3.3.1 Manufactured Home Overlay District (MH-O)
Intent: The Manufactured Home Overlay District is established to provide for existing and proposed neighborhoods which include or are proposed to include manufactured homes. The requirements herein are intended to ensure compatibility with existing housing stock by imposing supplemental appearance standards for manufactured housing. The Manufactured Home Overlay district may be applied to tracts zoned NR, GR, TR, or R. It supplements the range of residential types permitted in the underlying district while limiting some accessory uses. For existing neighborhoods, the MH Overlay may be established by map adoption; for proposed neighborhoods, the MH Overlay district requires zoning approval accompanied by a detailed development plan and supporting materials.
a) Permitted Uses
Uses permitted by right
- all uses permitted by right in the underlying district, according to the standards of the underlying district
- family care homes
Uses permitted with conditions
- all uses permitted with conditions in the underlying district, according to the standards and conditions associated with the underlying district.
- Manufactured Homes, provided that:
(a) The home shall be set up in accordance with the standards set by the North Carolina Department of Insurance.
(b) A continuous, permanent masonry wall, having the appearance of a conventional load-bearing foundation wall, unpierced except for required ventilation and access, shall be installed under the perimeter of the manufactured home.
(c) The home will have all wheels, transporting lights, and towing apparatuses removed.
(d) The structure must be at least 14 feet in width along the majority of its length.
(e) The roof shall have at least a 3:12 pitch. (f) Exterior wall and roofing materials and finishes shall be comparable in composition, appearance and durability to those commonly used in conventional residential construction. As examples, exterior walls would be expected to be covered in wood, stucco, brick, stone, other masonry materials, or similar conventional exterior finishes. Roofing material should consist of wood shingle, wood shake, synthetic composite shingle, ceramic tile, concrete tile, or similar conventional roofing materials.
(g) All entrances to a manufactured home shall be provided with permanent steps, porch or similar suitable entry.
b) Permitted Building and Lot Types
- all building and lot types permitted in the underlying zoning district
- manufactured home placed according to the standards for a detached house
c) Permitted Accessory Uses
- dwelling accessory to any principal dwelling which meets the NC Housing Code, (9.1)
- day care home (small), accessory to any principal dwelling which meets the NC Housing Code, (9.11)
- home occupation accessory to any principal dwelling which meets the NC Housing Code, (9.19)
- marinas accessory to residential uses (9.42)
- accessory uses permitted in all districts, (8.11)
d) General Requirements
1) Along existing streets, new buildings shall respect the general spacing of structures, building mass and scale, and street frontage relationships of existing buildings.
- New buildings which adhere to the scale, massing, volume, spacing, and setback of existing buildings along fronting streets exhibit demonstrable compatibility.
- New buildings which exceed the scale and volume of existing buildings may demonstrate compatibility by varying the massing of buildings to reduce perceived scale and volume. The definition of massing in Article 12 illustrates the application of design techniques to reduce the visual perception of size and integrate larger buildings with pre-existing smaller buildings.
- Nothing in this subsection shall be interpreted to conflict with the building design element provisions as found in GS 160A-381(h) for structures subject to the North Carolina Residential Code for One- and Two-Family Dwellings.
2) On new streets, allowable building and lot types will establish the development pattern.
3) All subdivision standards shall be met.
4) In nonconforming subdivisions or manufactured home parks, any manufactured home may be replaced with another manufactured home of at least comparable width (i.e. a single-wide home may be replaced with a home of minimum 12 feet width or with a larger home, while a double-wide home can be replaced only by another double-wide home); a replacement home shall have been manufactured no earlier than 1984 and, with the exception of width, shall meet all design and safety conditions of (Section 3.3.2 a).
5) Existing manufactured home parks which are not subdivided into individual deeded lots may continue operation but may not be expanded except in conformance with this ordinance and the subdivision ordinance.
6) For proposed neighborhoods, homes shall be a minimum of 14 feet wide and manufactured no earlier than 1984.
7) For proposed neighborhoods, an application to classify property to the MH-O district shall require a master plan that shows the location and hierarchy of streets and public spaces, location of residential, non-residential, and civic building lots, street sections and/or plans, phasing, and any other information which may be required to evaluate the subdivision’s adherence to the standards of this ordinance and the subdivision ordinance.
8) See Section 8.16, Standards for Residential Lot Widths, Alleys, Garages and Parking in Residential Districts
e) MH-O Development Provisions
1) Minimum Development Size: 3 acres for new developments
2) Maximum Development Size: 25 acres for new developments
3) Maximum Permitted Densities are determined by the standards of the underlying district. Density in the RURAL AND TRANSITIONAL District correlates to amount of open space provided, as set forth in the district regulations. Density in the NR district is a function of building and lot type.