Levan City Zoning Code

1. According to Section 108.4 of the 2003 International Building Codes, which the State of Utah adopted in January 2004, which states that “Any person who commences any work on a building, structure, electrical, gas mechanical or plumbing system before obtaining the necessary permits shall be subject to a fee established by the building official that shall be in addition to the required permit fees,” The building official has directed the Council to set a fine by resolution for building without a permit within Levan Town limits.
2. All applications for a building permit, except permits for re-roofing, siding, demolition, and remodeling when there is no change in structure size, must be accompanied by a plot plan drawn on a plat map available at the office of the Juab County Recorder.
3. Utility connection fees must be paid at the time the building permit is processed and issued.
4. The width of each dwelling shall not be less than twenty feet (20') at the narrowest point of its first floor exclusive of any garages, bay windows, room additions, or other similar appendages. Manufactured, modular, or mobile homes must be multiple sections, with each section having a minimum width of ten feet (10'). A basement shall not be considered as a first floor. The width shall be considered the lesser of the two primary dimensions.
5. Each dwelling shall have an engineered or code-approved, site-built, concrete or masonry, permanent foundation waterproofed below ground level and sealed above ground level according to USC. Manufactured homes must be permanently attached to the foundation according to manufacturer's installation instructions or an approved engineered foundation design. Each foundation shall have a minimum height of one foot (1') above the top back of the curb plus two percent (2%).
6. Each dwelling unit must be taxed as real property. If it is a manufactured home, affidavits as required by Utah Code Annotated Section (56-2-602) must be filed under that section and a copy thereof submitted to the town prior to receiving a certificate of occupancy and within fourteen (14) days of closing.
7. Each dwelling unit shall have exterior siding material of sufficient quality, durability, and resistance to the elements to satisfy the purpose of this chapter. Exterior siding material shall consist of brick, stucco, glass, metal lap, vinyl lap, or stone. Wood or hardwood must be pre-approved by the town building inspector. Any other siding materials must be approved by the town building inspector.
8. The roof of all dwelling units shall have a minimum pitch of 2'6":12' (except built-up gravel, see below). All units shall have eve overhangs of at least 6" excluding rain gutters, measured from the vertical side of the dwelling. The roof surface shall consist of wood shakes, asphalt, composition, wood shingles, tile, fiberglass, concrete, or built-up gravel. Built-up gravel roofs shall have a minimum pitch of 2':12'. All units shall have a minimum roof load of thirty (30) lb. per sq. ft.
9. Each dwelling unit that is a manufactured home must be installed either by an owner-builder registered with Levan Town or by a housing set-up contractor licensed by the Utah Division of Occupational and Professional Licensing. Each unit must be installed according to the accompanying manufacturer's set-up instructions. Hose bibs on manufactured homes must be of an approved, frost-proof, anti-siphon type. 

This ordinance requires that anyone selling an existing home must sell it with the minimum required lot size and the home must have an eighty foot (80’) frontage.

Ordinance 96-1 originally passed by the Levan Town Council the 10^th day of September 1996.

1. PURPOSE. The purpose of this section is to establish a classification system for classifying mobile homes, manufactured homes and modular homes and set standards and requirements which will ensure safe and healthy occupancy of these forms of housing in harmony with existing communities both economically, safely, and ascetically. "Furthermore, to regulate the placement and location of these forms of housing. 
   
   This Title shall not nullify the more restrictive provisions of other private covenants and agreements or other laws or general ordinances of the Town but shall prevail and take precedence over such provisions which are less restrictive. 
   
   
2. DEFINITIONS. Manufactured Housing Definition: For the purpose of this section all mobile homes, manufactured homes, and modular homes shall be referred to as manufactured housing units. 
   1. Manufactured Housing Units: A structure designed for use as a residential unit which is mass produced in a factory designed and constructed for the purpose of transporting to a site for installation and use when connected to required utilities, either an independent building or a module for combination with other elements to form a building on the site. 
   2. Classification System for Manufactured Housing Units: Establishes essential differences between manufactured housing units based on structural design, compatible appearance and special form. 
   3. Acceptable Similarity In Appearance Standards: These are standards that can be applied to any manufactured housing unit as defined which determines the acceptable similarity in exterior appearance of the housing unit to existing residential neighborhoods and includes the following features: Exterior finish, roof slopes, dimensions, visible foundation skirting, roofing materials, and other architectural features compatible to existing residential neighborhoods. 
3. CLASSIFICATION OF MANUFACTURED HOUSING UNITS. For the purpose of this section, manufactured housing units are divided into classes:
   1. Class A - Manufactured housing units certified as meeting uniform building code standards or HUD mobile home construction and safety standards, and approved as meeting standards as defined for' acceptable similarity in appearance, with a dimension standard of a minimum of 20 feet. 
   2. Class B - Manufacture housing units not meeting uniform building codes or HUD mobile home construction and safety standards, with a minimum dimension standard of 12 feet, but upon inspection found to be in good condition and safe for residential occupancy shall be classified as a Class B Manufactured Housing Unit. 
   3. Class C - Manufactured housing units, whether or not certified as meeting HUD or prior codes, found on inspection to be in poor condition and unsafe and/or unfit for residential occupancy. 
4. CLASSIFICATION OF MANUFACTURED HOUSING UNITS REQUIRED. The building inspector or zoning administrator shall classify all manufactured housing units as defined prior to the issuance of a building permit or occupancy permit. 
5. STANDARDS FOR CLASSIFICATION HOUSING UNITS. The building inspector or zoning administrator shall apply the following standards in the classification and evaluation of manufactured housing units: 
   1. All Class A and B manufactured housing units shall meet all requirements for residential housing units as set forth in the uniform building codes and HUD mobile home and safety standards. 
   2. Manufactured housing units shall be evaluated as meeting or not meeting dimension standards based on the following criteria: The main body of the house shall be generally rectangular, not too narrow in its least dimension (minimum of twenty [20] for Class A and twenty [20] for Class B). Apparent bulk shall be similar to other housing units in the neighborhood. 
   3. All exterior walls shall be non-reflectant and shall look like wood, masonry or stone regardless of their actual composition. 
   4. The roof shall be non-reflectant and appear to be shingled or tiled or built up roofs with marble chips, regardless of their actual composition. 
   5. The roof shall be pitched to a point not rounded or flat with a minimum of four foot (4’) run to each one foot (1’) rise. The minimum distance from the eves to the ridge shall be ten feet (10’).
   6. The visible foundation skirting shall be similar in appearance to foundations of residences in the neighborhood and shall be constructed of fire resistant materials either brick, stone or masonry. The foundation shall form a complete enclosure under the exterior walls. 
   7. Other architectural features shall include peculiar window or door designs that are not generally compatible to the existing residential neighborhood. 
   8. Odd ornamentation or bizarre colors that are not generally compatible to the existing residential neighborhood. 
6. PROHIBITATION ON MANUFACTURED HOUSING UNITS. 
   1. All Class A manufactured housing units as certified herein shall be permitted to be used as residential structures in any zone where permitted and in conformance with all other provisions of this code. 
   2. All Class B manufactured housing units as certified herein shall be restricted to mobile home parks or mobile home subdivisions and prohibited from placement in other lots or parcels within the community. Except for the following, Class B manufactured housing units may be' allowed based on temporary use, provided that a conditional use permit is secured for a period not to exceed one (1) year and provided a bond with conditions acceptable to the local jurisdiction in the amount of two hundred dollars ($200.00) is posted with a guarantee for removal of the housing unit upon expiration of the permit. 
      1. When temporarily located on a lot where a building or structure is being constructed. 
      2. When temporarily located as a contractor's office on a construction site or as a sales office for real estate. Not to exceed one (1) year. 
   3. All Class C manufactured housing units, whether or not certified as meeting HUD or prior codes, found on inspection to be in poor condition and unsafe and/or unfit for residential occupancy shall not be permitted within the community’s jurisdiction limits. 

1. DEFINITIONS. A home must meet all of the following conditions to qualify as Manufactured Housing;
   1. The manufactured home is identifiable by the manufacturer’s data plate bearing the date the unit was manufactured and a U.S. Department of Housing and Urban Development label attached to the exterior of the home certifying that the home was manufactured to federal standards.
   2. The manufactured home is installed in accordance with the accompanying manufacturers’s instructions for the manufactured home and in accordance with “The Standard for Manufactured Home Installations” adopted and published by the National Conference States on Building Codes and Standards.
   3. The manufactured home is installed by a factory built housing set-up contractor licensed by the Utah Division of Occupational and Professional Licensing.
   4. All additions to the structure, including, but not limited to, basements, foundations, garages, carports, patios, and decks shall comply with the International Residential Code.
2. ALLOWED USE. A manufactured Home is permitted use in any district which allows single family residential use, if it meets all requirements of that district.
3. REQUIREMENTS. Each manufactured home dwelling which is not located in an approved and licensed Mobile Home Park shall meet the following requirements:
   1. The dwelling unit shall comply with all requirements of the district in which it is located.
   2. The dwelling unit shall be certified under the National Manufactured Home Construction and Safety Standards Act of 1976 and shall not have been altered in violation of such certification.
   3. The dwelling unit must be taxed as real property the Title surrendered by an appropriate affidavit to the Utah State Tax Commission and said affidavit recorded in the County Recorder’s Office as provided by Utah Code Annotated 1953, Section 59-2-602, as amended.
   4. The dwelling unit shall be permanently connected to all required utilities.
   5. The dwelling unit must be mounted and attached on a permanent engineered foundation that is continuous reinforced, poured in place concrete footing and poured in place foundation wall or concrete block foundation that meets or exceeds the standards adopted and published by the National Conference of States on Building Codes and Standards (NCSBCS) for the installation of manufactured homes titled “The Standard for Manufactured Home Installations, Ansi 225.” There must be a porch landing at each exit door with minimum dimensions of three feet (3’) by three feet (3’) constructed to meet the requirements of the International Residential Code. All running gear, tongues, axles, and wheels must be removed at the time of installation. 
   6. At least sixty percent (60%) of the roof of the dwelling unit must be pitched at a minimum of 2.5:12 and shall have a roof surface of wood shakes, asphalt, composition or wood shingles, concrete, fiberglass or metal tiles, slate, or built up gravel materials. 
   7. The dwelling unit shall have exterior siding material consisting of wood, masonry, concrete, stucco, Masonite, metal or vinyl lap, or any material meeting the International Residential Code. The roof overhang shall not be less than eight inches (8”), including rain gutters which may be up to four inches (4”) of the required overhang, measured from the vertical side of the dwelling unit. The roof overhang requirement shall not apply to areas above porches, alcoves, and other appendages which together do not exceed one-fourth of the length of the structure. 
   8. The width of the dwelling unit shall be at least twenty feet (20’) at the narrowest point of its ground floor level for a length of at least forty feet (40’) exclusive of any garage area. Transportable sections must be at least ten feet (10’) wide, unless transportable in three (3) or more sections in which case only one section must be ten feet (10’) wide.