Wayne County, Georgia Ordinances - CH022- Chapter 22 Mobile Homes, Manufactured Homes, and Trailers

Chapter 22

MOBILE HOMES, MANUFACTURED HOMES AND TRAILERS*
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* Editors Note: Ord. of 6-5-06(2), §§ 1--9, and Ord. of 12-4-06(2), §§ 1--10, did not specifically amend the Code. At the editor's discretion, said ordinances have been included herein as superseding the provisions of former Ch. 22, §§ 22-1--22-5, which pertained to manufactured homes and trailers, and derived from Res. of 8-2-88, §§ 1--12.
Cross References: Buildings and building regulations, Ch. 8; erosion and sedimentation control, § 16-26 et seq.; floods, Ch. 18.
State Law References: Classification of mobile homes as a separate class of property for ad valorem property tax purposes, Ga. Const. art. 7, sec. 1, par. 3; The Uniform Standards Code for Manufactured Homes Act, O.C.G.A. § 8-2-130 et seq.; regulations for septic tanks in unincorporated areas; conformity prerequisite to building permit, O.C.G.A. § 31-3-5.1; registration and licensing of dealers, manufacturers and persons transporting mobile homes, O.C.G.A. § 40-2-36; removal of transportable housing from lands subject to writ of possession, O.C.G.A. § 44-7-59; ad valorem taxation of mobile homes, O.C.G.A. § 48-5-440 et seq.; issuance of mobile home location permits for nonexempt and exempt mobile homes; decals, O.C.G.A. § 48-5-492.
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Article I. In General
Secs. 22-1--22-25. Reserved.

Article II. Mobile Home Regulations
Sec. 22-26. Purpose.
Sec. 22-27. Short title.
Sec. 22-28. Definitions.
Sec. 22-29. Administration, enforcement, penalties.
Sec. 22-30. Location of mobile homes, manufactured homes and trailers regulated.
Sec. 22-31. Permit for mobile homes, parks or subdivision required.
Sec. 22-32. General requirements.
Sec. 22-33. Specific requirements.
Sec. 22-34. Preliminary and final plans required.
Secs. 22-35--22-50. Reserved.

Article III. Manufactured Home Regulations
Sec. 22-51. Purpose.
Sec. 22-52. Short title.
Sec. 22-53. Definitions.
Sec. 22-54. Administration, enforcement, penalties.
Sec. 22-55. Location of manufactured homes regulated.
Sec. 22-56. Nonconforming homes.
Sec. 22-57. Permit for manufactured homes, parks, or subdivisions required.
Sec. 22-58. General requirements.
Sec. 22-59. Specific requirements.
Sec. 22-60. Preliminary and final plans required.

ARTICLE I.

IN GENERAL

Secs. 22-1--22-25. Reserved.

ARTICLE II.

MOBILE HOME REGULATIONS

Sec. 22-26. Purpose.

Because of the special problems related to mobile home communities, including sites, mobile home parks and mobile home subdivisions, that are not necessarily associated with other subdivision developments, and for the purpose of promoting the safety, health and general welfare of the residents of such communities and other nearby areas; encouraging the sound and orderly development of such communities and Wayne County; providing adequate light and air; preventing overcrowding of the land; preserving the character of the land and its peculiar suitability for particular uses; promoting secure and desirable living conditions; protecting property against blight and depreciation; and encouraging the most appropriate use of the land and other buildings and structures throughout the county; the governing authority of Wayne County, does ordain and enact into law the following provisions as its mobile home regulations.
(Ord. of 6-5-06(2), § 1)

Sec. 22-27. Short title.

This article shall be known as and may be cited as "The Mobile Home Regulations of Wayne County, Georgia."
(Ord. of 6-5-06(2), § 2)

Sec. 22-28. Definitions.

When used in these regulations, the following words and phrases shall have the meaning given in this section. Those terms not defined herein shall be understood to have customary definition where not inconsistent with the context of these regulations. The term "shall" is mandatory. Words used in the singular shall include the plural and the plural shall include the singular. Words used in the present tense shall include the future tense. The word "person" includes "individual, association, corporation, organization, trust, company, and firm."

(1) Mobile homes, manufactured home, or trailer. These terms are to be considered synonymous and to refer to: Any structure designed or used for residential occupancy or other use built upon or having a frame(s) or chassis to which wheels may be attached by which it may move or be moved upon a highway, whether or not such structure actually has, at any given time, such wheels attached, including any such vehicle which has been placed on a masonry or other stationary foundation. This definition shall not include travel trailers of recreational vehicles when such vehicles are not used for permanent or semipermanent living or sleeping quarters.

(2) Mobile home, manufactured home or trailer site or park. Any lot, tract, or parcel of land used, maintained or intended to be used, leased or rented for occupancy by one or more mobile homes together with accessory structures provided in connection therewith. This definition shall not include mobile home sales lots on which unoccupied mobile homes are parked for the purpose of inspection and sale.

(3) Mobile home, manufactured home, trailer subdivision. All divisions of a tract or parcel whether immediate or future, for sale, legacy or other development, whether partially or in whole, for the accommodation of mobile homes, manufactured homes, and which result in separate ownership by more than one person of the subdivided tract or parcels.
(Ord. of 6-5-06(2), § 3)

Sec. 22-29. Administration, enforcement, penalties.

The Wayne County Commissioners hereby appoint the county building inspector as the mobile home enforcement officer. It shall be the duty of the mobile home enforcement officer to enforce, interpret and administer the provisions of these regulations. This officer is hereby authorized and directed to make such inspections as necessary to determine satisfactory compliance with this article and is empowered to enter at reasonable times upon any private property for the purpose of inspection and investigating conditions related to the enforcement of this article. Any person violating any provision of these regulations shall, upon conviction, be punished by a fine not to exceed $1,000.00 or imprisonment in the county jail for a term not to exceed 120 days or both for each offense according to the law. Each day such violation continues shall be considered as a separate offense. Such penalties do not preclude other remedies at law.
(Ord. of 6-5-06(2), § 4)

Sec. 22-30. Location of mobile homes, manufactured homes and trailers regulated.

(a) On and after the effective dated of this article, it shall be unlawful for any person to place, maintain, or use any mobile home for living, sleeping or business purposes on any premises within the corporate limits except upon premises located in a mobile home park, mobile home subdivision, mobile home site or other location for which a permit has been properly granted pursuant to the requirements of this article.

(b) Any mobile home existing within the unincorporated Wayne County on or before June 1, 2006, on an individual lot shall be allowed to remain for its useful life as a nonconforming use; provided, that once it is moved off the lot the nonconforming use shall immediately cease and the mobile home and/or lot must then comply with conforming uses as permitted hereunder. Furthermore only normal upkeep and maintenance shall be allowed for such a nonconforming mobile home. Replacement of a nonconforming mobile home with another nonconforming mobile home is expressly forbidden.

(c) All other mobile homes existing within the unincorporated limits of Wayne County on the effective date of this article without permit shall be considered unlawful. Any person using or maintaining such mobile home shall comply with all requirements of this article within 90 days of the effective date of this article.
(Ord. of 6-5-06(2), § 5)

Sec. 22-31. Permit for mobile homes, parks or subdivision required.

It shall be unlawful for any person to construct, maintain or use any lot or parcel of land within the unincorporated limits of Wayne County for mobile home development, including a site, park or subdivision, or to alter or extend any such mobile home development, until an application has been made, reviewed and approved, and a permit therefor has been issued by the building inspector for the specific construction, alteration, use or extension proposed. The building inspector shall, prior to issuing a permit, determine if all requirements can be complied with. No on-site improvements may be made nor may any park site be occupied, or any lots sold, until after a permit has been granted by the building inspector. A mobile home park or subdivision permit may be revoked by the Wayne County Commissioners upon a finding of fact that a violation of the requirements of this article exists; provided, however, the owner, lessee or other responsible person is notified in writing of such violation and after expiration of five days from the date of receipt of such written notice. It shall be unlawful for any person to continue such mobile home park, subdivision or other location after a permit therefor has been revoked by the commissioners.
(Ord. of 6-5-06(2), § 6)

Sec. 22-32. General requirements.

The following requirements shall apply to all mobile homes, or manufactured homes placed in the unincorporated limits of the county under these regulations;

(1) All mobile homes shall bear label certifying it is constructed in compliance with the Federal Manufactured Home Standards (HUD Code) under the National Manufactured Housing Construction and Safety Standards Act (the HUD Code effective June 15, 1976).

(2) All such homes shall be equipped with tie-downs and be secured with anchors capable of withstanding winds of 100 miles an hour.

(3) No part of any mobile home site within a mobile home park nor any part of any mobile home lot within a mobile home subdivision shall be located in an identified flood hazard boundary area within the county.

(4) The home has a length not to exceed four times its width, measured at the most narrow point and a minimum floor area of 900 square feet.

(5) The pitch of the home's roof has a minimum vertical rise of two and a half feet for every 12 feet of horizontal run, and the roof is finished with a type of shingle that is commonly used in standard residential construction or a standing seam metal roof.

(6) The exterior siding consists of wood, hardboard or aluminum (vinyl covered or painted, but in no case exceeding the reflectivity of gloss white paint) comparable in composition, appearance and durability to the exterior siding commonly used in standard residential construction.

(7) The manufactured home must be placed on a permanent foundation, either slab or pier, which meets the requirements of the building code. In addition, a curtain, consistent with the siding, un-pierced except for the required ventilation and access, must be installed so that it encloses the area under the manufactured home to ground level. Tie downs as recommended by the manufacturer and the building inspector will also be required.

(8) The axles and transporting lights shall be removed from the manufactured home and the building lot after placement of the manufactured home on the lot and before occupancy. The tongue and towing apparatus shall be covered in a manner so that it is out-of-sight from the street, road or adjacent property.

(9) The minimum ceiling height for all rooms in the manufactured home shall be seven feet.

(10) Utility meters for the manufactured homes are to be mounted to the structure or on a utility pole, located within two feet of the structure and properly guyed.

(11) All entrances shall be of permanent nature, joined with the manufactured home, placed on a fixed foundation, with a minimum size of 15 square feet, with steps which lead to ground level. Both the landing and steps must meet the Building Code.
(Ord. of 6-5-06(2), § 7)

Sec. 22-33. Specific requirements.

(a) Mobile home lot or site:

(1) The minimum size mobile home site, space or stand (the lot or area to [be] occupied by each mobile home with required electrical and other utility hookups) shall contain not less than 7,500 square feet of area. Only one mobile home shall be placed on each lot.

(2) The minimum lot width for each site, space or stand shall be 100 feet.

(3) A mobile home shall not occupy in excess of one-third of its respective lot or site area. The accumulated occupied area of the mobile home and any accessory structures on a mobile home lot shall not exceed two-thirds of the respective lot or site area.

(5) No mobile home shall be located within 25 feet of any street or accessway boundary or right-of-way line.

(6) Each mobile home stand, site or lot shall have a concrete patio at least four inches thick, with minimum dimensions of ten feet by ten feet.

(7) Accessory structures customarily incidental to residential use are allowed on each site or lot, but shall not be located closer than ten feet to any lot or site boundary line or within 25 feet of any street or accessway boundary or right-of-way line. Such structures shall be screened from view of any street or accessway whether by the mobile home itself, if appropriate, or by appropriate plantings.

(8) Each mobile home shall have approved internal water, sewer and electrical systems. Approval of internal water, sewer and electrical systems shall require submission and approval of plans and specifications and acceptance or facility construction by the county, the Wayne County Health Department, the Georgia Department of Natural Resources and any other agencies necessary to comply with all applicable state and local laws and regulations.

(9) Garbage and trash disposal shall be by approved public means, if reasonable, and in any instance shall be acceptable to the county and shall comply with any applicable state and local laws and regulations.

(10) Off-street parking spaces meeting accepted engineering standards shall be provided at the rate of at least two car spaces for each mobile home site or lot.

(11) Safe and convenient vehicular access to each mobile home site or lot shall be streets, driveways or other accessways which shall be kept open to the public and shall be constructed and maintained in such manner as to be passable to vehicular traffic under all weather conditions. Any streets, driveways or other accessways shall have easements or rights-of-way of at least 30 feet if designed for one-way traffic and at least 40 feet otherwise; streets, driveways or other accessways shall have at a minimum graded widths of 30 feet or pavement widths of 20 feet. No part of any street, accessway or driveway easement or right-of-way shall be included in the required individual mobile home site or lot area. Design standards of this requirement shall meet those established by the county for similar developments and county streets.

(12) Such storm drainage improvements and facilities as are necessary, safe and adequate for the mobile home lot or site determined by the county shall be provided. Where a mobile home park is traversed by any existing or proposed public water course, drainage way, channel or stream, there shall be provided a stormwater easement or drainage right-of-way of at least ten feet along each side of the channel or course for the purpose of widening, deepening, relocating, improving, maintaining or protecting such drainage easement.

(13) Internal water, sewer, street and private drainage systems shall be property of the owner and shall not be dedicated to the county.

(b) Mobile home parks:

(1) The minimum size, lot, tract or parcel of land to be used for a mobile home park shall not be less then five acres in size, and shall contain at least eight mobile home spaces or stands as defined in this section.

(2) The minimum size mobile home site, space or stand (the lot or area to [be] occupied by each mobile home with required electrical and other utility hookups) within a mobile home park shall contain not less than 7,500 square feet of area. Only one mobile home shall be placed on each lot.

(3) The minimum lot width for each site, space or stand shall be 100 feet.

(4) A mobile home shall not occupy in excess of one-third of its respective lot or site area. The accumulated occupied area of the mobile home and any accessory structures on a mobile home lot shall not exceed two-thirds of the respective lot or site area.

(5) Mobile homes shall be place parallel or angled to the street. No mobile home is to be placed within five feet of a property boundary line unless the length of the mobile home and the lot width is such that this requirement must be waived in order to achieve parallel placement.

(6) No mobile home shall be located within 25 feet of any exterior boundary of the mobile home park or within 25 feet of any street or accessway boundary or right-of-way line.

(7) Each mobile home stand, site or lot shall have a concrete patio at least four inches thick, with minimum dimensions of ten feet by ten feet.

(8) Accessory structures customarily incidental to residential use are allowed on each site or lot, but shall not be located closer than ten feet to any lot or site boundary line or within 25 feet of any street or accessway boundary or right-of-way line. Such structures shall be screened from view of any street or accessway whether by the mobile home itself, if appropriate, or by appropriate plantings.

(9) Each mobile home shall have approved internal water, sewer and electrical systems. Approval of internal water, sewer and electrical systems shall require submission and approval of plans and specifications and acceptance of facility construction by the county, the Wayne County Health Department, the Georgia Department of Natural Resources and any other agencies necessary to comply with all applicable state and local laws and regulations.

(10) Garbage and trash disposal shall be by approved public means, if reasonable, and in any instance shall be acceptable to the county and shall comply with any applicable state and local laws and regulations. Any solid waste collection stands utilized shall be screened from conspicuous view.

(11) Off-street parking spaces meeting accepted engineering standards shall be provided at the rate of at least two car spaces for each mobile home site or lot within the park. To meet this requirement, common parking areas may be designed but must be generally accessible and convenient; in every instance at least one off-street parking space shall be provided on each mobile home site or lot.

(12) Each mobile home park shall have abutting frontage on a public street as its entrance of not less than 75 feet. Entrances shall be landscaped and shall provide safe and convenient all-weather vehicular access with direct connections to a public street with a permanent easement or right-of-way of not less than 50 feet including a graded width of at least 40 feet or a paved width of at least 22 feet. Design standards of this requirement shall meet those established by the county for similar developments and county streets. Signs, landscaping and lighting should be integrated in a coordinating manner and be harmonious to the entrance.

(13) Safe and convenient vehicular access to each mobile home site or lot shall be streets, driveways or other accessways which shall be kept open to the public and shall be constructed and maintained in such manner as to be passable to vehicular traffic under all weather conditions. Any streets, driveways or other accessways shall have easements or rights-of-way of at least 30 feet if designed for one-way traffic and at least 40 feet otherwise; streets, driveways or other accessways shall have at a minimum graded width of 30 feet or pavement widths of 20 feet, unless a street serves 15 mobile homes or less, then it may have a graded width of 18 feet. No part of any street, accessway or driveway easement or right-of-way shall be included in the required individual mobile home site or lot area. Design standards or this requirement shall meet those established by the county for similar developments and county streets.

(14) A buffer strip shall be located adjacent to each exterior property line of the mobile home park, and shall not be included within any individual mobile home lot. The required width of this buffer strip shall vary according to the screening contained within this strip. If plantings are used as screening, said buffer strip shall be at least 50 feet wide with approved visually solid year-round plantings which will grow to at least six feet in height within two years. If visually solid earth mounds or berms are used, then these screenings shall be at least six feet in height and landscaped, and the required width of the buffer strip shall be reduced to a minimum of 25 feet.

(15) Such storm drainage improvements and facilities as are necessary, safe and adequate for the mobile home park as determined by the county shall be provided. Where a mobile home park is traversed by any existing or proposed public water course, drainage way, channel or stream, there shall be provided a stormwater easement or drainage right-of-way of at least ten feet along each side of the channel or course for the purpose of widening, deepening, relocating, improving, maintaining or protecting such drainage easement.

(16) It shall be the duty and responsibility of the owner or his authorized agent to keep the mobile home park in a reasonably clean and sanitary condition at all times, subject to approval of the county, and to maintain and keep in good repair all required facilities and accessways. All wastewater from washing machines and other sources shall be discharged into the sanitary sewer system, and under no circumstances shall such wastes be discharged onto the ground, into drainage ways or into streams.

(17) Internal water, sewer, street and private drainage systems shall be property of the owner and shall not be dedicated to the county.

(18) No part of any mobile home park shall be used for nonresidential purposes except such uses that are approved by the commissioners as necessary for the management and maintenance of the park or the well-being of the park residents.

(19) No mobile home park shall be converted into a mobile home subdivision without a new permit and until all additional requirements for a mobile home subdivision are complied with.

(1) The minimum lot size, excluding rights-of-way, shall contain not less than 7,500 square feet and only one mobile home may be placed on each lot where no other dwelling exists.

(2) The minimum lot width shall be 100 feet.

(3) A mobile home shall not occupy in excess of one-third of its respective lot area. The accumulated occupied area of the mobile home and any accessory structures on the lot shall not exceed 50 per cent of the respective lot area.

(4) Mobile homes shall be placed parallel or angled to the street. No mobile home is to be placed within five feet of a property boundary line unless the length of the mobile home and the lot width is such that this requirement must be waived in order to achieve parallel placement. However, no mobile home shall be placed within 30 feet of any permanent type of building on adjacent lots as measured to the closest point.

(5) Mobile homes shall be set back at least 25 feet from any street right-of-way boundary line.

(6) Accessory structures customarily incidental to residential use are allowed on a mobile home subdivision lot, but shall not be located closer than ten feet to any property line or within 25 feet of any street right-of-way boundary line. Such structures shall be screened from conspicuous view of any street either by the mobile home itself, if appropriate, or by appropriate plantings.

(7) Each mobile home site or lot in the subdivision shall have a concrete patio at least four inches thick, with minimum dimensions of ten feet by ten feet.

(8) Each mobile home in the subdivision shall have approved water, sewer and underground electrical connections. Each lot shall have a water source and sewage disposal means approved and accepted by the Wayne County Health Department, the Georgia Department of Natural Resources and any other agencies necessary to comply with all applicable state and local laws and regulations.

(9) Two off-street parking spaces meeting accepted engineering standards shall be provided on each mobile home lot and shall be connected to the abutting public street with a driveway of at least ten feet wide.

(10) Each lot in a mobile home subdivision must front a public street dedicated to and accepted by the county. Each such street shall have a right-of-way not less than 50 feet and shall be developed in accordance with the subdivision ordinance. The design standards of said street shall meet those established by the county for county streets.

(11) The boundary corners of each mobile home lot shall be clearly marked on the ground by permanent, flush, one-half-inch diameter by 18-inch-long steel pins or similar markings. The location of lot corners on the ground shall be precisely the same as shown on accepted plans. Precise engineering by a Georgia-registered surveyor of lot lines and corners is required for plan, lot location and recording of deeds.

(12) Such streets, lighting systems, storm drainage improvements and facilities as are necessary, safe and adequate for the mobile home subdivision as determined by the county shall be installed by the developer. Where a mobile home subdivision is traversed by any existing or proposed watercourse, drainage way, channel or stream, there shall be provided a stormwater easement or drainage right-of-way of at least ten feet along each side of the channel or course for the purpose of widening, deepening, relocating, improving, maintaining or protecting such drainage easement.

(13) A landscaped buffer strip shall be located adjacent to each exterior property line of the mobile home subdivision. The width of this required buffer strip shall vary according to the screening contained within this strip. If landscaped plantings only are used, the buffer strip shall be at least 50 feet wide and contain visually solid landscaped screening at least six feet high approved by the county. If visually solid earth mounds or berms are used, then these shall be at least six feet in height and landscaped, and the required width of the buffer strip shall be reduced to a minimum of 25 feet. Said buffer strip shall be dedicated as a permanent easement and deed restriction but shall remain in the ownership of the adjacent property owner(s) for their limited use, enjoyment and maintenance, with further provision that no permanent structures of any type may ever be erected within the buffer strip. Those portions of a lot within a buffer strip shall not be utilized when determining whether total lot size meets minimum requirements of this article; said remainder of a lot excluding the buffer strip shall at least meet the minimum lot size requirements under this article, but in no instance shall be less than the equivalent square footage of the average of adjacent subdivision lots without the buffer strip.

(14) Entrances to mobile home subdivisions shall be landscaped and signed in a harmonious and visually attractive manner.

(15) No provisions of this article shall be construed to relieve the developer of meeting additional provisions or requirements of all subdivisions under the subdivision regulations of the county.

(16) No part of any mobile home subdivision shall be used for nonresidential purposes except such uses that are approved by the commissioners as necessary for the management and maintenance of the subdivision or the well-being of the park residents.
(Ord. of 6-5-06(2), § 8)

Sec. 22-34. Preliminary and final plans required.

(a) Procedure for the applicant's securing the required permit for any mobile home park or subdivision shall consist of the following:

(1) A preliminary plan shall be submitted to the building inspector and county engineer for review and approval prior to making application to the commissioners for a mobile home park or subdivision permit. Such preliminary plan shall be drawn at a scale of not less than 100 feet to the inch and shall show the following on one or more sheets:

a. The name of the mobile home park of subdivision; the names and addresses of the owner(s) and designer of the development; date; approximate north arrow and scale; and the boundary line of the tract with accurate linear and angular dimensions drawn to scale.

b. The locations of existing and platted property lines, streets, buildings, watercourses, railroads, bridges, water mains, sewers, culverts, drainpipes and any utility easements both on the land to be developed as a mobile home park or subdivision and on land immediately adjoining. The names of adjoining subdivisions or the names of owners adjoining parcels of unsubdivided land shall also be indicated.

c. The names, proposed location and approximate dimensions of proposed streets, alleys, driveways, entrances, exits, walkways, easements, recreation areas, parks, and other spaces, reservations, mobile home spaces or lots, and building lines within the park or subdivision. This information should be graphical only, not requiring detailed computations or field work above that required to obtain the above information.

d. Plans or proposed utility layouts (sewer lines, water lines, storm drainage, etc.) showing feasible connections to existing and proposed utility systems; plans for electric lighting; and the location and number of garbage receptacles.

e. When deemed necessary, profiles of all proposed public streets showing natural and finished grades drawn to a scale of not less than one inch equals 40 feet horizontal and one inch equals four feet vertical.

(2) After the preliminary plan has been approved by the building inspector and county engineer, two copies of the final plan shall be submitted to the commissioners for final approval. The final plan shall be drawn in black ink upon mylar or other suitable plastic drafting material and shall conform with preliminary plan as approved. If desired by the applicant, it may constitute only that portion of the approved preliminary plan which it proposed to develop at that time; provided, however, that such portion conforms to the minimum requirements of the ordinance. The final plan shall be drawn to a scale not less than one inch equals 100 feet and shall include the following:

a. A sited plan for the mobile home park or subdivision.

b. The name of the mobile home park or subdivision, the names and addresses of the owner(s) and the designer of the development.

c. Date, approximate north arrow and scale.

d. The boundary line of the tract and any lots within accurate linear and angular dimensions drawn to scale.

e. The names, location and dimensions of proposed streets, alleys, driveways, entrances, exits, walkways, easements, recreation areas, parks and other open spaces, reservations, trailer spaces and building lines within the park or subdivision. The information should be drawn accurately with detailed computations and field work completed.

(b) Procedure for the applicant securing the required permit for a mobile home site or lot shall consist of the following:

Plans shall be submitted to the building inspector showing that all requirements of this article can be complied with and shall be met by the applicant.
(Ord. of 6-5-06(2), § 9)

Secs. 22-35--22-50. Reserved.

ARTICLE III.

MANUFACTURED HOME REGULATIONS

Sec. 22-51. Purpose.

Because of the special issues related to manufactured home communities, including sites, manufactured home parks and manufactured home subdivisions that are not necessarily associated with other subdivision developments, and for the purpose of promoting the safety, health and general welfare of the residents of such communities and other nearby area; encouraging the sound and orderly development of such communities and Wayne County; providing adequate light and air; preventing overcrowding of the land; preserving the character of the land and its peculiar suitability for particular uses; promoting secure and desirable living conditions; protecting property against blight and depreciation; and encouraging the most appropriate use of the land and other buildings and structures throughout the county; the governing authority of Wayne County, does ordain and enact into law the following provisions as its manufactured home regulations.
(Ord. of 12-4-06(2), § 1)

Sec. 22-52. Short title.

This article shall be known as and may be cited as "The Manufactured Home Regulations of Wayne County, Georgia."
(Ord. of 12-4-06(2), § 2)

Sec. 22-53. Definitions.

(1) Manufactured homes. Manufactured home means a structure, transportable in one or more sections, which, in the traveling mode, is eight body feet or more in width or 40 body feet or more in length or, when erected on site, is 320 or more square feet and which is built on a permanent chassis and designed to be used as a dwelling with or without a permanent foundation when connected to the required utilities and includes the plumbing, heating, air-conditioning, and electrical systems contained therein; except that such term shall include any structure which meets all the requirements of this paragraph except the size requirements and with respect to which the manufacturer voluntarily files a certification required by the secretary of housing and urban development and complies with the standards established under the National Manufactured Housing Construction and Safety Standards Act of 1974, 42 U.S.C. Section 5401, et seq. (HUD Code).

(2) Mobile home. Mobile home means a structure, transportable in one or more sections, which, in the traveling mode, is eight body feet or more in width or 40 body feet or more in length or, when erected on site, is 320 or more square feet and which is built on a permanent chassis and designed to be used as a dwelling with or without a permanent foundation when connected to the required utilities and includes the plumbing, heating, and air-conditioning, and electrical systems contained therein and manufactured prior to June 15, 1976.

(3) Manufactured home park. Any tract or parcel of land used, maintained or intended to be used, leased or rented for occupancy by two or more mobile homes together with accessory structures provided in connection therewith. This definition shall not include mobile home sales lots on which unoccupied mobile homes are parked for the purpose of inspection and sales.

(4) Manufactured home subdivisions. All divisions of a tract or parcel of land into two or more parcels whether for immediate or future sale, legacy or other development, whether partially or in whole for the accommodation of manufactured homes, and which result in separate ownership by more than one person of the subdivided tract or parcel.
(Ord. of 12-4-06(2), § 3)

Sec. 22-54. Administration, enforcement, penalties.

The Wayne County Commissioners hereby appoint the county building inspector as the manufactured home enforcement officer. It shall be the duty of the manufactured home enforcement officer to enforce, interpret and administer the provisions of these regulations. This officer is hereby authorized and directed to make such inspections as necessary to determine satisfactory compliance with this article and is empowered to enter at reasonable times upon any private property for the purpose of inspection and investigating conditions related to the enforcement of this article. Any person violating any provision of these regulations shall, upon conviction, be punished by a fine not to exceed $1,000.00 or imprisonment in the county jail for a term not to exceed 120 days or both for each offense according to the law. Each day such violation continues shall be considered as a separate offense. Such penalties do not preclude other remedies at law.
(Ord. of 12-4-06(2), § 4)

Sec. 22-55. Location of manufactured homes regulated.

(a) After the effective date of this article, it shall be unlawful for any person to place, maintain, or use any manufactured home for living, sleeping or business purposes unless it has been permitted as provided herein.

(b) After the effective date of this article, no permit shall be issued for a mobile home as defined herein to be located in Wayne County.
(Ord. of 12-4-06(2), § 5)

Sec. 22-56. Nonconforming homes.

Any mobile home or manufactured home existing within unincorporated Wayne County on or before the effective date of this article shall be allowed to remain for its useful life as a nonconforming use; provided, that once it is moved from the lot on which it was located on the effective date of this article, it's nonconforming use shall immediately cease and any use of that lot must then comply with conforming uses as permitted hereunder. Normal upkeep and maintenance shall be required for such a nonconforming mobile home or manufactured home so long as it is use.
(Ord. of 12-4-06(2), § 6)

Sec. 22-57. Permit for manufactured homes, parks, or subdivisions required.

It shall be unlawful for any person to place, occupy, construct, maintain or use any lot or parcel of land within the unincorporated limits of Wayne County for a manufactured home or development, including a site, park or subdivision, or to alter or extend any such manufactured home or development, until an application has been made for such maintenance, use, placement or occupancy, and reviewed and approved, and a permit therefor has been issued by the building inspector. The building inspector shall, prior to issuing a permit, determine that all requirements set forth in this article have been met.

The building inspector shall develop applications in accordance with this article for use in permitting such mobile homes or manufactured homes, including a site, park or subdivision.
(Ord. of 12-4-06(2), § 7)

Sec. 22-58. General requirements.

The following requirements shall apply to all manufactured homes placed in the unincorporated limits of the county under these regulations;

(1) All manufactured homes shall be constructed in compliance with the Federal Manufactured Home Standards (HUD Code) under the National Manufactured Housing Construction and Safety Standards Act of 1974. (the HUD Code effective June 15, 1976).

(2) All manufactured homes, which have been manufactured after June 15, 1976, shall bear label certifying it is constructed in compliance with the Federal Manufactured Home Standards (HUD Code) under the National Manufactured Housing Construction and Safety Standards Act of 1974. (The HUD Code effective June 15, 1976).

(3) All manufactured homes shall be installed in accordance with state law. (O.C.G.A. 120-3-7).

(4) Manufactured homes located wholly, or partially, within a special flood hazard area should be installed so the finished floor is a minimum of 18 inches above the base flood elevation.

(5) The manufactured home must be placed on a permanent foundation, either slab or pier, which meets the requirements of the manufacturer's installation standards. In addition, a curtain, un-pierced except for the required ventilation and access, must be installed so that it encloses the area under the manufactured home to ground level.

(6) The axles and transporting lights shall be removed from the manufactured home and the building lot after placement of the manufactured home on the lot before occupancy. The tongue and towing apparatus shall be covered in a manner so that it is out-of-sight from the street, road or adjacent property.

(7) Utility meters for the manufactured homes are to be mounted to the structure or on a utility pole.

(8) All entrances shall be of permanent nature and placed on a fixed foundation.
(Ord. of 12-4-06(2), § 8)

Sec. 22-59. Specific requirements.

(a) Manufactured home lot or site:

(1) The size of all manufactured home sites or lots shall meet the requirements of the state health department.

(b) Manufactured home parks or subdivisions:

(1) All manufactured home parks or subdivisions shall meet the requirements of the subdivision ordinance of Wayne County.

(2) Each manufactured home shall have approved internal water, sewer and electrical systems. Approval of internal water, sewer, and electrical systems shall require submission and approval of plans and specifications and acceptance or facility construction by the county, the Wayne County Health Department, the Georgia Department of Natural Resources and any other agencies necessary to comply with all applicable state and local laws and regulation.

(3) Garbage and trash disposal shall be by approved public means, if reasonable, and in any instance shall be acceptable to the county and shall comply with any applicable state and local laws and regulations.

(4) Internal water, sewer, street and private drainage systems shall be property of the owner and shall not be dedicated to the county.
(Ord. of 12-4-06(2), § 9)

Sec. 22-60. Preliminary and final plans required.

(a) Procedure for the applicant's securing the required permit for any manufactured home park or subdivision shall consist of the following:

(1) A preliminary plan shall be submitted to the building inspector and county engineer for review and approval prior to making application to the commissioners for a manufactured home park or subdivision permit. Such preliminary plan shall be drawn at a scale of not less than 100 feet to the inch and shall show the following on one or more sheets:

a. The name of the manufactured home park of subdivision; the names and addresses of the owner(s) and designer of the development; date; approximate north arrow and scale; and the boundary line of the tract with accurate linear and angular dimensions drawn to scale.

b. The locations of existing and platted property lines, streets, buildings, watercourses, railroads, bridges, water mains, sewers, culverts, drainpipes and any utility easements both on the land to be developed as a manufactured home park or subdivision and on land immediately adjoining. The names of adjoining subdivisions or the names of owners adjoining parcels of unsubdivided land shall also be indicated.

c. The names, proposed location and approximate dimensions of proposed streets, alleys, driveways, entrances, exits, walkways, easements, recreation areas, parks, and other spaces, reservations, manufactured home spaces or lots, and building lines within the park or subdivision. This information should be graphical only, not requiring detailed computations or field work above that required to obtain the above information.

a. A sited plan for the manufactured home park or subdivision.

b. The name of the manufactured home park or subdivision, the names and addresses of the owner(s) and the designer of the development.

c. Date, approximate north arrow and scale.

d. The boundary line of the tract and any lots within accurate linear and angular dimensions drawn to scale.

(b) Procedure for the applicant securing the required permit for a manufactured home site or lot shall consist of the following:

Plans shall be submitted to the building inspector showing that all requirements of this article can be complied with and shall be met by the applicant.

If the building inspector determines that the requirements set forth in this article have been met, the permit shall be issued.
(Ord. of 12-4-06(2), § 10)