§ 23. Manufactured home (MH) district.
23.1
General purpose and description. The manufactured home (MH) district is a detached residential district establishing standards for the development of HUD-code manufactured home parks and subdivisions. HUD-code manufactured home subdivisions include individually platted lots for sale within the subdivision, for the placement of manufactured home units. A manufactured home park offers spaces for the placement of manufactured home units on a lease or rental basis. The manufactured home district establishes area and design requirements for parks and subdivisions, as well as yard requirements for individual lots. Both parks and subdivisions provide open space and recreational areas appropriate for the acreage and number of units contained. Areas zoned for the MH district shall have, or shall make provision for, City of Terrell water and sewer services. They shall be designed to adequately accommodate storm drainage; they shall have paved streets with logical and efficient vehicular circulation patterns that discourage non-local traffic; they shall be properly buffered from nonresidential uses; and they shall be protected from pollution and undesirable environmental and noise impacts.
23.2
Permitted uses.
A.
Those uses listed for the MH district in section 32, use charts as "P", "S" or "T" are authorized uses permitted by right, by specific use permit (which must be approved utilizing procedures set forth in section 31B) or by temporary use permit (which must be approved utilizing procedures set forth in subsection 38.10).
23.3
Area regulations.
A.
Size of yards (for each space within a manufactured home park or subdivision):
1.
Minimum front yard. Twenty-five feet from a dedicated street; 15 feet from any private street or drive. See section 38 for additional setback requirements.
2.
Minimum side yard. Ten feet; 20 feet between units; 20 feet from zoning district boundary line; 15 feet for a corner lot on a residential or collector street, and 20 feet for a corner lot on an arterial street.
3.
Minimum rear yard. Ten feet; 20 feet from any zoning district boundary line.
4.
[Garage door orientation.] If a garage is provided, the entry (i.e., door) side of the garage shall have a 25-foot setback as measured from any property or street right-of-way line.
B.
Size of space (for each space within a manufactured home park):
1.
Minimum lot area. Four thousand five hundred square feet per unit.
2.
Minimum lot width. Forty-five feet.
3.
Minimum lot depth. One hundred feet.
C.
Minimum floor area per dwelling unit. Twelve hundred square feet.
D.
Maximum lot coverage. Fifty percent for main building/unit plus any accessory buildings.
E.
Parking regulations. Two spaces per unit located on the same lot as the unit served (see section 33, off-street parking and loading).
F.
Area for manufactured home park. Minimum project area five acres; maximum project area 15 acres.
G.
Maximum height limit.
1.
Two and one-half stories, and not to exceed 36 feet, for the main building/house.
2.
One story with a maximum height of 14½ feet, measured at the highest point of the roof, for accessory buildings, including, but not limited to, a detached garage, garden shed, gazebo, etc.
3.
Other requirements (see section 38).
H.
Minimum exterior construction standards. None (manufactured homes only - all other structures shall conform to section 37).
I.
Maximum impervious surface coverage. Sixty percent.
J.
Development standards.
1.
All units shall be at least 25 feet wide (e.g., "double-wide). As of the effective date of this ordinance all single-wide units shall be deemed nonconforming and shall not be brought into the city to occupy an existing vacant lot or to occupy a newly platted lot.
2.
A pitched roof having a minimum of 4:12 is required with a minimum six-inch overhang.
3.
Manufactured housing design and construction will comply with manufactured housing construction and safety standards published by the department of housing and urban development (HUD) pursuant to the requirements of the Texas Manufactured Housing Standards Act (Vernon's Annotated Civil Statutes Art. 5221f, as amended) and all manufactured housing will be subject to inspection by the building official, or his designee.
4.
All manufactured housing within the city shall be anchored on a permanent concrete foundation in accordance with federal guidelines as stated in the "Permanent Foundation Guide for Manufactured Housing" (HUD 7584). Any additions to the original structure, such as rooms, storage, or garages shall be constructed on a solid concrete slab.
5.
Covered porches, patios and decks shall be constructed on-site, and shall not be located closer than five feet from any property line.
6.
Axles and tongues shall be removed, such that the manufactured housing unit becomes permanently placed upon the site.
7.
Any siding or sheathing used on housing units (or on buildings added onto housing units) shall be compatible with materials used on surrounding structure.
23.4
Supplemental requirements for manufactured home parks.
A.
Tenant parking. Each parking space shall be an approved all-weather surface, in accordance with city standards, and shall be located to eliminate interference with access to parking areas provided for other manufactured homes and for public parking in the park (see section 33, off-street parking and loading requirements).
B.
Visitor and supplemental parking. In addition to parking spaces required for each manufactured home unit, there shall be paved parking provided for the manufactured home community in general (see section 33, off-street parking and loading requirements):
1.
Two visitor parking space for every three manufactured home spaces.
2.
One supplemental parking or vehicle storage space for the parking or storage of boats, campers and similar vehicles or equipment for every four manufactured home spaces.
3.
Supplemental spaces may be located anywhere within the manufactured home community provided that no manufactured home space shall be situated further than 150 feet from a visitor space.
4.
Each parking space will be not less than nine feet by 20 feet, which is not to be included in the lot size.
C.
Access. Each manufactured home community shall have direct access from an improved public street in accordance with the subdivision ordinance. Where an internal private street provides access to individual lots or dwelling units, the same shall be paved in accordance with city standards, and it shall be dedicated to the public as an emergency access or fire lane easement to allow for the rapid and safe movement of vehicles used in providing emergency health or public safety services. Each emergency access/fire lane easement shall have a clear unobstructed width as specified in the adopted International Fire Code, shall connect to a dedicated public street, and shall meet the minimum required turning area and radii to permit free movement of emergency vehicles. Dead end streets are not allowed. Fire lane easements shall be maintained by the manufactured home park.
Gated/secured entrances shall be in accordance with the design standards for gated/secured entrances on private streets (see subdivision ordinance).
D.
Walkways. Designated concrete walkways four feet in width will be provided on both sides of roadways or streets.
E.
Street names and signs. Within each manufactured home park, all streets shall be named, and manufactured homes numbered in a logical and orderly fashion. Street signs shall be of a color and size contrasting with those on public streets and roadways so that there is no confusion regarding which are private and which are public streets. These signs and numbers shall be of standard size and placement to facilitate location by emergency vehicles. Street names shall be submitted to the municipal development department along with the construction plat application, reviewed by the appropriate city staff with respect to street naming procedures set forth within the subdivision ordinance and/or the city's Code of Ordinances, and approved by the planning and zoning commission and the city council on the construction plat for the subdivision. The street names shall be set with construction plat approval, and shall not be changed on the final plat without city approval. All dwelling unit numbering (i.e., addressing) shall be assigned by the municipal development department.
F.
Other signs. Along all sections of emergency access easements, the owner or agent shall erect metal signs prohibiting parking. The sign type, size, height and location shall be in accordance with the manual of uniform traffic control devices and approved by the city.
G.
Intersections. Internal streets shall intersect adjoining public streets at approximately 90 degrees and at locations which will eliminate or minimize interference with traffic on those public streets.
H.
Street lighting. Street lighting within the manufactured home park shall be provided in accordance with the Subdivision Regulations, and shall be maintained by the owners of the manufactured home park.
I.
Electric and telephone service. All electrical distribution lines and all telephone lines shall be underground except the primary service lines to the park.
J.
Drainage and soil protection. The ground surface in all parts of the park shall be graded and equipped to drain all surface water in a safe, efficient manner. Each manufactured home space shall provide adequate drainage for the placement of a manufactured home. Exposed ground surfaces in all parts of every manufactured home park shall be paved and/or covered with stone, brick paving, or other similar solid material, or protected with a vegetative growth (such as grass) capable of preventing soil erosion and eliminating dust.
K.
Firefighting.
1.
Approaches to all manufactured homes shall be kept clear for firefighting.
2.
The owner or agent of a manufactured home park shall be responsible for the instruction of any staff in the use of the park fire protection equipment and in their specific duties in the event of a fire. Owner shall supply standard city fire hydrants located within 300 feet of all manufactured home spaces, measured along the drive or street.
3.
The owner or agent of a manufactured home park shall be responsible for maintaining the entire area of the park free of dry brush, leaves and weeds in excess of six inches in height.
L.
Refuse facilities. Every manufactured home dwelling unit shall be located within 150 feet of a refuse facility, measured along the designated pedestrian travel way. A refuse facility shall be a dumpster or other similar container designed for receiving garbage in bulk for more than one dwelling, and all refuse containers shall be maintained in accordance with local public health and sanitary regulations. Refuse containers shall be located no closer than 30 feet to any adjacent single-family property, shall be located so as to provide safe and convenient pickup by refuse collection agencies, and shall be screened in accordance with subsection 36.2.F. of this ordinance. (See illustrations 36-1 and 36-2 for refuse container enclosure diagrams.)
M.
Anchorage of manufactured homes. To insure against natural hazards such as tornados, high winds and electrical storms, anchorage for each manufactured home shall be provided according to the building code and state law.
N.
Skirting.
1.
All manufactured home units shall provide skirting from the top of the unit's frame to grade. Skirting shall totally enclose and secure from view the unit's axles and all required anchors, footings, and piers.
2.
All required skirting shall be masonry, and shall be of a color similar to the materials used in the construction of the manufactured home unit such that it blends with the overall appearance of the unit.
23.5
Special requirements.
A.
Single-family, townhouse residential units constructed in this district shall conform to SF-6 or TH-12 district standards, respectively.
B.
Open storage is prohibited.
C.
Usable open space requirements. Except as provided below, any manufactured home development shall provide useable open space that equals or exceeds ten percent of the total land area within the development. Usable open space areas shall be in conformance with subsection 20.5.
D.
One playground area containing at least five pieces of play equipment shall be provided for every 100 dwelling units, or fraction thereof. The playground equipment shall be of heavy duty construction, such as is normally used in public parks or on public school playgrounds.
E.
Site plan submission and approval (see subsection 31B.4) shall be required for any manufactured home park in the MH district. Such site plan approval shall not require a public hearing as required by subsection 31B.4.E. Any nonresidential land use which may be permitted in this district shall conform to the NS neighborhood service district standards.
F.
Other regulations. As established in the development standards, sections 33 through 44.