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(A) Modular homes. Modular homes are completely fabricated and assembled (partly) units or elements delivered to and erected on site to form a whole, or part of a structure and shall meet the following regulations.
(1) Modular homes shall meet or exceed International Building Codes.
(2) Modular homes will include all off-site constructed homes, which may be transported to the site in one or more sections.
(3) Modular homes shall have more than 1,000 square feet in ranch style and 850 square feet split and be placed on a permanent foundation. The foundation shall be to a depth below the frostline.
(4) Modular homes shall not have attached running gear and a trailer hitch or the capacity to have attached running gear and trailer hitch.
(5) Modular homes shall have a minimum of three and one-half-roof pitch.
(6) Have siding material of a type customarily used on site-constructed residences.
(7) Have roofing material of a type customarily used on site-constructed residences.
(B) Type I and Type II manufactured homes.
(1) For the purpose of this chapter, manufactured homes will be regulated by type. Two types of homes are defined under these regulations.
(a) Type I manufactured home shall:
i. Be a dwelling unit fabricated in an off-site manufacturing facility for installation or assembly at the building site, bearing a seal certifying that it is built in compliance with the Federal Manufactured Housing Construction and Safety Standards Code.
ii. Have more than 1,000 square feet of occupied space in a double-section or larger multi-section unit.
iii. The running gear and hitch have been removed.
iv. Has been anchored to a foundation and permanent footing below the frost line.
1. The foundation shall be an approved wood basement constructed of two-by-six framework and treated with water resistant materials; or a foundation shall be constructed with eight inches of poured concrete or concrete block.
2. The footing to be a minimum of eight-inches thick by 16-inches wide poured concrete with top of footing to be 16-inches below grade.
3. Type I manufactured homes which are not placed on a permanent foundation are considered Type II manufactured homes. (See division (B)(1)(b)).
v. Have a gabled roof with a pitch of at least three-twelfths feet.
vi. Have siding material of a type customarily used on site-constructed residences.
vii. Have roofing material of a type customarily used on site-constructed residences.
viii. The manufactured house may not exceed ten years from the date of manufacture.
(b) Type II manufactured home shall:
i. Have more than 700 square feet of occupied space in a single, double, expanded or multi-section unit.
ii. Utilize a permanent perimeter enclosure in accordance with approved installation standards, as specified in division (B)(2)(b).
iii. Be anchored to the ground, in accordance with manufacturer's specifications, or as prescribed by the Federal Manufactured Housing Construction and Safety Standards Code.
iv. Have siding material of a type customarily used on site-constructed residences.
v. Have roofing material of a type customarily used on site-constructed residences.
vi. Have a gabled roof with a pitch of at least three-twelfths feet.
vii. The manufactured house may not exceed ten years from the date of manufacture.
viii. Be place onto a support system. In accordance with approved installation standards, as specified in division (B)(2).
(2) Installation standards.
(a) Permanent perimeter enclosure as required for Type I and II manufactured homes. Those manufactured homes designated in this chapter, as requiring a permanent perimeter enclosure must have footings and crawl space or basement walls. The space between the floor joists of the home shall be completely enclosed with the permanent perimeter enclosure (except for required openings).
(b) Foundation siding/skirting. All manufactured homes without a permanent perimeter enclosure shall have an approved foundation siding/skirting enclosing the entire perimeter of the home.
(c) Support system.
i. All HUD-code manufactured homes of the Type I classification shall be installed with load bearing foundations in conformance with the manufacturer's installation specifications.
ii. Type II manufactured homes not placed on a permanent foundation shall be installed on a support system in conformance with the manufacturer's installation specifications or with the support system’s regulations in the ANTI/NFPA 501A 1977 installation standards.
(3) Non-conforming homes. A manufactured home placed and maintained on a tract of land and deemed to be a legal non-conforming use prior to the adoption of this chapter shall continue to be a legal non-conforming use. If the non-conforming use is discontinued for a period of one year, the land thereafter must be used in conformity with all provisions of this chapter.
(4) Structural alteration. Due to its integral design, the Administrative Official after it is placed on the site must approve any exterior structural alteration or modification of a manufactured home.
(5) Variance from maximum age requirement. Type I and Type II manufactured homes may receive a variance from the maximum age requirement (division (B)). The Board of Adjustment may grant a variance if the manufactured home meets the following requirements:
(a) The applicant shall provide a photograph of the manufactured home's exterior and interior.
(b) That it shall have been shown to the satisfaction of the Administrative Official that the said manufactured home complies with the gas, plumbing, electrical, and construction requirements of the City of Wall.
(c) That the applicant shall obtain the written consent of all property owners owning property immediately adjacent (excluding streets and alleys) to the proposed building site.
(C) Manufactured home park minimum standards. Manufactured home parks shall meet the following minimum standards:
(1) Streets. Each manufactured home shall abut or face a public or private roadway or street, such roadway or street having an all-weather surface of at least 30 feet in width where parking is permitted on both sides, and 26 feet in width where parking is restricted to one side only. Where private streets are proposed, they shall have a minimum right-of-way of 40 feet.
(2) Open space or buffer zone. A landscape buffer area of ten feet in width shall be provided and maintained around the perimeter of the park, except where walks and drives penetrate the buffer.
(3) Lot area. Each lot provided for the occupancy of a single manufactured home unit shall not be less than 50 feet in width and have an area of not less than 5,500 square feet, and the same shall be defined by markers at each corner.
(4) Density. No park shall be permitted an average net density of manufactured home lots of more than seven units per acre and each park shall provide an area of not less than two acres. Any permit allowing a manufactured home court shall require the development of a minimum of ten sites within twelve months from the date of issuance of permit.
(5) Spacing and yard requirements. All manufactured housing units will be positioned on the manufactured home space in compliance and accordance with the zoning requirements at the time of establishment of the manufactured home park. Manufactured home parks established after the effective date of this chapter, will comply with the following:
(a) Front yard. All manufactured homes shall be located at least 20 feet from any road or street. The distance will be measured from the wall of the structure to the street or roadway at the closest point.
(b) Side and rear yards. All manufactured homes shall have minimum side yards of seven feet and a minimum rear yard of ten feet.
(c) Exceptions to minimum yard requirements.
i. A garage, canopy, or carport may project into a required side or rear yard provided it is located no closer than ten feet to another manufactured home garage, canopy, carport, or addition thereto, and provided further that the maximum depth be 24 feet.
ii. A deck may project into a required side or rear yard provided it is located no closer than four feet to any other structure.
iii. An enclosed vestibule containing not more than 40 square feet in area may project into a required yard for a distance not to exceed four feet, but in no event closer than ten feet to another manufactured home, garage, canopy, carport, or addition thereto.
iv. Detached accessory buildings with a projected room area of not more than 120 square feet may project into a required side or rear yard provided it is located no closer than four feet to another structure or right-of-way.
(d) Maximum lot coverage. No manufactured home shall occupy more than 25% of the area of the lot on which it is situated.
(6) Parking. Two off-street vehicle parking spaces shall be provided for each manufactured home. Such off-street parking spaces shall be set aside in a location convenient to the occupants of the manufactured home and shall have ingress and egress by means of a public way. Where parking areas are provided adjacent to a public street, ingress and egress thereto shall be made accessible only through driveways or openings not exceeding 25 feet in width in the curb line of said street.
(7) Refuse collection. If individual refuse collection is not available, one refuse collection station shall be provided, with a minimum of one two-yard dumpster situated on concrete, screened on four sides, for each 12 families or fractions thereof, conveniently located to serve tenants not more than 150 feet from any trailer unit served, and to be conveniently located for collection.
(8) Recreation area. The developer of the manufactured home park shall be required to dedicate no less than 8% of the gross site area shall to recreational facilities appropriate to the needs of the occupants. The Planning Commission shall approve the designated recreation area.
(9) On-site management. Each manufactured home park may be required to provide on- site management, by the owner or his or her representative. This requirement may be waived if a point of contact is established to ensure that the management, repairs, maintenance, and janitorial work connected with the manufactured home park and all provisions of this chapter are complied with.
(10) Water supply and distribution system and sewage disposal. Each manufactured home shall be connected to the city sanitary sewer and water system.
(11) Tie down requirements. All manufactured homes, regardless of location, unless such manufactured homes are securely anchored to a permanent foundation approved by the Administrative Official, shall be anchored to the ground, in accordance with the manufacturer's specifications or as prescribed by the Federal Manufactured Housing Construction and Safety Standards Code.
(12) Maximum age limitation. No manufactured home placed within a manufactured home park within the city limits of Wall may exceed ten years from the date of manufacture.
(13) Expansion. Existing manufactured home parks may be extended to a total area of no less than two acres provided the area of expansion complies with all other regulations herein set forth.
(14) Building/moved-in building permit required. Whenever a manufactured home is moved into a manufactured home park, a permit from the Administrative Official shall be required.
(15) Skirting. All manufactured homes, regardless of location, unless such manufactured homes are securely anchored to a permanent foundation, approved by the Administrative Official, shall be skirted within 30 days of placement.
(16) Storm shelter. Management shall provide or make arrangements for suitable storm shelter for the residents of the park.
(D) Application procedure. Each application for a manufactured home park shall be accompanied by a development plan incorporating the regulations established herein. The plan shall be drawn to scale and indicate the following:
(1) The following requirements pertain to a manufactured home park:
(a) Location and topography of the proposed manufactured home park, including adjacent property owners and proximity to federal and state highways, and county, township, and city roads/streets;
(b) Property lines and square footage of the proposed park;
(c) Location and dimensions of all easements and right-of ways;
(d) Proposed general layout, including parking and recreation areas;
(e) General street and pedestrian walkway plan; and
(f) General utility, water, and sewer plan.
(2) Upon approval of the application, the plan becomes part of the permanent record, and it shall serve as the basis for the final site plan submission.
(Ord. 24-01, passed 9-5-2024)
No dwelling shall be constructed, installed, or moved into the area under the jurisdiction of these regulations, unless said dwelling is constructed upon, installed on, or moved onto a permanent foundation, as defined in these regulations. Exempted from this requirement are manufactured homes in an approved manufactured home park, provided said manufactured homes are anchored with tie downs to prevent the manufactured home from dangerous motion during high wind or other weather-related events.
(Ord. 24-01, passed 9-5-2024)
It shall be unlawful to move any house or other building onto any lot or to any new location within the city unless and until a permit to do so has been obtained from the Administrative Official. No permit shall be issued until the following requirements are met.
(A) The fee for said permit as prescribed in the fee schedule, shall have been paid.
(B) Before any house or other structure is moved onto a vacant lot, the Planning Commission shall report to the City Council whether the structure will be compatible with other development in the area. If the City Council concurs with the decision of the Planning Commission that a structure would depreciate the area into which it is to be moved, it may withhold issuance of a permit for such relocation. The applicant shall submit photographs taken from two or more angles of the structure to be moved and photos of the lot on which the structure is to be located together with adjacent lots and structures. These requirements do not apply to construction sheds or other temporary structures to be located on a lot for 18 months or less.
(C) That it shall have been shown to the satisfaction of the Administrative Official that the said house or other building complies with the gas, plumbing, electrical, and construction requirements of the City of Wall.
(D) That the work is to be completed within one year after the permit has been issued by the Administrative Official.
(E) If the applicant does not utilize a licensed mover, the applicant may also be required to file with the City Finance Officer a sufficient bond conditioned so that the applicant will indemnify the city and any public utility for any damage done to any property, street, alley or public grounds. No building shall be moved other than during the period from daylight to sundown. Before any permit is granted under this section, the applicant must furnish proof that all taxes legally assessed against the property have been paid. If a building or structure is to be moved onto any lot within the city, the City Council shall have the power to deny the granting of a moving permit on the grounds that the intended use of the structure or location thereof is contrary to the provisions of this chapter.
(F) Any building, which is not newly constructed to be used for first occupancy, shall also meet the following minimum requirements to obtain a permit. The written consent of 66% of property owners owning property immediately adjacent (excluding streets and alleys) to the proposed building site.
(Ord. 24-01, passed 9-5-2024)
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