Fort Worth Zoning Ordinance

4.202 Manufactured Housing ("MH") District

1. Purpose and Intent
   It is the purpose of the Manufactured Housing (“MH”) District to provide a specific area for manufactured home parks and manufactured home subdivisions only, thus providing a location for the use and enjoyment of manufactured housing along with those uses customarily accessory thereto.
2. Uses
   In the Manufactured Housing (“MH”) District, no building or land shall be used and no building shall be hereafter erected, reconstructed, altered or enlarged, nor shall a Certificate of Occupancy be issued, except in accordance with the use tables in Chapter 4, Articles 6 and 8 and the supplemental use standards of Chapter 5.
   1. Manufactured home subdivisions. Manufactured home subdivisions are permitted in the “MH” District.
   2. Manufactured home parks. Manufactured home parks are permitted in the “MH” District. Manufactured home parks shall be constructed and developed in accordance with this section.
   3. Manufactured homes not in a subdivision or park. No manufactured home shall be located within the City of Fort Worth except in a manufactured home park or a manufactured home subdivision, except as permitted by the Board of Adjustment as a special exception use as a place of residence for documented security purposes (see ‘5.404 Residence for Security Purposes, Temporary’).
   4. Manufactured home sales lot. No manufactured home sales lot shall be permitted in the “MH District”.
   5. Recreational Vehicles. Recreational vehicles shall not be occupied as permanent living quarters in any zoning district.
3. Manufactured Home Subdivisions
   1. Property Development Standards

   a.  In manufactured home subdivisions in the Manufactured Housing (“MH”) District, the minimum dimension of lots and yards and the height of buildings shall be as shown in the accompanying table, and the following standards:

   1.   No more than one dwelling unit shall be located on any one subdivision lot;

   2.   Skirting shall be required on all manufactured homes; and

   3.   All manufactured homes shall be anchored to a permanent foundation.

   “MH” District: Manufactured Home Subdivision
   Land  Area	4 acre minimum
   Lot Area	4,000 square feet minimum per unit
   Lot Width	40 feet minimum
   Lot Coverage	50 percent maximum
   Front Yard	20 feet minimum
   Rear Yard	5 feet minimum
   Side Yard
   Interior lot	5 feet minimum
   Corner lot*	10 feet minimum
   Height	35 feet maximum  (see Section 6.100.)
   Notes: *  May be subject to projected front yard (Section 6.101F)

                                                    

   2.Other Development Standards
   Development in the Manufactured Housing (“MH”) District may be subject to a variety of general development standards in Chapter 6, and the following provisions related to Manufactured Home Subdivision:

   a. Signs. On-premise signs subject to the following:

   i.  An unilluminated nameplate bearing the family name of the occupants residing in the residence not to exceed one square foot in area.

    ii.  An unilluminated sign for t hose uses allowed that are not residential.  The sign shall not exceed  30 square feet in area, shall be no higher than six feet above grade, and shall be placed a minimum of ten (10) feet behind the property line. Such sign shall not be placed within 20 feet of drives providing ingress and egress to the property.

   b.Parking. One space per dwelling unit in a manufactured housing subdivision and two spaces per dwelling unit in a manufactured home park.  See also Chapter 6 6 ‘Development Standards’, Article 2.

   c. Landscaping and Buffers.  Non residential uses may require landscaping or buffers.  See Chapter 6 6 ‘Development Standards’, Article 3.

   D.    Manufactured Home Parks

   All manufactured home parks and manufactured homes shall be constructed and maintained in accordance with this subsection, the Minimum Building Standards Code, and all other applicable provisions of the City Code.  Any requirements of this subsection that make reference to “mobile home” or “manufactured home” shall apply to both.

   1.  Development Approval Requirements: A manufactured home park shall not be constructed, altered or enlarged without a Development Plan approved by the Planning and Development Department in accordance with the provisions in subsection F.

   2.  Property Development Standards

   a. In manufactured home parks, the minimum dimension of lots, yards and the height of buildings shall be shown in the accompanying table.

   b. Manufactured home parks shall conform to the following standards:

   i. Noncombustible skirting shall be anchored to a permanent foundation, including any vents, screens, and/or openings necessary for utility and mechanical system hookups; and

   ii. All manufactured homes shall be anchored to a permanent foundation.

   c. Limited use of recreational vehicles is permitted in a Manufactured Home Park as specified in this section.  Recreational vehicles shall not be occupied as permanent living quarters in any zoning district.

3. Recreational Areas

a. A minimum of five (5) percent of the gross site area of the park shall be devoted to recreational facilities, and located in a central location.  [In large manufactured home parks, recreation areas may be decentralized.]  Community buildings and community use facilities, including adult recreation and child play areas, swimming pools, and drying yards, may be included in computing the area of recreational facilities.  However, vehicle parking areas shall not be used in such computation.

b. When playground space for children is provided, it shall be protected from traffic, thoroughfares and parking areas.  It shall be maintained in a sanitary condition and free of safety hazards.

c. A person commits an offense if the person owns or operates a manufactured home park and knowingly fails to build, operate, or maintain the park in compliance with this section.

4. Other Structures

a. Permanent Residential Structures

i. At each manufactured home park, no more than one (1) existing residential structure may be retained or one (1) new residential structure constructed for occupancy by the owner or operator of the park.

ii. An existing residential structure located on a manufactured home park may be converted to a clubhouse, community center, or service building for use by the residents of the manufactured home park.  A structure so converted shall meet all applicable codes for public occupancy applicable to the proposed use.

b. Storage facilities

i. Unless provided in current manufactured home models, storage facilities with a minimum capacity of two hundred (200) cubic feet per lot may be provided on the lot or in compounds located within one hundred (100) feet of each lot. 

ii. Where provided, storage facilities shall be designed in a manner that will enhance the appearance of the park and shall be faced with masonry, porcelainized steel, baked enamel steel or other material equal in fire resistance, durability and appearance.

5. Recreational Vehicles in Manufactured Home Parks

a. A maximum of five (5) percent of the gross area of a manufactured home park may be dedicated to overnight or short term use by recreational vehicles.

b. Such portion of the manufactured home park shall be clearly delineated and shall comply with all requirements of Section 5.129 and other applicable provisions of the City Code for recreational vehicle parks with the exception of the requirement of a minimum number of spaces.

c. A person commits an offense if the person knowingly occupies a recreational vehicle in a manufactured home park in excess of a total of fourteen (14) days within any six-month period.

d. A person commits an offense if the person owns or operates a manufactured home park and knowingly allows or suffers a violation  of this section by another person.

6. Other Development Standards

a. Signs.  An identifying sign shall be permitted at each major entrance to the manufactured home park except that no more than three signs shall be permitted for one park, and such signs shall be subject to the following provisions:

i. Each sign shall contain only the identifying name of the park and its street address.

ii. Signs may be illuminated but the source of light shall not be visible and shall not be intermittent or flashing; revolving signs shall not be permitted.  Signs shall not be lighted between the hours of 10:00 p.m. and 6:00 a.m.

iii. Signs may be freestanding but shall have not more than two supports and the top of the sign shall be no more than eight feet above grade.

iv. Each sign shall be single-faced and shall be limited to a maximum area of 12 square feet.

v. All signs shall conform with the requirements concerning setbacks from public streets that are applicable to structures, except that such signs may be attached flat against a wall or fence surrounding the manufactured home park, not portion of which shall extend into the public right of way.

b. Parking. Two spaces per dwelling unit in a manufactured home park.  See also Chapter 6, Article 2.

c.  Landscaping.  For manufactured home parks, generally four (4) percent of net site area or thirty (30) foot deep landscaped area adjacent to public rights-of-way.  See Chapter 6, “Development Standards” Article 3.

d. Ground Surface and Drainage.

i. Exposed ground surfaces shall be paved, covered with stone screening or other solid material, or protected with a vegetated growth that is capable of preventing soil erosion and elimination of dust.

ii. All ground surfaces shall be graded and equipped to drain all surface water in a safe and efficient manner.

iii. The area of each lot shall provide adequate support and drainage for placement of a manufactured home.

E. Approval Requirements and Appeal

1. Development Plan and Application

a. A manufactured home park or recreational vehicle park shall not be constructed, altered or enlarged without a valid approved Development Plan issued by the Planning and Development Department.  Before any new, altered or enlargement action can occur, a Development Plan must be submitted for review.  Such plan must be approved before any action may proceed.  The Development Plan shall also be used when applying for appropriate permits as regulated by other codes.

b. Applications for Development Plan approval shall contain at a minimum the following:

i. Name and address of applicant;

ii. Location and legal description of the manufactured home or recreational vehicle park; and

iii. Two (2) copies of a Development Plan in conformance with the requirements of this Section, and drawn at a minimum scale of:

a. One (1) inch equals one hundred (100) feet for sites under thirty (30) acres; or

b. One (1) inch equals two hundred (200) feet for sites of thirty (30) acres or more.

c. The application shall be accompanied by a permit fee;

d. A Development Plan shall show the following:

i. The area and dimensions of the tract of land, identifying its location and boundaries;

ii. The number, location, and size of all manufactured home and recreational vehicle lots;

iii. The location, width, and specifications of driveways, private internal streets, parking and walkways;

iv. The location and details of lighting, public telephones, and electrical and gas systems;

v. The location and specification of water and sewer lines and sewer service riser pipes;

vi. The location and specifications of all buildings constructed or to be constructed within the manufactured home or recreational vehicle park;

vii. Existing and proposed topography of the manufactured or recreational vehicle park;

viii. The location of fire mains, including the size of the main, fire hydrants, and fire extinguishment equipment and available fire flow; and

ix. Such other information as may be reasonably required by the departments reviewing the Development Plan.

2. Appeal and Modifications

a. If the Development Plan is denied, the applicant may appeal the decision to the Board of Adjustment

b. The Board of Adjustment may approve the Development Plan; approve with modifications or may uphold the denial of the Development Plan. 

c.  The Board of Adjustment shall consider the following when modifying a Development Plan:

i. The minimum number of manufactured home lots in a manufactured home park;

ii. The minimum square footage and minimum dimensions of manufactured home spaces;

iii. The minimum number of recreational vehicle spaces in a recreational vehicle park;

iv. The minimum square footage of recreational vehicle spaces;

v. The minimum per acre density of recreational vehicle spaces; and

vi. The number of permanent residential structures in the manufactured home or recreational vehicle park.

(Ord. 18434, Eff. 1/16/09)

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