Chapter 11.22 : Manufactured Home Parks

Sections:

11.22.010 Intent
11.22.020 Definitions
11.22.030 Permitted Uses
11.22.040 Other Laws
11.22.050 Permits
11.22.060 Design Standards
11.22.070 Building Permits
11.22.080 Inspections
11.22.090 Manufactured Home Installation Standards
11.22.100 Approval

11.22.010 Intent. The intent of this chapter is to provide for manufactured home park development at appropriate locations (which are deemed to be in the R-3 and R-4 districts) and to establish standards for development in order to integrate manufactured homes into an area without adversely affecting surrounding properties and to provide safeguards for residents of manufactured homes.

11.22.020 Definitions. For the purpose of this chapter, definitions in Chapter 11.02 shall apply except for the following terms:

1). Density. The number of manufactured home units per acres.
2). Lot. The total area reserved within manufactured home park for the placement of one manufactured home and exclusive use of its occupants.
3). Manufactured Home Stand. That part of an individual lot which has been reserved for the placement of a manufactured home, appurtenant structures, or additions.
4). Recreation Area. An area including open space and playgrounds and building and apparatus designed for recreational activities set aside for the use of the manufactured home residents.

11.22.050 Permits. It shall be unlawful for any person to construct, alter, or extend any manufactured home park unless he/she holds necessary valid permits issued by the Divisions of Environmental Sanitation, State Department of Health and Environmental Sciences, and the City Building Inspector.

11.22.060 Design Standards. Any person desiring to enlarge, redesign, or establish manufactured home park shall submit a design plat for approval by the City-County Planning Board and City Council and shall meet or exceed the following design standards:

1). Site. The manufactured home park site shall not be exposed to smoke, dust, noise, odors, or other adverse influences which might create damage to property or bring harm to occupants of the park.

2). Site Size. Minimum site size for manufactured home parks shall be ten acres.

3). Density. The maximum density of manufactured home parks shall be regulated by separation requirements, lot area requirements and recreation area requirements as set forth in this title. In no case shall the density of a manufactured home park exceed the density of the district in which it is located.

4). Site Coverage. Maximum manufactured home lot coverage shall not exceed 50 percent. Coverage shall mean any human made apparatus.

5). Access. All manufactured home parks shall have access to collector street.

6). Lot Size. Minimum lot area shall be 6,000 square feet with no less than 60 feet of lot width where both municipal or community water and sanitary sewer systems are not available, lot size will be determined by soil and water conditions and approved by the State Board of Health.

7). Manufactured Home Stand. Each manufactured home lot shall be provided with a well-drained stand with a firm base, approved by the City Council for the placement of a manufactured home. Each stand must be at least 12 x 50 feet for single-wide units and 24 x 50 feet for double-wide units.

8). Setback. All manufactured homes and accessory buildings shall be set back no less than 20 feet form all property lines and street property lines. Front and street setbacks shall be the same as the front yard requirements of the district in which the manufactured home park is to be located.

9). Height. Maximum height for any structure within a manufactured home park shall be that of the district in which the park is to be located.

10). Streets. All manufactured home parks shall be provided with safe and convenient vehicular access from abutting public streets and throughout the manufactured home park.

Street widths should be of adequate widths to accommodate any contemplated parking and expected traffic load, but, in all cases, shall meet the following minimum requirements:

a). Collector streets with guest parking 36 feet wide face of curb to face of curb.

b). Collector streets with no parking 22 feet wide face of curb to face of curb. These minor streets shall be signed with approved no parking signs.

c). Minor streets with no parking 20 feet wide face of curb to face of curb. These minor streets shall be signed with approved no parking signs.

d). All dead end streets shall be limited to a maximum length of 500 feet and shall be provided with a cul-de-sac of at least 100 feet in diameter.

e). Minimum access width to each manufactured home stand shall be 12 feet.

All streets in a manufactured home park shall be paved with a surface of bitumous surface mat or asphalt of 3 inches over a subbase of 3/4 inch crushed gravel 6 inches deep.

11). Parking. Off-street parking spaces shall be provided in convenient locations and in sufficient numbers to meet the needs of the occupants of the manufactured home park and their guests, but in no case shall the number of spaces be less than two spaces per lot plus an additional space for each four lots.

12). Walks. Safe, convenient, all-season walks, minimum width of five feet shall be provided in locations where pedestrian traffic is concentrated.

13). Recreational Area. A minimum of 10 percent of the gross site area shall be reserved for park and recreation development. Such area shall be cumulated into central locations and shall be designed with trees, grass, benches, recreational equipment, etc., in relation to park residents.

14). Landscaping. Landscaping may be required to provide a buffer between manufactured home parks and adjacent properties in other district classifications.

Examples of what may be required are:

a). A greenbelt planting strip of not less than 20 feet in width along the perimeter of the manufactured home park where it abuts public right-of-way or an area zoned in any other district classification. The greenbelt shall be developed with a mixture of hardy deciduous and coniferous plant material, grass, or ground cover, and maintained thereafter in a neat and orderly manner.

b). A continual ornamental wall six feet in height above grade, erected one foot off property line abutting property of another district classification and six feet from public right-of -way. Such wall shall be landscaped with suitable plant materials along both sides of the wall except where prohibited by Chapter 11.20.

15). Utilities. Utilities shall be provided in the following manner or by an alternative manner approved by the City Council:

a). All sanitary sewage utilities and water facilities, including connections provided to individual lots, shall meet the requirements of the City.

b). The plumbing connections to each manufactured home lot shall be constructed so that all lines are protected from freezing, from accidental bumping, or from creating any type of nuisance or health hazard.

c). An adequate amount of running water shall be piped into each manufactured home.

d). Storm drainage facilities, where necessary, shall be so constructed as to protect those that will reside in the manufactured home park as well as the property owners adjacent to the park. Such park facilities shall be of such capacity to insure rapid drainage and prevent the accumulation of water in, or adjacent to the park.

e). All electric, telephone, and other lines from supply poles to each manufactured home lot shall be underground. When meters are installed, they shall be uniformly located.

f). All fuel lines leading to manufactured home lots shall be underground. Where separate meters are installed, each shall be located in a uniform manner.

g). Facilities for the storage and disposal of trash and garbage in a sanitary and lawful manner shall be provided in each manufactured home park.

h). Street and yard lights, attached to standards approved by the City, shall be provided in sufficient number and intensity to permit the safe movement of vehicles and pedestrians at night, and shall be effectively related to buildings, trees, walks, steps, and ramps.

i). The erection, construction, reconstruction, repair, relocation and/or alteration of all permanent buildings and structures located within a manufactured home park shall conform to the requirements of the Uniform Building Code adopted by the city and any regulations within the Regulation No. 53-43-8, Montana State Department of Health.

j). Facilities for the dispersal and distribution of U.S. Mail in a secure and lawful manner shall be provided in each manufactured home park.

16). Fire Protection. The water supply system serving the manufactured home park shall be subject to the rules and regulations of the local fire prevention rules and regulations of the local fire prevention authority or the system shall meet the standards for adequate fire protection established by the National Fire Protection Association Standard NFPA No. 501a, whichever is more stringent. Nonetheless, fire protection systems must be approved by the fire chief.

11.22.070 Building Permits. The owner or the installer of a manufacturing home to be used as a residence must obtain a building permit from the City of Belgrade before the manufactured home is installed on any building site.

11.22.080 Inspections.

1). The installer shall request an inspection after all aspects of the installation have been completed. The Building Inspector will inspect the installation within five (5) business days after he receives the request. If the inspection is not completed within five (5) business days, the tenant or owner may occupy the manufactured home at his or her own risk. Occupancy before inspection does not imply approval of the installation.

2). The Building Inspector shall approve the installation of a manufactured home, and allow the manufactured home to be occupied of the installation complies with the installation requirements listed in 11.22.090 of this tile and the conditions of the building permit.

3). If the installation does not comply with the installation requirements listed in 11.22.090 of this title and the conditions of the building permit, the Building Inspector shall provide the installer with a list of corrections that the installer must make. The list of corrections shall state a date by which the corrections must be completed. The building inspector shall reinspect the installation after the corrections are completed. If the items that require correction do not endanger the health or safety of the occupants, or substantially affect the habitability of the manufactured home, the Building Inspector may permit the owner of the manufactured home to occupy the manufactured home.

4). A manufactured home which does or does not bear an insignia of approval form the U.S. Department of Housing and Urban Development may be permitted on rental lots within legally platted manufactured home parks, provided that the manufactured home has been installed in accordance with Section 11.22.090 of this title, and inspected by the building inspector of the City of Belgrade during the installation of the home and has been found to be in compliance with the following criteria:

a). Heating Facilities. The must have operable permanent heating facilities installed and maintained according to the heating equipment manufacturer's specifications.

b). Plumbing Facilities. The home must be equipped with operable plumbing facilities with hot and cold running water to include: toilet, bathtub or shower, and kitchen sink. All facilities shall be installed and maintained according to the plumbing equipment manufacturer's specifications.

c). Electrical Equipment. All electrical service-entrance conductors, service equipment, switches, lighting outlets, power outlets, and appliances shall be installed and maintained according to the electrical equipment manufacturer's specifications.

d). Weather Protection. The home must be weather-protected so as to provide shelter for the occupants against the elements.

e). Smoke Detector. An operable smoke detector shall be installed and maintained according to the smoke detector manufacturer's specifications within the manufactured home.

f). Structure. The home shall be structurally sound with no apparent hazardous condition in floors, walls, ceilings, and roofs.

g). General Condition. The home must be in good condition and well maintained to include: the exterior painted surfaces, the exterior siding is intact and secure, and operable windows and doors. In addition, the home shall be free of infestation of insects, vermin, or rodents.

h). Inspection Statement. The inspection form shall include a statement that inspections does not constitute a warranty that the home is safe or livable.

11.22.090 Manufactured Home Installation Standards. The installation of any manufactured home structure shall require the approval of the Building Inspector during all phases of the installation. All manufactured homes will be installed in compliance with the following standards:

1). Foundation System Footings.

a). Footings shall be constructed of either a solid concrete or an approved alternative that is at least 3 1/2 inches thick by 16 inches square; or two 8 inch by 4 inch solid concrete blocks that are laid with their joint parallel to the main frame longitudinal member.

b). Footings shall be:

1). Evenly bedded and leveled;
2). Placed on firm, undisturbed, or compacted soil that is free of organic material.
3). Centered in a line directly under the main frame longitudinal members on both sides of a manufactured home; and
4). Spaced not more than 8 feet apart, and not more than 2 feet from the ends of the main frame. A closer spacing may be required, depending on the load-bearing capacity of the soil.

c). A manufactured home with more than one section must have center line blocking at end walls and at any other point of connection of the sections of the manufactured home that are a ridgebeam bearing support. Blocking is also required at both ends of a door opening that is 6 feet or more wide in an exterior wall.

d). If a manufactured home requires footings on its exterior perimeter, the footings shall be installed below the frost line. Footings for the main frame longitudinal members must be recessed only if frost heave is likely to occur.

e). Footings shall be constructed so that seventy-five percent (75%) of the area under the manufactured home has at least 18 inches clearance between the bottom of the main chassis members and the ground level. The area beneath furnace cross-overs and fireplaces, however, must always have at least 18 inches clearance. At no point under the manufactured home may clearance be less than 12 inches.

2). Foundation System Piers. An installer must build and position piers and load-bearing supports or devices to distribute the required loads evenly. An installer may use manufactured piers or load-bearing supports or devices that are listed or approved for the intended use, or may build piers that comply with the following requirements. All blocks must be concrete blocks.

a). A pier may be made of a single stack of 8 inch by 8 inch blocks if the blocks are not stacked more than three blocks high. A pier made of a single stack of blocks shall be installed at right angles to the main frame longitudinal member and shall be capped with no more than two 2 inch by 8 inch by 16 inch wood blocks or one 4 inch by 8 inch by 16 inch concrete block.

b). A pier may be made of a double stack of 8 inch by 8 inch by 16 inch blocks if the blocks are not stacked more than 5 blocks high. Each row of blocks in such a pier shall be stacked at right angles to the abutting rows of blocks. A wood block must be of hem-fir, Douglas fir, or spruce pine fir. The pier shall be capped with two 2 inch by 8 inch by 16 inch wood or concrete blocks. The pier shall be installed so that the joint between the cap blocks is at right angles to the main frame longitudinal member.

c). A pier may be made with more than five rows of blocks if the stacked blocks are filled with 2,000 psi concrete or mortar. A licensed architect of professional engineer must approve a foundation system that includes a pier that is higher than 72 inches (9 blocks) high, or in which more than 20 percent of the piers exceed 40 inches (5 blocks) high.

d). All blocks shall be set with the cores placed vertically

3). Foundation System Plates and Shims. An installer may fill a gap between the top of a pier and the main frame with a wood plate that is not more than 2 inches thick and two opposing wedge-shaped shims that are not more than 2 inches thick. Wood plates and shims must be of hem-fir, Douglas fir, or spruce pine fir. A shim shall be at least 4 inches wide and 6 inches long. The installer shall fit the shim properly and drive it tight between the wood plate or pier and the main frame to ensure that the manufactured home is level and properly supported at all load-bearing points. A block that abuts a wedge-shaped shim must be solid.

4). Foundation Facia. A manufactured home shall have an approved foundation facia around its entire perimeter. The wood of the facia shall be at least 3 inches from the ground unless it is pressure-treated wood. Metal fasteners shall be galvanized, stainless steel or other corrosion-resistant material. Ferrous metal members in contact with the earth, other than those that are galvanized or stainless steel, shall be coated with an asphaltic emulsion.

A manufactured home that is installed on a nonrecessed site and that has a metal foundation facia shall have ventilation openings with a net area of at least 1 1/2 square inches per linear foot. A manufactured home that has been installed on a recessed site or that has a foundation facia that is not made of metal shall have ventilation openings in the foundation facia with a net area of a least 1 1/2 square feet for each 25 linear feet of facia. The openings shall be designed to provide cross ventilation on at least two approximately opposite sides of the manufactured home. The installer shall locate the openings as close to the corners of the manufactured home as practical, and shall cover the openings with corrosion-resistant wire mesh or louvers.

Dryer vents and hot water tank pressure relief valves shall exhaust on the exterior of the foundation facia. The facia for each section of a manufactured home shall have an opening of at least 18 inches by 24 inches, with cover of metal or pressure treated wood, to allow access to the crawl space. The foundation facia must be installed within thirty (30) days after the manufactured home is occupied.

5). Assembly.

a). Sections of a multiple section manufactured home shall be aligned, closed, and securely fastened at the required points along the ridge beam, endwalls, and floor line. Heat ducts, electrical connections and other fixtures and connections required between sections of a manufactured home shall be properly installed. The floor of the manufactured home shall be level within the tolerances given in the following table.

Tolerances may not exceed the following amounts (L equals the clear span between supports, twice the length of a cantilever):

Floor: L/240
Roof and Ceiling: L/180
Headers, Beams, Girders
(vertical load): L/180
Walls and Partitions: L/180

b). The installer shall provide adequate clearance to ensure that the cross-over heat duct does not touch the ground and is not compressed. The installer shall insulate the cross-over duct at the intersection. The installer shall insulate and seal areas of potential air leaks to ensure that the manufactured home is air-tight, and shall seal areas of potential water leaks with metal flashing or trim, if required, and with putty, tape or other approved caulking to ensure the manufactured home is watertight.

c). The water pipe connection to the manufactured home shall have a main shut-off valve approved by the City Building Inspector. In all other respects, utility connections to the manufactured home, including water, sewer, electricity and gas, shall comply with the same standards as housing of conventional construction. Accessory structures attached to or located next to a manufactured home, such as awnings, carports, garages, porches, or steps, shall be constructed in conformance with the same construction standards as applies to conventional housing.

11.22.100 Approval. Approval of a manufactured home park shall be obtained through conditional use permit procedures as specified in Chapter 11.21 of this title. The City Council may require other standards and safeguards as specific locations and circumstances dictate and as provided in Chapter 11.21 of this title.