<div class="chunk-title">Sec. 6.3 - Manufactured home parks.</div>
<div class="chunk-content">
            <p class="b0">
               <span class="bold">Sec. 6.3.1 Purpose and Intent.</span>
               </p>
            <p class="incr0">
               (a)
               </p>
            		
            <p class="content1">
               The purpose of this section is to provide for the proper and orderly development of
               manufactured home parks in Jackson County. Manufactured homes are an important housing
               alternative to conventional single-family structures. The placement of manufactured
               homes in parks or clustered groups is a means of providing this housing in an attractive
               and affordable setting. These regulations are designed to ensure that manufactured
               home parks promote the health, safety and welfare of their residents and do not create
               negative impacts on adjoining properties.
               </p>
            		
            <p class="b0">
               <span class="bold">Sec. 6.3.2 Jurisdiction and Applicability.</span>
               </p>
            <p class="incr0">
               (a)
               </p>
            		
            <p class="content1">
               The provisions of this section shall apply to all areas of Jackson County, North Carolina
               within the planning jurisdiction of any incorporated municipalities.
               </p>
            		
            <p class="incr0">
               (b)
               </p>
            		
            <p class="content1">
               This Ordinance shall apply to any property upon which manufactured homes are placed
               after the effective date of this section regardless of the number of manufactured
               homes located thereon.
               </p>
            		
            <p class="b0">
               <span class="bold">Sec. 6.3.3 Exceptions.</span>
               </p>
            <p class="incr0">
               (a)
               </p>
            		
            <p class="content1">
               <span class="ital">Exceptions to Applicability</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               It is not intended that these regulations interfere with any easement, covenant or
               other agreement between parties. However, if these regulations impose greater restrictions
               or higher standards for the use of a building or land, then these regulations shall
               control.
               </p>
            		
            <p class="incr1">
               (ii)
               </p>
            		
            <p class="content2">
               Manufactured home parks existing at the time of the adoption of this Ordinance with
               spaces completed, ready for occupancy and/or occupied are exempt form the terms of
               this Ordinance. However, said manufactured home parks shall not be allowed to expand
               or increase in any manner unless such expansion meets the requirements of this ordinance.
               </p>
            		
            <p class="incr1">
               (iii)
               </p>
            		
            <p class="content2">
               Notwithstanding section 6.3.3(a)(ii) above, any manufactured home park existing at
               the time of the adoption of this Ordinance may become subject to the provisions of
               this Ordinance if expanded. For the purpose of this section, a manufactured home park
               is "expanded" only when the total number of units in the manufactured home park increases.
               A mobile home park is not expanded when a unit existing at the time of the initial
               passage of this act is replaced with a different unit.
               </p>
            		
            <p class="incr1">
               (iv)
               </p>
            		
            <p class="content2">
               An expanded manufactured home park may be allowed to come into compliance with this
               ordinance on a space by space basis. Notwithstanding the foregoing, full compliance
               must be achieved within five years in the old park after it is expanded.
               </p>
            		
            <p class="incr1">
               (v)
               </p>
            		
            <p class="content2">
               The issuance of a manufactured home park permit or occupancy permit does not constitute
               or imply the acceptance, dedication or maintenance of any street or ground, easement,
               utility line or other facility by Jackson County.
               </p>
            		
            <p class="incr1">
               (vi)
               </p>
            		
            <p class="content2">
               For the purpose of this section a manufactured home park is 'expanded' whether by
               the same or different owner where the new park is owned by a person or entity who
               is related to or has any interest, whether actual, apparent, implied or constructive,
               in the old park.
               </p>
            		
            <p class="b0">
               <span class="bold">Sec. 6.3.4 Manufactured Home Park Design Standards.</span>
               </p>
            <p class="incr0">
               (a)
               </p>
            		
            <p class="content1">
               <span class="ital">General Provisions</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               All manufactured home parks shall post a permanent and clearly viable identification
               sign at each park entrance. Signs shall be constructed of materials that will not
               rapidly deteriorate, fade, fall apart or in any way become a hazard to the public
               health, safety and general welfare.
               </p>
            		
            <p class="incr1">
               (ii)
               </p>
            		
            <p class="content2">
               The owner/operator of a manufactured home park that rents spaces and/or homes is responsible
               for the maintenance of the park and the enforcement of all restrictions, setbacks
               and parking requirements. The manufactured home park owner/operator shall record an
               enforceable operation and maintenance agreement with the Jackson County Planning Department.
               </p>
            		
            <p class="incr0">
               (b)
               </p>
            		
            <p class="content1">
               <span class="ital">Manufactured Home Park Levels</span>. For the purpose of this Ordinance, three manufactured home park levels have been
               established as noted in Table 6.4:
               </p>
            		
            <p class="b0">
               <span class="bold">Table 6.4 Manufactured Home Park Levels</span>
               
               <div>
                  <div class="" style="width:100%">
                     <table class="thead0 table  left" cellpadding="3" cellspacing="0" border="1" rules="all">
                        <colgroup class="std">
                           <col width="16.666666666666668%">
                           <col width="83.33333333333333%">
                        </colgroup>
                        <tbody>
                           <tr>
                              <td style="background-color: LightGray; " class="hasbg top ">
                                 <span class="bold">Level I</span>
                                 </td>
                              <td class="left  top ">
                                 Parks with at least two manufactured homes but less than 12
                                 </td>
                           </tr>
                           <tr>
                              <td style="background-color: LightGray; " class="hasbg top ">
                                 <span class="bold">Level II</span>
                                 </td>
                              <td class="left  top ">
                                 Parks with at least 12 manufactured homes but less than 25
                                 </td>
                           </tr>
                           <tr>
                              <td style="background-color: LightGray; " class="hasbg top ">
                                 <span class="bold">Level III</span>
                                 </td>
                              <td class="left  top ">
                                 Parks with 25 or more manufactured homes
                                 </td>
                           </tr>
                        </tbody>
                     </table>
                  </div>
                  <p>&nbsp;</p>
               </div>
               
            <p class="incr0">
               (c)
               </p>
            		
            <p class="content1">
               <span class="ital">Level I Manufactured Home Parks</span>. Level I manufactured home parks shall comply with the following design standards:
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               <span class="ital">Roads and drainage</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               Interior roads shall be constructed with drainage systems that prevent water from
               standing or pooling in the road or its shoulder or with minimum construction standards
               for secondary roads as adopted by the North Carolina Division of Highways.
               </p>
            		
            <p class="incr1">
               (ii)
               </p>
            		
            <p class="content2">
               <span class="ital">Utilities</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               An accessible, adequate, safe and potable supply of water shall be provided in accordance
               with the standards of the water supply branch of the North Carolina Department of
               Environmental Quality and/or Jackson County Health Department.
               </p>
            		
            <p class="incr2">
               2)
               </p>
            		
            <p class="content3">
               An adequate and safe sewage disposal facility shall be provided in accordance with
               the standards of the Department of the Environment Quality and/or Jackson County Health
               Department.
               </p>
            		
            <p class="incr1">
               (iii)
               </p>
            		
            <p class="content2">
               <span class="ital">Lots, unit sites, buffers and setbacks</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               Each manufactured home shall have an identification number at least four inches high
               and placed in a conspicuous location that is clearly visible from the access road.
               </p>
            		
            <p class="incr2">
               2)
               </p>
            		
            <p class="content3">
               Any portion of a proposed manufactured home park that is within 200 feet from an existing
               residence and visible from said residence (other than that of the park owner) shall
               be screened from view with a buffer strip along the property line facing the residence.
               The buffer requirement may be satisfied by existing natural vegetation meeting the
               intent of this ordinance, provided that the natural vegetation is owned by the manufactured
               home park owner. If the said existing residence is elevated above the proposed park
               to the extent that a mature natural or planted tree buffer would not screen the residence,
               the Permitting and Code Enforcement Director may waive this requirement.
               </p>
            		
            <p class="incr2">
               3)
               </p>
            		
            <p class="content3">
               At least two automobile parking spaces shall be provided for each manufactured home
               site. No portion of the required spaces shall be within a street right-of-way or in
               any other designated setback area.
               </p>
            		
            <p class="incr2">
               4)
               </p>
            		
            <p class="content3">
               Additions shall not interfere with minimum parking requirements.
               </p>
            		
            <p class="incr2">
               5)
               </p>
            		
            <p class="content3">
               Manufactured home setbacks:
               </p>
            		
            <p class="incr3">
               a)
               </p>
            		
            <p class="content4">
               Setback from boundary lines shall be 15 feet, except when adjacent property is owned
               by the same person or entity owning the manufactured home park.
               </p>
            		
            <p class="incr3">
               b)
               </p>
            		
            <p class="content4">
               Either the front or rear of each manufactured home shall have at least a 30-foot setback
               and the opposite side shall have at least a 30-foot setback between units.
               </p>
            		
            <p class="incr3">
               c)
               </p>
            		
            <p class="content4">
               The ends of each manufactured home shall have a setback of at least 30 feet between
               other manufactured homes.
               </p>
            		
            <p class="incr2">
               6)
               </p>
            		
            <p class="content3">
               The elevation of the first habitable floor of all structures in the 100-year flood
               plain shall be above the base floor elevation in accordance with the Flood Damage
               Prevention, Section 5.6.
               </p>
            		
            <p class="incr2">
               7)
               </p>
            		
            <p class="content3">
               The surface area adjacent to the foundation shall be provided with adequate drainage
               and shall be graded so as to drain surface water away from foundation walls in accordance
               with the regulations for manufactured/mobile homes.
               </p>
            		
            <p class="incr2">
               8)
               </p>
            		
            <p class="content3">
               Each manufactured home, upon being installed on a manufactured home foundation, shall
               have stabilizing devices made up of a combination of ties, anchoring equipment and
               ground anchors in accordance with regulations for manufactured/mobile homes and Section
               5.6 Flood Damage Prevention.
               </p>
            		
            <p class="incr2">
               9)
               </p>
            		
            <p class="content3">
               Manufactured homes shall be underpinned within 90 days of installation.
               </p>
            		
            <p class="incr2">
               10)
               </p>
            		
            <p class="content3">
               If a manufactured home burns and is uninhabitable, the unit and all associated debris
               shall be removed from the premises within 90 days after the fire at the manufactured
               home owner's expense.
               </p>
            		
            <p class="incr0">
               (d)
               </p>
            		
            <p class="content1">
               <span class="ital">Level II Manufactured Home Parks</span>. Level II manufactured home parks shall comply with the requirements for Level I
               manufactured home parks plus the following design standards:
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               <span class="ital">Roads and drainage</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               Interior roads shall be constructed with an all-weather surface that is at least 12
               feet wide and with at least a four-foot shoulder on each side of the road that is
               free of any obstruction and can allow easy passage of emergency vehicles.
               </p>
            		
            <p class="incr0">
               (e)
               </p>
            		
            <p class="content1">
               <span class="ital">Level III Manufactured Home Parks</span>. Level III Manufactured Home Parks shall comply with the requirements for Class II
               Manufactured Home parks plus the following design standards:
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               <span class="ital">Roads and drainage</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               Interior roads shall be constructed with the following additional standards:
               </p>
            		
            <p class="incr3">
               a)
               </p>
            		
            <p class="content4">
               Permanent dead-end streets or cul-de-sac streets shall have a bulb or other suitable
               means for vehicles to turn around at the closed end. Bulbs shall have a diameter of
               at least 40 feet.
               </p>
            		
            <p class="incr3">
               b)
               </p>
            		
            <p class="content4">
               All roads or portions thereof with a slope of 15 percent or greater shall be paved
               with asphalt or concrete.
               </p>
            		
            <p class="incr2">
               2)
               </p>
            		
            <p class="content3">
               All parks shall either have at least 30 feet of frontage on a state-maintained road
               or provide access to the park through adjoining properties consistent with the terms
               of this ordinance under a joint maintenance agreement recorded with the Jackson County
               Planning Department.
               </p>
            		
            <p class="incr0">
               (f)
               </p>
            		
            <p class="content1">
               <span class="ital">Buffer strip screen defined</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               Buffer strip screens shall be free of all encroachments by buildings, parking areas
               or impervious coverage and may incorporate trees, shrubs, walls, fences, berms and/or
               other natural or created topographic features. However, the Permitting and Code Enforcement
               Director may require the use of trees when neighboring residences are elevated due
               to topography.
               </p>
            		
            <p class="incr1">
               (ii)
               </p>
            		
            <p class="content2">
               Shrubs and/or trees may be used as natural screening provided that when trees are
               used, only varieties which bear limbs and foliage down to within one foot of ground
               level shall be allowed.
               </p>
            		
            <p class="incr1">
               (iii)
               </p>
            		
            <p class="content2">
               Trees installed as a planted screen shall be evergreen and of a variety which are
               a minimum height of three feet when planted and which can be expected to reach a height
               of at least six feet within four years from planting.
               </p>
            		
            <p class="incr1">
               (iv)
               </p>
            		
            <p class="content2">
               Shrubs shall be a minimum of three feet at planting and expected to reach six feet
               within four years.
               </p>
            		
            <p class="incr1">
               (v)
               </p>
            		
            <p class="content2">
               Walls or fences shall be opaque and shall be a minimum of six feet in height as measured
               from the ground up along the adjoining property line.
               </p>
            		
            <p class="incr1">
               (vi)
               </p>
            		
            <p class="content2">
               Grassed and/or landscaped berms or other topographic features may be used as screening
               provided that such screening reaches a height of at least six feet within three years
               of its establishment. All soil slopes shall be stabilized and vegetated.
               </p>
            		</div>