Northlake City Zoning Code
ARTICLE 6
Manufactured Homes
§ 6.1 Manufactured Home Subdivisions.
A.
Purpose.
The provisions of this section are established to:
1.
Recognize that certain areas of the Town may be suitable for HUD-code manufactured homes.
2.
Provide adequate space and site diversification for residential purposes designed to accommodate the peculiarities and design criteria of manufactured homes, along with single-family residences.
3.
Provide adequate provisions for vehicular and pedestrian circulation.
4.
Promote housing densities appropriate to and compatible with existing and proposed public support facilities.
5.
Promote the most desirable use of land and direction of building development
6.
Promote stability of development
B.
Plat Required.
Prior to development of any Manufactured Home Subdivision, a final plat must be approved and filed for record in accordance with section 12.10. No permit shall be issued for the placement of any manufactured home on any property that is not located on a legally platted lot of record.
1.
Minimum Site Requirements.
a.
Minimum Lot Area.
The minimum lot area for any lot within a manufactured home subdivision shall be in accordance with Table 5.1.
2.
Open Space Requirements.
a.
The minimum front, side and rear yard setbacks shall be in accordance with Table 5.1.
b.
Accessory structures on each lot shall have a minimum setback from any lot line of at least ten (10') feet.
c.
The minimum distance between manufactured homes on separate lots at any point shall be twenty-five (25') feet.
4.
Soil and ground cover.
Exposed ground surfaces in all parts of every manufactured home subdivision shall be paved or protected with a vegetative ground cover that is capable of preventing soil erosion and of eliminating dust[.]
5.
Drainage.
The ground surface in all parts of a manufactured home subdivision shall be graded and equipped to drain all surface water away from the manufactured home spaces. All drainage shall conform to the Engineering Design Manual.
C.
Street lighting.
Street lighting within a manufactured home park or manufactured home subdivision shall be provided by the developer or property owner along all internal streets. Streetlights will be installed in accordance with the Engineering Design Manual.
D.
Parking Requirements.
A minimum of two (2) parking spaces shall be provided for each manufactured home space. Each parking space will be a minimum of ten (10') feet by twenty (20') feet. Each parking space shall be constructed of concrete and located to eliminate interference with access to parking areas provided for other manufactured homes and for public parking. Required parking spaces shall not obstruct pedestrian walkways.
E.
Carports.
1.
A carport may not be constructed in such a way that any part of the structure encroaches into a required setback as set by the underlying zoning district;
2.
The maximum height of the carport entry shall be ten (10') feet;
3.
Driveways to the carport and parking spaces under the carport shall be constructed of concrete;
4.
Parking spaces shall be a minimum of ten (10') feet by twenty (20') feet;
5.
The carport shall be structurally sound as determined by the Town Manager or his/her designee;
6.
The carport must not drain directly or indirectly onto neighboring properties.
F.
Manufactured Home Installation.
In addition to the requirements of any building code and fire code, manufactured homes shall be installed in accordance with the following criteria:
1.
Axle and hitch assemblies shall be removed at the time of placement on the foundation.
2.
Each manufactured home shall be totally skirted with masonry or other non-degradable, fire-resistant material which is compatible with the design and exterior materials of the primary structure.
a.
Skirting with the necessary vents, screens and/or openings shall be required on all manufactured homes and shall be installed within thirty (30) days of the placement of the manufactured home.
b.
Skirting, porches, awnings and other additions, when installed, shall be maintained in good repair. The use of space immediately underneath a manufactured home for storage shall be permitted only under the following conditions:
G.
Fire Safety Standards.
1.
Access for Firefighting.
Approaches to all manufactured homes shall be kept clear for firefighting.
2.
Water Supply Facilities for Fire Department Operations.
Water supply facilities for fire department operations shall be connected to an available water supply. The adequacy of the water supply for firefighting requirements shall be determined by the Town Manager or his/her designee. The manufactured home subdivision shall provide standard hydrants acceptable to the Town located within five hundred (500') feet of all manufactured home lots, measured along the driveways or streets. Fire hydrants will be subject to periodic inspection by the Town.
H.
Recreation Area.
All manufactured home subdivisions shall be required to dedicate parkland in accordance with section 9.9 of this UDC.
I.
Utilities.
All utilities, including but not limited to electrical wiring, natural gas, telephone, cable, internet and security systems, shall be installed underground and shall be maintained in accordance with applicable codes and regulations for such systems.
J.
Miscellaneous Requirements.
1.
Every lot owner within a manufactured home subdivision shall be responsible for ensuring compliance with all requirements of this UDC including proper installation of the manufactured home, proper installation of all utility connections and proper tie-down of the manufactured home.
(Ordinance 13-0124A adopted 1/24/13; Ordinance 23-0126B adopted 1/26/2023)
§ 6.2 Manufactured Home Parks.
A.
Purpose.
The provisions of this section are established to:
1.
Provide adequate space and site diversification for residential purposes designed to accommodate the peculiarities and design criteria of manufactured homes, along with single-family residences.
2.
Provide adequate provisions for vehicular and pedestrian circulation.
3.
Promote housing densities appropriate to and compatible with existing and proposed public support facilities.
4.
Promote the most desirable use of land and direction of building development
5.
Promote stability of development
B.
Plat Required.
Prior to development of any Manufactured Home Park, a final plat must be approved and filed for record in accordance with section 12.10. No permit shall be issued for the placement of any manufactured home on any property that is not located on a legally platted lot of record unless the park was properly zoned and in operation at the time of adoption of this UDC.
C.
Minimum Site Requirements.
1.
Minimum Space Area.
Manufactured home parks shall have a minimum lot area meeting the requirements of Table 5.1. Each manufactured home space shall have a minimum space size of sixty feet (60') by one hundred ten feet (110') for each manufactured home.
2.
Open Space Requirements.
a.
The minimum front yard setback for each manufactured home space shall be twenty-five feet (25') from the nearest corner of the manufactured home to the front line of the manufactured home lot or space.
b.
No manufactured home shall be closer than ten feet (10') from any side space line or twenty-five feet (25') to a space line adjoining a public street.
c.
For other structures on each space, the minimum setback from any space line shall be at least ten feet (10').
d.
The minimum distance between manufactured homes at any point shall be twenty-five feet (25').
3.
Height regulations.
a.
The maximum height for any structure in the manufactured home park shall be thirty-five feet (35') and one story.
4.
Soil and ground cover.
Exposed ground surfaces in all parts of every manufactured home park shall be paved or protected with a vegetative ground cover that is capable of preventing soil erosion and of eliminating dust.
5.
Drainage.
The ground surface in all parts of a manufactured home park shall be graded and equipped to drain all surface water away from the manufactured home spaces.
6.
Storage Facilities.
A maximum one hundred twenty (120) square foot accessory building may be provided on every manufactured home space to be utilized solely for storage of personal items belonging to the owner or tenant of the space. In lieu of individual accessory buildings on each lot or space, self-storage facilities may be provided to provide adequate storage. Where provided, storage facilities shall be designed in a manner that will enhance the appearance of the manufactured home park or manufactured home subdivision and shall be one hundred (100%) percent masonry, excluding doors and windows. Storage outside of approved storage facilities shall be prohibited.
D.
Access, Traffic Circulation and Parking.
1.
Internal Streets and Signage.
All infrastructure (streets, signs, and utilities) are required to be built to specifications established by this UDC and the Engineering Design Manual. Internal streets, no-parking area signs and street name signs shall be privately owned, built and maintained. Streets shall be designed for safe and convenient access to all spaces and to facilities for common use of residents. Internal streets shall be kept open and free of obstruction in order that police and fire vehicles may have access to any area of the manufactured home park. The police department shall be authorized to issue citations for the violation of the provision herein and to remove and impound offending vehicles.
2.
Signs Prohibiting Parking Required.
On all sections of internal streets on which parking is prohibited under this UDC, the developer or its successors and/or assigns shall erect metal signs prohibiting parking. The sign type, size, height and location shall be approved by the Town Manager or his/her designee prior to installation.
3.
Internal Street Construction and Maintenance.
All internal streets shall be constructed to specifications established by this UDC and the Engineering Design Manual and shall be maintained by the developer or its successors and/or assigns and shall be free of any cracks, holes and other hazards. Internal streets shall be designed by a licensed professional engineer in accordance with good engineering designs and shall be approved by the Town Manager or his/her designee prior to issuance of an occupancy permit for the manufactured home park.
4.
Emergency Ingress and Egress.
All residents shall be notified when and where emergency ingress/egress has been provided. Procedures shall be established to warn the residents of the opening of the emergency access in the event of an emergency.
5.
Internal Street Dimensions.
a.
An internal street or common access route shall be provided to each manufactured home space. Each street shall have a minimum width of thirty feet (30'). On-street parking shall be permitted on only one side of the street. The internal streets shall be continuous and connect with other internal streets or with public streets, or shall be provided with a cul-de-sac having a minimum diameter of one hundred fifty feet (150'). No internal street ending in a cul-de-sac shall exceed five hundred feet (500') in length.
6.
Parking Requirements.
A minimum of two (2) parking spaces shall be provided for each manufactured home space. Each parking space will be a minimum of ten feet (10') by twenty feet (20'). Each parking space shall be constructed of concrete and located to eliminate interference with access to parking areas provided for other manufactured homes and for public parking. Required parking spaces shall not obstruct pedestrian walkways.
7.
Carports.
a.
A carport may not be constructed in such a way that any part of the structure encroaches into a required setback as set by the underlying zoning district;
b.
The maximum height of the carport entry shall be ten feet (10');
c.
Driveways to the carport and parking spaces under the carport shall be constructed of concrete;
d.
Parking spaces shall be a minimum of ten feet (10') by twenty feet (20');
e.
The carport shall be structurally sound as determined by the Town Manager or his/her designee;
f.
The carport must not drain directly or indirectly onto neighboring properties.
8.
Unobstructed Access.
Internal streets shall permit unobstructed access to within at least one hundred feet (100') of any portion of each manufactured home.
9.
Intersections with Public Streets.
Interior streets shall intersect adjoining public streets at approximately ninety (90) degrees and at locations which will eliminate or minimize interference with traffic on these public streets.
10.
Common Area Parking Area Required.
To minimize on-street parking and to facilitate movement of emergency vehicles into and through a manufactured home park, a minimum parking area of one hundred fifty (150) square feet per manufactured home space or lot shall be provided in a common area for storage of boats or other vehicles in excess of the minimum required parking and for visitors' vehicles.
11.
Sidewalks.
Sidewalks shall be installed adjacent to all streets and shall connect to every space within a manufactured home park. Sidewalks shall be constructed in accordance with Town standards.
E.
Street lighting.
Street lighting within a manufactured home park shall be provided by the developer or property owner along all internal streets. Streetlights will be installed in accordance with this UDC and shall have a height and spacing to ensure that an average illumination level of not less than two-tenths (2/10) footcandles shall be maintained.
F.
Manufactured Home Installation.
Manufactured homes shall be installed in accordance with the following criteria:
1.
Axle and hitch assemblies shall be removed at the time of placement on the foundation.
2.
Each manufactured home shall be totally skirted with masonry or other non-degradable, fire-resistant material which is compatible with the design and exterior materials of the primary structure.
a.
Skirting with the necessary vents, screens and/or openings shall be required on all manufactured homes and shall be installed within thirty (30) days of the placement of the manufactured home.
b.
Skirting, porches, awnings and other additions, when installed, shall be maintained in good repair. The use of space immediately underneath a manufactured home for storage shall be permitted only under the following conditions:
G.
Access for Firefighting.
1.
Approaches to all manufactured homes shall be kept clear for firefighting.
2.
Water Supply Facilities for Fire Department Operations.
Water supply facilities for fire department operations shall be connected to an available Town water supply. The adequacy of the water supply for firefighting requirements shall be determined by the Town Manager or his/her designee. The manufactured home park owner shall provide standard hydrants approved by the Town located within five hundred feet (500') of all manufactured home spaces, measured along the driveways or streets. Fire hydrants will be subject to periodic inspection by the Town. It shall be the responsibility of the manufactured home park owner to immediately notify the Town Fire Department of any fire hydrants in need of repair.
H.
Recreation Area.
1.
Recreation Area Required.
In all manufactured home parks accommodating or designed to accommodate twenty or more manufactured homes, there shall be at least one (1) recreation area which shall be easily accessible to all park residents.
2.
Size of Recreation Area.
Not less than five (5%) percent of the gross site area of the manufactured home park shall be devoted to recreational facilities, generally provided in a central location. In large parks, this may be decentralized. Recreation areas include space for community buildings and community use facilities such as adult recreation and child play areas, swimming pools, and drying yards, but not including vehicle parking areas.
3.
Playground Location.
When playground space is provided, it shall be so designated and shall be protected from traffic, thoroughfare and parking areas. Such space shall be maintained in a sanitary condition and free of safety hazards.
I.
Utilities.
All utilities, including but not limited to electrical wiring, natural gas, telephone, cable, internet and security systems, shall be installed underground and shall be maintained in accordance with applicable Town codes and regulations for such systems.
J.
Refuse and Garbage Handling.
1.
The storage, collection and disposal of refuse in a manufactured home park shall be so conducted as to create no health hazards, rodent harborage or air pollution. One or both of the systems described in the Paragraphs 2, 3 and 4 below shall be used in every park.
2.
If refuse is gathered at the individual spaces, it shall be stored in flytight, watertight, rodent-proof containers, and shall be located at each manufactured home space. Containers for this use shall be provided in sufficient number and capacity to store properly all refuse.
3.
Centrally located refuse containers having a capacity of three cubic yards or larger may be provided. If provided, such containers shall be so designed as to prevent spillage and container deterioration, and to facilitate cleaning around them.
4.
The manufactured home park owner or agent shall ensure that refuse containers within the manufactured home park are emptied at least twice a week and maintained in a usable, sanitary condition.
K.
Miscellaneous Requirements.
1.
The owner, developer or manager of a manufactured home park shall be responsible for ensuring compliance with all requirements of this UDC and shall maintain the manufactured home park, its facilities and equipment in good repair and in a clean and sanitary condition.
(Ordinance 13-0124A adopted 1/24/13; Ordinance 23-0126B adopted 1/26/2023)