(A)   History. Recent conditions have dramatically altered the housing construction industry. Due to higher labor and materials costs, as well as higher interest rates, home buyers have searched for less expensive housing alternatives. To a certain extent, manufactured housing (see § 155.002) has provided a less costly alternative. Historically, however, manufactured housing was defined as a mobile home and thereby significantly restricted as to its placement. In 1981, the State General Assembly passed a new law, P.L. 312 effective July l, 1982, which provides that local zoning ordinances cannot totally exclude all manufactured housing. Consistent with P.L. 312, manufactured homes shall be permitted as detailed in §§ 155.017 and 155.018 provided the homes shall meet the following requirements and limitations.

      (1)   The dwelling shall meet the appropriate exterior appearance standards as set forth in division (B) below.

      (2)   The dwelling shall be sited in a district where the use is permitted in §§ 155.017 and 155.018.

      (3)   The dwelling shall receive a required permit and conform with the comprehensive plan and other ordinances of the county.

   (B)   Exterior appearance standards. Manufactured homes shall be classified as to acceptable compatibility or similarity in appearance with site-constructed residences as follows.

      (1)   A type I manufactured home shall:

         (a)   Have more than 950 square feet of occupied space in a double-section or larger multi-section unit.

         (b)   Be placed onto a permanent foundation.

         (c)   Utilize a permanent perimeter enclosure in accordance with approved installation standards, as specified in § 155.062.

         (d)   Be anchored to the ground, in accordance with the one- and two-family dwelling code and to the manufacturer’s specifications.

         (e)   Have wheels, axles, and hitch mechanisms removed.

         (f)   Have utilities connected, in accordance with the one- and two-family dwelling code and manufacturer’s specifications.

         (g)   Have siding material of a type customarily used on site-constructed residences. The Plan Commission’s designated administrator may compile a list of approved materials meeting the compatibility test (see approved materials list).

         (h)   Have roofing material of a type customarily used on site-constructed residences. The Plan Commission’s designated administrator may compile a list of approved materials meeting the compatibility test (see approved materials list).

      (2)   A type II manufactured home shall:

         (a)   Have more than 320 square feet of occupied space in a single, double, expando, or multi- section unit, including those with add-a-room units.

         (b)   Be placed onto a support system, in accordance with approved installation standards, as specified in § 155.062.

         (c)   Be enclosed with foundation siding/skirting, in accordance with approved installation standards, as specified in § 155.062.

         (d)   Be anchored to the ground, in accordance with manufacturer’s specifications or the ANSI/NFPA 501 A Installation Standards.

         (e)   Have utilities connected in accordance with manufacturer’s specifications or the ANSI/NFPA 501 A Installation Standards.

         (f)   Have siding material of a type customarily used on site-constructed residences. The Plan Commission’s designated administrator may compile a list of approved materials meeting the compatibility test (see approved materials list).

         (g)   Have roofing material of a type customarily used on site-constructed residences. The Plan Commission’s designated administrator may compile a list of approved materials meeting the compatibility test (see approved materials list).

(Ord. 28-1984, passed 8-14-84) Penalty, see § 155.999

   (A)   Compliance with state regulations. Mobile homes shall continue to be permitted in well-planned mobile home parks. Mobile homes and parks shall comply with all state regulations as well as the guidelines delineated in division (B) below.

   (B)   Exterior appearance standards. For purposes of determining appropriateness for placement, mobile homes shall:

      (1)   Have more than 320 square feet of occupied space.

      (2)   Be placed onto support system, in accordance with approved installation standards, as specified in § 155.062.

(Ord. 28-1984, passed 8-14-84) Penalty, see § 155.999

   All manufactured housing and mobile homes shall be located on their site respecting the following installation standards.

   (A)   Permanent perimeter enclosure. Those manufactured homes designated in this chapter as requiring a permanent perimeter enclosure must be set onto an excavated area, with foundations, footings, and crawl space or basement walls constructed in accordance with the terms of the one- and two-family dwelling code. The space between the floor joists of the home and excavated underfloor grade shall be completely enclosed with the permanent perimeter enclosure, except for required openings.

   (B)   Foundation siding/skirting for temporary structures.

      (1)   All manufactured or mobile homes without a permanent perimeter enclosure shall have an approved foundation siding/skirting enclosing the entire perimeter of the home. Foundation siding/skirting and back-up framing shall be weather-resistant, noncombustible or self- extinguishing materials, which blend with the exterior siding of the home. Below grade level and for a minimum distance of six inches above finish grade, the materials shall be unaffected by decay or oxidation. The siding shall be installed in accordance with manufacturer’s recommendations or approved equal standards.

      (2)   The siding shall be ventilated by openings, which shall have a net area of not less than 1-½ square feet for each 25 linear feet of exterior perimeter. The openings shall be covered with corrosion-resistant wire mesh not larger than one-half inch in any dimension. The underfloor area shall be provided with an 18-inch x 24- inch minimum size access crawl hole, which shall not be blocked by pipes, ducts, or other construction interfering with the accessibility of the underfloor space, or other approved access mechanism.

   (C)   Support system. Support systems for manufactured and mobile homes shall comply with the following specifications.

      (1)   All type I manufactured home load-bearing foundations shall be installed in conformance with the regulations in the one- and two-family dwelling code and with the manufacturer’s installation specifications.

      (2)   All type II manufactured homes and all mobile 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 ANSI/NFPA 501 A 1977 Installation Standards.

(Ord. 28-1984, passed 8-14-84) Penalty, see § 155.999

   Manufactured and mobile homes may be permitted under the following conditions, fees, and standards otherwise required by this chapter.

   (A)   Temporary residence. A temporary permit shall be issued to an applicant in the process of building a conventional dwelling to locate a manufactured or mobile home on a building lot during the course of construction of the dwelling. The permit shall not be issued until a building permit for the dwelling has been issued.

   (B)   Construction office. A temporary permit shall be issued to an applicant to use a manufactured or mobile home as a caretaker’s quarters or construction office at the job site.

   (C)   Length of permit. A temporary use permit may be issued, at the discretion of the Zoning Administrator, for a period not to exceed one year. The temporary permit may be renewed for additional six-month periods upon showing of good cause, and with permission to do so.

   (D)   Permit expiration. At the time the temporary permit expires, the manufactured or mobile home and all appurtenances shall be removed from the property within 30 days.

   (E)   Utility requirements. Manufactured or mobile homes used for temporary uses shall have an approved water supply, sewage disposal system, and utility connections, where appropriate, and at the discretion of the Plan Commission’s designated administrator.

   (F)   Permits. A temporary use permit shall be issued by the Zoning Administrator. The fee shall be $25 and is in addition to all other required permits for utilities and sewage disposal systems.

(Ord. 28-1984, passed 8-14-84) Penalty, see § 155.999

   Mobile home parks shall meet the following requirements.

   (A)   No mobile home park shall have an area of not less than five acres.

   (B)   Each mobile home site within the park shall have an area of at least 5,000 square feet.

   (C)   There shall be at least 30 feet between mobile homes.

   (D)   No mobile home shall be closer than 40 feet to an adjacent property.

   (E)   Not less than 10% of the gross area of the park must be improved for recreational activity of the residents of the park.

   (F)   The park shall be appropriately landscaped and screened from adjacent properties in accordance with an approved site plan. (See SCREENING, § 155.002.)

   (G)   All streets, sidewalks, and driveways shall be privately maintained and shall be constructed in accordance with the applicable standards contained in the subdivision regulations in Ch. 152.

(Ord. 28-1984, passed 8-14-84) Penalty, see § 155.999