A.
Introduction
1.
This Section shall apply to the expansion of Manufactured Home Communities in existence as of the effective date of this amendment (05/01/06). Such communities shall be considered Non-Conforming Uses and the number of approved units in existence as of the effective date of this amendment may be permitted to expand up to 50 percent with Board of Appeals approval under the provisions of Section 2-6.01. However, such expansion shall not exceed the maximum density of six units per acre, excluding rights-of-way,
2.
All units located within existing Manufactured Home Communities shall
conform to the definition of Manufactured Home contained in Article
12. Conversion of any manufactured home to another type of housing
shall require compliance with the density, lot size, and setback requirements
of Article 5 for single-family detached dwelling units.
B.
Approvals Required
Site Plan approval is required in order to construct, alter,
or extend a Manufactured Home Community. Plans shall be prepared and
submitted in accordance with provisions of Section 4-2. A building
permit is required to install, alter, or extend a manufactured home.
A.
Manufactured Home Community Development Requirements
1.
Density. The overall density of the Manufactured Home Community shall
not exceed six units per acre, excluding rights-of-way.
2.
Lot Size. Lots shall be at least 5,000 square feet for single-wide
homes and 6,000 square feet for double-wide homes.
3.
Parking Requirements. Two parking spaces shall be provided for each
unit. The space shall be located for convenient access to the home
stands and shall be constructed with crushed rock or pavement.
4.
Setbacks and Screening
a.
Distance to Development Boundaries. The distance from the line or
corner of any home to a boundary line of the development shall in
no case be less than the following:
i.
Where the adjoining land use (existing or permitted) is either
a similar or higher density residential use or is a minor or collector
street, not less than 50 feet containing a minimum of a 70 percent
visually solid year-round landscape buffer six feet in height.
ii.
Where the adjoining land use is an arterial street, a residential
use of lower density, or a non-residential use, protection shall be
provided by a 100-foot wide buffer area containing earth mounds, walls,
solid or louvered fencing, open fencing with appropriate planting,
or visually solid year round landscape buffer, six feet in height.
b.
Distance Across Driveways. The distance from the line or corner of
any stand to any stand on the opposite side of a driveway shall be
60 feet minimum.
c.
Distance to Common Areas. The distance from the line or corner of
the stand to a driveway pavement, a common parking area, a common
walk or other common area shall be 15 feet minimum.
d.
Distances Between Homes. The distance between home stands shall be
no less than 20 feet. If structural additions to a home are anticipated
in the planning program, design distances between homes must be computed
on the assumption that the addition is already a part of the home
or stand.
5.
Buffer Areas. Note: These regulations shall not apply to expansions
of up to ten units.
Undesirable off-site views shall be eliminated by retaining
or providing visual buffers within the property boundary perimeter
setback area.
a.
Screen plantings - shall consist of a mixture of evergreen and deciduous
trees or shrubs which will be at least six feet in height and 70 percent
solid within five years of planting.
b.
Screen fences - screen fences shall be visually attractive structures
and constructed of durable, weather resistant materials.
c.
Earth mounds - earth mounds shall be limited to slopes which can
be easily maintained (three to one for grassed slopes) and be used
in combination with screen planting.
6.
Access
a.
General. All Manufactured Home Communities shall be provided with
safe and convenient vehicular access from abutting public roads to
each unit. Such access shall be provided by roads or driveways. Roads
shall be designed and constructed in accordance with the Calvert County
Road Ordinance (Chapter 104 of the Code of Calvert County).
b.
Entrance Roads. Note: These regulations shall not apply to expansions
of up to ten units. Entrances to Manufactured Home Communities shall
have direct connections to a public street and shall be designed to
allow free movement of traffic on such adjacent public streets.
i.
No parking shall be permitted on the entrance road for a distance
of 100 feet from its point of beginning.
ii.
Number of lanes, lane widths, and turning lanes shall be adequate
for the anticipated traffic generated by the development during peak
hours.
iii.
Signs, landscaping and lighting should be integrated in a coordinated
manner.
iv.
Entrances should be focused on community buildings, facilities
or natural features rather than on residential living areas.
c.
Circulation. Note: These regulations shall not apply to expansions
of up to ten units. The street system shall provide convenient and
safe access to individual lots and community facilities, and insure
safe pedestrian conditions within living areas.
i.
A hierarchy of entrance, collector and local streets shall be
provided.
ii.
Entrance points shall be well-defined, uncluttered, safe and
attractive.
iii.
The street systems should relate logically to topographic conditions
of the site.
iv.
Lot frontage on entrance or collector streets should be minimized.
v.
Curvilinear road systems with flowing horizontal and vertical
alignments, designed for slow moving vehicles shall be encouraged.
vi.
Street systems shall be developed in consideration of reasonable
movement and placement of manufactured homes on individual sites.
7.
Manufactured Home Community Designs
The Manufactured Home Community shall be designed to encourage
accessibility to community recreation and service buildings. All stands
shall be served by surfaced sidewalks. Community buildings shall have
parking spaces nearby. Note: *The design of the Manufactured Home
Community extension; for up to 10 units, may be in keeping with the
existing conditions in the Manufactured Home Community.
8.
Rights-of-way and Pavements. All rights-of-way within the Manufactured
Home Community are intended to remain private and shall be constructed
in accordance with the County Road Ordinance (Chapter 104 of the Code
of Calvert County).
a.
Recognition of Existing Facilities. The street system shall be designed
to recognize existing easements, utility lines, etc. which are to
be preserved, and to permit connection to existing facilities where
necessary for the proper functioning of the drainage and utility systems.
b.
Access to lots. The street improvements shall extend continuously
from the existing improved street system to the site. They shall provide
suitable access to the stand and other important facilities on the
property, adequate connection to existing or future streets at the
boundaries of the property, and convenient circulation for vehicles.
9.
Street Lights. Note: The design of the Manufactured Home Community
extension, for up to 10 units, may be in keeping with the existing
conditions in the Manufactured Home Community. Lighting shall be designed
in accordance with Section 6-6 of this Ordinance.
10.
Walks. Note: The design of the Manufactured Home Community extension,
for up to 10 units, may be in keeping with the existing conditions
in the Manufactured Home Community.
a.
General Requirements. All walks shall be convenient, of adequate
width for intended use, durable and convenient to maintain.
b.
Common walks shall be provided in locations where pedestrian traffic
is concentrated; for example, to the entrance, and to the office and
other important facilities. Common walks may be through interior areas
removed from the vicinity of streets or along collector and entrance
roads.
c.
Width, Alignment and Gradient
i.
Width, alignment and gradient of walks shall be appropriate
for safety, convenience and appearance, and shall be suitable for
pedestrian use and for the circulation of small-wheeled vehicles such
as baby carriage and service carts.
ii.
Width shall generally be at least three-and-a-half feet for
common walks.
iii.
Sudden changes in alignment and gradient shall be avoided.
iv.
Gradients should be between one-eighth inch per foot (one percent)
and five-eighths inch per foot (five percent) wherever possible, especially
in areas subject to ice conditions.
v.
Cross-slope generally shall be not more than one-quarter inch
per foot (two percent) and not less than one-eight inch per foot (one
percent).
vi.
walks shall not be used as drainage ways.
vii.
Individual walks may be of paving stone, brick pavers, or concrete
block to facilitate relocation (i.e., replacement of unit).
B.
Individual Site Planning and Improvements
1.
General
a.
Site planning shall adapt to individual site conditions, reflect
advances in site planning techniques, and be adaptable to the trends
in design of the home itself. Site planning shall recognize and utilize
terrain, existing trees and shrubs and rock formations.
b.
Arrangement of Structures and Facilities. The site, including manufactured
home stand, patio structures, and all site improvements shall be harmoniously
and efficiently organized in relation to topography, the shape of
the plot, and the shape, size and position of structures. Full attention
shall be paid to use, appearance and livability. Special attention
shall be given to new home designs and appurtenances that are available.
c.
Protection from Adverse Influences. Adequate protection shall be
provided against any undesirable off-site views or any adverse influence
(such as heavy commercial or industrial use, heavy traffic, or brightly
lighted activities) from adjoining streets and areas.
2.
Lot Markers & Manufactured Home Stands
a.
The limits of each lot shall be clearly marked on the ground by permanent
flush stakes, markers or other suitable means.
b.
Location of lot limits on the ground shall be approximately the same
as shown on the accepted plans. The degree of accuracy obtainable
by working with a scale on the plan and then a tape on the ground
is acceptable. Precise engineering of lot limits is not required either
on the plans or on the ground.
c.
Provisions for supports shall be made every 12 feet on centers beginning
from the front of the stand. Opened spacing at the rear line of the
stand shall not exceed three feet.
d.
The stand shall include provisions for utility connections at locations
specified in the appropriate utility section of this Standard.
3.
Orientation of Home
Optimum Orientation. While orientation of homes perpendicular
to the road is common practice, homes angled or parallel to the street
are visually preferable.
4.
Outdoor Living Area. Note: These regulations shall not apply to expansions
of up to ten units.
Private outdoor living and service space shall be provided for
each home. It shall be of a size, walled, fenced or planted as necessary
to assure reasonable privacy.
5.
Landscaping of the Individual Site or Lots. Note: These regulations
shall not apply to expansions of up to ten units.
Lots shall have basic landscape improvements in keeping with
the character of single-family residential neighborhoods. A reasonable
amount of shade and visual relief shall be assured by tree preservation
or planting, and lawns shall be established to prevent erosion of
the soil.
Planting is required to the extent needed to provide for (1)
screening of objectionable views, (2) adequate shade and (3) a suitable
setting for the homes and other facilities.
a.
Screen Planting or fencing shall screen objectionable views and shall
be 70 percent visually solid, and attain a height of six feet within
three years. Views from outdoor living areas to be screened include
laundry drying yards, garbage and trash collection stations, non-residential
uses and rear yards of adjacent properties.
b.
Shade trees. Each lot shall have at least one shade tree, hardy to
the region, of two-and-a-half to three inches in caliper minimum at
time of planting.
c.
Lawn. Each lot shall have an even lawn cover established on all portions
of the site not landscaped in another manner.
i.
Lawn and ground cover shall be provided where needed to prevent
erosion of swales and slopes.
d.
Existing Planting. Acceptable as required planting to the extent
that is equivalent suitable and preserved in good condition.
6.
Skirting. Skirting is required and shall be of durable all-weather
construction as manufactured specially for the purpose of covering
the undercarriage area. Skirting shall be fastened in accordance with
manufacturers instructions and provide for adequate ventilation as
necessary.
7.
Low Profiling. Low profiling or the lowering of the home to the ground
by depressing the supporting foundation below grade will aid in concealing
the undercarriage. It reduces the height of skirting required and
eliminates the need of step arrangements for access to the unit. It
is recommended that at least six inches of height be maintained between
the ground and frame to allow adequate ventilation and that 24 inches
be maintained to service all utility lines. Provisions must also be
made to insure the area under the unit is maintained in a relatively
dry condition.
8.
Accessory Structures
a.
Scope. Accessory structures shall be dependent upon the home and
shall not be used as complete independent living units with permanent
provisions for sleeping, cooking and sanitation. Accessory structures
including habitable rooms shall not be provided with such enclosed
spaces as pantries, bath, toilet, laundries, closets or utility rooms.
Accessory structures shall not obstruct required openings for
light and ventilation of the home and shall not prevent inspection
of equipment and utility connections.
b.
Accessory Structures:
i.
Awnings or Carports. An awning or carport may be erected, constructed
or maintained on a lot only as an accessory to a home located on the
same lot. An awning shall not be enclosed with rigid materials or
walls or converted for use as a habitable room.
ii.
Location. An awning or carport may be erected on a lot line
provided the awning or carport is constructed of material which does
not support combustion. No separation is required between a free-standing
awning or carport and an awning or carport located on the same lot,
provided they are not structurally interconnected.
iii.
Dimensions. An awning or carport supported in part by a home
shall not exceed 12 feet in width (projection) without additional
supports as measured from the wall of the home to the outer edge of
the awning or carport roof or shall not exceed the bearing capacity
of the home and structural limits of the awning.
iv.
Exits from Awning Enclosures. An awning with enclosures of non-rigid
materials shall have at least one door in the enclosure opening directly
to the outside of the enclosure. The opening shall be no less than
28 inches in width nor less than six feet two inches in height. Two
such door openings shall be provided from the enclosure when it encloses
two doors of the home.
c.
Home Additions. Homes on lots containing at least 6,000 square feet
in size may be enlarged subject to the following requirements:
i.
Design and Construction. All additions shall be designed and
constructed as a free-standing structure subject to the County Building
Code. An addition shall be attached to a home with appropriate flashing
or sealing materials to provide a weather seal.
ii.
Dimensions. The height of the addition shall not exceed the
height of the home and shall be at least 20 feet from the nearest
home.
The addition shall have a minimum ceiling height of seven feet
from the finished floor. If the ceiling or roof is sloped, one-half
of the sloped ceiling area shall meet the minimum ceiling height.
No portion of any room having a ceiling height of less than five feet
shall be considered as contributing to the minimum area recommended
in Subsection 5-7.02.B.4.b. Habitable rooms shall be not less than
seven feet in any horizontal dimension.
iii.
Foundation and Floors. An addition may be set on piers and girders
in lieu of continuous footings. Piers and girders and floors shall
be designed and constructed to support the live and dead loads imposed
on them in accordance with the County Building Code.
iv.
Walls and Roofs. Walls and roofs shall be designed and constructed
to withstand vertical, horizontal and lateral forces in accordance
with standard engineering practice and the design criteria established
by the County.
9.
Storage. NOTE: These regulations shall not apply to expansions of
up to ten units.
a.
Design, Location and Size of Storage Facilities
i.
Unless provided in current models, storage facilities shall
be provided on the lot, or in compounds located within a reasonable
distance, generally not more than 100 feet from each stand.
ii.
It is recommended that storage sheds be placed to appear as
an extension of the home, and to serve the multiple purpose of screening
the outdoor living area or utility connections, but shall not be placed
under awnings.
iii.
Storage facilities shall be designed in a manner that will enhance
the appearance of the development and shall be constructed of suitable
weather resistant materials appropriate under the use and maintenance
contemplated. They shall provide a minimum of 90 cubic feet of space.
b.
Fuel Oil Storage. In areas where oil heating of a home is customary,
a minimum 50 gallon fuel storage facility shall be provided in each
lot.
NOTE: These regulations shall not apply to expansions of up
to ten units.
A.
General
Community facilities should be provided to supplement the deficiencies
caused by limited interior and exterior space of the manufactured
home unit and its site. Facilities should meet the expected indoor
and outdoor leisure time needs as well as provide common laundry facilities
and office space for management. Storm shelter for park or subdivision
residents should also be considered in providing this indoor space.
Care must be taken in locating these facilities to ensure that they
are safely accessible and convenient to all residents.
B.
Location
1.
Major community buildings and features to be used by all residents
should be centrally located within the parks or subdivision development
or easily accessible and convenient to all residents.
2.
Minor recreation areas such as tot-lots should be located at scattered
sites close to the groupings of homes they will serve.
3.
School bus stops and centralized mail boxes shall be located in safe
convenient areas.
4.
Leisure areas should incorporate unique natural features such as
streams, trees, and variations in topography.
D.
Ownership, Maintenance and Preservation of Common Open Space
General. The developer shall make provisions which insure that
the common open space land shall continue as such and be properly
maintained.
A.
Responsibilities of the Management
1.
The management of the Manufactured Home Community shall provide adequate
supervision to maintain the Manufactured Home Community in compliance
with this Ordinance and to keep its facilities and equipment in good
repair and in a clean and sanitary condition.
2.
The management shall notify the Manufactured Home Community residents
of all applicable provisions of this Ordinance and inform them of
their duties and responsibilities under this Ordinance.
3.
The management shall supervise the placement of each manufactured
home including securing its stability and installing all utility connections.
4.
The management shall maintain a register containing the names of
all Manufactured Home Community residents identified by lot number
or street address. Such register shall be available to any authorized
person inspecting the Manufactured Home Community.
