[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.