(a) Site Plan Review.
(1) Submission. A preliminary plan shall be submitted to the Village for review by the Commission. The preliminary plan shall include the location, layout, general design, and general description of the project. The preliminary plan shall not include detailed construction plans.
(2) Contents. In preparing the preliminary plan and when reviewing the plan, the applicant and Commission shall follow the procedures and requirements in Chapter 1175, Site Plan Review, where applicable.
(3) Action. The Commission shall take action on the preliminary plan within sixty (60) days after the Village officially accepts the plan as complete and in conformance with the requirements in this Section.
(4) Effect; Expiration. Approval by the Commission of a preliminary plan for a manufactured housing park entitles the applicant the right to submit a final plan to the State Department of Health within one (1) year of the date of Commission approval. If no final plan is submitted to the State Department of Health within such time period, said preliminary plan approval shall lapse, expire, and be null and void, and preliminary plan approval shall thereafter be required.
(5) Final Plan; Duplicate Copy to the Village. Simultaneously with submission of a final plan to the State Department of Health, the applicant shall furnish the Zoning Inspector with a complete duplicate copy of said final plan, as well as any and all associated documentation, so that the Zoning Inspector may review the final plan for conformance to and consistency with the preliminary plan approved by the Commission.
(6) Conformance; Consistency. Such final plan shall conform to all applicable Village, County, and State regulations and rules. Such final plan shall further conform to and be consistent with the preliminary plan approved by the Commission.
(7) Revisions. A final plan which does not conform to or is not consistent with the preliminary plan approved by the Commission, as determined by the Zoning Inspector, shall require revised preliminary plan approval by the Commission.
(8) Pre-Filing Meetings. Applicants may request to meet with Village staff, including any consultants designated by the Council, to preliminarily review applications prior to filing. Such pre-filing conferences are intended to assist the applicant and facilitate the future review and approval of the application. However, no suggestions, recommendations, or other comments made by Village officials, staff, or consultants at such conferences shall constitute approval of any application.
(b) Minimum Requirements. Manufactured housing parks shall be subject to all the rules and regulations as established and regulated by State law and in addition, shall satisfy the following minimum requirements.
(1) General Authority. Manufactured housing parks shall be constructed, licensed, operated, and managed in accordance with the provisions of all applicable State regulations and rules. Application for a permit to construct a manufactured housing parks shall be submitted to the State Department of Health as required. The Department of Health is the agency charged with licensing of manufactured housing parks. Preparation of the application, support data, and local agency review of the above mentioned materials shall conform to all applicable State regulations and rules.
(2) Codes. All structures and utilities to be constructed, altered, or repaired in a manufactured housing park shall comply with all applicable State regulations and rules, as well as those of the U.S. Department of Housing and Urban Development, including building, electrical, plumbing, liquefied petroleum gases and similar codes, and shall require permits issued therefore by the appropriate offices. However, a manufactured housing unit built prior to June 15, 1976 which otherwise meets HUD certification requirements and standards for construction shall be permitted. All structures and improvements to be constructed or made under the this Ordinance shall have a zoning permit issued therefore by the Zoning Inspector prior to construction.
(3) Parcel Size. The minimum parcel size for a manufactured housing park shall be fifteen (15) acres.
(4) Site Size. The manufactured housing park shall be developed with sites having a minimum size of five thousand five hundred (5,500) square feet per manufactured housing unit. This square foot minimum for any one site may be reduced twenty (20) percent provided that the individual site shall be equal to at least four thousand four hundred (4,400) square feet. For each square foot of land gained through the reduction of a site below the required standard, at least an equal amount of land shall be dedicated as open space for the collective use and enjoyment of all manufactured housing park residents. This open space shall be in addition to the recreation space required by Section 3701-27-26(A) of the Administrative Code, as now existing or hereafter amended. However, in no case shall the open space and distance requirements be less than that required by the Administrative Code.
(5) Dimensional Requirements. Manufactured housing units shall satisfy the minimum distance and setback requirements as set forth in Section 3701-27-08(C), (G)(1) through (3), inclusive, and (H) of the Ohio Administrative Code, as now existing or hereafter amended, except as follows:
A. Twenty (20) feet from any part of adjacent manufactured housing units.
B. Ten (10) feet from any on-site parking space of an adjacent manufactured housing unit site.
C. Ten (10) feet from any accessory attached or detached structure of an adjacent manufactured housing unit.
D. Fifty (50) feet from any permanent building.
E. One hundred (100) feet from any baseball, softball, or similar recreational field.
F. Fifteen (15) feet from the edge of an internal road, provided that such road is not dedicated to the public. Manufactured housing units and other structures in the MHP District shall be set back at least twenty (20) feet from the right-of-way line of a dedicated public road within the manufactured housing park.
G. Seven (7) feet from any parking bay.
H. Seven (7) feet from a common pedestrian walkway.
I. All manufactured housing units and accessory buildings shall be set back not less than twenty-five (25) feet from any park boundary line, including the existing and future rights-of-way lines of abutting streets and highways.
J. Forty (40) feet from the edge of any railroad right-of-way.
(6) Building Height. Buildings in the MHP district shall not exceed two and one-half (2-1/2) stories or thirty five (35) feet, except that storage sheds and other freestanding auxiliary buildings shall not exceed fifteen (15) feet in height.
(7) Roads. Roads shall satisfy the minimum dimensional, design, and construction requirements as set forth in Section 3701-27-09(C)(1) through (9), inclusive, of the Administrative Code, as now existing or hereafter amended, except as follows:
A. Two (2) way streets shall have a minimum clear unobstructed width of twenty one (21) feet where no parallel parking is permitted, thirty one (31) feet where parallel parking is permitted on one (1) side only, and forty one (41) feet where parallel parking is permitted on both sides of the street. Roads not permitting parking shall be clearly marked or signed.
B. One (1) way streets shall have a minimum width of thirteen (13) feet where no parallel parking is permitted, twenty three (23) feet where parallel parking is permitted on one side only, and thirty three (33) feet where parallel parking is permitted on both sides of the street. Roads not permitting parking shall be clearly marked or signed.
C. The alignment and gradient of a road shall be adapted to the topography and shall be graded for its full width to drain surface water. When grading roads in length the finished grade of the road shall not be greater than eight (8) percent and not less than four-tenths (0.40) percent of the length. Short lengths with a maximum grade of up to twelve (12) percent may be permitted, provided that traffic safety is assured.
D. Cul-de-sacs, where proposed, shall have a minimum radius of thirty (30) feet. Maximum cul-de-sac length shall be one thousand (1,000) feet, provided that no more than thirty five (35) units may be served by a single means of access. A dead end road shall terminate with an adequate turning area. A blunt-end road is prohibited.
E. Adequate sight distance shall be provided at all intersections.
F. The main entrance to the park shall have access to a paved public thoroughfare or shall be connected to a paved public collector or arterial road by a permanent easement which shall be recorded by the developers. Sole access to the park via an alley is prohibited.
G. All roads shall be clearly marked with appropriate identification and traffic control signs. The name of any streets or roads shall be approved by the Village.
H. All roads shall be hard-surfaced and shall be constructed with curbs and gutters.
(8) Parking. Each manufactured housing site shall be provided with two (2) parking spaces and meet all requirements as set forth in Section 3701-27-09(F) of the Administrative Code, as now existing or hereafter amended, except as follows:
A. In addition, a minimum of one (1) parking space for every three (3) manufactured housing sites shall be provided for visitor parking located convenient to the area served.
B. Off-street parking in accordance with Chapter 1173 shall be provided in conjunction with any community buildings, recreational facilities or office/maintenance buildings located within the manufactured housing park.
C. No un-licensed or inoperable vehicle of any type shall be parked in any manufactured housing park at any time except within a covered building.
D. Common areas for the storage of boats, motorcycles, recreation vehicles, and similar equipment may be provided in a manufactured housing park, but shall be limited to use only by residents of the manufactured housing park. The location of such storage areas shall be shown on the site plan and shall be prohibited on manufactured housing sites and in designated open space areas. No part of any such storage area shall be located in any yard required on the perimeter of the manufactured housing park. Such storage area shall be surfaced with gravel, asphalt or similar substance and shall be screened from view from adjacent residential properties with an opaque six (6) foot wooden fence, six (6) foot masonry wall with landscaping, or landscaped greenbelt. If a landscaped greenbelt is used, it shall consist of closely-spaced evergreen plantings (that is, no farther than fifteen (15) feet apart) which can be reasonably expected to form a complete visual barrier that is at least six (6) feet above ground level within three (3) years of planting. Common laundry drying areas, trash collection stations, surface mounted transformers, and similar equipment and facilities shall also be screened from view by plant material and/or man-made screens.
(9) Sidewalks. Sidewalks shall satisfy the minimum dimensional, design, and construction requirements as set forth in Section 3701-27-09(C) through (K), inclusive, of the Ohio Administrative Code, as now existing or hereafter amended. In addition, concrete sidewalks having a minimum width of three (3) feet and a minimum thickness of four(4) inches shall be provided on at least one side of all roads in the manufactured housing park. Lastly a five (5) foot wide concrete sidewalk shall be constructed along the public road(s) on which the manufactured housing park fronts. Such sidewalk shall be located within the road right-of-way, one (1) foot off of the right-of-way line.
(10) Accessory Buildings and Facilities. Accessory buildings and facilities shall satisfy the minimum dimensional, design, construction, and locational requirements as set forth in Sections 3701-27-081(A) through (C), inclusive, 3701-27-15(A) through (D), inclusive, 3701-27-16, and 3701-27-17, all of the Ohio Administrative Code, as now existing or hereafter amended, except as follows:
A. Accessory buildings and structures, including park management offices and public works facilities, storage buildings, laundry facilities, recreation or community facilities, and other accessory facilities, shall be designed and operated for use by residents of the park only.
B. Site-built buildings within a manufactured housing park shall be constructed in compliance with the Building Code and shall require all applicable permits. Any addition to a manufactured housing unit that is not certified as meeting the standards of the U.S. Department of Housing and Urban Development for manufactured housing shall comply with the Building Code. Site plan approval shall be required prior to construction of any on-site building within a manufactured housing park, except for storage sheds or garages for individual manufactured housing units. Such storage sheds and garages shall require a building permit.
C. Each manufactured housing unit shall be permitted one storage shed or garage not to exceed four hundred (400) square feet in area. The installation of any such shed or garage shall comply with the Building Code and shall require a building permit. Storage underneath a manufactured housing unit or outside on any manufactured housing site is prohibited. Storage sheds need not be supplied by the owner or operator of the manufactured housing park.
D. Travel trailers or recreational vehicles shall not be occupied as living quarters in a manufactured housing park.
(11) Open Space and Recreation Areas. Open space and recreation areas shall satisfy the minimum area and improvement requirements as set forth in Section 3701-27-26(A) through (C), inclusive, of the Ohio Administrative Code, as now existing or hereafter amended, except as follows:
A. Open space shall be provided in any manufactured housing park and maintained by the owner or operator of the park.
B. A minimum of ten (10) percent of the park’s gross acreage shall be dedicated to well drained, usable open space developed with appropriate recreational facilities and play equipment, provided that a minimum of twenty five thousand (25,000) square feet of contiguous open space shall be provided that is no longer than one and one-half (1-1/2) times its width.
C. Open space shall be shaped and located conveniently in relation to the majority of dwelling units intended to be served. Up to twenty five (25) percent of the required open space may consist of swamp areas, marshy areas, and similar limited use areas.
(12) Landscaping and Screening.
A. Perimeter Screening. All manufactured housing parks shall be screened from existing adjacent residential uses by either a six (6) foot wall or a densely planted landscaped greenbelt. A landscaped buffer shall be provided along the public road frontage of a manufactured housing parks.
1. If provided, screen walls shall be constructed of masonry material that is constructed of face brick, decorative block, or poured concrete with a simulated brick or stone pattern. Required walls shall be placed inside and adjacent to the lot line except where underground utilities would interfere with the placement of the wall or where the wall would unreasonably obstruct the use of adjacent property, in which case the wall may be set back from the property line a sufficient distance to resolve such concerns.
2. If a landscaped greenbelt is used, it shall be a minimum of twenty (20) feet in width and consist of closely-spaced evergreen plantings (that is, no farther than fifteen (15) feet apart) which can be reasonably expected to form a complete visual barrier that is at least six (6) feet above ground level within three (3) years of planting. Deciduous plant materials may be used provided that visual screening is maintained throughout the year.
B. Landscaping Adjacent to Rights-of-Way. A landscaped berm measuring three (3) feet in height along a landscaped greenbelt shall be constructed along the public rights-of-way on which the manufactured housing park fronts. The berm shall be constructed with slopes no steeper than one (1) foot vertical for each three (3) feet horizontal. Landscaping adjacent to the road shall comply with the following requirements, which are consistent with landscaping required for other types of development in the Village :
Type | Requirements |
Deciduous street tree(e.g. Red or Norway Maple, Linden, Ash) | 1 per 40 lineal feet of road frontage |
Deciduous or evergreen shrubs | 1 per 3 lineal feet of road frontage |
C. Site Landscaping. A minimum of one (1) deciduous or evergreen tree shall be planted per two (2) manufactured housing sites.
D. Parking Lot Landscaping. Off-street parking lots containing more than fifteen (15) spaces shall be provided with at least ten (10) square feet of interior parking lot landscaping per space. Such areas shall measure at least one-hundred-fifty (150) square feet and shall be covered by grass, ground cover, shrubs or other live plant material. At least one (1) deciduous tree shall be planted per parking lot landscaped area.
(13) Canopies. Canopies and awnings may be attached to any manufactured dwelling unit and may be enclosed for use as a sun room or recreation room, but not as a bedroom. Canopies and awnings shall comply with the setback and distance requirements set forth in this Section and shall require a building permit.
(14) Waste Receptacles. Waste receptacles shall satisfy the minimum requirements as set forth in Section 3701-27-20(A) through (C), inclusive, of the Ohio Administrative Code, as now existing or hereafter amended, except as follows:
A. Receptacles shall be set back a minimum distance of fifty (50) feet from the perimeter of the manufactured housing park and at least fifteen (15) feet from any building, in a location that is clearly accessible to the servicing vehicle. Receptacles shall be provided within one hundred-fifty (150) feet of each manufactured housing unit, unless curb-side collection is provided.
B. Receptacles shall be screened on three (3) sides with a decorative masonry wall or wood fencing, not less than six (6) feet in height. The fourth side of the dumpster screening shall be equipped with an opaque lockable gate that is the same height as the enclosure around the other sides.
C. Receptacles shall be placed on a concrete pad which shall extend six (6) feet in front of the dumpster enclosure. Bollards (concrete filled metal posts) shall be installed at the opening of the dumpster enclosure to prevent damage to the screening wall or fence.
(15) Signs.
A. Each manufactured housing park shall be permitted either:
1. Two (2) signs, each of which shall not exceed five (5) feet in height and sixteen (16) square feet in area and shall be set back a minimum of ten (10) feet from any property or right-of-way line; or
2. One (1) sign which shall not exceed five (5) feet in height and thirty two (32) square feet in area and shall be set back a minimum of ten (10) feet from any property or right-of-way line.
B. Management offices and community buildings in a manufactured housing park shall be permitted one (1) identification sign not to exceed six (6) square feet in area.
(16) Water and Sewer Service. Water and sewer service shall satisfy the minimum dimensional, design, and construction requirements as set forth in Sections 3701-27-12, 3701-27-114, 3701-27-18, and 3701-27-19 of the Ohio Administrative Code, as now existing or hereafter amended, except as follows:
A. All manufactured housing parks shall be served by approved central water and sewage systems, which shall meet the requirements of the Village and the Ohio Environmental Protection Agency (OEPA).
B. Public sewer systems shall be required in manufactured housing parks, if available within two hundred (200) feet at the time of site plan approval.
C. If a public sewer system is unavailable, the park shall connect to a sewage system approved by the Village and the OEPA.
D. The plumbing connections to each manufactured housing site shall be constructed so that all lines are protected from freezing, accidental bumping, or from creating any nuisance or health hazard.
(17) Storm Drainage. Water and sewer service shall satisfy the minimum dimensional, design, and construction requirements as set forth in Section 3701-27-13 of the Administrative Code, as now existing or hereafter amended, except as follows:
A. All developed portions of the manufactured housing park shall be served by adequate storm drainage facilities, independent of sanitary sewers, designed and constructed in accordance with applicable Village , County, and State regulations and rules.
B. On-site storm water detention facilities may be required by the Village.
(18) Lighting, Electrical Systems, Wiring, and Other Utilities. Lighting, electrical systems, wiring, and other utilities shall satisfy the minimum dimensional, design, and construction requirements as set forth in Sections 3701-27-10 and 3701-27-24 of the Administrative Code, as now existing or hereafter amended, except as follows:
A. All local distribution lines for franchised utilities, including but not limited to telephones, electrical service, and cable television, shall be placed entirely underground throughout mobile home parks.
B. Mainlines and perimeter feed lines located on a Section or Quarter Section Line may be above ground if they do not overlap the park.
C. Conduits or cables shall be placed within private easements provided to the service companies by the proprietor and/or developer or within public ways.
D. Those telephones and electrical facilities placed in dedicated public ways shall be planned so as not to conflict with other underground utilities.
(19) Fuel Oil and Gas. Any fuel oil and gas storage shall be located in underground tanks, at a safe distance from all manufactured housing sites. All fuel lines leading to manufactured housing sites shall be underground and designed in conformance with all applicable Village , County, and State regulations and rules.
(20) School Bus Stops. School bus stops shall be located in an area that is acceptable to the local school district and the manufactured housing park developer.
(21) Mailbox Clusters. The United States Postal Service may require that manufactured housing parks be served by clusters of mailboxes serving several sites rather than individual mailboxes serving individual sites. If mail box clusters are required, they shall be located at least two hundred (200) feet from any intersection of a manufactured housing park road with a public road.
(22) Manufactured Housing Unit Sales. The business of selling new or used manufactured housing as a commercial operation (i.e. dealership) shall not be permitted. New homes may be sold for siting or placement within the park until complete occupancy of a new or expanded manufactured housing park has been achieved. Thereafter, new or pre-owned manufactured homes which are to remain on-site in a manufactured housing community may be sold by the resident, owner, licensed dealer or broker, provided the manufactured housing park owner or operator permits such sales activity.
(23) Prohibitions. No manufactured housing unit shall be used for any purpose other than as a single family dwelling except as otherwise provided in this Zoning Ordinance.
(c) Operational Requirements.
(1) Permits. A manufactured housing park shall not be operated until a license has been issued by the State Department of Health. The Zoning Inspector shall communicate his or her recommendations regarding the issuance of such licenses to the Director of the State Department of Health. No individual manufactured housing site shall be occupied until the required improvements including utilities and access roads which serve the site are in place and functioning. Buildings constructed on-site, such as a management office or clubhouse, shall require a building permit prior to construction and a Certificate of Occupancy prior to use.
(2) Violations. Whenever, upon inspection of any manufactured housing park, the Zoning Inspector finds that conditions or practices exist which violate provisions of this Section or other regulations or rules referenced herein, the Zoning Inspector shall give notice in writing by certified mail to the County Health Department and the State Department of Health, including the specific nature of the alleged violations and a description of possible remedial action necessary to effect compliance with the ordinance or other regulations. The notification shall include such other information as is appropriate in order to fully describe the violations and potential hazards to the public health, safety and welfare resulting from the violation. A copy of such notification shall be sent by certified mail to the last known address of the park owner or agent.
(3) Inspections. The Zoning Inspector or other authorized Village agent is granted the authority to enter upon the premises of any manufactured housing park for the purpose of determining compliance with the provisions of this Section or other regulations rules referenced herein.
(Ord. 1166. Passed 9-24-01.)