(A) Definitions. For the purpose of this section, the following definitions apply unless the context clearly indicates or requires a different meaning.
MANUFACTURED HOME. A dwelling unit, designed and built in a factory, which bears a seal certifying that it was built in compliance with the Federal Manufactured Housing Construction Safety Standards Law of 1974 (42 U.S.C. §§ 5401 et seq.).
MOBILE HOME. A transportable structure larger than 320 square feet designed for use as a year-round residential dwelling.
OCCUPIED SPACE. The total area of earth horizontally covered by the structure, excluding accessory structure such as, but not limited to, garages, patios and porches.
UNDERLYING FLOOR SPACE. The space between the bottom of the floor joist and the earth.
(B) Manufactured home provisions. In accordance with the provisions of I.C. 36-7-4-1106, the establishment, location and use of manufactured homes as permanent residences shall be permitted in any zone permitting installation of a dwelling unit, subject to requirements and limitations applying generally to such residential use in the district; and, provided, such homes shall meet the following requirements and limitations.
(1) The homes shall meet all requirements applicable to single-family dwellings and posses all necessary improvement location, building and occupancy permits and other requirements of this chapter that apply to single-family dwelling structures.
(2) The homes shall contain not less than 1,000) square feet of occupied space, be manufactured after 1-1-1981 and the average width (defined as: total ground floor area, exclusive of garage, patio, porch or deck, divided by the overall length of longest side of the dwelling) shall be not less than 18 feet. The manufactured home will be attached to the ground with a tie down system as shown in accordance with the manufacturer’s manufactured home foundation plan or in compliance with the design of a state registered professional engineer; however, in no case shall the tie down system be less than that required by the manufacture.
(3) The manufactured home will be placed on a permanent foundation, including concrete footings at least 30 inches in depth below grade. Piers must be of permanent concrete construction.
(4) The manufactured home will be permanently skirted with masonry material or commercial skirting designed for that purpose.
(5) Wheels, axles and tongues shall be removed.
(6) The home shall be connected to sanitary sewers or to an on site waste water disposal system approved by the county’s Board of Health. Proof that an on site waste water disposal system will be approved or sanitary sewers are available shall be submitted to the City Superintendent prior to the granting of a building permit.
(7) The home shall have a roof composed of a material customarily used on site-built residential dwellings, such as asbestos, fiberglass, shake, asphalt or tile, which shall be installed upon a surface appropriately pitched for the materials used.
(8) The manufactured home shall have siding materials meeting one of the following standards:
(a) Residential horizontal aluminum lap siding;
(b) Residential horizontal vinyl lap siding;
(c) Cedar or other wood siding; and
(d) Any other approved siding materials that are aesthetically compatible to the area and proper building standards so as not to be detrimental to adjacent property values.
(C) Mobile homes (permanent occupancy - park site). Mobile homes or manufactured homes may be permanently occupied when located in a mobile home park developed in accordance with Art. VI of this chapter with the exception that all specific development standards set out under § 94-33 of this chapter shall be met and where the standards set out in Art. VI of this chapter are in conflict with § 94-33 of this chapter, the standards set out in § 94-33 of this chapter shall prevail as to the required standards of the ordinance with the exception of lot size which shall be controlled by subsection (D) below.
(D) Minimum lot area.
(1) Mobile home parks of manufactured housing parks shall have sufficient room for 50 units with initial development of ten acres.
(2) An individual home lot within a mobile home park established under the provisions of this section shall be not less than 5,000 square feet for a single width structure (14 feet or less) and 7,000 square feet for a double width structure (over 14 feet) exclusive of thoroughfares and walkways.
(E) Ground floor area. No mobile home shall be established, altered or erected so that its ground floor area is less than 950 square feet excluding all porches, canopies and storage areas.
(F) Building height. No building or structure may be established, altered or erected so as to have a height greater than 30 feet. No accessory building shall exceed 16 feet in height or 1,200 square feet in ground floor area.
(G) General requirements.
(1) Yards and distances between structures.
(a) The minimum distance between mobile home stands on opposite sides of a street shall be 60 feet.
(b) The minimum distance between a mobile home stand and a street pavement, common parking area, a common walk or other common area or another mobile home shall be eight feet.
(c) The minimum distance between a mobile home stand and the:
1. Side and rear property line of the mobile home park: 25 feet; and
2. Front street right-of-way line or easement line when abutting:
a. Arterial street: 60 feet;
b. Feeder street: 50 feet; and
c. Residential street: 40 feet.
(2) Streets.
(a) Streets shall be provided on the site where necessary to furnish principal traffic ways for convenient access to the mobile home stands and other important facilities on the property. Streets shall be privately owned and maintained.
(b) The street system shall provide convenient circulation by means of minor streets and properly located collector streets. Closed end or dead end streets shall be provided with adequate paved vehicular turning or backing space. A turning circle shall have a paved surface of at least 84 feet in diameter, exclusive of curbs. Dead end streets shall not exceed 500 feet in length measured from the center point of the turning circle to the intersection of the centerline of a dead end and a through street.
(c) Pavements shall be of adequate width to accommodate the expected parking and traffic load in accordance with the type of street with 12 feet minimum moving lane widths and eight feet minimum lane widths for parallel parking.
(d) One-lane minor streets are prohibited.
(e) Streets shall be adapted to the topography and shall have suitable alignment and gradient for safety of traffic in accordance with § 94-202(B) of this chapter. Storm water system shall be designed in accordance with the city or county Storm Water and Erosion Control Management Plan Ordinance and Design Manual. Each home shall be connected to sanitary sewers.
(f) Street intersections shall generally be at right angles. Offsets at intersections and intersections of more than two streets at one point shall be avoided.
(g) The street improvements shall extend continuously from the existing improved street system to provide suitable access to the mobile home stands and other important facilities on the property, to provide adequate connections to existing or future streets at the boundaries of the property and to provide convenient circulation of vehicles.
(h) Curbs and gutters along all streets are required.
(i) Street base and pavement shall be constructed in accordance with the standards established for residential streets in § 94-203(C) of this chapter.
(j) Buffering will be provided as required by the Commission and per § 94-203 of this chapter, but not less than 50 feet from any existing R1 or I use.
(3) Driveways.
(a) Driveway shall be provided on the site where necessary for convenient access to service entrances of buildings, to delivery and collection points for refuse and other material and elsewhere as needed.
(b) Four parking spaces shall be provided for each mobile home stand. The spaces shall be provided either in common facility within 100 feet of the stand, in a parking lane along the abutting interior access street or within the stand. Street parking shall count as two spaces per stand fronting on the parking lane.
(4) Walk.
(a) Paved pedestrian sidewalks shall be provided in a continuous arrangement, throughout the park. Where possible, walks leading to frequently use public facilities should be through interior areas removed from the vicinity of streets. Public pedestrian sidewalks shall be constructed of concrete at least five feet in width and four inches in thickness.
(b) Individual walks shall be provided from a public walk, street or parking area to the individual mobile home stands. These walks shall be at least three feet in width and should be paved with a suitable material for use in all weather conditions.
(5) Screen planting and fences.
(a) Fences or free standing walls shall be installed where necessary around laundry areas, refuse collection points, sanitary facilities, sewage disposal facilities and playgrounds for screening and protection of the residents.
(b) Screening, fencing and walls shall be set back from sidewalks and streets so as not to interfere with convenient and safe use of these facilities. Vision clearance at street intersections shall be maintained.
(6) Sanitary and trash facilities. The mobile home park shall be provided with a complete sanitary sewer system, which shall connect with an existing approved sanitary sewer outlet or shall be provided with a separate treatment plant to be provided by the developer in accordance with and approved by the state’s Board of Health (see regulation HSE 14, State Board of Health). Further, the park developer shall provide enclosed and screened containers or dumpsters for solid waste in accordance with the state’s Board of Health rules and § 94-40 of this chapter.
(H) Other permitted uses.
(1) Non-residential occupancy, mobile homes, trailers or vans may be utilized as contractors’ offices, watchmen’s shelters or tool and equipment storage only on construction sites and only during the period of active construction on the project. Persons seeking such uses shall notify the City Superintendent, in writing, of the location and anticipated duration of use. Such use shall not exceed a period of 18 months without the express written approval of the City Superintendent.
(2) Other use of mobile home and manufactured housing not meeting the requirements set out above shall be permitted only upon the granting of a special exception by the Board of Zoning Appeals as provided for in this chapter.
(Ord. 2001-1478, passed 11-19-2001)