five feet in height.
(3) Each manufactured home park shall have a name and the name of the park shall be shown on the identification sign.
(O) Interior street, drainage and markings.
(1) No structure within a manufactured home park shall have direct access to a public street.
(2) Access to all manufactured homes and accessory structures within the manufactured home park shall be made using internal streets. All internal streets within a manufactured home park shall be privately owned and maintained. All streets shall be paved to a minimum width of 20 feet.
(3) Specific construction standards for internal streets are as follows:
(a) A base course of at least four inches of compacted crushed stone must be applied for the entire required paved with of drives;
(b) A surface course of at least one and one-half inches of plant mixed asphalt or Class A bituminous surface must be applied for the entire required paved width of drives in conformance with the State Department of Transportation specifications for subdivision roads;
(c) Permanent street names shall be assigned to all internal streets. Street names shall not be similar in name to any existing streets in the Lincolnton planning and zoning jurisdiction or postal zone. Permanent street name signs shall also be installed at street intersections within the park; and
(d) Permanent traffic control signs shall be installed within the park. The signs shall include at a minimum the following:
1. Stop sign(s) where park streets access public roads;
2. Stop sign(s) at the intersection of interior streets, (it is recommended that all four-way intersections be controlled by four-way stop signs);
3. “No parking” signs along interior streets at intervals sufficient to be readable except where streets have been paved to a width of at least 30 feet;
4. One way streets shall be marked as at appropriate intervals and “do not enter” signs shall be posted where streets become one way or where streets intersect with one-way streets; and
5. See division (O)(3)(g) below.
(e) Each street shall have a graded and grassed shoulder on both sides and grassed (or stabilized with stone rip rap) drainage ditch on either side. The width and slopes of the shoulder and drainage ditch shall meet the minimum construction standards of the State Department of Transportation (NCDOT), Division of Highways for Subdivision Road. Where terrain will not permit a drainage ditch, a continuous slope of one foot of vertical distance for each three feet of horizontal distance, following a six feet in width, will be permitted. Neither the street pavement nor the ditch/shoulder area shall be within any required area of a manufactured home space or required manufactured home setbacks. Where drive accesses cross the ditch, a pipe of at least 12 inches in diameter shall be placed under the drive along the course of the ditch. In lieu of non-curb and gutter streets the developer may provide curb and gutter streets; but the streets, together with all storm drainage appurtenances, shall meet all the minimum construction standards for subdivision roads of the State Department of Transportation, Division of Highways.
(f) The manufactured home park must be designed and graded in a manner as to allow for the adequate runoff of stormwater. Storm drains must be provided with sufficient inlets located at points of surface water accumulation to adequately intercept the flow of surface stormwaters.
(g) Speed reduction bumps on paved internal streets are permissible, but they shall be painted and appropriate signs indicating the bump must be placed along the street.
(h) All dead-end internal streets that provide access to three or more manufactured home spaces shall be provided with a permanent turn-around. All turn-arounds shall have a minimum paved surface diameter of 70 feet.
(i) Streets and roads within the manufactured home park shall intersect as nearly as possible at right angles, and no street shall intersect at an angle of less than 60 degrees. Where streets intersect with a state maintained road, the design standards of NCDOT shall apply.
(j) Maintenance of all internal streets, signage and all drainage facilities shall be the responsibility of the owner of the manufactured home park. The street shall be maintained in a manner to be free from pot holes, breaks in the pavement, rough surfaces, ponding of water during rainy periods, excessive washing of drainage ditches, and other associated problems which would impede or cause hazards to motor vehicles.
(1) At least two off-street parking spaces with not less than four inches of crushed stone or other suitable material (such as asphalt paving or bituminous surface treatment (BST) paving) on a well-compacted sub-base shall be provided for each manufactured home space. Required parking spaces may be located in the required front or side yards of the manufactured home space. Parking spaces shall be located outside the roadway, shoulder or drainage ditches. One or more separate common visitor parking areas may be located within the park but shall not be located within any manufactured home space, roadway, shoulder, drainage ditch or required buffer or open space recreation areas.
(2) Utility lots designated for the storage of campers, boats, vacant manufactured homes and the like, may be located within the manufactured home park in designated areas. All vacant manufactured homes not then intended for occupancy shall be located in the lot(s). A maximum of one vacant manufactured home per ten manufactured home spaces may be stored on the lot(s). All lots shall meet all screening requirements in accordance with § 153.046 of this chapter.
(Q) Trash facilities.
(1) At least one covered garbage or trash container with a minimum capacity of 24 gallons, but not exceeding a capacity of 32 gallons shall be provided for each manufactured home. Containers shall be placed on racks and the racks shall be located within the manufactured home park at a point that is readily accessible for collection. All refuse must be placed in refuse containers and it shall be the responsibility of the park operator to provide sufficient container capacity to meet the needs of each household. In lieu of cans and racks, covered roll-out trash/garbage containers may be provided. In lieu of requiring individual garbage and trash containers for each manufactured home, trash dumpsters may be installed in convenient locations, but not on any individual manufactured home space. If dumpsters are provided, each dumpster shall be located at least 50 feet from any property line or public street right-of-way and at least 40 feet from any manufactured home. All dumpsters shall be materially screened from any adjacent manufactured home in the park. It shall be the responsibility of the manufactured home park owner or operator to pick up trash from the containers or dumpsters at least once per week.
(2) The owner or operator shall also be responsible for hauling and disposing of trash in accordance with all county and state regulations. The burning of refuse within the manufactured home park is not permitted.
(3) In lieu of the owner providing refuse pickup, the owner may request that, if the manufactured home park is located in the city limits, the city provide pickup by use of standard city roll- out containers. However, in that case the city may require street construction standards in excess of those set forth in division (O) above in terms of stone base and pavement thickness, pavement widths and street design/alignment in order that city refuse trucks can be accommodated.
(1) Manufactured home parks that contain over five manufactured home spaces or contain more than one internal street shall contain streetlights throughout the manufactured home park.
(2) Lights shall be located at all internal street intersections, at the intersection of any internal street and a public street and elsewhere in the park at a maximum of 300 feet intervals.
(S) Electric, telephone and cable television utilities.
(1) Each manufactured home space shall have individual electric and telephone service connections provided. All electric, telephone and cable television, and other utility lines shall be placed underground.
(2) Each manufactured home must have an individual metered connection to an electric supply and must have an approved fuse disconnect box at the metered location. All wires from meter to manufactured home must be buried underground cable in conformance with the North Carolina Electrical Code.
(T) Mailboxes. Spaces within the manufactured home park shall be provided for cluster mailboxes. Cluster mailboxes, approved by the United States postal service, shall be located at convenient places within the park. Individually owned and located mailboxes shall not be allowed. All cluster mailboxes shall be located within the manufactured home park and shall not front directly on any public road nor be located within any designated manufactured home space. At least one mailbox per manufactured home space shall be provided and the residents of the manufactured home occupying that space shall be provided with a key to open and close the corresponding mailbox. At least one separate parking space shall be provided adjacent to each cluster mailbox for each 25 boxes in the cluster.
(U) Administrative office. One manufactured home may be used solely as an administrative office within the park or an administrative office may be located in a manufactured home that is used as a residence by the resident manager. An administrative office is not required.
(V) Water service.
(1) An accessible, adequate, safe and potable supply of water shall be provided in each manufactured home park. Where a municipal or county water supply is available, connection shall be made thereto and its supply used exclusively.
(2) When municipal or county water supply is not available, adequate water supply shall be developed and its supply used exclusively, in accordance with the standards of the state and the County Health Department. Any water supply must be capable of providing 300 gallons of water per day per manufactured home space.
(3) Each space shall be provided a minimum three-fourth-inch size copper or PVC water service line.
(W) Sewage facilities.
(1) (a) Adequate and safe sewage disposal facilities shall be provided in all manufactured home parks. Collection systems and sewage treatment plants complying with the requirements of the North Carolina Department of Health and Environment and the County Health Department shall be provided. Individual septic tank systems are permissible in accordance with the requirement of the County Health Department’s Sewage Disposal Regulations. There shall be no more than one manufactured home connected to an individual septic tank.
(b) Each manufactured home space shall be provided with at least a three-inch PVC or ABS, Schedule 40 or equivalent sewer riser.
(c) A concrete apron shall be installed around all sewer connection pipes for support and protection. The sewer riser pipe shall be located on each space so that the sewer connection is located a distance of at least 100 feet or greater from any ground water supply.
(d) All materials used for sewer connections shall be semi-rigid, corrosion resistant, nonabsorbent and durable. The inner surface shall be smooth.
(e) A clean-out shall be provided at each space. Surface drainage shall be diverted away from the sewer connection. The sewer connection shall extend at least four inches above ground elevation.
(2) (a) Community sewage disposal systems (commonly referred to as package plants), as permitted by the state, shall be an acceptable method of disposal of residential sewage for manufactured home parks within the jurisdiction of this chapter when connection to a publicly owned and maintained sewer system is not possible. When connection to a publicly owned and maintained sewer system is possible, all manufactured homes within the manufactured home park shall be connected to the system. The following information must be submitted when a sewage package plant is proposed.
(b) The developer shall indicate on the plans that a sewage package plant is being proposed for the manufactured home park, and show on the preliminary plan the following:
1. Size and location of the package treatment plant;
2. All proposed sewer lines, including:
a. Location and size of gravity lines;
b. Location and line size of force main; and
c. Location and size of pump stations.
3. Location of discharge point into surface water stream; and
4. All associated easements and rights-of-way.
(3) The developer shall provide a copy of the state permit application to the City Administrator and the County Health Department at the time of application.
(4) The developer shall submit at the time the application for a permit is submitted to the state, the following information:
(a) Name of owner and licensed operator of the plant and name of the licensed firm that will operate the package plant, if different from the owner;
(b) Amount of liability insurance required for operation of the system;
(c) Name of owner and responsible party for the package plant; and
(d) Other pertinent information.
(5) The developer shall submit the following, upon completion:
(a) A set of as-built plans and drawings, certified by the project engineer for the package treatment plant and all sewer lines, pump stations and other devices used in the sewer system;
(b) Operation and maintenance agreements for:
1. The package treatment plant; and
2. The sewer lines and other devices that are a part of the sewer system.
(c) Copy of the executed and notarized agreement(s) for the ownership and maintenance of the package plant and sewer lines;
(d) Copy of insurance liability riders, required by the state, pertaining to the operation of the package plant;
(e) Copy of the approved state permit, along with any and all conditions set forth in the operating permit; and
(f) A copy of other agreements and information for plans pertaining to the maintenance and operation of the sewer system.
(6) (a) The package plant shall be operated and maintained in accordance with the approved permit from the state. In addition to the operational requirements of the state permit, the owner or operator of the package plant shall maintain a daily inspection log of visits to the package plant and shall include the following:
1. Date and time of inspection;
2. Signature of operator making inspection; and
3. Notation of any problem and corrective action taken.
(b) A copy of this log shall be submitted monthly to the County Health Department by the tenth day of the following month. Failure to submit the log report will be deemed a violation of this chapter.
(7) Manufactured home park sewer systems using package plants as the main treatment facility should be designed to accommodate the eventual connection to a public sewer system at the time that main outfall lines are placed in areas serving the manufactured home park.
(1) All manufactured home parks shall be screened from all adjoining properties and public streets. Screening shall be located within the manufactured home park and shall materially screen all structures within the manufactured home park from all adjacent properties and public streets. All manufactured home setbacks shall be measured from the edge of the screened area nearest the manufactured home.
(2) Required screening shall be installed and maintained in conformance with the standards set forth in § 153.046 of this chapter, provided however, no wall or fence or planted berm shall be used unless the applicant proposes the wall, fence or berm as a supplement to a planted screen installed in accordance with § 153.046(C)(1) of this chapter.
(Y) Interior landscaping.
(1) Where manufactured home spaces share an interior rear manufactured homes space line, a row of trees shall be planted. The row shall contain a minimum of four trees per 100 linear feet.
(2) These trees may be planted within either manufactured home space within five feet of the shared rear space line. The trees shall be of the varieties as herein listed, unless other varieties are approved either by:
(a) The City Council in the issuance of a conditional use permit; or
(b) The Administrator after the conditional use permit has been granted.
(3) Varieties of trees:
(a) Willow oak (Quercus phelios);
(b) Water oak (Quercus nigra);
(c) Shumard oak (Quercus shumardi);
(d) Green ash;
(e) Sugar maple;
(f) Bradford pear;
(g) River birch (single-stemed);
(h) Carolina hornbeam;
(i) Hackberry; and
(j) Yoshino cherry.
(4) In addition to trees required by division (Y)(1) above, on each space there shall be provided one additional tree of the above referenced varieties (other varieties approved by either the City Council or the Administrator). The tree shall be located at least eight feet from any rear space line and outside any interior street right-of-way.
(5) Figure E below illustrates the requirements of this division. Where any existing trees can contribute to meeting these requirements, the applicant is encouraged to use them in lieu of new plant materials provided the spirit and intent of this division are met.
(Z) Open space areas. Open space areas are required as follows for parks having spaces smaller than 10,000 square feet.
(1) None of the following may be counted as an open space area:
(a) Any portion of a manufactured home space;
(b) Any parking areas or any area used as a utility lot as set forth in division (P) above;
(c) Any required street, ditch or shoulder area, except that traffic medians and islands designated as special landscape areas may be counted as open space areas;
(d) Any land occupied by a building, swimming pool, tennis court or other structure;
(e) Any minimum screen area required by § 153.046(C)(1); and
(f) Any area designated for common trash facilities.
(2) (a) Open space areas may consist only of one or more of the following provided the areas are not excluded by division (Z)(1) above:
1. Buffer areas in addition to any minimum screen areas required by § 153.046(C)(1);
2. Natural wooded areas;
3. Open fields or lawns;
4. Garden plots designated for exclusive use by the tenants of the manufactured home park;
5. Special landscaped areas; containing plant material such as traffic islands, medians and flower gardens; and
6. Recreation areas in addition to any minimum recreation area(s) required by division (AA) below.
(b) The amount of required open space area shall be calculated as follows:
For Each Manufactured Home Space in the Following Space Size Category
Amount of Area To Be Designated for Open Space
9,000 to 9,999 sq. ft.
100 sq. ft.
8,000 to 8,999 sq. ft.
150 sq. ft.
7,000 to 7,999 sq. ft.
250 sq. ft.
6,000 to 6,999 sq. ft.
500 sq. ft.
5,000 to 5,999 sq. ft.
1,000 sq. ft.
Exception: Where the total open space area required for the manufactured home park totals less than 2,000 square feet according to the above formula, no open space area shall be required.
(3) Open space areas shall be well-maintained by the park owner to prevent the overgrowth of plant material and or other conditions that could create unsafe or unhealthy conditions for park residents or adjoining property owners.
(4) The designated open space area within a manufactured home park may consist of a single area or multiple areas.
(AA) Recreation area(s).
(1) This division requiring designated recreation areas shall only apply to manufactured home parks having ten or more manufactured home spaces less than 9,000 square feet in size. Where the application is for an enlargement of an existing manufactured home park, the existing spaces shall be counted for determining the threshold for providing recreation areas and for determining the amount of recreation area required. In these cases, any recreation areas within the existing park shall also be counted toward meeting the requirements of this section.
(2) The total minimum area to be designated within the park as recreation areas shall be calculated according to the following formula.
For Each Manufactured Home Space in the Following Space Size Category
Amount of Area To Be Designated for Recreation
Below 5,000 sq. ft. (this applies only to expansion of existing manufactured home parks)
1,000 sq. ft.
5,000 to 6,999 sq. ft.
500 sq. ft.
7,000 to 8,999 sq. ft.
250 sq. ft.
(3) When the calculation of required recreation area according to the above formula is greater than zero but less than 10,000 square feet, the minimum area required shall be increased to 10,000 square feet.
(4) The designated recreation area(s) within a manufactured home park may consist of a single area or multiple areas, however, each manufactured home park must have at least one contiguous recreation area of at least 10,000 square feet and no area designated for recreation purposes shall be less than 1,000 square feet in size. Recreation areas may consist of, but are not limited to, adult and/or child play areas with play apparatus, picnic areas, outdoor exercise facilities, playgrounds, ballfields, shuffleboard courts, volleyball courts, tennis courts, basketball courts and swimming pools. Unimproved areas or buffer areas shall not be counted as required recreation areas. If a developer elects to provide recreation areas in excess of the amount required by this section, the excess may be counted toward the required open space area as required by division (Z) above. All recreation areas shall be maintained in good condition for the intended recreation purpose at all times by the manufactured home park owner.
(BB) Maintenance. The grounds of a manufactured home park shall be kept free of trash, litter and debris. Grounds, buildings and storage areas shall be properly maintained to prevent infestation by rodents, vermin and insects. All grounds shall have proper drainage to prevent the accumulation of water. It shall be the responsibility of the manufactured home park owner to maintain the manufactured home park in accordance with these standards at all times.
(Prior UDO, § 11.3) Penalty, see § 153.999