[HISTORY: Adopted by the City Council of the City of Walhalla 3-15-2016 by Ord. No. 2016-2. Amendments noted where applicable.]
As used in this chapter, the following terms shall have the meanings indicated:
MANUFACTURED HOME (MH)
A home built to the Federal Manufactured Home Construction and Safety Standards Act, also called the "HUD Code." The HUD Code is a mandatory federal building code for MH, whereas site-built and modular homes are built to a code adopted by the state. All manufactured homes bear a small red metal tag called the "HUD tag" that identifies it as being built to the HUD Code.
MOBILE HOME
Generally used to refer to factory-built home built prior to 1976 (no mandatory building code for mobile homes prior to 1976).
MODULAR HOME
A residential structure built to the latest edition of the International Residential Code as adopted by the South Carolina Building Codes Council. The construction standards are exactly the same for site-built homes as they are for modular homes. Modular homes in South Carolina bear a modular label issued by the SC Building Codes Council. Under state law, modular homes are to be treated exactly the same as a site-built structure.
[Amended 3-19-2024 by Ord. No. 2024-03]
A. 
No building permit shall be issued for any manufactured home originally brought into the City of Walhalla or relocated within the City subsequent to the adoption of this chapter unless a certificate of zoning compliance shall have been issued by the Zoning Administrator, to certify that the manufactured home is in full compliance with this chapter.
B. 
All manufactured homes brought into the City of Walhalla, or relocated within the City of Walhalla after the adoption of this chapter, shall be required to be in compliance with each of the following requirements.
C. 
All manufactured homes subject to this chapter shall meet or exceed the most current construction standards promulgated by the U.S. Department of Housing and Urban Development, as well as the South Carolina Manufactured Housing Board, including:
(1) 
A roof finished with shingles, with a fire rating of Class C or better, and that are commonly used in standard residential construction.
(2) 
A minimum width of 24 feet and a minimum length of 40 feet.
(3) 
A roof structure that provides an eave projection of no less than 12 inches, which may include a gutter.
(4) 
Exterior sliding, comparable in composition, appearance and durability to the exterior siding commonly used in standard residential constructions, consisting of one or more of the following:
(a) 
Vinyl siding whose reflectivity does not exceed that of flat white paint;
(b) 
Cedar or other wood siding;
(c) 
Wood grain;
(d) 
Stucco siding; or
(e) 
Brick or stone siding.
(5) 
Skirting must be installed and maintained so that it encloses the area under the manufactured multisection homes and modular porches, decks or other additions to ground level. The foundation skirting or curtain wall may be of brick, masonry or stone materials designed for permanent outdoor instillation.
(6) 
A permanent landing and steps with handrails are required for each outside doorway, excluding the front door. The structure must include steps which lead to ground level. The landing, handrails and steps must meet the following requirements:
(a) 
A minimum four-by-four landing shall be required outside each exit door.
(b) 
The landing shall not be more than 8.5 inches below the threshold.
(c) 
Steps shall be 8 1/4 inches maximum in height. Treads shall be a minimum of nine inches wide.
(d) 
All wood components in contact with the ground must be treated and approved for ground contact.
(e) 
If steps are 30 inches or greater in height, permanent handrails are to be installed.
(7) 
A front porch shall be erected and be at least eight feet by 10 feet.
(8) 
Units shall be placed on permanent foundation supports of concrete or other suitable material adequate for the load.
(9) 
All visible mobile features shall be removed.
(10) 
If the proposed unit will be replacing another dwelling unit (mobile home, manufactured home, stick-built) or be built within an existing neighborhood, the home must be constructed to blend into the street and/or neighborhood. It should have the aesthetic qualities of other dwelling units in the area.
(11) 
Decorated windows, bay windows, columns and fancier exterior trim are encouraged.
(12) 
Each manufactured home shall be anchored according to the HUD regulations of the National Manufactured Housing Construction and Safety Standards Act or the manufacturer's installation manual.
A. 
As per the Walhalla Zoning Ordinance (Chapter 330, Part 1, of the City Code), manufactured home placement will be allowed in the General Residential Zoning District, but will require a special exception approval by the Board of Zoning Appeals.
B. 
A site plan must be submitted for the placement of the manufactured home on the lot. This plan must include measurements, distances, access points and property lines; and may include pictures of the proposed home to be placed on the property.
C. 
A zoning application must be completed, with a request for a special exception hearing as outlined in the Zoning Ordinance.
D. 
The Board of Zoning Appeals must both hear and approve this special exception.
A. 
Each manufactured home shall be used as a permanent single-family residence only.
B. 
The manufactured home shall have permanent utility hookups, metered at the mobile home, which, except for electrical connections, shall be concealed from view.
C. 
No more than one manufactured home shall occupy one lot, except in a mobile home park.
D. 
No manufactured home shall be placed or parked upon any premises within the corporate limits for use for sleeping or dwelling purposes within 25 feet of the nearest mobile home or permanent building, except for carports.
E. 
All manufactured homes shall be served by an all-weather parking area with a surface of sufficient dimensions to accommodate parking for at least two vehicles and connected to a street or driveway. The surface may be of concrete, brick, asphalt, gravel or similar material, but not grass or dirt.
F. 
All manufactured homes hereafter set up within the City of Walhalla shall bear a label or seal of compliance with federal mobile home construction and safety standards promulgated by the Department of Housing and Urban Development.
G. 
All manufactured homes shall be registered with Oconee County and bear the required seal of the county.
To avoid undue hardship, the lawful use of any mobile home or manufactured home at the time of the enactment of this chapter may be continued, except that such mobile or manufactured home shall not be changed, replaced or altered in any way which does not conform to the provisions of this chapter.
A. 
It shall be unlawful for any person to place or park any mobile home or manufactured home upon any premises within the corporate limits, except as provided by this chapter and any amendments thereto; and in the event of any violation of these provisions, such shall be sufficient grounds for the City of Walhalla to discontinue all municipal services to such mobile or manufactured home.
B. 
Any person or persons violating any portion of this chapter shall be punishable by a fine not exceeding $500 per violation or 30 days in jail. Each twenty-four-hour period of noncompliance shall constitute a separate offense.