The purpose of the article is to provide standards and regulations to protect the health, safety and general welfare of the citizen of the county. The county recognizes that manufactured housing meets the needs of many county residents for affordable housing and is compatible with site-built housing if developed in accordance with comparable standards. These regulations shall govern the use and operation of all manufactured homes on single lots or within parks used for permanent residential occupancy, as well as recreational vehicle parks used for temporary occupancy, in the unincorporated county. It is the intent of these regulations to empower the county planning commission, the county health department, and the building inspections department to review the development of manufactured home sites, manufactured home parks, and recreational vehicle parks, within the unincorporated areas of the county for the purposes stated in this article.

(Ord. No. 80-100, § 11.1, 1-12-1999)

(a)

Nonconforming use. Nonconforming mobile/manufactured home parks lawfully existing at the time of adoption of the ordinance from which this article is derived may be continued, but if such nonconforming use is discontinued for a period of 90 days, the manufactured home park shall be made to conform with the requirements of these regulations prior to its being occupied again. Any expansion or addition to an existing manufactured home park shall be in compliance with these regulations, as amended.

(b)

Location disclosure and decal requirement. Every person holding title to, or possession of, a manufactured home which is placed or located within the limits of the county, shall report the location of, and obtain a location decal for, said manufactured home from the tax commissioner, of the county annually, no later than April 1 of each year. Such location decal shall be designed in such manner and affixed to the manufactured home in such manner as to cause it to be easily visible for inspection.

(c)

Issuance of permit. Any owner of a manufactured home, whether locating or relocating said manufactured home, shall obtain a permit from the building inspector of the county indicating compliance with all applicable codes before any person are authorized to occupy any newly installed manufactured home.

(d)

Permit application procedures. A manufactured home permit to move a manufactured home into or within the county shall not be issued by the county building inspector until the following conditions have been met in accordance with established administrative procedures:

(1)

A valid location decal must be issued from the tax commissioners' office and attached to the manufactured home.

(2)

All manufactured homes located in the county shall be a model year 1985 or later.

(3)

All manufactured homes must be located at an approved manufactured home space, or in an approved manufactured home park subject to the requirements of this article.

(4)

For individual lots not approved under the manufactured home park regulations, a sanitary permit must be obtained from the county health department for on site sewage disposal, or in the event that sewer will be provided, a letter shall be provided by the local government providing the service verifying they will allow public sewer hookup.

(5)

For purposes of this section, the tax commissioner shall issue the aforementioned location decal, the building inspector shall issue the aforementioned building permit, and the health department shall mention the aforementioned sanitary permit. Upon issuance of the required permits, a manufactured home may be moved into the county or within the county and installed for occupancy.

(6)

All manufactured homes located on individual lots will adhere to the appearance standards set forth in article II of this chapter. The type of appearance standard required will depend on the zoning district where the manufactured home is located.

(7)

All manufactured homes to be located in the county shall not be more than 20 years old, measured from the year they are issued a permit.

No zoning district in the county will permit location of a mobile home built before June 1, 1976. There shall be no permits issued for mobile homes built prior to June 1, 1976.

(e)

Exception to the issuance of a building permit. A building permit shall be required to locate a manufactured home in the county except under the following condition:

(1)

Manufactured homes may be brought in the county and located on a sales lot of a state approved dealer as listed in the office of the state safety fire commissioner for sale without a building or sanitary permit.

(2)

However, under no exceptions shall any manufactured home, which is located on a sales lot, be occupied unless all permit requirements in these regulations are met. Installation must comply with the rules and regulations for manufactured homes, chapter 120-3-7, appendix A, made and promulgated by the state safety fire commissioner, pursuant to authority set forth in Ga. Adm. Code § 120-3-7 (Comp. R. & Regs. § 120-3-7).

(f)

Provision for temporary power after the issuance of a building permit. The building inspector; after inspection, is authorized to permit the applicable power company to provide temporary power not to exceed 120 volts for the express purpose of completing necessary construction and installation of the manufactured home. This provision specifically does not authorize permanent power hookup or occupancy of the manufactured home. It shall be unlawful for temporary power to be utilized on a permanent basis or for occupancy of said home.

(g)

Minimum construction standards. Each newly installed manufactured home in the county shall conform to the minimum construction standards required by U.S. Housing and Urban Development (HUD), as required by the National Mobile Home and Safety Standards Act of 1974, 42 USC 5401 et seq., before that manufactured home is entitled to receive any utility service to said manufactured home. It is the intent of this section to prohibit moving manufactured homes into the county that do not conform to the applicable housing and urban development construction standards, as expressed in 42 USC 5401 et seq., and regulations established pursuant to that act. To that end, no manufactured home shall be allowed to locate or relocate for permanent or temporary occupancy in this county unless that manufactured home complies with the minimum construction standards required by HUD, which compliance must be evidenced by the affixation of a permanent label or tag certifying the compliance. Manufactured homes which do not display certification compliance shall not be eligible for a county building and/or occupancy permit. Any manufactured home in the county which legally exists at the time of adoption of the ordinance from which this article is derived that does display certification compliance shall not be required to have certification. However, any manufactured home which does not display certification shall be considered a nonconforming structure and shall not be relocated to any other site within the county.

(h)

Installation requirements. All newly installed manufactured homes shall be permanently connected to water, sewerage and electrical service in compliance with applicable health codes and chapter 120-3-7, Rules and Regulations for Manufactured Homes, Ga. Adm. Code § 120-3-7 (Comp. R. & Regs. § 120-3-7) made and promulgated by the state safety fire commissioner. All manufactured homes shall be installed on an approved pier system and secured with approved tie-down devices, an approved plumbing system, an approved electrical system and an approved landing at each exit as required by the aforementioned rules, regulations and in compliance with appearance standards for the appropriate zoning district. Each manufactured home shall be installed such that the finished floor level of the manufactured home shall not exceed an average height higher than 80 inches in elevation from the finished grades, in accordance with chapter 120-3-7, Ga. Adm. Code § 120-3-7 (Comp. R. & Regs. § 120-3-7). All manufactured homes shall be installed to meet the manufacturer's regulations. At the time of inspection, the space beneath each manufactured home shall be enclosed, with the exception of ventilation and access openings, and according to the appearance provisions in section 46-99. The residential zone of each manufactured home will dictate which type it must meet (see permitted use table 46-101). At the time of request for building permit number of ventilation openings shall be set by codes enforcement. The standards are more specifically explained in the rules and regulations for manufactured homes. The enclosing materials shall extend from the lower edge of the exterior walls of the manufactured home to the ground surface level of the paid on which it is located. All ventilation and access openings shall be covered with wire-mesh screen or its equivalent.

(i)

Inspection for manufactured homes. The following requirements shall pertain to the installation of manufactured homes on individual lots or in parks.

(1)

Foundation. The building inspector shall require the foundation to be inspected to ensure compliance with the rules and regulations for manufactured homes, as may be subsequently revised. These rules and regulations for manufactured homes are incorporated as a part of this article by reference. Until the foundation is inspected and approved by the building inspector, no additional work will be approved.

(2)

Plumbing. The building inspector shall require the external plumbing system to be inspected, including water and sewage hookups, to ensure compliance with appropriate, applicable, accepted plumbing codes used by the building inspector for site-built homes. Until the plumbing system is inspected and approved by the building inspector, no additional work will be approved.

(3)

On-site sewerage. Where individual on-site sewerage systems are installed with public or community water systems, the minimum lot size shall be no less than required in the zoning district in which the home is located. All on site sewerage systems shall be subject to county health department approval. Where individual on-site sewerage systems are installed in conjunction with private water systems, the minimum lot size shall be no less than 40,000 square feet.

(4)

Stairs and landings. The building inspector shall require stairs and landings to comply with Ga. Adm. Code § 120-3-7 (Comp. R. & Regs. § 120-3-7).

(5)

Electrical. The building inspector shall require inspection of the electrical system to ensure compliance with the rules and regulations for manufactured homes and the current national electrical code, as amended.

(6)

Gas. The building inspector shall require inspection of the gas system to ensure compliance with the current standard gas code, as amended.

(7)

Inspection compliance. Until these inspections have been made and the manufactured home is found to be in compliance with all applicable codes, no permanent power may be installed, and no occupancy shall be permitted. Evidence of compliance will be shown by written documentation provided to the applicant and a sticker attached to the electrical meter base.

(j)

Occupancy of recreational vehicles. No recreational vehicle shall be permanently occupied within any manufactured home park development nor connected to permanent water or electrical power and no manufactured home location permits shall be issued for recreational vehicles.

(Ord. No. 80-100, § 11.2, 1-12-1999; Ord. of 9-11-2007, § 11.2-4)

(a)

Procedures for development. All manufactured home parks developed after adoption of the ordinance from which this section is derived shall meet the following site plan requirements:

(1)

Site plan approval required. All manufactured home park developments shall require site plan approval by the planning commission in accordance with the procedures and requirements established herein. Site plans required herein for the placement of three or more residential units shall contain the seal of a state registered engineer or surveyor. No building permits shall be issued for sites within any development until final approval is granted subject to all park plan requirements.

(2)

Park plan submittal requirements. All park plans shall be submitted to the building inspector or zoning administrator accompanied by the required fee payment as established by the county.

(3)

Applicant information. The name of the proposed park, and the name, address and telephone number of the applicant.

(4)

Map and description. Location map and legal description of the manufactured home park, north arrow (designated magnetic or true).

(5)

Plans to scale. Complete plans to scale of one inch equals not more than 100 feet and specifications of the proposed park showing:

a.

The area and dimensions of the tract of land; including topographic data at a contour interval of not more than five feet or an interval appropriate for decision making on the tract; and including the location and type of soils on the tract. Statement of accuracy signed by surveyor or engineer as applicable.

b.

The number, location and dimensions of all manufactured home lots.

c.

The location and width of streets; the location and size of drainage mechanisms proposed, including the size of each application drainage area.

d.

The location of service buildings (laundry service, office, community building, etc.) and other proposed structures.

e.

The location of water and sewer lines and riser pipes.

f.

Plans and specifications of the water supply and refuse and sewerage disposal facilities.

g.

Plans and specifications of all buildings constructed or to be constructed with the park.

h.

The location of street lights, if applicable.

i.

The location of bulk refuse containers, perimeter walls, and park identification signs.

j.

A soil erosion and sedimentation plan meeting the requirements of the Soil Erosion and Sedimentation Act.

k.

Certification from the appropriate authority on water and sewer acceptability.

(6)

Development compliance. All required improvements, according to the site plan approved by the planning commission, shall be installed in each phase before the issuance of building permits.

(b)

Regulations. Site plan regulation shall be as follows:

(1)

Soil and ground cover requirements. Exposed ground surfaces in all parts of every manufactured home park shall adhere to the following:

a.

All streets shall be constructed so as to reduce dust, and in accordance with stipulations as shall be required by the county engineer to ensure properly constructed streets.

b.

All areas designated as yards shall be planted with grass or acceptable vegetative shrubs or flowers.

c.

Any walkways to front or back entrances shall be covered with stone or other solid material capable of preventing soil erosion and eliminating objectionable dust.

d.

Location and frontage. A manufactured home park development shall be located on property with a minimum frontage of 100 feet on a public street.

(2)

Site drainage requirements. The ground surface in all parts of every park site shall be graded and equipped to drain all water in a safe, efficient manner.

(3)

Streets. All mobile manufactured home parks shall contain a street system designed to provide convenient circulation within the park, and shall have one unobstructed access to a public street or highway. The following requirements shall apply to the development of the park street system:

a.

All internal streets shall meet the minimum requirements of the county for all weather drives.

b.

All culs-de-sac shall be constructed with a minimum 50-foot radius.

c.

All park streets shall be maintained a state of good repair at all times by the owner of the park.

d.

Street design, base preparations, and surface construction materials shall meet the requirements of the county street and road standards. Written approval of the street system by the county engineer shall be required before the first building permit is issued.

(4)

Off-street parking requirements. A minimum of two off-street parking spaces per lot shall be provided in all manufactured home parks for the use of park occupants and guests.

(5)

Lot area and width. A manufactured home park development shall have a minimum area of ten contiguous acres with 30 percent for streets and other improvements. Individual unit spaces shall consist of 12,000 square feet per unit. Individual unit spaces shall comply with per unit minimum for multifamily districts as stated in table 46-101.

(6)

Recreation and other community facilities. Not less than ten percent of the total area of the development shall be devoted to recreation and other facilities.

(7)

Setbacks required. The setback requirements shall be as follows:

a.

No manufactured home or accessory building or structure shall be located closer than 50 feet to any park perimeter property boundary.

b.

Each manufactured home shall be setback from any other manufactured home by at least 40 feet.

c.

There shall be a minimum distance of 25 feet between any individual manufactured home and an adjoining street, common parking areas, or other common areas.

(8)

Perimeter buffer required. An undisturbed buffer consisting of trees and other landscaping material, at least 50 feet in width, shall be provided and maintained around the entire exterior perimeter of a manufactured home park; provided, however, any underground utilities may be placed within this buffer, but no closer than 25 feet from the perimeter of the park boundary. The property owner shall be responsible for the maintenance of the buffer, which shall be so maintained as to present a neat and orderly appearance and shall be kept free from refuse and debris.

(9)

Lighting. All manufactured home parks shall have lighting of height, spacing and intensity so that each home site's access and parking is appropriately illuminated. Mercury vapor, or high- or low-pressure sodium lights shall be installed at not more than 200 feet intervals with a minimum height of 18 feet.

(10)

Water supply. The water supply system requirements shall be as follows:

a.

Governmental water system. All manufactured homes parks shall connect to an existing public water system if such system is located within 1,000 feet of the proposed park. The availability and adequacy of a public water supply shall be confirmed by the applicable agency having jurisdiction. If the public water supply is determined to be unavailable or inadequate for service, the planning commission may waive the requirement and allow an alternative water supply source.

b.

Nongovernmental water system. If a single well is proposed to serve 15 or more service connections, or 25 or more persons, then such well and water distribution system must meet the standards for a community water system in accordance with the rules of state department of natural resources, environmental protection division, Ga. Adm. Code § 391-3-5 et seq. (Ga. Comp. R. & Regs. § 391-3-5 et seq.), Rules for Safe Drinking Water, as amended.

c.

Individual water system. If individual wells are used, each well may be permitted to serve up to four service connections, provided that the construction method of each well shall meet the standards in accordance with the Georgia Annotated Code 12-5-138, The Water Well Standard Act of 1991, as amended.

(11)

Sewerage disposal and treatment. All manufactured home parks shall be required to provide either:

a.

A public or community sewerage treatment system approved by the state department of human resources; or

b.

An on-site sewerage management system approved by the county health department.

(12)

Electrical. All electric installations shall meet the requirements of the current National Electrical Code, as amended.

(13)

Refuse collection facilities. Each manufactured home park shall be provided with a sanitary method of solid waste collection and disposal. Collection facilities shall be either in the form of bulk containers (dumpsters) of sufficient size and adequately distributed throughout the park to meet the needs of the park residents, or at least two individually covered refuse containers having a capacity of 30 gallons of less for each occupied lot. Bulk containers shall either be enclosed with a minimum of four feet high chain link fence and placed upon a concrete pad, extending at least 18 inches around each container perimeter. If individual containers are utilized, standards must be provided to hold the refuse containers upright. Collection services shall be provided at least once weekly and conveyed to the nearest approved sanitary landfill. Refuse areas shall be maintained in a clean, sanitary manner so as not to attract, harbor or breed insects, rodents or any manner of vermin or pest.

(14)

Service buildings. Accessory structures and community service facilities are hereby permitted for the convenience and well-being of park residents. Such structures shall conform to the state building codes adopted by the county, as amended, and may include, but are not limited to the following uses:

a.

Park management offices, repair shops, and storage.

b.

Community postal facilities.

c.

Indoor community recreation areas.

d.

Commercial uses supplying essential goods or services for park residents.

(c)

Miscellaneous requirements. The miscellaneous requirements shall be as follows:

(1)

Listings of manufactured homes required. Every person, or other entity owning or operating a manufactured home park, and each such entity engaged in the sale or rental of manufactured homes or lots upon which to place them, shall furnish the tax commissioner of the county on January 1 and July 1 of each year with a complete list of all manufactured homes parked or rented or otherwise located upon the property of the entity or in a park operated by an entity.

(2)

Restrictions on occupancy. A manufactured home shall not be occupied for dwelling purposes, unless it has met the installation requirements in this article upon inspection by the building inspector of the county.

(Ord. No. 80-100, § 11.3, 1-12-1999)

(a)

Permissible districts. RV parks shall be allowed in districts as shown in table 46-101, and shall comply with the regulations of this article. RV parks are for the convenience of tourists and or transient visitors to the county for 30 days per year and shall not be used as permanent housing in the confines of the county.

(b)

Recreational vehicles. Recreational vehicles are allowed as a temporary residence. They shall be placed in a recreational vehicle park only and residents which own recreational vehicles shall not be allowed to rent RV's or to attach RV's to electrical or water hookups in yards of single-family or multi-residential areas. RV's shall not be located in manufactured home parks. RV's shall not be rented or otherwise occupied as a permanent residence.

(c)

Site plan requirement. Any proposed RV park shall submit to the planning commission for approval a site plan, which shall conform to the regulations set forth in section 46-292. A plat is required.

(d)

Soil erosion and sedimentation control permit. Soil erosion and sedimentation control permit shall be required prior to any grading or installation of facilities. The permit shall be issued by the the county commissioners' office.

(e)

Development standards. All RV parks located in unincorporated the county shall conform to the following development standards:

(1)

Lot area. Each individual space for uses by a RV shall be 1,000 sq. feet. The lot area shall be graded and gravel inserted and surrounded on three sides by landscape timbers or other similar material, to ensure space provided for the RV to park is level and capable of sedimentation and erosion control.

(2)

Minimum lot size. For the purpose of the development of a RV park the minimum lot size shall be five acres.

(3)

Access. The access drive to any RV park from the public road with which it intersects shall be paved a minimum of 75 feet in length from the drive's intersection with the property line.

(4)

Shower facility. Any RV park shall provide one shower and restroom facility for every six rental spaces.

(5)

Electrical. Each individual space shall provide electrical hookup for the RV in accordance with current national electrical code as amended.

(6)

Water. Each individual space shall provide water source for the RV to fill water storage tanks.

(7)

Individual spaces. Individual spaces in the park shall include a picnic table and benches constructed of concrete or pressure treated wood and bolted construction. Each space must also have a charcoal grill constructed of wrought iron or other similar material, permanently attached to a concrete pad. There shall be no more than 18 spaces in any park regardless of acreage.

(8)

Streets. Streets, which provide access to the individual spaces, shall be constructed to the county standards and shall be of all weather construction. Park owner and not the responsibility of the county shall maintain the street system.

(9)

Solid waste. Each RV park shall be provided with a sanitary method of solid waste collection and disposal. Collection facilities shall be either in the form of bulk containers (dumpsters) of sufficient size and adequately distributed throughout the park to meet the needs of the park residents, or at least two individually covered refuse containers having a capacity of 30 gallons or more each for each occupied lot. Bulk containers shall either be enclosed with a minimum of four feet high chainlink fence or placed upon a concrete pad, extending at least 18 inches around each container perimeter. If individual containers are utilized, stands must be provided to hold the refuse containers upright. Collection services shall be provided at least once weekly and conveyed to the nearest approved sanitary landfill. Refuse areas shall be maintained in a clean, sanitary manner so as not to attract, harbor or breed insects, rodents or any manner of vermin or pest.

(10)

Frontage. The RV park shall position individual spaces so RV's shall be reverse frontage to U.S., state, county, or local roads, with street system constructed and maintained by park owner. Interior street system for park shall be constructed to county standards and approved by county engineer.

(11)

Waste water treatment facility. All RV parks shall have a minimum of one wastewater treatment disposal system approved by the county health department for every six spaces. Each system shall be a minimum of 1,000-gallon capacity.

(f)

Owner requirements. RV park owner is responsible for maintaining a registry of each vehicle or dwelling making use of his park. Said registry shall list the names of the occupants, the description of the vehicle to include tag and identification number, and the date of arrival. An administration fee of $1.00 per vehicle, per registration, will be collected, and remitted to the commissioners' office monthly. The county codes officer will check registrations weekly or as needed.

(Ord. No. 80-100, § 11.4, 1-12-1999; Ord. of 4-9-2002, § 1(exh. A))