CHAPTER IV. BUILDINGS AND CONSTRUCTIONCHAPTER IV. BUILDINGS AND CONSTRUCTION\ARTICLE 8. MANUFACTURED HOMES AND MANUFACTURED HOME PARKS

For the purpose of this article the following words and phrases shall mean:

(a)   Camping Trailer. Designed for short term occupancy and contains sleeping accommodations and may or may not have limited kitchen and bath room facilities. It is constructed on a chassis that is capable of being transported after fabrication on its own wheels and towed by another vehicle.

(b)   Exit Landing.

(1)   Double-Wide. A platform measuring three feet by three feet with steps from the ground level to the platform level in conformance with the International Building Code. Construction materials used shall be either concrete, steel and expanded metal, pressure treated lumber, redwood, or cedar.

(2)   Single Wide. A platform measuring three feet wide that is abutted against the home, by two feet deep with steps from the ground level to the platform level in conformance with the International Building Code. Construction materials used shall be either concrete, steel and expanded metal, pressure treated lumber, redwood, or cedar.

(c)   Foundation. Permanent, Double Wide. (22 feet or more). A continuous concrete or masonry perimeter foundation, intermediate piers, and a support system over a basement or crawl space. The foundation shall be in conformance with Chapter 4, Article 2 of the Deerfield City Code and the adopted building code. The piers, conforming to “Temporary Foundation” in this article, or an adjustable steel post or jack manufactured for this purpose, shall be placed on a concrete pad. The concrete pads shall be in conformance with the footing requirements of Chapter 4, Article 2 of the Deerfield City Code. The support system shall consist of cross beams, either wood or steel, fabricated to carry the weight of the structure on the foundation and the piers. The spacing and size of the cross beams shall be determined by manufactures specifications or by a licensed engineer or architect. No more than two piers shall be placed under each cross beam. There shall be a crawl space under each home with a minimum depth of 24 inches below the lowest member of any support system.

       Exception: When manufacturers’ specifications require intermediate support only under the center of the home, where the two sections of the home join, cross beams are not required.

(d)   Foundation. Permanent, Single Wide (16 feet or less). A foundation that is not removable from the real property on which it is located. Concrete pads measuring 2' x 2' x 2' deep with two vertical and two horizontal rebar. Pads are to be poured directly under the manufactured home beams spaced at a minimum of 10 feet on center. The center of the pads at each end of the manufactured home must be no more than 18 inches from the end of the manufactured home. The top of the pad must be at or above grade level.

(e)   Foundation. Temporary. A foundation that is removable from the real property on which it is located and is constructed is in compliance with K.S.A. 75-1211 et seq. A pier constructed as follows:

(1)   The bottom layer shall be either a poured concrete pad, 16” x 16” x 6” deep or two 8” x 16” patio blocks or two 8” x 16” x 4” solid blocks placed on undisturbed soil.

(2)   The second layer shall be two 8” x 8” x 16” concrete blocks, either solid or open cell, with open cell in vertical position.

(3)   The third layer shall be a single 8” x 8” x 16” concrete block with vertical open cell.

(4)   The fourth layer shall be a wood plate, 2” x 8” x 16”, parallel with the third layer.

(5)   Weather proof wood shims, if needed, may be used, providing they do not occupy more than 1” of vertical space.

(6)   If circumstances require additional layers, the pattern of the second layer shall be repeated as necessary.

(7)   If circumstances require fewer layers, the second layer may be omitted.

(8)   Each layer of block shall be perpendicular to the I beam.

(9)   Piers must be placed no more than 10 feet apart on center.

(f)   Manufactured Home Lot. A lot, not in a manufactured or mobile home park, which is designed and zoned for use by single manufactured home placed on a permanent foundation. The lot shall have an area of not less than 7,000 square feet and shall be not less than 50 feet wide.

(g)   Manufactured Home Park. Any park, court, camp, lot, area, piece, parcel, tract, or plat of ground upon which manufactured or mobile homes are used, whether for compensation or not, including all accessory use thereof and containing a minimum of three lots.

(h)   Manufactured Home, Residential Design. A manufactured home on a permanent foundation, which has a minimum dimension of 22 feet in body width, a pitched roof, and siding and roofing materials which are customarily used on site-built homes.

(i)    Manufactured Home, Single Wide. A transportable, factory-built home, single wide with a maximum width of 16 feet, designed to be used as a year-round residential dwelling and manufactured under the authority of the National Manufactured Housing Construction and Safety Standards Act of 1974, which became effective June 15, 1976.

(j)    Mobile Home. A transportable, factory-built home, designed to be used as a year-round residential dwelling and built prior to the enactment of the Federal Manufactured Housing Construction and Safety Standards Act of 1974, which became effective June 15, 1976.

(k)   Recreational Vehicle (RV).

(1)   Designed for short-term occupancy and containing the accommodations of a flush toilet, a tub or shower bath, kitchen facilities, and having plumbing and electrical connections provided for attachment to public utilities or utilities may be self-contained.

(2)   Designed and constructed on a chassis that is capable of being transported after fabrication on its own wheels, either by its own motive power, or is mounted on, or which can be drawn by, another vehicle.

(3)   Arrives at the site where it is to be occupied as a dwelling complete, and ready for occupancy except for connection to utilities and the like.

(4)   Licensed and registered annually as required by state law.

(Ord. 95-41, Ord. 96-52, Ord. 97-66; Code 2008)

Manufactured homes may be located in any “R-1M”, “M-H”, or “M-P” district in the city as set out in the zoning regulations. No more than one manufactured home shall be located on a lot. The home shall comply with all city ordinances and zoning requirements.

(Ord. 95-41; Code 2008)

All manufactured or mobile homes shall be connected to the city water and sewer system. All electric distribution systems, plumbing system, and telephone service systems to each manufactured or mobile home space shall be underground. Outlets and risers shall be above ground. All manufactured or mobile homes must have a water shut off valve installed, inside the unit in an accessible location, ahead of the first water appliance. All sewer joints must be tight with an approved sewer connection device, such as a no-hub connector. All materials used for sewer connections between the home and the inlet shall be approved sewer piping as specified in the International Plumbing Code. Open sewer lines on unoccupied spaces shall be prohibited and it shall be the duty of the owner/operator to see that they are capped.

(Ord. 95-41; Code 2008)

(a)   All manufactured homes placed, relocated, or replaced within the City shall be constructed under the authority of 42 U.S.C. Sec 5401, the National Manufactured Home Construction and Safety Standards Act. A covering or roof over the required landing may be added to a “Manufactured Home, Single Wide” or “Mobile Home”. No other additions of any kind shall be built onto, or become a part of, any “Manufactured Home, Single Wide” or “Mobile Home.”

(b)   All manufactured homes, regardless of size, placed and located in the City from and after October 1, 2007, shall be no older than 20 model years, as established by manufacturer serial or other identification numbers, title, or registration. All manufactured homes existing in the City prior to October 1, 2007, which are older than 20 model years, shall be considered as nonconforming, and shall be allowed to continue to exist under the provisions of this code, so long as they meet all applicable health, life safety, fire, unsafe structure, environmental, or building codes, and any nonconforming manufactured home replaced, must be replaced with a manufactured home that complies with the age restrictions set forth in this section.

(Ord. 2007-4; Code 2008)

After the adoption of this article, only homes meeting the definitions of “Manufactured Home, Residential Design” or “Manufactured Home, Single Wide”, as in 4-801 above, shall be moved into, or relocated, within the city. “Mobile Homes”, as defined in 4-801, may continue to be occupied as a non­conforming structure. If the mobile home is removed from the allocated space or lot, it shall not be relocated within the city limits. Existing mobile homes may be routinely repaired; however, repairs in excess of 50% of the fair market value shall require removal of the home.

(Ord. 95-41; Code 2008)

Every manufactured or mobile home shall be anchored to the ground as required by the Mobile Home and Recreational Vehicle Code, K.S.A. 75-1211 et seq. All homes shall be properly secured against high wind velocities with over the top straps being the preferred method. As an alternative, anchors may be secured to the frame, providing that the anchors are installed so that the pull on the anchor is in line with, and not at a right angle to, the shaft of the anchor. Anchors shall be placed as close to each end as practicable. The distance between the adjacent anchors along each side shall be as nearly equal as practicable. The number of anchors is determined by the length of the home as follows:

No. Anchors and Straps Per Side

Length

3

36’ – 50’

4

50’ – 70’

5

70’ – 80’

(Ord. 95-41; Code 2008)

Skirting of a durable type of material and construction shall be installed on each manufactured home to enclose the open space between the bottom of the manufactured home floor and the grade level of the home site. Such skirting shall be constructed of noncombustible material and maintained in a manner to enhance the appearance of the area. Skirting must be uniform in material, color, and design for the entire home. The skirting must be installed within 30 days after the manufactured or mobile home has been placed. Damaged skirting shall be repaired or replaced within 30 days after notification.

(Ord. 95-41; Code 2008)

The initial placement relocation, alteration or replacement of all manufactured homes within the city shall require a permit. The permit must be purchased prior to moving the manufactured home. Failure to purchase the permit in advance may result in the charge of an investigation fee equal to the amount of the permit fee. Responsibility for obtaining the required permit, within a manufactured home park, rest solely with the owner/operator of the manufactured home park and not with the owner of the manufactured home. Responsibility for obtaining the required permit in locations outside a manufactured home park, rests with the property owner or the property owner's agent.

(Ord. 95-41; Code 2008)

A manufactured home that is placed, relocated, altered, replaced, sold to a new owner, or leased to a new tenant within the city must pass inspection in regards to all of the requirements set forth in this article, as well as location, utility connections, placement, anchorage, and the minimum housing code before utilities are turned on. The skirting will be inspected after 30 days.

(Ord. 95-41; Code 2008)

All requirements in the zoning regulations shall apply.

(Ord. 95-41; Code 2008)

(a)   “Manufactured Homes, Single Wide” as defined in 4-801 in the “R-1M” and “M-H” areas shall be as follows:

(1)   Shall be placed on a “Permanent Foundation, Single Wide” as defined in 4-801.

(2)   The tongue shall be removed from the home and stored out of sight.

(3)   The roof shall be double-pitched and shall have a minimum vertical rise of 2 ½ inches for each 12 inches of horizontal run. Roof covering shall be residential in appearance, including but not limited to approved wood, asphalt composition, fiberglass shingles, or Pro Panel ribbed roofing (26 gauge), but excluding corrugated aluminum or corrugated fiberglass.

(4)   Exterior siding shall be of non-reflective material such as wood, composition, simulated wood, clapboards, conventional vinyl or metal siding, brick, stucco, or similar materials, but excluding smooth, ribbed or corrugated metal or plastic panels.

(5)   At each exit there shall be a landing that complies with the definition of “Exit Landing” in 4-801 above.

(b)   “Manufactured Homes, Residential Design” in the “R-1M” and “M-H” areas shall be as follows:

(1)   The roof shall be double-pitched and shall have a minimum vertical rise of 2 ½ inches for each 12 inches of horizontal run. The roof shall have a minimum eave projection and roof overhang of eight inches.

(2)   Roof covering shall be residential in appearance including but not limited to, approved wood, asphalt composition, fiberglass shingles, or Pro Panel ribbed roofing (26 gauge), but excluding corrugated aluminum or corrugated fiberglass.

(3)   Exterior siding shall be of non-reflective material such as wood, composition, simulated wood, clapboards, conventional vinyl or metal siding, brick, stucco, of similar materials, but excluding smooth, ribbed, or corrugated metal or plastic panels. Siding materials shall extend below the top of the retaining or foundation wall or the joint between siding and enclosure wall shall be flashed in accordance with the International Building Code.

(4)   Shall be placed on a “Permanent Foundation, Double Wide” as defined in 4-801.

(5)   At each exit there shall be a landing that complies with the definition of “Exit Landing” in 4-801 above.

(6)   All manufactured home running gear, tongues, axles and wheels must be removed from the site at the time of installation of the home on the lot.

(7)   Any addition to a residential design manufactured home shall comply with all construction requirements of the International Building Code, and all applicable standards specified in the Federal Manufactured Home Construction and Safety Standards, otherwise known as the HUD Code.

(8)   Required permits shall be obtained by duly licensed contractors for all work related to the placement of residential design manufactured homes.

(Ord. 95-41; Ord. 95-46; Ord. 97-66; Code 2008)

(a)   Use. Camping trailers may be used in the back yards in residential areas on a temporary basis for guests and/or children's campout for example. Camping trailers shall not be used on a vacant lot in the city unless a Special Use Permit is issued by the enforcing officer.

(b)   Storage. Camping trailers may be stored in a side yard, back yard, or driveways in residential areas.

(Ord. 95-41; Code 2008)

In licensed manufactured home parks, setback and density requirements contained in the zoning regulations shall apply to the park as a whole, and not to each lot separately.

(Ord. 95-41; Code 2008)

In areas zoned “M-P”, the following shall apply:

(a)   In “M-P” districts, manufactured homes, as defined in 4-811(a), may be placed on a temporary foundation as defined in 4-801. Permanent foundation is not required.

(b)   At each exit there shall be a landing that complies with the definition of “Exit Landing” in 4-801 above.

(Ord. 95-41; Code 2008)

Manufactured home spaces in licensed manufactured home parks shall be provided consisting of a minimum of 4,000 square feet for a single wide manufactured home or 5,000 square feet for double wide manufactured homes for each space where a manufactured home will be parked. The limits of each space shall be marked by suitable means. The homes shall be located on each space so that there shall be at least 20 feet clearance between manufactured homes. No home shall be located closer than 15 feet from any building.

(Ord. 95-41; Code 2008)

Improved driveways and/or parking spaces must be provided for convenient access to manufactured homes. The driveway may consist of a granulated material or hard surface. There shall be a minimum of one parking space per manufactured home with a minimum width of 10 feet per space.

(Ord. 95-41; Code 2008)

Each manufactured home park shall be operated in a sanitary, orderly, and efficient manner and shall maintain a neat appearance at all times. The owner/operator shall be responsible for the effective handling of refuse, insect and rodent control, and fire protection. It shall be the responsibility of the owner/operator to see that all manufactured homes are in compliance with the city codes and the zoning regulations.

(Ord. 95-41; Code 2008)

Each manufactured home space shall be provided with outdoor living and service area. Such area shall be improved as necessary to assure reasonable privacy and comfort.

(Ord. 95-41; Code 2008)

Any manufactured home park providing for camping trailers shall provide one or more service buildings. Each service building shall:

(a)   Be located 15 feet or more from any manufactured home space.

(b)   Be adequately lighted.

(c)   Have an interior finished with a moisture-resistant material to permit frequent washing and cleaning.

(d)   Provide at least one lavatory, toilet, and shower for each sex with hot and cold water.

(e)   Provide laundry facilities.

(f)   Have adequate heating facilities for the building.

(g)   Have all rooms well ventilated, with all openings effectively screened.

(Ord. 95-41; Code 2008)

Construction of a new manufactured home park or the expansion of an existing manufactured home park shall take place only in areas zoned “M-P” Mobile Home Park District. Changes must comply with zoning and rezoning regulations as found in the zoning regulations and the Deerfield City Code.

(Ord. 95-41; Code 2008)

All manufactured home parks shall be subject to an annual license, which shall be issued by the city governing body upon the recommendation of the public officer. The license year shall begin on July 1 and expire on June 30 of the following year. Compliance with all ordinances and codes of the city shall be necessary prior to the insurance or renewal of the license. Operating a manufactured home park without a license, for any reason may be subject to a fine.

(Ord. 95-41; Code 2008)

All manufactured home parks shall be inspected semi-annually, no later than May 1 and November 1. The public officer shall, by letter or in person, inform the owner/operator of the date and time of the inspection approximately one week in advance of the inspection. A written report of the findings of the inspection shall be delivered or mailed within three business days following the inspection. After approximately 30 days, follow-up inspection shall be made where necessary and a report issued to the owner/operator in the same manner as after the initial inspection. The park owner/operator may be fined for violations present 60 days after the initial inspection.

(Ord. 95-41; Code 2008)

All fences in a mobile home park shall be constructed only of chain link material, a minimum of 11 ½ gauge, and a height not to exceed 4 feet. Fences shall have a top round rail and round posts designed to fit the top rail. All fencing shall be placed on the lot lines and the installation shall be the responsibility of the owner of the mobile home park. Cedar fences will only be allowed on the perimeter of the mobile home park.

(Code 2008)

The annual license fee for a manufactured or mobile home park shall be equal to $20 for each rental space.

(Ord. 95-41; Code 2008)

The owner and/or operator of the manufactured home park shall be responsible for the conformance to all plans, codes, and conditions set forth for manufactured home parks. Any deviation or nonperformance, or the occurrence of any nuisance or unhealthful and unsanitary conditions shall constitute grounds for cancellation of the license, or the refusal to renew a license on the part of the governing body. The public official shall be empowered to inspect all manufactured home parks at his discretion. In addition, the city shall have all remedial and corrective powers conveyed to the city by the statutes of the State of Kansas.

(Ord. 95-41; Code 2008)

RVs to be occupied and used for living quarters on a temporary basis, in manufactured home parks shall be parked in designated RV spaces only. RVs may be occupied and used for living quarters on private property, in residential area, on a temporary basis not to exceed 30 days. RVs shall not be used on a vacant lot in the city unless a special use permit is issued by the public officer.

(Ord. 95-41; Code 2008)

Recreational vehicles may be parked or stored in designated spaces in a manufactured home park, or within an enclosed structure or upon private premises. If parked on private premises, the recreational vehicle may be parked in the back yard, side yard, or driveways. On a corner lot, it may be parked on the front yard in the area between the house and the alley. It shall be parked not less than six feet from the lot line.

(Ord. 95-41; Code 2008)