[Ord. No. 1540, 6-26-2023]
(a)
Individual manufactured homes. Individual manufactured homes,
as defined in this part, may be erected on any lot where the use is
permitted in compliance with the:
(1)
Town of McCandless Zoning Ordinance Part 13;
(2)
All sections of this part which apply to subdivisions and development
of single-family detached dwellings; and
(3)
Applicable local or federal building codes.
(b)
Manufactured home parks. The provisions of this article shall
be followed in the construction or alteration of all manufactured
home parks. These provisions are in addition to other applicable regulations
of this part Compliance with the Town of McCandless Zoning Ordinance
is also required.
[Ord. No. 1540, 6-26-2023]
The following site design standards shall apply to manufactured
home parks:
(a)
Arrangement of structures and facilities. The tract, including
manufactured home foundations, patios, other dwellings and structures,
and all tract improvements shall be organized in relation to topography,
the shape of the property, and common facilities. Special attention
shall be given to new manufactured home designs and to common appurtenances
that are available.
(b)
Adaptation to property assets. Each manufactured home unit or
other dwelling or structure shall be fitted to the terrain with a
minimum disturbance of the land and a minimum elevation difference
between the floor level of the unit and the ground elevation under
it. Existing trees and shrubs, rock formations, streams, floodplains,
steep slopes, and other natural features of the property shall be
preserved to the maximum extent practical.
(c)
Courts and spaces. Groups or clusters of units shall be placed
to create interior spaces and courtyards.
(d)
Orientation. Manufactured homes shall be arranged in a variety
of orientations so that many units face the street with their long
sides rather than their ends in order to provide variety and interest.
(e)
Street layout. Street patterns should relate to the topography.
(f)
Roadways.
(1)
Standards. All municipal standards for the construction of streets
contained in this part shall be adhered to for all public streets
in and abutting a manufactured home park. In those parks where streets
are to be maintained by the manufactured home park owner or owned
and maintained in common by the residents/owners of the individual
lots, the following standards shall apply:
A.
Right-of-way. There shall be an equivalent right-of-way (as defined under street rights-of-way in §
1104.180) reserved along streets which are designed to function as major or minor collector streets, and which connect exterior roadways, form major internal loops, traverse the majority of the development, or provide access to adjoining parcels of land. No equivalent rights-of-way are required on other streets. On those streets where an equivalent right-of-way is required, parallel parking may be permitted, but perpendicular or angled parking is not permitted.
B.
Pavement. Pavement or cartway width of all residential streets
serving as access to manufactured home lots shall be not less than
26 feet. Pavement may be reduced to no be less than 20 feet on a street
serving as access to not greater than 10 manufactured home lots where
parking is prohibited along the road and off-street visitor parking
is provided in common areas within at least 300 feet of all dwelling
units. One off-street parking space is required for each three manufactured
homes.
C.
Grades. Gradients on all residential streets shall not exceed
10%.
D.
Cul-de-sac streets. A paved turnaround area with a minimum radius
of 40 feet shall be provided at the closed end of any cul-de-sac street
serving as a sole access to four or more manufactured home lots. No
permanently closed cul-de-sac street shall exceed 600 feet in length
or serve as the only access to more than 20 manufactured home lots.
(2)
Access limitations. Manufactured home lots may have direct access
only onto streets internal to the development. Direct access from
a manufactured home lot shall not be permitted onto the streets surrounding
the manufactured home park.
(3)
Conversions. Any road built as a private road, and later proposed
for conversion to a public road, shall be brought up to the applicable
standards for public streets prior to being dedicated as a public
way, unless this requirement is waived by the Town Council subsequent
to determining that compliance with the requirement would have a negative
effect on the manufactured home park.
(g)
Pedestrian circulation.
(1)
General requirements. All manufactured home parks shall provide
safe, convenient, all-season pedestrian walkways of adequate width
for intended use, durable, and convenient by connecting individual
manufactured homes, other manufactured home park features, all community
facilities provided for the residents, and off-site facilities, such
as schools, bus stops, commercial centers, etc. These pedestrian walkways
may parallel vehicular roadways, where they shall be required on one
side, or they may form a separate but coordinated system away from
streets. Walkways shall be provided wherever pedestrian traffic is
concentrated and where school children congregate but may be waived
elsewhere if the applicant successfully demonstrates a lack of need.
(2)
Common walk system. Where a common walk system is provided and
maintained between locations, such common walks shall have a minimum
width of five feet. Where these walks parallel roadways, they shall
be separated from the road pavement by a distance of at least four
feet.
(3)
Individual walks. Walkways from all dwellings shall be connected
to common walkways, or to streets, or to driveways or parking spaces
connecting to a paved street. Such individual walks shall have a minimum
width of two feet.
(h)
Parking.
(1)
Spaces required. Two paved off-street parking spaces shall be
provided for each dwelling on the same lot. Parking for any commercial
or other nonresidential use shall follow the requirements otherwise
applicable for such uses.
(2)
Common parking areas. All common parking areas shall conform to the dimensional requirements in §
1104.220, Parking, loading, and related internal driveways.
[Ord. No. 1540, 6-26-2023]
In addition to any requirements of the Town of McCandless Zoning
Ordinance (Part 13 of the Town Municipal Code), the following regulations
shall also apply:
(a)
Open space system.
(1)
Arrangement. The common space shall be designed as a contiguous
area unless the applicant demonstrates to the satisfaction of the
Town Council that two or more separate areas would be preferable.
The open space shall also have easily identifiable pedestrian and
visual accessibility for all residents of the manufactured home park,
although all units do not have to abut the common open space.
(2)
Recreation. Recreation areas and facilities shall be provided
to meet the anticipated needs of the residents of the manufactured
home park. No less than 25% of the required open space area exclusive
of lands within the required buffers, shall be devoted to recreation
use. Recreation areas should be of a size, shape, and topography that
is conducive to active and passive recreation, in compliance with
applicable zoning requirements.
(b)
Buffers.
(1)
General requirements. A permanent screening-type buffer shall be provided along all exterior property boundary lines pursuant to §
1104.270, buffering and screening.
(2)
Existing buffers. In cases where the property line of a manufactured
home park occurs along natural features which function as buffers,
including but not limited to mature vegetation, significant grade
changes, or stream valleys which are likely to be permanently preserved,
buffering may be waived along that property line with the approval
of the Town Council based upon the recommendation of the Planning
Commission.
(3)
Buffer landscape plan. A landscaping plan shall be submitted in accordance with the provisions of §
1103.160(f)(9).
[Ord. No. 1540, 6-26-2023]
(a)
Ownership. Common open space and roadways may be owned and maintained
by either the Town of McCandless for public use through easements
or other appropriate means in any manufactured home park where all
lots will be sold, or where the Town Council determines those areas
to be key elements in the open space and/or circulation systems of
the community. Town Council shall make the determination whether a
common element will be held publicly or privately during the plan
review process.
(b)
Maintenance. Prior to development plan approval, provisions
acceptable to the Town Council and Town Attorney for the maintenance
of all common elements which will not be owned and maintained by a
governmental agency shall be established.
(c)
Service building. The structure or structures containing the
management office and other common facilities shall be conveniently
located for the intended use.
[Ord. No. 1540, 6-26-2023]
(a)
Water supply.
(1)
General requirements. An adequate water supply and distribution
system for domestic, auxiliary, and firefighting uses shall be provided
throughout the manufactured home park, including service buildings
and accessory facilities, in accordance with § 22-327 Water
Supply.
(2)
Individual water-riser pipes and connection.
A.
Individual water-riser pipes shall be located within the confined
areas of the manufactured home stand at a point where the water connection
will approximate a vertical position, thereby ensuring the shortest
water connection possible and decreasing susceptibility to water pipe
freezing.
B.
The water-riser pipe shall have a minimum inside diameter consistent
with the standards of the servicing public utility, or in lack thereof,
of the Town Engineer, and terminate at least four inches above the
ground surface. The water outlet shall be provided with a cap when
a manufactured home does not occupy the lot.
C.
Adequate provisions shall be made to prevent freezing of service
lines, valves, and riser pipes and to protect risers from heaving
and thawing actions of ground during freezing weather. Surface drainage
shall be diverted from the location of the riser pipe.
(3)
Fire protection. All manufactured home parks shall be provided
with fire hydrants to meet the specifications of the National Fire
Protection Association. In addition, those hydrants shall be provided
in sufficient numbers to be within 600 feet of all existing and proposed
manufactured homes and other dwellings and structures, measured by
way of accessible streets or common areas.
(b)
Sewage disposal. MTSA permits will be:
(1)
General requirements. All plans and specifications for sanitary
sewers, sewage pumping stations, and sewage treatment plants shall
be submitted to and approved by the McCandless Sanitary Authority
and other regulatory agencies prior to the approval of any plat. All
applicants shall refer to the requirements of Article 917, Sewers,
of the Town of McCandless Municipal Code.
(2)
Sewer system. All sewer lines shall be located in trenches of
sufficient depth to be free of breakage from traffic or other movements
and shall be separated from the water supply system. The system shall
be constructed and maintained in accordance with all state regulations,
as well as those of the servicing utility.
(c)
Underground utilities. All electric, natural gas, telephone,
cable television, and any other utility lines shall be placed underground
in all manufactured home parks, and each shall have the necessary
shut-off valves and other safety requirements normally associated
with safe operations. All utility connections shall be appropriately
capped for safety purposes whenever a manufactured home stand is not
occupied.
[Ord. No. 1540, 6-26-2023]
(a)
Lots for sale. In those manufactured home parks wherein some
or all of the manufactured home lots will be sold individually (whether
totally fee simple, fee simple with a homeowners' association,
condominium, or cooperative), no lot to be conveyed shall be developed,
or a manufactured home or other structure placed or constructed thereon
until the subdivision and/or land development plan has been properly
approved, and the proper building and construction permits have been
issued to the lot in accordance with standard procedures for any building
activity in the Town. No manufactured home or other structure shall
be occupied until a valid occupancy permit has been issued by the
Town.
(b)
Lots for lease. In those manufactured home parks wherein some
or all of the manufactured home lots will be leased, it shall be unlawful
for any person or group to construct, alter, extend, or operate a
manufactured home park unless and until that person or group obtains:
(1)
Valid permit(s) authorizing construction or initial occupancy
issued by the Town Code Enforcement Officer in the name of the operator.
All permits for water supply and sewage systems shall have been obtained.
(2)
Compliance with all other requirements contained herein.
[Ord. No. 1540, 6-26-2023]
(a)
Manufactured home foundations and support systems. A concrete
manufactured home pad shall be properly graded, placed, and compacted
so as to be durable and adequate for the support of the maximum anticipated
loads during all seasons.
(b)
Anchoring. Every manufactured home placed within a manufactured
home park shall be anchored to the manufactured home stand where it
is located prior to the unit being occupied or used in any other way
or the expiration of seven days from the date that it was delivered
to the site, whichever occurs first. The anchoring system shall be
designed to resist a minimum wind velocity of 90 miles per hour.
(c)
Stability. All manufactured homes placed within a manufactured
home park shall, prior to occupancy or other use, be affixed to their
manufactured home stands in such a way so as to prevent tilting of
the unit. No manufactured home shall permanently rest on the wheels
used to transport the unit.
(d)
Skirts. All manufactured homes placed within a manufactured
home park shall have skirts installed for protection of the utility
connections, prior to occupancy or other use.
(e)
Hitch. The hitch or tow bar attached to a manufactured home
for transport purposes shall be removed and remain removed from the
manufactured home when it is placed on its manufactured home stand.