Rutherford College City Zoning Code

MOBILE HOMES

AND MOBILE HOME PARKS

§ 152.090 GENERAL PROVISIONS.

(A) Mobile homes, because of their use, transportability, manufacture and manner of construction, location and susceptibility for use in high density concentration tend to place inhabitants of mobile homes in an unfavorable position to obtain services necessary for a safe and healthful living environment.

(B) It is the purpose of this subchapter to provide protection to the public against unwise and hazardous mobile home development and provide a reasonably safe and sound environment for mobile home inhabitants and to:

(1) Promote public health, safety and orderly residential development;

(2) Prevent overcrowding of the land;

(3) Provide adequate open space to ensure privacy, natural light and ventilation for each mobile home;

(4) Provide sufficient open space for outdoor uses essential to the mobile home;

(5) Ensure the furnishing of adequate water supply and sewage disposal systems; and

(6) Provide an acceptable environment for small communities of mobile homes.

(C) Mobile home parks are, therefore, strictly regulated with respect to their location, installation, provisions for services, privacy and additional specific regulation contained herein.

(Ord. passed 4-5-2010; Ord. passed 5-3-2021)

§ 152.091 PERMIT FOR MOBILE HOME PARKS REQUIRED.

(A) It shall be unlawful for any person to construct, maintain or use any lot or other parcel of land within the jurisdiction of the town for a mobile home park until application has been made and a permit therefor has been issued by the Town Council.

(B) The Town Council shall, prior to issuing a permit, determine if all requirements of this chapter have been complied with. A mobile home park permit may be revoked by the Town Council upon a finding of fact that a violation of the requirements of this chapter exists; provided, the owner, lessor or other responsible person is notified in writing of such violation and after the expiration of five days from the date of such written notice.

(C) It shall be unlawful for any person, firm or corporation to continue to operate such mobile home park after one permit therefor, as required herein, has been revoked by the Town Council.

(Ord. passed 4-5-2010; Ord. passed 5-3-2021) Penalty, see § 152.999

§ 152.092 CONFLICT WITH HEALTH DEPARTMENT REGULATIONS.

In the event the State or County Board of Health has adopted regulations governing mobile homes or mobile home parks, the requirements of the State or County Health Department, whichever is more stringent, shall govern.

(Ord. passed 4-5-2010; Ord. passed 5-3-2021)

§ 152.093 UTILITIES REQUIRED.

(A) Water supply. An adequate and safe supply of water shall be readily available at the mobile home park site. This requirement shall be deemed to have been met:

(1) When an approved connection is made to the municipal water system; or

(2) When an independent water supply has been approved by the State Board of Health.

(B) Sanitary sewer. Each individual mobile home premises be required to have a connection with a municipal sanitary sewer system. This requirement shall be deemed to have been met:

(1) When an approved connection is made to the municipal sewer system; or

(2) When a sewerage treatment facility is provided and approved by the County Health Department, or the State Department of Water Resources.

(Ord. passed 4-5-2010; Ord. passed 5-3-2021)

§ 152.094 SITE REQUIREMENTS.

(A) Mobile home parks shall comply with the area, location and other dimensional requirements of this section.

(B) Prior to granting a permit for a mobile home park, the owner or developer shall submit the location of the boundaries of the mobile home park property, proposed vehicle exits, entrances and off-street parking spaces, mobile home space layout and such other information as the Town Council may deem necessary in order to determine if all requirements of this and other applicable ordinances are to be met.

(1) The minimum size lot, tract or parcel of land to be used for mobile home parks shall not be less than two acres, and such site shall have an average width of not less than 200 feet. In no event shall more than four mobile homes be located on an area of one acre.

(2) The minimum size mobile home site area or separate lot to be occupied by one mobile home shall be 40 feet by 100 feet and such site shall be identified by markers placed at each corner.

(3) No mobile home shall be placed within 15 feet of its individual mobile home site lot line as established in division (C)(2) above, or within 30 feet of any other mobile home end-to-end.

(4) No mobile home shall be located within 35 feet of any street or exterior boundary line of the mobile home park.

(5) Two off-street automobile parking spaces shall be provided on the site in an approved manner for each separate mobile home unit. Such off-street parking spaces shall be set aside in a location convenient to the occupants of the mobile home units and shall have ingress and egress by means of a public way. Where parking areas are provided adjacent to a public street, ingress and egress thereto shall be made accessible only through driveways or openings not exceeding 25 feet in width at the curb line of the street.

(6) Minimum required lot area for each dwelling unit: 4,000 square feet.

(D) Maximum permissible impervious coverage as defined in this chapter shall not exceed 36% of the total lot area, or 24% of the total lot area if the lot abuts a curb and gutter street system or if the lot is located within the WS-4 Critical Area.

(Ord. passed 4-5-2010; Ord. passed 5-3-2021)

§ 152.095 FACILITIES REQUIRED.

Each mobile home park shall provide minimum facilities for mobile home occupants as follows:

(A) Enclosed bathroom facilities. Enclosed bathroom facilities shall be constructed which have an approved connection the required on-site water and sanitary sewer facilities, and such facilities shall be designed in order that two wash basins, two toilets and one shower are available for each four mobile homes the park is designed to accommodate, and separate facilities shall be provided for both men and women. The bathroom structure and all plumbing installations shall conform to the applicable state or town Building and Plumbing Codes or County Health Department.

(1) In lieu of installing toilet facilities as required above, a separate sewer connection for each mobile home space within the mobile home park shall be constructed, provided each mobile home shall be required to make a separate connection with such sanitary sewer facilities immediately upon occupying a mobile home site. A minimum four-inch connection shall be required and shall have approved fittings to ensure a water-tight connection and means for capping or closing such connection when it is not in use.

(2) In lieu of the wash basin and shower facilities required above, approved water connection may be made to each mobile home, provided each mobile home is connected to the sanitary sewer system in a manner provided for herein.

(B) Garbage and trash containers. One garbage and trash container (30 gallons each maximum capacity) shall be provided for each mobile home. Containers shall be placed on racks which are approved by the County Health Department and such racks shall be located within the mobile home park at a point which is readily accessible for collection. The owner of the park, or his or her authorized agent shall be responsible for containers, collection and disposal at least once a week.

(C) Driveways. Access driveways shall be constructed within mobile home parks when mobile homes are to be located more than 100 feet from a public street or off-street parking space. Other approved access driveways may be constructed at the option of the owner. All driveways shall be graded to a width of 25 feet for two-way drives. All driveways shall be kept opened and shall be constructed and maintained in such manner as to be passable to vehicular traffic under all weather conditions.

(Ord. passed 4-5-2010; Ord. passed 5-3-2021)

§ 152.096 GENERAL SANITATION.

It shall be the duty and responsibility of the owner or his or her authorized agent to keep the mobile home park in a reasonable clean and sanitary condition at all times, and to maintain and keep in good repair all required mobile home parks facilities. All waste water from washing machines and other similar sources shall be discharged into the sanitary sewer system and under no circumstances shall such wastes be discharged on the ground or in streams.

(Ord. passed 4-5-2010; Ord. passed 5-3-2021)

§ 152.097 PROVISIONS FOR MANUFACTURED HOMES ON INDIVIDUAL LOTS.

(A) The purpose of these regulations is to promote sound neighborhood development and appearance, protect community property values, and to preserve the integrity and character of neighborhoods.

(B) Class B manufactured homes (as defined in § 152.005) are permitted on individual lots in the R-15 District under the following conditions:

(1) The lot must be recorded as an individual lot in the County Register of Deeds.

(2) If municipal utilities are not available, the well and/or septic tank must be approved by the County Health Department.

(3) All yard dimensional requirements for the respective district must be met.

(4) The lot must front on a public street or approved private street and said street frontage will be considered the front of the lot. In cases where a private street is proposed to be used, the zoning enforcement officer may require that a recorded right of way exist to serve the property and the street is paved or graveled in a manner that will facilitate safe and efficient vehicular traffic.

(5) The manufactured home must meet or exceed the construction standards established by the

U.S. Department of Housing and Urban Development (HUD) that were in effect at the time of construction. These standards became effective on July 15, 1976.

(6) All Class B manufactured homes (as defined in § 152.005) shall be multi-sectional, not single-wides. Class B manufactured homes shall be at least 20 feet wide. Class C manufactured homes are permitted on individual lots only as a hardship case as provided for in § 152.036. Class D manufactured homes (as defined in § 152.005) are not permitted on individual lots.

(7) The length-width ratio of the manufactured home shall not have a length exceeding three and one-half times the width.

(8) All homes must measure at least 1,150 square feet of enclosed and heated living space.

(9) The pitch of the main roof of the building shall have a minimum rise of one foot for every three feet of horizontal run.

(10) The roof shall be finished with a type of shingle that is commonly used in standard residential construction.

(11) All roof structures shall provide an eave protection of no less than six inches which may include a gutter.

(12) The exterior siding shall consist predominately of vinyl or aluminum siding (whose reflectivity does not exceed that of gloss white paint), wood or hardboard, comparable in composition, appearance and durability to the exterior siding used in standard residential site-built construction.

(13) A continuous foundation enclosure, un-pierced except for required ventilation and access shall be installed in accordance with State Building Codes. The enclosure shall consist of brick, concrete or block. If any masonry other than brick is used, it must be painted in color similar to that of brick. All materials necessary to complete the enclosure shall be located on the site at the time of final inspection by the County Building Inspections Department.

(14) Permanent steps shall be constructed at all entrances to the manufactured home. A permanent deck, porch or entrance patio measuring at least eight feet by ten feet shall be constructed at the front entrance and a similar structure measuring at least six feet by ten feet at the rear entrance. All stairs, porches, decks, patios and other entrances shall be attached securely to the home, anchored firmly to the ground, and shall be constructed in accordance with the North Carolina Building Code. Steps constructed from loose stacked materials shall not be construed as properly installed. All decks, porches, patios and stairs shall be constructed using treated wood, masonry or brick.

(15) The running lights, the moving hitch and undercarriage chassis shall be removed upon final placement of the unit.

(16) At least two standard nine by 18 feet off-street parking spaces shall be provided. The spaces shall not be closer than 15 feet from the road or right-of-way in order to protect site distances of the driving public. A driveway of at least ten feet wide shall be paved or graveled with not less than four inches of crushed stone on a well compacted sub-base.

(17) All areas not used for parking, the manufactured home, accessory buildings or required decks shall be grassed or otherwise suitably landscaped to prevent erosion, except for agriculture, no exposed soils shall remain after one year from the date the zoning permit is issued.

(18) All manufactured homes shall be placed on the lot in harmony with the neighboring built structures. Where there are no neighboring site built homes for comparison, it shall be sites with the front running parallel to the lot frontage. For other odd lots, the home shall be located as determined by the Zoning Enforcement Officer in harmony with surrounding structures.

(19) Each of the setup requirements in this section shall be completed within 30 days after the final inspection by the County Building Inspection Department. An extension of up to 60 days may be granted by the Town Council if a personal or financial hardship is shown to exist. If no extension is requested or the extension expires with no progress in completing the requirements of this section, the town may use any and all remedies listed in § 152.245 through § 152.252 to enforce the requirements.