(A) Park development plan. A plan drawn to a scale of not less than one inch equals 100 feet shall be submitted to the Board of Adjustment, as part of the special use permit application/review process, for all new or expanded mobile home parks to determine if the proposal meets the requirements of this chapter, the plan should include:
(1) The name of the park, the names and addresses of the owner or owners, and designer or surveyor;
(2) Date, scale and approximate north arrow;
(3) Site plan showing streets, driveways, recreation areas, parking spaces, service buildings, water courses, easements, mobile home spaces, and all structures to be located on the park site;
(4) Vicinity map showing the location of the park and the surrounding land uses;
(5) Land contours with vertical intervals of not less than two feet for all parks with 25 sites or more;
(6) Names of adjoining property owners;
(7) The proposed utility system for water, sewer, gas, surface water drainage, streetlights, and electrical power.
(a) Certification of approval for water supply systems by the Warren County Public Utilities Department and Warren County Environmental Health Department as applicable if the development systems are to serve four and up to 15 sites. Development systems to serve 15 or more sites shall require review/approval from the North Carolina Department of health and Human Services.
(b) Certification of approval for wastewater treatment and disposal facilities from the Warren County Environmental Health Department if individual septic tank systems are to be used for each site. Private wastewater treatment facilities require review/approval from the North Carolina Department of Health and Human Services.
(c) Certification of approval for solid waste storage, collection and disposal plans from the Warren County Department of Public Works.
(B) Review of the proposed development plan. The Warren County Planning and Zoning Administrator or his or her designee shall transmit the proposed plan and special use permit application to the Warren County Board of Adjustment for review at the next scheduled meeting of the Board of Adjustment:
(1) The Board of Adjustment shall review the proposed plan and special use permit to determine if the proposed plan/application is in accordance with standards established in this subchapter and those noted above for the park development plan):
(a) Tile information;
(b) Location map;
(c) Recreation areas;
(d) Street and lot design;
(e) Surface water drainage;
(f) Street lighting system;
(g) Other features of the park as noted above under division (A) above.
(2) It is recommended that the park developer or his or her agent be present to answer questions about the proposed development and plan.
(C) The proposed park development plan and special use permit application shall be reviewed by the Board of Adjustment within 45 after submittal to the Planning and Zoning Administrator or his or her designee in order to follow the public hearing process for a Special use permit as outlined in this chapter.
(D) Upon completion of the public hearing process as indicated, approval by the Board of Adjustment shall be submitted in writing to the park developer. If the project is denied then the Board of Adjustment shall submit in writing the reason for the denial to the applicant at a which time the applicant may appeal to the Warren County Superior Court as outlined in this chapter.
(E) Upon approval of the park development plan and special use permit by the Board of Adjustment and other agencies outlined in this subchapter as applicable, the developer or his or her agent shall be permitted to initiate obtaining the necessary building permits to construct the park with appropriate inspections. This approval is to enable the execution of the park plan in the field and shall not be construed as to entitle the recipient to offer spaces or sites for rent or lease or to operate the manufactured/mobile home park until the facilities as outlined in the section and the special use permit have been constructed and passed final inspection by the appropriate agencies.
(F) After completion of the manufactured/mobile home park facilities the developer shall follow all county procedures to initiate a final inspection of the park in order to obtain a certificate of occupancy after inspection by the County Planning/Zoning and Code Enforcement Department. At this time individual manufactured homes may be applied for to install on the individual sites by the developer.
(G) When a manufactured/mobile home park is to be constructed within 50 feet of a recorded residential subdivision not naturally screened by a vegetative buffer, the park developer shall install and maintain a 20 foot wide vegetative buffer strip comprised of natural plantings or solid fencing at least five feet in height to screen the adjacent subdivision. All other buffer requirements as outlined in this chapter shall be adhered to.
(H) Within the manufactured/mobile home park, one manufactured home may be used as an administrative office.
(I) For the convenience of the park residents a coin operated laundry is permitted under the following restrictions:
(1) The facility shall be secondary to the residential use and character of the park;
(2) The facility shall present no visible evidence of its commercial intent beyond the confines of the park;
(3) The facility shall be designed to accommodate only the park residents.
(J) Streets and parking. Access to each home site or space shall be provided by streets/drives with a minimum right of way of 50 feet with the construction standards meeting the same requirements as outlined in § 158.075(B) (Type I, Type II, Type III roads). Streets shall be designed to meet NCDOT requirements for possible future acceptance to the secondary road system. Maintenance of such streets shall be provided by the owner or operator of the park.
(1) All required right-of-way widths shall have an all-weather surface of gravel or equivalent material.
(2) Each lot in the park shall abut a street.
(3) Permanent dead-end streets or cul-de-sacs shall not exceed 500 feet in length and shall provide a turnaround of at least 80 feet in diameter.
(K) Each home shall be located at least 20 feet from any other home and 20 feet from any other permanent building within the park.
(L) Each lot or space shall meet the following minimum requirements for design/capacity:
Width | Depth | |
30,000 square feet (well/septic) | 100 feet | 200 feet |
20,000 square feet (public water/septic) | 100 feet | 150 feet |
15,000 square feet (public water/sewer) | 100 feet | 125 feet |
(M) Each park shall provide 400 square feet of recreation area for each manufactured home space that is less than 30,000 square feet in area. For lots or spaces of 30,000 square feet or more in area, no recreation area shall be required unless the park comprises more than 25 lots or spaces.
(N) Each lot or space shall not be located on ground susceptible to flooding.
(O) Sewage (wastewater) disposal facilities shall comply with the following:
(1) Adequate and sewage (wastewater) disposal facilities shall be provided in all manufactured/mobile home parks. A sewerage collection system shall be connected to a public or community sewerage system when such system is available and within 500 feet of a park. When such connection to a public or community system cannot be made, individual septic systems may be provided if the County Department of Environmental Health determines the soil, topography and groundwater conditions are favorable and issue an appropriate certificate of compliance as necessary.
(2) All sewerage disposal systems shall be designed, constructed and approved in accordance with the regulations for these systems as applicable with the County Department of Environmental Health and North Carolina Department of Health and Human Services under the provision of North Carolina General Statutes as applicable. The provisions of these regulations, and all amendments, are adopted by reference in accordance with the provisions of G.S. § 153A-47 and shall become part of this chapter as full as if set out herein.
(3) Each space or lot within the park shall be provided with at least a four inch diameter sewer connection pipe where collection systems are provided. The slope of any such portion thereof shall be at least one-fourth inch per foot and shall consist of one pipe line only without any branch fittings. The sewer riser pipe shall be so located on each space that the sewer connection to the home drain outlet will approximate a vertical position, shall extend at least four inches above ground level and shall have a concrete apron installed around the riser pipe at grade level. The apron shall be a minimum of four square feet in area (approximately two feet by two feet square) and shall be a minimum of four inches in thickness.
(4) All joints in the sewer connection pipe and sewer riser pipe shall be water tight and shall be constructed of similar approved materials. Pipe used for the sewer riser and sewer connection piping shall be semi-rigid, corrosion resistant, non-absorbent and durable. The inner lining shall be smooth.
(P) Storage areas of all items of a temporary nature such as lumber, pipe and other building materials stored for immediate use for construction shall be so maintained as to prevent rodent harborage and shall be stored at least one foot above ground.
(Q) Storage of all items of a permanent nature shall be in an approved, portable building with closing and lockable doors.
(R) As the potential for insect and rodent infestation exists, all exterior openings in or beneath any structure shall be appropriately screened with wire mesh or other suitable materials approved by the Warren County Department of Environmental Health. The underside of all homes, buildings and structures shall be underpinned or skirted of a material approve by the County Planning/Zoning and Code Enforcement Department (Code Enforcement Officers) within 90 days after a home, building or structure has bene placed and/or set up on a lot/space.
(S) The growth of brush, weeds and grass shall be controlled to prevent harborage of ticks, chiggers, snakes and other noxious insects or reptiles and to prevent the spread of fire. Parks shall be so maintained as to prevent the growth of ragweed, poison oak, poison ivy, poison sumac and other noxious weeds considered detrimental to health. Open area shall be maintained free of heavy undergrowth of any description.
(T) All streets within the park shall be adequately illuminated from sunset to sunrise. The minimum size street light shall be a 175-watt mercury-vapor (approximately 7,000 lumen class) or its equivalent and spaced at intervals not to exceed 300 feet.
(U) Registration of occupants. Every park owner or operator shall maintain an accurate register containing a record of all lessees or renters of spaces or lots in the park. The register shall contain the following:
(1) Name of lessee or renter;
(2) Manufactured/mobile home space or lot number.
(V) Inspection.
(1) Field inspections/code enforcement staff of the County Department of Environmental Health and County Planning/Zoning and Code Enforcement Department are hereby authorized and directed to make such inspections as are necessary to determine satisfactory compliance with the provisions of this chapter and special use permit provisions as stated in this subchapter. It shall be the duty of the owner(s) of the park to give these departments free access to such premises at reasonable times for the purposes of inspection.
(2) The person(s) to whom a certificate of occupancy and an approved special use permit for a manufactured/mobile home park are 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, sanitary condition.
(W) Existing manufactured/mobile home parks. Parks existing at the time of the adoption of this chapter shall be allowed to continue, but shall not be allowed to expand or increase in any manner unless such expansion meets fully the requirements of this chapter and subchapter.
(X) Variances. Where strict adherence to the provisions of this chapter and section would cause unnecessary hardship of topographical or other conditions peculiar to the site, the County Board of Adjustment may accept for a review a request for a variance and in accordance with the review procedures outlined in this chapter.
(Ord. passed 5-7-2018; Ord. passed 6-7-2021)