This ordinance shall be known as the "City of Lavonia, Georgia Manufactured Housing Ordinance."

(Ord. of 9-3-2002)

The purpose of this article is to provide standards and regulations to protect the health, safety, and general welfare of the residents of the City of Lavonia, Georgia. It is the intent of the city to encourage the provision of affordable housing in a general residential environment by permitting manufactured homes meeting the definition of dwelling, single-family as defined herein, in both R-1 and R-3 residential districts, with exception of the National Register Historical Districts as defined in section 102-270. All manufactured homes shall be subject to the requirements and procedures set forth herein to insure similarity in exterior appearance between such residentially designed manufactured homes and site-built dwellings which have been constructed under these and other lawful regulations on adjacent lots in the same district, zoning classifications, or general residential area.

(Ord. of 9-3-2002)

New or pre-owned manufactured homes (in general) means a structure, transportable in one or more sections, which, in the traveling mode, is eight body feet or more in width or 40 body feet or more in length, when erected on site, is 320 or more square feet in floor area, and which is built on a permanent chassis and designed to be used as a dwelling with or without a permanent foundation when connected to the required utilities, and includes the plumbing, heating, air-conditioning, and electrical systems contained therein; or a structure that otherwise comes within the definition of a "manufactured home" under the National Manufactured Housing Construction and Safety Standards Act of 1974, as amended (42 U.S.C. 5401-5445).

Type 1—SW manufactured home means a structure, transportable in one section, which, in the traveling mode is eight body feet or more in width or 40 body feet or more in length, when erected on site, is 320 or more square feet in floor area and is commonly called a "single-wide manufactured home".

Type 2—DW manufactured home means a structure, transportable in two or more sections, which, in the traveling mode is eight body feet or more in width or 40 body feet or more in length, when erected on site and permanently fastened together, is 320 or more square feet in floor area per section and is commonly called a "double-wide manufactured home".

Type 3—PO (pre-owned) manufactured homes means any manufactured home, either SW or DW, that has been previously used as a residential dwelling and has been titled.

(Ord. of 9-3-2002; Ord. of 10-4-2010, §§ I, II)

Manufactured homes qualifying as dwelling, single-family shall be allowed in R-1 residential zoning districts with the exception of the National Register Historical Districts as defined in section 102-269, and shall be regulated uniformly with other housing constructed on site, subject to requirements set forth in this article.

Compatibility standards for manufactured homes meeting the definition of dwelling, single-family are as follows:

(1)

Type 2—DW and Type 3—PODW manufactured homes qualifying as a dwelling, single-family shall be compared to site built and other housing in the immediate general area within the same zoning or residential district. Approval shall be granted upon finding that the manufactured home is substantially similar or superior in size, siding material, roof material, foundation, and general aesthetic appearance to site built or other forms of housing which may be permitted in the same general area under this article, or existing development, or proposed development in the same area.

(2)

All manufactured homes qualifying as a dwelling, single-family shall meet or exceed the appearance standards as set forth in section 102-274 of this article.

(Ord. of 9-3-2002; Ord. of 10-4-2010, § III)

No manufactured homes of any type will be allowed to locate or relocate within the boundaries of the National Register Historical Districts located on Roberts Street, West Avenue, Jones Street, Vickery Street, Hartwell Road, the Downtown Local Business District, or any proposed or future designated historical districts within the R-1 Residential zoned areas of the city.

(Ord. of 9-3-2002)

Any owner of a manufactured home, whether locating or relocating said manufactured home within the city shall file a manufactured Home Permit Application package as defined in subsection 102-272(d)(1) with the city clerk at city hall and pay the applicable fees as established by the mayor and council for a manufactured home permit (building permit).

(Ord. of 9-3-2002)

(a)

Only HUD Code-approved manufactured homes as defined in section 102-268 will be permitted to locate or relocate within the city for residential purposes. Furthermore, no such manufactured home shall be located into the city to be used for any purpose other than occupancy by its owner as his or her principal place of residence.

(b)

Minimum health and safety requirements. Every pre-owned manufactured home shall undergo an on-site pre-moving inspection by the city building inspector to certify compliance with the provisions of this section, including the following ten health and safety requirements, before being approved to relocate into the city and issued a certificate of occupancy:

(1)

HUD Code. Every pre-owned manufactured home located in the jurisdiction shall be in compliance with the Federal Manufactured Housing Construction and Safety Standards Act, 42 U.S.C. 5401-5445 (the HUD Code) and shall not have been altered in such a way that the home no longer meets the HUD Code.

(2)

Interior condition. Every floor, interior wall, and ceiling of a pre-owned manufactured home shall be in sound condition. Doors and windows shall be operable, watertight and in good working condition. The floor system shall be in sound condition and free of warping, holes, water damage, or deterioration.

(3)

Exterior condition. The exterior of all pre-owned manufactured homes shall be free of loose or rotting boards or timbers and any other conditions that might admit rain or moisture to the interior portions of the walls or to occupied spaces. The exterior siding shall be free of rot and rust. Roofs shall be structurally sound and have no obvious defects that might admit rain or cause moisture to collect on the interior portion of the home.

(4)

Sanitary facilities. Every plumbing fixture, water, and waste pipe of a pre-owned manufactured home shall be in a sanitary working condition when properly connected, and shall be free from leaks and obstructions. Each home shall contain a kitchen sink. Each bathroom shall contain a lavatory and water closet. At least one bathroom shall contain a tub and/or shower facilities. Each of these fixtures shall be checked upon being connected to ensure they are in good working condition.

(5)

Heating systems. Heating shall be safe and in working condition. Un-vented heaters shall be prohibited.

(6)

Electrical systems. Electrical systems (switches, receptacles, fixtures, etc.) shall be properly installed and wired and shall be in working condition. Distribution panels shall be in compliance with the approved listing, complete with required breakers, with all unused openings covered with solid covers approved and listed for that purpose. The home shall be subject to an electrical continuity test to assure that all metallic parts are properly bonded.

(7)

Hot water supply. Each home shall contain a water heater in safe and working condition.

(8)

Egress windows. Each bedroom of a manufactured home shall have at least one operable window of sufficient size to allow egress if necessary.

(9)

Ventilation. The kitchen in the home shall have at least one operating window or other ventilation device.

(10)

Smoke detectors. Each pre-owned manufactured home shall contain one operable battery-powered smoke detector in each bedroom and in the kitchen, which must be installed in accordance with the manufacturer's recommendations.

(c)

Site requirements.

(1)

Type 1—SW. All Type 1—SW single-wide manufactured homes shall be located in a designated manufactured home community or park zoned as R-3, multi-family. Single-wide manufactured homes are not allowed in any other residential zone within the city.

(2)

Type 2—DW. All Type 2—DW manufactured homes shall be located in an R-1 single-family residential zone, not within a designated historical district, and on an approved site where the minimum lot size shall be 10,000 square feet.

(3)

Type 3—POSW. All Type 3—POSW single-wide pre-owned manufactured homes shall be located in a designated manufactured home community or park zoned as R-3, multi-family. Single-wide manufactured homes are not allowed in any other residential zones within the city.

(4)

Type 3—PODW. All Type 3—PODW double-wide pre-owned manufactured homes shall be located in an R-1 single-family residential zone, not within a historical district, and on an approved lot where the minimum lot size shall be 10,000 square feet.

(d)

Application procedure. No manufactured home shall be moved into or within the city and occupied for residency until the six conditions outlined below have been satisfied in accordance with established administrative procedures:

(1)

Manufactured home permit application package. The manufactured home permit application package must include the following items:

a.

Completed application form.

b.

Copy of the proposed site plan including setbacks, garages, utility sheds.

c.

Septic tank permit (only if city sewer service is not available).

d.

Approved application for city water/sewer service.

e.

Receipt for applicable application fees paid.

f.

Receipt for applicable utility service deposits paid.

The completed application package must be submitted to the city building inspector for review and approval. Final approval by the mayor and council at the next regularly scheduled city council meeting held on the first Monday evening of each month shall be needed before any work progresses.

(2)

City sewer service/septic tank. The Lavonia Water/Sewer Superintendent must approve all city sewer service taps. If city sewer service is not available at the site, a septic tank permit must be obtained from the Franklin County Health Department and a septic tank installed for sewerage disposal.

(3)

Tax decal. Once the city clerk has issued a manufactured home permit, a valid tax decal must be obtained from the Tax Commissioner's Office of Franklin County and attached to the manufactured home.

(4)

Final installation. Final installation must comply with section 102-273 as enumerated below to obtain a certificate of occupancy from the city building inspector.

(5)

Final inspection. The city building inspector shall conduct a final inspection of the site and manufactured home installation and shall issue a certificate of occupancy if the standards for manufactured home installation enumerated in section 102-273 have been met.

(6)

Certificate of occupancy. No person may occupy a manufactured home without a certificate of occupancy issued by the city building inspector. A certificate of occupancy will be issued within five business days after the satisfactory final inspection by the city building inspector. Final utility connections will not be completed by any utility provider until this certificate has been issued.

The above requirements do not apply to recreational vehicles, as they are not acceptable for permanent occupancy and may only be used as a temporary residence a maximum of 30 consecutive days. All recreational vehicles located at any residence within the city limits must display a current Georgia tag and registration. A manufactured home permit (building permit) will not be issued for recreational vehicles.

(Ord. of 9-3-2002; Ord. of 10-4-2010, §§ IV, V)

(a)

Utility connections all manufactured homes must be permanently connected to water, sewerage, and electrical service.

(1)

Water. Water must be either from the Lavonia Water System or a well located on site if city water service is not available. Connections procedures must meet the most current International Plumbing Code requirements and must be freeze proof and belowground. The city building inspector must inspect all water connections.

(2)

Sewer. All plumbing of the septic tank system must meet the International Plumbing Code and/or all Franklin County Health Department requirements and inspections. All plumbing for a city sewer connection must be approved by the city water and sewer superintendent and inspected by the city building inspector.

(3)

Electrical. Electrical service must meet the requirements of the most recent International Electrical Code. All electrical connections must be inspected and approved by the city building inspector before issuance of the certificate of occupancy to the servicing power company for installation of permanent power service to the manufactured home.

(b)

Hauling mechanisms. The transportation mechanisms including the wheels, axles, hitch, and any other device or devices used in the transportation of the manufactured home to the site must be removed prior to final setup and skirting.

(c)

Footings/foundations/pier systems/skirting/tie-downs/steps and landings. All manufactured homes must be installed on a pier system, installed with permanent skirting, secured with tie down devices, and provided with steps and landings.

(1)

Footings. All piers shall be placed on a footing of solid concrete not less than 24 inches by 24 inches by six inches deep on compacted or undisturbed soil. (24" × 24" × 6").

(2)

Foundations. All permanent foundations must be installed according to the manufactured home installation specifications and the International Building Code.

(3)

Pier systems. Piers or load-bearing supports or devices shall be designed and constructed as per the manufactured home installation instructions to evenly distribute the loads. Piers shall be securely attached to the frame of the manufactured home or shall extend at least six inches from the centerline of the frame member. Manufactured load-bearing supports or devices shall be listed or approved for the use intended, or piers shall be constructed as follows:

a.

Piers less than 40 inches in height shall be constructed of open or closed cell, eight-inch by eight-inch by 16-inch concrete blocks with the open cells vertically placed upon the footer. Single-stacked block piers shall be installed with the 16-inch dimensions perpendicular to the main frame. The piers shall be covered with a two-inch by eight-inch by 16-inch pressure treated wood or concrete cap.

b.

Piers between 40 and 72 inches in height and all corner piers over three blocks high shall be double-blocked with blocks interlocked and capped with four-inch by 16-inch by 16-inch solid concrete block or equivalent.

c.

Piers up to a maximum allowable height of 80 inches shall be constructed in accordance with the previous requirements and shall also be laid in concrete mortar and steel-reinforcing bars inserted into the block cells and then filled with concrete.

(4)

Skirting. The entire perimeter between the bottom of the structure and the ground of each manufactured home shall be skirted or underpinned with brick, masonry, or finished concrete. All skirting shall be installed according to the manufacturers' installation and instructions so that the entirety of the perimeter of the undercarriage of the manufactured home is enclosed except for proper ventilation and/or access openings.

(5)

Tie-downs. Each manufactured home shall have tie-downs or other devices securing the stability of the manufactured home as per the Installation of Manufactured Homes and Mobile Homes Rules and Regulations established and published by Georgia Safety Fire Commissioner (O.C.G.A. 8-2-160 et seq.).

a.

The requirements for units 14 feet and less in width include two types of anchorage; over the top tie-downs to restrict overturning and frame tie-downs to restrict the unit from being pushed from its piers.

b.

The requirements for units over 14 feet in width (commonly called "double-wides") require frame tie-downs only.

(6)

Steps and landings. Steps and landings are required at each exterior doorway and shall be constructed to the standards of the International Building Code for stairway and landing construction. Landings constructed at front entry doorways must be a minimum of 48 inches by 72 inches (48" × 72"); and rear entry doorways, a minimum of 36 inches by 48 inches (36" × 48"). All landings shall extend a minimum of six inches beyond the edges of each exterior doorway.

(Ord. of 9-3-2002; Ord. of 11-3-2003(2); Ord. of 10-4-2010, § VI)

Appearance standards shall apply to all single-family dwellings including site-built homes, industrialized housing, and manufactured homes. Approval shall be granted upon the finding by mayor and city council that such development shall meet or exceed the following appearance standards:

APPEARANCE STANDARDS FOR SINGLE-FAMILY DWELLINGS

LEGEND

1.

The roof shall have a surface of wood shakes, asphalt composition shingles, wood shingles, concrete, fiberglass or metal tiles, slate, metal, built-up gravel materials, or other such materials as recommended by the city building inspector and approved by the mayor and city council.

2.

The exterior siding materials shall consist of wood, masonry, concrete, stucco, metal, vinyl, masonite, or other materials of like appearance.

3.

The permanent foundation shall meet the requirements of the International Building Code. For a Type 2—DW or Type 3—PODW manufactured home, a masonry curtain wall unpierced except for the required ventilation and access must be installed so that it encloses the area under the manufactured home to the ground level.

4.

For manufactured homes: all towing devices such as wheels, axles, and hitches must be removed before final installation.

5.

For manufactured homes: at the front entry doorway there must be a landing that is a minimum of 48" × 72"; at the rear entry doorway there must be a landing that is a minimum of 36" × 48"; and each shall extend a minimum of 6" beyond the edges of the exterior doorway.

6.

The single-family dwelling must be constructed according to the standards established either by the state minimum standard codes as amended from time to time for site-built homes, or by the National Manufactured Housing Construction and Safety Standards Act for manufactured homes, or the State of Georgia Industrialized Building Act for residential industrialized buildings. Each of these codes shall be applicable to the specific structure to which it applies.

(Ord. of 9-3-2002; Ord. of 10-4-2010, §§ VI, VII)