(A) Approval required. No mobile home park within the jurisdiction of the town shall be established, altered or expanded until a construction permit has been issued by the Zoning Administrator authorizing such construction.
(B) Mobile home construction permit.
(1) Mobile home parks shall be treated as conditional uses and shall follow the general procedures for conditional use permits, as specified in § 152.061, as well as the specific procedures herein.
(2) The park plan shall be drawn to a scale of 100 feet to one inch or larger, and shall include the following:
(a) The name of the park, the names and addresses of the owner or owners, and the designer or surveyors;
(b) The date, scale and approximate north arrow;
(c) Boundaries of the tract shown with bearings and distances;
(d) A site plan showing streets, driveways, recreation areas, parking spaces, service buildings, watercourses, easements, manufactured home spaces and all structures to be located on the park site;
(e) A vicinity map showing the location of the park and the surrounding land usage;
(f) Names of the adjoining property owners;
(g) The proposed utility system for gas, surface water drainage, street lights, electrical power, water supply and solid waste and sewage disposal facilities;
(h) Certification of approval of water supply system plans by the appropriate state and county agencies;
(i) Certification of approval of sewage collection systems and treatment facility plans and septic tanks by the appropriate state and county agencies;
(j) Certification of approval of solid waste storage and collection and disposal plans by the appropriate municipal and county agencies; and
(k) Land contours with vertical intervals of not less than two feet for all mobile home parks.
(3) The town may require that the street layout of the proposed park plan be approved by the District Highway Department.
(4) The County Health Department shall review the proposed park plan to determine if the plan is in accordance with the minimum health standards and regulations:
(a) Source of water and water distribution system;
(b) Sanitary sewerage system;
(c) Adequate lot size, if septic tanks are to be used; and
(d) Adequate facilities for solid waste storage, collection and disposal, where applicable.
(5) The Electrical Inspector shall review the proposed park plan to determine if the proposed electrical system is adequate to serve the proposed park and complies with the electrical codes.
(C) Issuance of construction permit and operating permit.
(1) After the park plan and conditional use has been approved by the Board of Adjustment, the Zoning Administrator is authorized to issue a construction permit. The intent of this permit is to enable the execution of the park plan in the field and shall not be construed to entitle the recipient to offer spaces for rent or lease, or to operate a mobile home park as defined in this chapter.
(2) If the construction of the park has not begun within six months from the issue date of the construction permit, the Board of Adjustments may grant an extension of the construction permit if the developer appears before the Board of Adjustment and shows cause.
(3) When the developer has completed the construction of the mobile home park, he or she shall apply to the Board of Adjustment for an operating permit. The Board of Adjustment, the Electrical Inspector and a representative of the County Health Department, if applicable, shall make an on-site inspection of the park.
(a) If the plan conforms to the approved park plan, the Board of Adjustment shall issue the developer an operating permit.
(b) If the construction does not conform with the approved plan, the Board of Adjustment shall delay issuance of the operating permit until it comes into conformity.
(4) In no case shall the operating permit be issued for less than the minimum number of spaces required by this chapter.
(5) The operating permit issued to the developer shall constitute authority to lease or rent spaces in the mobile home park.
(6) When a mobile home park is to be developed in stages, the proposed park plan may be submitted for the entire development, and an application for an operating license may be made for each stage developed.
(D) Design standards. The following standards shall be considered the minimum requirements for all new mobile home parks.
(1) General requirements.
(a) Manufactured homes shall not be sold within a mobile home park, except that an individual mobile home owner shall be allowed to sell the mobile home in which he or she resides, and except as set out in division (D)(1)(g) below.
(b) The transfer of title of a mobile home space or spaces, either by sale or by any other manner, shall be prohibited within a mobile home park as long as the mobile home park is in operation. This does not prohibit the sale of the entire park operation from owner to another.
(c) No living compartment or structure other than a “Florida Room”, or other prefabricated structure specifically designed for manufactured home use or extension shall be added to any manufactured home parked within the jurisdiction of this chapter.
(d) If required by the Board of Adjustment, the owner of the proposed park shall provide a buffer around the mobile home park as defined in § 152.041.
(e) Within a mobile home park, one manufactured home may be used as an administrative office.
(f) Convenience establishments of a commercial nature shall be limited to food stores, coin-operated laundries, beauty parlors and barber shops. These may be permitted in mobile home parks subject to the following restrictions:
1. Such establishments shall be subordinate to the residential use and character of the park;
2. Such establishments shall present no visible evidence of their commercial character from any portion of any residential district outside the park; and
3. Such establishments shall be designed to serve the trade and service needs of the park residents only.
(g) The owner or operator of a mobile home park shall not sell manufactured homes on or within a mobile home spark unless the manufactured home unit for sale shall be placed individually and separately upon an existing manufactured home space where all design standards and utilities have been completed as specified by this chapter, and unless said manufactured home is being occupied as a residence.
(2) Streets and parking.
(a) Convenient access to each manufactured home space shall be provided by streets or drives with a minimum right-of-way of 50 feet, of which 20 feet shall be graded and drained for automobile circulation with the park. Maintenance of such streets shall be provided by the operator of the park.
(b) Closed ends of dead-end drives or roads extending into a mobile home park shall be provided with a “Y” or “T” turnaround with at least an 18-foot radius and a 20-foot tangent, except that if any such drive or road shall exceed 1,000 feet in length, one additional “Y” or “T” turnaround shall be provided, and the location thereof shall be subject to the approval of the Board of Adjustment.
(c) Streets or drives within the mobile home park shall intersect as nearly as possible at right angles, and no street shall intersection at less than 60 degrees. Where a street intersects a public street or road, the design standards of the North Carolina Department of Transportation shall apply,
(d) New street names shall not duplicate or be similar to existing streets names in the community or county.
(3) Manufactured home space.
(a) Each manufactured home space shall have sufficient square footage to comply with the requirements of the County Health Department and must be at least 10,000 square feet in area for single-wide manufactured homes and 15,000 square feet for double-wide manufactured homes.
(b) Each manufactured home space shall be clearly defined by means of concrete or iron pipe markers placed at all corners.
(c) Each manufactured home space shall be located on ground not susceptible to flooding and graded so as to prevent any water from ponding or accumulating on the premises.
(d) Each manufactured home shall be located at least 20 feet from any other manufactured home, at least 20 feet from any building within the mobile home park, at least 20 feet from any property line, and at least 15 feet from the edge of the right-of-way of any street.
(e) Each manufactured home unit within a mobile home park shall be secured by adequate anchors and tie-downs, such as a cast-in-place concrete “dead men” eyelets imbedded in concrete foundations or runways, screen augers, arrowhead anchors or other devices securing the stability of the manufactured home. Each manufactured home unit shall comply with the above standards or with standards specified by the state, whichever are the higher standards. Each manufactured home owner shall be responsible for securing his or her individual manufactured home to anchors. It shall be the responsibility of the mobile home park owner or operator to enforce compliance with this division (D)(3)(e).
(f) Each manufactured home space shall have a number visible for emergency service purposes.
(4) Utility requirements.
(a) An accessible, adequate, safe and palatable supply of water shall be provided in each mobile home park.
(b) 1. Adequate and safe sewage disposal shall be provided in all mobile home parks.
2. Each manufactured home space shall be provided with at least a four-inch diameter sewer riser pipe where collection systems are provided. The sewer riser pipe shall be so located on each space that the sewer connection to the manufactured home drain outlet will approximate a vertical position.
3. A two-foot by two-foot concrete apron shall be installed around all sewer connection riser pipes for support and protection. The sewer connection shall be located a distance of at least 100 feet from the water supply if a private septic tank is used.
4. The sewer connection shall be a nominal inside diameter of at least four inches, and the slope of any portion thereof shall be at least one-fourth inch per foot. The sewer connection shall consist of one pipe line only without any branch fittings. All joints shall be watertight, including the connection from trailer to sewer riser pipe.
5. All material used for sewer connections shall be semi-rigid, corrosion-resistant, nonabsorbent and durable. The inner surface shall be smooth.
6. Provision shall be made for plugging the sewer pipe when a manufactured home does not occupy a space. Surface drainage shall be diverted away from the rise. The rim of the riser pipe shall extend at least four inches above ground elevation.
(c) 1. The storage, collection and disposal of solid waste in the mobile home park shall be so conducted as to create no health hazards, rodent, harborage, insect breeding areas, accidents or fire hazards or pollution.
2. All solid waste containing garbage shall be stored in standard fly-tight, watertight, rodent-proof containers, with a capacity of not more than 32 gallons which shall be located not more than 150 feet from any mobile home lot. Containers shall be provided in sufficient number and capacity to properly store all solid waste containing garbage. The mobile home park management shall be responsible for the proper storage, collection and disposal and solid waste.
3. Containers shall be situated so as to prevent said containers from being tipped in order that spillage and container deterioration may be minimized, and in order to facilitate cleaning around containers.
4. All solid waste containing garbage shall be collected at least two times weekly. Where suitable collection service is not available from municipal or private agencies, the mobile home park operator shall provide this service. All solid waste containing garbage shall be collected and transported in covered vehicles or covered containers.
5. Where municipal or private disposal service is not available, the mobile home park operator shall dispose of the solid waste by transporting to a disposal site approved by the Health Director.
(d) 1. Grounds, buildings and structures shall be maintained free of insects and rodents harborage and infestation. Extermination methods and other measures to control insects and rodents shall conform with the requirements of the County Health Director.
2. Parks shall be maintained free of accumulations of debris which may provide rodent harborage or breeding places for flies, mosquitoes and other pests.
3. Storage areas shall be so maintained as to prevent rodent harborage; lumber, pipe and other building materials shall be stored at least one foot above the ground.
4. Where the potential for insects and rodent infestation exists, all exterior openings in or beneath any structure shall be appropriately screened with wire mesh or other suitable materials.
5. The growth of brush, weeds and grass shall be controlled to prevent harborage of ticks, chiggers and other noxious insects. Parks shall be so maintained as to prevent the growth of ragweed, poison ivy, poison oak, poison sumac and other noxious weeds considered detrimental to health. Open areas shall be maintained free of heavy undergrowth of any description.
(E) Registration of occupants. Every mobile home park owner or operator shall maintain an accurate register containing a record of all occupants and owners of manufactured homes in the park. The register shall be available for inspection at all times by authorized municipal and county representatives. The register shall contain the following information:
(1) Name of owner or occupant;
(2) Manufactured home space number;
(3) Make, model and registration number of manufactured home; and
(4) Date when occupancy within the mobile home park begins and the date when occupancy within the mobile home park ceases.
(F) Operation.
(1) The person to whom an operating permit for a mobile home park is issued shall operate the park in compliance with this chapter, and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair, and in a clean and sanitary condition.
(2) The park owner or operator shall notify park occupants of all applicable provisions of this chapter and inform them of their duties and responsibilities under this chapter.
(G) Administration.
(1) Mobile home parks existing at the time of the adoption of this chapter (November 1988) shall not be allowed to add spaces unless such expansion meets fully the requirements set forth in this chapter.
(2) Uses allowed in another district in this chapter as a permitted or conditional use and not listed in this subchapter as a permitted or conditional use in the R-A District shall not be allowed.
(3) The Board shall carefully consider the use and the area proposed for location of the use, and shall not allow the use if detrimental effects on the surrounding area are created. If the use would be a special or conditional use in another district, all requirements in this subchapter for that conditional use shall be met.
(1992 Code, § 152.073) (Ord. passed 11- -1988) Penalty, see § 152.999