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~• CITY ~F COLLEGE STATIOI`I
LEGAL DEPARTMENT
®~ POST OFFICE BOX 9960. 1101 TEXAS AVENUE
COLLEGE STATION, TEXAS 77642-9960
(409) 764-3507
MEMORANDUM
TO: Jane Kee, City Planner.
FROM: Carla Robinson, Assistant City Attorney
RE: RFLA -Draft Zoning Ordinance Amendment
DATE: August 27, 1996
Back rg ound
I
The existing zoning ordinance does not distinguish between "mobile homes" and
"HUD-code manufactured homes." An amendment to the ordinance distinguishing
the two and providing zoning for HUD-code manufactured homes is .set for a
.public hearing at the September 5, 1996, Planning -.and Zoning Commission
meeting. Your RFLA, dated August 12, 1996,..from Jennifer Evans requests that
Legal review the proposed amendment.
Issue
Are the proposed amendments to the zoning ordinance legally .sound? In .other
words, do the changes meet the requirements of the Texas Manufactured Housing
Standards Act ("Act")? TEx.REV.Civ.STAT.Arrrr. art 5221~(Vernon Supp. 1996).
Short Answer
.The amendments do meet he requirements set out in the Act. To mirror the
definitions in the Act though, I suggest that;you refer to "HUD-code manufactured
housing" rather than "manufactured housing."
Discussion
The Texas Manufactured Housing Standards Act ("Act") distinguishes "mobile
homes" from. "H[JD-code manufactured housing." TEx.REV.Civ.STAT.Artrr. art.
Memo to Jane
Page 2
8/27/96
5221(f) (Vernon Supp. 1996). The definitions of "mobile home", "manufactured.
housing" and "HLJD-code manufactured housing" as defined in the Act are .binding
on all persons and agencies in Texas as a matter of law, including local political
subdivisions and home-rule cities. A mobile home is not a HUD-code
~ manufactured home, nor is a HUD-code manufactured home a mobile home for
any purpose under the laws of Texas. TEx.REV.CIV.STAT.ANI~r. art. 5221f §3A
{Vernon Supp. 1996).
A municipality may prohibit mobile homes within its .city limits (except-those that
already exist in the city). On the other hand, HUD-code manufactured housing
~ cannot be prohibited.. TEx.REV.CIV.STaT.Alviv. art. 5221f §4A (Vernon Supp.
1996). .Though. a municipality may not prohibit the installation of HUD-code
~ manufactured housing. within its .city .limits, the city may determine which areas
are most appropriate for such homes. City of Brookside Village v. Comeau, 633
i S.W2d 790, 794 (Tex. 1982).
The proposed amendments to .the .City of College Station's zoning ordinance
appear designed to accomplish two things: (1) Define and regulate HUD-code
manufactured housing, and (2) Permit placement of HUD-code manufactured
housing in specific areas of the. City.
(1) Define and regulate HUD-code manufactured housing. One of the
proposed .amendments is the inclusion in section 2 of the zoning ordinance, a
definition of a "manufactured home." The. proposed definition mirrors the
definition of a "HUD-code manufactured home" in the Act.
TEX.REV.CIV.STAT.ANN. art. 5221f §3(19) (Vernon Supp. 1996). .Article 5221f
§3(17) defines "manufactured housing" or "manufactured home" to mean a HUD-
code manufactured home or a mobile home and collectively means and refers to
both. (Emphasis aaaea.~ TEx.REV.CIV.STAT.Arnv. :art. 5221f §3(17) Vernon
Supp. 1996). Rather than use the term "manufactured home" in the zoning
ordinance, I think it is more appropriate to define and refer. to a "HUD-code
manufactured home."
(2) Permit placement of HUD-code manufactured housing in:specific areas
of the City. Proposed amendments to the zoning ordinance will permit placement
of "HUD-code manufactured housing" in specific areas of the City, namely, in
those areas zoned for agricultural-open (A-0), existing .rural residential (A-OX)
and mobile home (R-7). This is permissible-under art. 5221f §4A which provides,
in pertinent part:
II Memo to Jane
Page 3
8/27/96
- (b) Upon application the installation of HUD-code
~ manufactured homes shall be permitted as residential
dwellings in those areas determined..appropriate by the
city, including sub-divisions, planned unit
developments, single lots, and rental communities and
` parks
TEx.REV.CIV.STAT.Anrr. art 5221f §4A(b) (Vernon Supp. 1996).. Since the
proposed changes are permitted under the Act, such amendments are legally
sound.
Conclusion
The changes you are proposing to the City's zoning ordinance are permitted under
the Act. The only recommendation I have is to change the proposed term
"manufactured home" to "HUD-code manufactured home" to better reflect the
requirements of the Act.
CARrnc
MEMORANDUM
TO: Planning and Zoning Commission
FROM: Sabine Kuenzel, Senior Planner
DATE: August 29, 1996
RE: Mobile homes vs. manufactured housing
Last month, the Commission discussed the recent legislative changes relating to
manufactured homes and directed Staff to prepare an ordinance amendment that will
provide for them within the. City limits as required bylaw. Unless we change the Zoning
Ordinance to allow them in certain. zoning. districts,. we are required to allow them any
place a single family home can be built. By passing an amendment that will provide for
manufactured homes in a reasonably flexible manner, we can restrict their locations and
meet the law at the same time.
The draft amendment that is before you will meet the .current legislation in that it will
allow for the manufactured homes within the City but it will meet College Station's goals
of protection of single family areas by allowing .them in the R-7, A-O and the A-OX
districts.
Staff recommends approval.
MEMORANDUM
TO: Planning and Zoning Commission
FROM: Sabine Kuenzel, Senior Planner
DATE: July 26, 1996
RE: Mobile homes vs. manufactured housing
Very recent additions to the .Texas Manufactured Housing Act have rendered our
regulations pertaining to mobile homes void. The act defines mobile homes separately
from manufactured homes and has separate provisions for both. A municipality cannot
change the definitions. Essentially, a "mobile home" is any transportable structure built
before June of 1976, built on a chassis, is at least 8' X 40', and .can be used with or
without a permanent foundation. A "HUD-code manufactured home" is .any transportable
structure built after 1976, is at least 8' X 40', and is either with or without a permanent
foundation.
The problems with our current regulations are that we do not have provisions for a
manufactured home, and have in the interim had to allow several in R-l zoned areas
because the. manufactured home is not distinguishable from the single family home as our
ordinances currently read.
As I understand it, here's what a city can and cannot do:
1. A city can completely ban any additional mobile homes in the city. Preexisting mobile
homes are grandfathered.
2. A city must allow HUD-code manufactured homes in a city.
3. A city can regulate the location of HUD-code manufactured housing.
4. A city may require. a permit for the use and occupancy of a HUD-code manufactured
home, which is automatically approved within 45 days unless the city denies the permit in
writing.
5. A city may not .require any permit, fee, bond, or insurance for the transportation or
installation of a HUD-code manufactured home if that installation is performed by a
registered retailer or installer.
6. A-city can designate through TXDOT the routes to be used in transporting the units.
There is a case pending that may determine whether or not a city can distinguish among
the different types of manufactured homes in establishing their location. If the City of
College Station provides for a variety of opportunities for these types of homes, we should
be on fairly good legal ground.
Staff is bringing this issue forward with slides of examples of manufactured homes. We
hope to gain direction from the Commission for an ordinance amendment to regulate the
location and minimum standards by location for this relatively new land use.
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~, ARTICLE III. DEVELOPMENT
Division 1. Development Guidelines
SECTION 21-80. PURPOSE AND APPLICABILITY.
(A) Purpose. The Development Guidelines contained herein are necessary to maintain and stabilize the
value of property; to reduce fire hazards, improve public safety, and safeguard the public health; to decrease
traffic congestion. and its accompanying hazards; to prevent concentration of population; and to create a
comprehensive and stable pattern of land uses upon which to plan for transportation, water supply, sewerage,
schools, parks, public utilities, and other facilities. In .interpreting and applying the provisions of this ordinance,
they shall be held to be the minimum requirements for the promotion of the public health, safety, comfort,
convenience, and general welfare.
(B) Appilcability. The Development Guidelines contained. in this Division shall be appi'icable to ail land
being subdivided and/or platted within the corporate limits of the City of Yctoria or within its extraterritorial
jurisdiction (ETJ) after the effective date of this ordinance.
SECTION 21-81. GENERAL REQUIREMENTS.
(A) Land use Designations. For the purposes of this ordinance, the following Land Use Designations
-have been established:
Single Family Residential (R1)
DuplexrTwo Family Residential (R2)
Patio. Home Residential (R3)
.Multiple Family Residential (R4)
Townhouse Residential (R5)
Manufactured Home Residential (R6)
Rural Residential (R7)
General Commercial {C1)
Planned Shopping Center (C2)
Office (O)
Industrial (I)
Ouasi-Public/Institutional (Q)
Park, Recreation or Open Space. (Public or Private) (P)
These designations. shall be used when indicating`iand use on the face of the plat, as required in
Sections 21-34(D), 2i-34('x, 21-38(D), and. 21-38(F) of this Chapter.. Property shall be used only for the land
use(s) designated on the plat.
(B) Lot Width Measurements. For the purposes of determining conformance with the lot width
requirements of this chapter, lot width will be measured at the required front yard setback line; provided,
however, that the width between .the side lof lines measured at the point where they meet the front property
line shall not be less than eventy (70) percent of the required lot width.
(C) Setback Measurements. All minimum yard setback requirements shall be measured from the outer
wall of the structure to the appropriate property line. An exterior side property line is one which abuts a street
right-of-way. An interior side property line is one which abuts another lot or parcel.
(D) Projections into Required. Yards. Open eaves, cornices and windowsills may project across a
setback: line for a distance .not to exceed two (2) feet. Patio home .eaves may ovefiang a zero lot line for a
distance not to exceed two (2} feet, provided that appropriate maintenance easements are established on the
adjoining lots..
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L SECTION 21-82. DEVELOPMENT GUIDELINES -RESIDENTIAL.
(A) Single Family Residential Detached, Urban Subdivisions.
(1) Minimum Lot Size: 6,000 square feet.
(2) Minimum Lot Width: 50 feet.
(3) Minimum Lot Dew 100 feet.
(4) Minimum Front Yard Setback: 20 feet.
(5) Minimum Interior Side Yard Setback:. 5 feet.
(6) .Minimum Exterior Side Yard Setback: 15 feet, except that garages opening onto the exterior
side yard shall be set back at (east 20 feet.
(7) Minimum Rear Yard Setback: 10 feet.
(B) Single Family Residential Detached,-Rural Subdivisions.
(1) Generally: These rural residential standards apply to subdivisions which are located outside of
the City Limits, and. which are tote served by individual water wells and septic tanks. If public
water and wastewater services are .provided, then the standanis of subsection (A) .above may
be followed.
(2) Minimum Lot Size: 1 acre, or 43,560 square feet.
(3) Minimum Lot Width: 125 feet.
(4) Minimum Lot Depth: 200 feet.
(5) Minimum Front Yard. Setback: 50 feet.
(6) Minimum interior Side. Yard Setback: i0 feet.
(7) Minimum Exterior Side Yard Setback:... 25 feet.
(8) Minimum Rear Yard Setback: 15 feet.
(C) Duplex/Two Family Residential.
(1) Minimum Lot Size: 3,500 square feet per dwelling unit.
(2) Minimum Lot Width: 30 feet perdwelling unit.
(3) Minimum Lot DeJL 100 feet.
(4) Minimum Front Yard Setback: 20 feet.
(5) Minimum interior Side Yard Setback: 5 feet.
(ti) ,minimum `Exterior Side. Yard Setback: 15 feet,. except that garages opening onto the exterior.
side yard shall be setback atleast 20 feet
(7) ini um Rear Yard Setback:. 1 O feet.
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(8) Other Requirements: The duplex structure may either be constructed entirely on one (1) lot; or,
on two (2) lots, in which case the two (2) units shall be separated by a common fire-resistive
wail on the common property line.
(D) Townhouses.
(1) Minimun Lot Size: 2,5000 square feet per dwelling unit.
•
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(2) Minimum Lot Width:. 20 feet per dwelling unit.
(3) Minimum Lot Dew 100 feet.
(4) Minimum Front Yard. Setback:. 20 feet.
(5) Minimum Interior Side Yard Setback: 71/5 feet, measured from the unattached side wall of an
end unit, to the :interior side lot line. Within a #ownhouse project, here shall be at least 15 feet of
separation or combined side yard between each group of townhouses.
(6) Minimum Exterior Side Yard Setback: 20 feet, measured from the unattached side wall of an
end unit, to the side lot line abutting a street.
(7) Minimum Rear Yard Setback: 10 feet.
(8) Maximum Building Length: No group of attached townhouses shall :exceed. two hundred (200)
feet in length. .
(9) Cove~s~o~ No more than fifty-five (55) percent. of the total site area may be covered with
buildings and required parking spaces. The remaining forty-five (45) percent may include
driveways, sidewalks, patios, grass and other landscaped areas.
(10) Private Yards: Each lot shall include a;private yard with not less than three hundred {300)
square feet of area. Not more. than fifty (50) percent. of the .required private yard may be
occupied by a driveway. Parking spaces shall not be included in the computation. of the
required private yard area. A wall or solid. fence not less than five. (5) #eet in height his required
on side lot lines where the required private yard adjoins such lot lines. A patio cover or roof
may cover up#o twenty-five (25) percent of the private yard.
{11) Maximum Density: t8 units per acre.
(12) Parking and Driveways:
(a) Three {3) off-street parking spaces shall be .provided for each townhouse. A required
parking space -not located on the individual lot shall be located within two hundred (200)
feet of the lot.
(b) No driveway located in front of a townhouse lot shall exceed twenty (20) feet in width.
(c) :One-way common driveways shall be at least 9 feet in width, and two-way driveways shall
be at least eighteen (18) feet in width.
(d) Each building shall be directly accessible from.: a public street or from an unobstructed fire
lane.
(e) ,Individual .driveways.. shall not open onto streets with a functional classification of collector
or greater When townhouse units. are located on a collector street, the driveway entrances
-shall be limited. to providing access to_ a common interior driveway located at the rear of the
townhouses.
56 __
Via.
(13) Other requirements: Each townhouse shall be located on an individual lot. There shall be at
least four (4) connected units in each project.
(E) Patio Homes.
(1) Minimum Lot Size: 4,000 square feet.
(2) Minimum Lot Width: 40 feet.
(3) Minimum Lot Deoth: 100 feet.
(4) Minimum Front Yard Setback: 20feet.
(5) Minimum Interior Side Yard Setback:. 6 feet on at least one side of each lot, and zero feet on the
opposite side.. All zero lot dines shall be indicated on the plat, and each lot shall have only one
(1) zero lot ine. Adjoining lots shall not have common zero lot lines. No windows, doors, or other
dwelling openings shall be allowed on the zero lot line.
(6) Minimum Exterior,Side Yard Setback: 15 feet, except that garages opening onto the exterior
side yard shall be set back at least 20 feet.
(7) Minimum Rear Yard Setback: 10 feet.
(8) verage: No more than fifty-five (55) percent of the total site area maybe covered with
buildings and required :parking spaces. The remaining forty-five (45) percent may include
driveways, sidewalks,-patios, grass and other landscaped areas.
(9) Private Yards: Each lot shall include a private yard with not less than three hundred (300)
square feet of area. Not more than fifty (50) percent of the required private yard may be
occupied by a driveway. Parking spaces shall not be included in the computation of the required
private yard area. A wall orsolid fence not less than five (5) .feet in heighth is required on side lot
linen where the. required private .yard adjoins such lot lines. A patio coveror roof may cover up to
twenty-five (25) percent of the private yard.
(10) Minimum Number of tots: There shall be at least four {4) patio home lots in each project.
(F) Multiple-Family Residential.
(1) Minimum Lot Size: 7,500 square feet.
(2) Minimum Lot Width:. 75 feet.
(3) Minimum Lot Deoth: 100 feet.
(4) Minimum. Front Yard Setback: 20 feet.
(5) Minimum Interior Side Yard Setback: 10 feet,. except where abutting existing or proposed single
family or duplex residential uses, in which event the minimum interior side setback is 20 feet.
(6) Minimum Exterior Side Yard Setback: 20 feet.
(7) Minimum Rear Yard Setback: 15 feet, except where abutting existing or proposed single family
or duplex residential uses, in which event the minimum rear yard setback is 20 feet.
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(8) Minimum Soace Between Buildings:
(a) Multiple-Family buiidings'on the same lot shall maintain a minimum separation of 15 feet
between outside finished walls.
(b) Any building parallel with or within 30 degrees of being parallel with another building for a
distance of more than 60:,feet shall have. a minimum separation of 25 feet.
(9) Maximum Building Length: The maximum length of any structure in amultiple-.family project
shall be :two hundred (200) feet.
(10) Maximum Density: 27 units'per acre.
(11) Maximum. Floor Area flatio: 50 square feet of total. floor area for each one (1) square foot of
lot area.
(12) Driveways: interior Driveways shall be a minimum of 28 feet in width.
(G) Manufactured Home Subdivisions.
(1) Generally: A manufactured home subdivision shall meet the requirements of this section, as
well as the requirements of Chapter 5, Manufactured Housing, of the City Code.
(2) Minimum Size of Project: Each Manufactured home subdivision shall be not less than three
{3) acres-in size, with a minimum frontage of one hundred (100) feet located. on a public street
or highway.
(3) Minimum Lot Size:
`(a) For double-wide .manufactured homes:. 6,000 square feet.
(b) For other manufactured homes: 4,000 square feet.
(4) Minimum Lot Width:
(a) For double-wide manufactured homes: 50 feet.
(b) For other manufactured homes:. 40 feet.
(5) Minimum Lot DeiL 100 feet.
(6) Minimum Front Yard Setback:. 20 feet.
(7) Minimum Interior Side Yard Setback: 5 feet.
(8) Minimum Exterior Side Yard Setback: 15 feet, except that .garages. opening onto the exterior
side. yard shall be set back at least 20 feet.
(9) Minimum Rear Yard Setback: 10 feet..
(H) Manufactured Home Parks.
(1) Generally:. A manufactured home park shall meet the requirements of this section, as well as
the requirements of Chapter 5, Manufactured Homes, of the City Code.
(2) inimum $ize of Project: Each Manufactured home park shall be not less than two (2) acres
in size, with a minimum frontage of one hundred (100) feet located on a public street or
highway...
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(3) Maximum Density: The. maximum density permitted. in a manufactured home park shall not be
more than nine (9) spaces per acre.
(I) Manufactured Home Placed on a Private Lot.
(1) Generally: When any manufactured home is to placed on a private lot outside of a
manufactured. home: subdivision. or park,, such private lot shall be a separately platted or
replatted lot and shall meet the requirements of this section, as well as the requirements. of
Chapter 5, Manufactured Homes, of the City Code.
(2) Minimum Lot Size:
(a) For double-wide manufactured homes: 6,000 square feet.
(b) For other manufactured homes: :4,000 square feet.
(3) Minimum Lot Width:
(a) For double-wide manufactured homes: 50 feet.
(b) .For other manufactured homes:. 40 feet.
(4) Minimum Lot Dept 100 feet.
(5)` Minimum Front Yarci Setback:. 20 feet.
(6) Minimum. Interior Side Yard Setback: 5 feet.
(~ Minimum Exterior Side Yard Setback: 15 feet, except that garages opening"onto the exterior
side yard shall be set back at least 20 feet.
(8) Minimum Rear Yard Setback: 10 feet.
(J) General Guidelines, Residential
(1) Off-Street Parking. Loading and Access. All. residential uses shall contain adequate .space on
private property to provide .for parking, .loading,. and maneuvering of vehicles in accordance with
the regulationsestablished in Sections 21-92 through 21-99 of this ordinance.
(2) Screening and Landsca iR na• Aii townhouse, multiple-family and group .residential .developments
shall meet the landscaping and screening requirements of Section 21-101 through 21-1.03 of this
ordinance.
(3) Site Plan• A site plan meeting the requirements of Section 21-91 of this ordinance shall be
submitted and approved for any .townhouse, multiple-family or group residential. development,
prior to the issuance of building permits.
(4) maximum Building Heighth. The maximum building heighth for all residential uses. is 40 feet.
However, additional heighth -may be permitted at a ratio of one additional foot of heighth for.
every one foot of additional building setback over the minimum requirements from ail property
lines.
SECTION 21-83. DEVELOPMENT GUIDELINES -COMMERCIAL.
(A) General Commercial. and Office Uses.
(1) Minimum Lot Size: iQ,000 square feet.
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(2) Minimum Lot Width: 100 feet.
(3) Minimum Lot Dew 100 feet.
(4) Minimum Front Yard Setback: 25 feet.
(5) Minim ~m Interior Side Yard Setback: 5 feet, :except. where abutting existing or proposed
residential uses, in which event the minimum interior side setback is 20 feet. When abutting a
commercial or industrial land use with a common wall, azero (0) seffiack will be allowed.
(6) Minimum Exterior Side Yard Setback:
(a) Abutting an expressway or arterial street - 25 feet.
(b) Abutting other streets - 20 feet.
(7) Minimum Rear Yard Setback: 10 feet, except where abutting existing or proposed residential
uses, in which event the minimum rear yard setback is 20 feet.
(8) Maximum Building Heighth:
(a) If not adjacent to existing or proposed residential land. uses - no restrictions.
(b) If adjacent to existing or proposed residential land use - 40 feet. However, additional heighth
may be permitted at a ratio of one additional foot of heighth for every one foot of additional
building setback over the minimum requirements from all residential property lines.
(B) Planned Shopping Center:.
(1) Minimum lot Size: 1 acre, or 43,560 square feet.
(2) Minimum Lot Width: 200 feet.
(3) Minimum Lot Depth: 150 feet.
(4) Minimum Front Yard. Setback: 25 feet.
(5) Minimum interior Side Yard Setback: 5 feet, except where abutting existing or proposed
residential uses. in which event the minimum interior side setback is 20 feet.
(6) Minimum Exterior Side Yard Setback:
(a) Abutting an expressway orarterial street- 25feet.
(b) Abutting other streets -20 feet.
(7) Minimum Rear Yard Setback: 10 feet, except where abutting existing or proposed residential
uses, in which event the minimum .rear. yard setback. is 20 feet.
(8) Maximum Building Heighth: 40 feet.
(C) General Guidelines, Commercial
(1) Off-Street Parking. Loading and Access. All commercial uses shall contain adequate space on
private. property to provide. for parking, loading, and maneuvering of vehicles: in accordance with
the regulations established in Sections 21-92 through 21-400 of this ordinance..
60
(2) Screening and Landsca ip ng. All commercial. developments shall meet the landscaping and
screening requirements of Sections 21-101 through 21-103,. of this ordinance.
(3) Site Plan. A site plan meeting the requirements of Section 21-91 shall be submitted and approved
for any commercial development, prior to the issuance of building permits.
(4) Fxi ti Structures. When an existing parcel with an existing commercial structure. is being
platted to meet the requirements of thin chapter, and such parcel does not confomn to the lot
size, width, depth, or setback requirements listed above, such .requirements may: be reduced,
subject #o the recommendation of the' Director of Planning and approval of the Planning
Commission.
(5) Fili Station Pump Islands and Canooies. Canopies over filling station pump islands shall be set
back a minimum of twelve (12) from any street. right~f-way line, and filling station pump islands
.shall be set back a minimum of seventeen (17) feet-from any street right-of-way line.
SECTION 21-84. DEVELOPMENT GUIDELINES -..INDUSTRIAL.
The following guidelines shall apply to all industrial development:
(A) Minimum Lot Size: 12,000 squarefeet.
(B) Minimum Lot width: 100 feet.
(C) Minimum Lot Dew 100 feet.
(D) Minimum front Yard Setback: 25 feet..
(E) Minimum Interior Side Yard Setback: 5 feet,. except where abutting existing or proposed residential
uses, in which event the minimum interior side setback is 20 feet..
(~ Minimum Exterior Side Yard. Setback:
(1) Abutting an arterial street - 25 feet.
(2) Abutting other streets - 20 feet.
(G) Minimum Rear Yard Setback: 10 feet, except where abutting existing or proposed residential uses, in
which event the minimum :rear yard setback is 20 feet.
(H) Maximum Building Heighth:
(1) If not adjacent to existing or proposed residential land uses - no restrictions.
(2) If adjacent to existing. or proposed residential. land use - 40 feet. However, additional heighth may
be permitted at a ratio of one additional foot of heighth for'every two (2) feet of additional
building setback over the minimum requirements from all residential .property lines.
(I) Off-Street Perking. Loading. and Access: All industrial uses. shall contain adequate space on private
property to provide for parking, loading, and maneuvering of vehicles in accordance with the
regulations established in Sections 24-92 through 21 100 of this ordinance.
(J) reeving and Landscs ig na: All industrial. developments shall meet. he landscaping and screening
requirements of Sections 21-101 through 21-i03 of this ordinance.
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(I~ it P • A site .plan meeting the requirements of Section 21-91 of this ordinance shall be submitted
and approved for any industrial development, prior to the issuance of building permits.
(L) Existing, Structures: When an existing. parcel with an existing industrial structure is being platted to
meet the requirements of this chapter, and such parcel does not conform to the lot size, width, depth,
or setback requirements listed above, such requirements may be reduced, subject to the
recommendation of the Director of Planning and approval of the Planning Commission.
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SECTION 21-85. PLANNED UNIT DEVELOPMENT (PUD).
l {A) General Description. Under certain circumstances,. an innovative subdivision design may be
developed which does not conform in all respects to the specific. requirements of this ordinance, but does
achieve the general intent and purpose of this ordinance. If such a proposed subdivision meets the .provisions
of this Section it may be approved by the Planning Commission as a Planned Unit Development.
(B) Purpose. The general purposes of Planned Unit Developments. are as follows:
{1) To permit a more creative approach to the development and utilization of land, and to encourage
variety in the physical development of he .City;
(2) To provide for a mmoredesirable living environment than would be possible through the strict
application of the minimum requirements of -this ordinance;
(3) To encourage and permit the development of open spaces, green belts, recreational areas and
amenities; and the preservation of natural areas; and
(4) To allow fora more efficient use of land, and less costly street and utility systems.
(C) PUD Requirements. In order to be approved by the Planning. Commission, a Planned Unit
Development shall meet the following requirements:
(1) The minimum site area for a PUD shah be five{5) acres;
(2) The gross residential density of a PUD shall not exceed that which would be possible using the
.conventional lot size and density requirements of thin ordinance. The amount of common or
public open space provided in the', PUD: shall. be at least equal to the sum of the lot size
reductions allowed for each of the lots;
{3) A PUD shall provide#or the adequate design of grades, paving, gutters, drainage and treatment
of turf to handle storm water run-off. Natural methods of handling storm water are encouraged.
(4) The design of a PUD shall provide for the adequate, safe and convenient arrangement of
roadways, driveways, pedestrian cifculation facilities, off-street parking and loading areas, waste
disposal facilities and illumination; and
(5) Fences, walls or year-round screen plantings shall be required to shield residential areas from
commercial uses, :parking illumination and headlights, and to increase the visual privacy and
neighborhood character.
(D) Preliminary Development Plana Prior to the submittal of a Preliminary Plat fora .Planned Unit
' Development, the- applicant shall provide to the Director of Planning. a Preliminary Development Plan. Such
® plan shall provide the proposed. general layout and concept of the PUD; including the locations of boundaries,
major drainage features, residential areas by dwelling types, other land uses, n~ads, walkways, open spaces,
parks, other amenities, and any other information necessary to convey the conceptof the proposed
devebpment. The Director of Planning shall meetwith the applicant and/or. hislher consultant to'discuss the
k 62
.Y7 ~..
plan and to make recommendations for any necessary. revisions.
(E) Preliminary Plat, Final Plat and Construction Plans. APlanned Unit Development shall meet the
preliminary plat, final plat and construction plan requirements of this ordinance. The title blocks of the plats
shall clearly label the site as a Planned Unit Development. In addition to the requirements of Sections 21-32
through 21-35 of this ordinance, the .preliminary .plat shall provide all information necessary to -show that the
PUD satisfies the provisions of this section. Along with the preliminary plat the applicant shall submit a list of
the s ecific re uirements of this ordinance to which the PUD does .not conform.. The Planning Commission.
P q
lets unless the make findin s that. the PUD meets the uirements
shall not approve the preliminary or final p y g req
of this section and does not violate the general intent and purpose of his ordinance.
SECTIONS 21-86 - 89. RESERVED.
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.._ -- - -
OPTIONS FOR REGULATING MANUFACTURED HOUSING
IN RESIDENTIAL AREAS
,,~ermanent Foundation Requirement -Phoenix, Escondido, and South
Portland, Maine require a .permanent foundation that complies with the Building
Code.
Shingles required - Escondido, CA "The roof must be constructed of shingles
or other material customarily used for conventional dwellings to ..the satisfaction
of the planning department." South Portland Maine "Covered with material that
is residential in appearance, including, but .not limited to, approved wood,
asphalt composition shingles or fiberglass, but excluding. corrugated aluminum,
corrugated fiberglass, or metal roof."
2'.inch vertical rise for. each 12 inches of horizontal run -San Diego uses this
standard,. which after speaking with a variety of people in the Manufactured
Housing industry is a standard pitch. South Portland Maine requires 40% to be
pitched at 3 in 12.
~nimum 1ft roof overhang -San Diego and Reedly, CA use this requirement
which may be waived if there is a garage or carport
~nimum Width -Different cities use different requirements. By setting a
required width of greater than 16 feet that eliminates single. wides.
Minimum Floor Area -The ordinances reviewed varied in this requirement from
a low ®f 660 sq. ft to 900 sq. ft.
Garage or Carport requirement -Phoenix and Reedly, CA requires this.
Siding Materials - A number of cities require specific siding materials. An
example of a very broad :one is Escondido or San Diego which use similar
verbiage "The home must be covered with an exterior material customarily used
on conventional dwellings to the satisfaction of the planning department. The
exterior covering material shall extend to the ground except that, when a solid
concrete or masonry perimeter foundation is used, the exterior covering material
need not extend below the top of the foundation." Amore specific requirement is
for South Portland ".Exterior siding cannot have ahigh-gloss finish and must be
residential in appearance, .including, but not limited to, clapboards, simulated
clapboards such as conventional vinyl or metal siding, wood shingles, ,shakes, or
similar material, but excluding smooth, ribbed, or corrugated .metal or plastic
panels."
From: Jennifer Evans
To: JKEE, SKUENZEL, SVOLK
Date: 5/28/96 10:16am
Subject: Manufactured Housing Conference
Just wanted to update everyone on what I gathered from the Conference. Thad a good time and got a tremendous amount of information on Manufactured
Housing.
Essentially, the most important information I gleened was regarding the provision of Manufactured Housing in Residential areas.
In California, it is illegal to prohibit a manufactured home in a residential neighborhood. There is nothing to prohibit a single wide from going into a Pebble
Creek type neighborhood. Many other states are moving the same direction. Anti-discrimination lawsuits are numerous in a great number of states. HUD
has recently started writing letters of support for. developers in anti-discrimination lawsuits.
What California and other states faced with this dilemma have done is to create design guidelines and regulations for residential areas. It is also illegal to
create guidelines that are. just applicable to manufactured homes in residential districts. What is legal in California is the creation of design guidelines and
regulations that apply to all residential housing. This can include regulating pitch of roof and other factors that would primarily apply to manufactured
homes.
Even though it is not illegal to regulate manufactured housing in Texas it would probably be in our best interest (and to avoid potential lawsuits) to create
some basic guidelines that could be placed in the R-1 district that would apply to all of the homes.
Almost 11% of manufactured housing produced is used in Texas, which is the. largest market share. In 1994, 31% of new single family houses were
manufactured homes.
Additionally, the manufactured housing park is fine. Essentially, since it is creating different requirements and set ups there is really no problem.
I also saw some interesting .case studies and got info. on engineering and construction issues. They gave us a thick binder filled with information on each
session and a variety of other information on manufactured housing. So, if you are interested, letme know and PIl make a copy of whatever you need.
Thanks,
Jennifer
From: Jennifer Evans
To: jkee, skuenzelsvolk
Date: 5/28/96 10:19am
Subject: Manufactured Housing (one more thing)
20 states to date have enacted legislation aimed at ending the discriminatory zoning practices of local governments on manufactured housing.
RICHARD SMITH,
REALTORS®
Commercial Division
October 15, 1996
Jet~nafer Evu.~s
City of College Station
1101 Texas Avenue.
College Station, TX 77840
Dear Jennifer Evans,
3701 EXECUTIVE CENTER DRIVE
SUITE 161
AUSTIN, TX 78731
BUS. (512)343-0955
FAX (512) 343-7240
We are sending you this letter to inform you of a Manufactured. Home Sub-division available
for sale just south of Austin, Texas.
This project is to develop 132 lots and sell with new double wide manufactured homes. The
project is located at the intersection of two highways south of the new Austin Bergstrom Airport
and will includepark land and a 2 acre commercial tract. It is in the planning and development
stage with the following and other work completed:
1. Feasibility Study. by the Major Appraisal and Consulting Company in Austin
which includes:
A) Area and;Site Analysis
B) Improvement Analysis
C) I~larket Trends
D) Highest and Best Use
E) Residential Sales Analysis
F) Market/Competition Analysis with
Manufactured Housing Development Comparables
2. Site. Plans and Analysis by an Engineering and Testing Company
3. Engineering and Development Costs
4. Local, County and State Approval and Regulations.
An Independently Owned and Operated Member of Caldwell Banker Residential Affiliates, Inc.
The 133.81 acre sub-division has .preliminary approval of the community and should have no
opposition, as bought out in the feasibility study. The study says that the projects best case
assumption is .the sale of 7.33 units per month for eighteen (18) months after front end
development.
I have enclosed a copy of the cost estimates and sales, conclusion of feasibility study and copies
of some newspaper articles published recently in The Austin American Statesman that will
confirm the Austin Housing Market and Economy. Please complete the enclosed Non-
Circumvention /Non-Disclosure and Working Agreement and fax back to us at (512) 794-1125
and we will forward a package to you on this protect.
We are a full service Commercial Real Estate Company who specializes'.. in Commercial Land
and Development in Central Texas and could expertly handle your purchase of this project.
We look forward to working for you in the near future, if you have any further questions please
do not hesitate to callus in out Commercial Office at (512) 794-1121 or fax.
Pamela Moore
enc.
-- - --~-
COST ESTIMATE OF SUBDIVISION
Street and Water Installation $1,041,543.00
11,654 L.F. @ $89.40 LF
*Sewer and Septic System $ 594,OOOA0
$4,500. per lot
*Footings and Foundations $ 462,000.00
$3,500. Per lot
*Drives and Culverts $ 158,400.00
$1,200. per lot
Estimated Land Value (excludes commercial & park land) $ 356,400.00 ($ 2,700.00 /132)
Estimated Development Costs $2,612,343.00 or $19,790.00 /Lot
*Considered home installation costs
Actual hard lot costs $1,397,943.00 or $10,590.00 /Lot
1,SSOsf home $ 30,000.00
Lot developed with sewer and setup $ 19; 790.00
$ 49,790.00
Estimated Sales Price($45.16 sf) $ 70,000.00
Profit $ 20.210.00
132 Lots = $2,667; 720.00
CONCLUSION OF FEASIBILITY STUDY
Housing in demand in the four C4) Caurity Market is extremely strong.
2. There is very limited supply of homes in the $60,000 to $90,000 price range.
3. Acceptance of manufactured homes is increasing as more buyers are priced out of the
traditional home market.
4. The proposed project should meet strong acceptance if completed in and attractive manner
and marketed aggressively.
5. Best care assumption is the sale of 7.37. units per month after development and be sold out in
Eighteen (18) months.
~STIN HOUSING CRUNCH
Thinkyou'can buy a good house for less than $73,000?Think again
t - J ~fJr. , . 3 a'.a~ M
III
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. _' _ Rebecca McErrtee/AA-S
Maria Spitler, pre-approved fora $73,000 mortgage, looked that fit within her price range. Escalating rents and home
-for six months before. she found this house in North Austin prices have left Austin with a shortage of afii'ordable housing.
_ • •
An
..affordable house.. is hard. to .find
BY R. MicHELLE GREYER rible shape, in marginal areas or close who have. watched home prices and
American-Statesman stafr - to railroad tracks and freeways,"Spitler apartment rents spiral upward since
said.
Maria Spitler didn't think she was After asix-month search, she found the beginning of the decade - a situa-
tion that has forced many citizens to
asking the impossible. ; a home in the Huntland Heights area in
Spitler, who works of the University North Austin, which she closed on last double up with relatives or friends.
The Greater Austin Chamber of Com-
of Texas law school and makes less than week. Although it is farther away from
~30,000 a year, was pre-approved fora her job than she would have liked, merce recently released a report em-
phasizing the magnitude of the situa-
$73,000mortgage. Butwhen she tried to Spitler was happy to find'anything in
find a house in her price range, little -good shape
~ tion and its potential impact on the
'
.
was available. Austin's shortage of affordable hous- area
s ability to attract and retain busi-
"All the houses I looked at were inter- ing isn't a surprise to most residents See City, E5
BUSINESS
Saturday, July 27, 1996
City suffeps"shortage of affordable housing
ontinued from E=
nesses. It also is a problem that ti AuSt~n I1OQStiig 11181'k@#
threatens the city's tax base, as
/
•
many people move to the suburbs ~~ ~
~ ~ •
Because .they can't afford. to stay ~'i~.~ ~ 1
'
i
i !
'within the .city limits. - a situa- By .income category, 1995
':ion the chamber calls "middle-
Homes _
Homes
glass flight." Household income needed available
"We have a major problem . Less than $12,900 . 501 30
'when large employers create thou-
Viands of jobs_and people can't af- $12901= $21,600 278 172
'ord to live here," said Cloteal • $21,601- $34,500 1,063 453
Davis Haynes; who chaired the ~ $34,501'- $43,200 735- 644
`;hamber's Affordable- Housing $43,201.:- $47,500 674 798
task Force. cie ~~an $47,503 2.316 3.260
The 20-person task force includ-
~d home builders,' city officials, ~
public officials; bankers, afford- ~ 't''
' `''...~: R
ble-housing. advocates and law- By income category, 1995
•
xiakerS. Rental units Rental units
The chamber's report'recom- Household income =needed available
vends •changes to city: policies ~ `~~ than $12,900 1,327 55
hat would.. provide an incentive . ' $12
901- $21,600 728 895
'or developers to build affordable , 389
'apartments and houses. $21,601-$34,500 2,314 1,851
"There's no• profit there," said ' $34,501- $43;200 919 1,428 } '
Sill Palmer, president and'owner ' $43,201- $47,500' 510 682
~f Palmer Homes, which stopped More than. $47,501 .3,007 354
wilding affordable houses eight is
'',ears ago. "We • have to make a ~ ' _, x ,
aroSt to stay in business." 100
When the Resolution Trust By'pace, 1995 ~
' -
~
7orp: was selling lots at bargain
r 1 ;
~
~ 15 ~. >
f3=c,
the real estate bust of
prices afte + -•,::
~ xr ,
he 1980s, developers could easily: - , ~
~, .
the. task force recommendatio:
by the end of the year.
Affordable housing is defined .
housing that can be leased or pt:
chased by families with incon:•
at or below 80 percent of media
family income, with no more the
30 percent of monthly incon
'spent on rent or a mortga
payment.
With a household income
$35,000, a family can qualify for
$90,000: loan. Of the 9.398 propE
ties in the Austin Multiple Listir
Service, 2,659 are priced at S90;a
car Motu - around 28 percent -
with most: being in the suburt
The price. doesn't cake into a
.count the .down payment, closir.
costs, insurance or'other fees the
often can be stumbling blocks -
home ownership, said Bill Sta:
berry, immediate past president
the Austin Board,of Realtors.
The availability of housr_
drops off dramatically for thos
with a household income
$20,000,- which qualifies for
$50,000 loan. The Multiple Listi*
- Service has only 377properties
that price range. Of those, at lez
one-third are condominiums.
Those who can't afford a hor
aren't. ~inding iY much easier
ra>Id homes ,1n the $70,000 to
000 range, Pahner said. But to-
;80 ~
Less than $41;000 - 567,000 =
4
9
9
$87,000 - ,$106,000 = More than - rent
,
most lots cost at least $20,000,
;lay $
0,9
9 $66,999 S8&,9
9. $105,999 $124,999 $125,000 ~ 1988,. an average two-be
,
naking it impossible to build:- Y room, two-bath apartment in AL
'iomes in the same price range soun;e: capital Market Research ~a Care/AA-S thl cost $416 a month, comparE
,
?almer said. That doesn't include with $745 in June - a 79 percQ
ievelopment costs and city regula- expensive in the nation. ing projects. ; increase, according to Charl=
'
ions,: which add further costs to ~ Development costs In Austin Kerry Tate, chairwoman of the president of Capit
Helmsath,
ne process, he said: are ~-'Hong tl'e highest of any ma- .chamber,. said. she would like to .Market Research. a real estz:
"We're not in the
business of do- jor city. see the City Council twke action or_ consulting _company.
.
"
e "We really need to encourage
as .
-
ating things,
Palmer said.
roblem isn't limitedrto the much private development of of
The
!
p
,
fordable housing and we-need. to
,~ustin area. Earlier this week, the
i ~ ~ ~
I
Cexas Senate Intergovernmental ' make it easier for them to do so,"
' (
; I ' L
Malley, executive di-
the ' 'said Rory O
2elations Committee called fo
r
!tate to do more to hel rector of the Travis County Hous-
p provide af-
~ 1
' r
i ~
ing Authority and ` ,member of
ordable housing for low- and ~ ' (
I ~
~ i
~noderate-income families. the ..chamber task force.
Findings in the chamber's re- Recommendations proposed by
the report include::
fort, which will be presented to
i'Evaluating and. adjusting de-
i i ~'
~everal Austin City Council, mein- veto merit fees.
P ~~
serS next week, 1nClude: W A V E R U N N f R 5
^ The demand for housing' for ~ Reviewing the development ~ `~~
touseholds with an annual in- Process on a regular basis...
'Waiving or reducing fees for ~
;ome of up to $34;500 totaled 1,842
affordable housing developments
snits, yet the total supply of new using existing roads and utilites. ~In n A ~
_ ^ ^ ^ ^: ^ ~ ~ '~ '"
"'~,.
-r
ind existing homes was only 655 _
-
""
=
:
, ^ Providing a short-term .prop-
tnits.
arty ~-abatement process for af- ^ vv
,. v
„_
rRMARA fUM CIXifR • 6309 M. wuR • SS9~3Ri1 ~'z
~ ~'-`~•'~•
~" -. ~;
~ The rate of job creation in
fordable housing projects. ,
Austin has exceeded housing con-
^ Streamlining the develop-
truction by a 4-1 ratio merit process for affordable hous-
', ^ For several income groups'
~hn r9nmanA fnr affnrA~h16 },.,,,~;..
1,161
Ar®a: 10
Median price: $85,00(
^
~'
~ut_ no one is predicting a bust,. either Median price: $105,a
tnr MAFwNEr
;~-States~~ Siff Austin-area prices
OUND ROCK -While job growth in Year -k}
Central Texas has slowed, the region's.. .1995
housing market continues to set records
and provide homeowners an annual ap- 1994
predation of about 9 percent, according 1993
to mid-year statistics from the Austin 1992
of Realtors.
Hugh June, sales of existing,. single-family 1991
'~ in the seven-county area totaled 6,209 houses, 1990
'gent above the same period last year. Sales for ig89 -
'. months are 8.6 percent higher than the half- 1988
:cord of 5,716 in 1994. 1987
'strength of the market is attributed to several
~o, including he region's strong economy and 1986
:rents. 1985
pite a drop in regional jobgrowth in recent 1984
;nhn aro c+ili haino rraataA at ahnnt a 5 ner- . _,._
Average sale price Median price
$126,876 $100,000.
$120,161. $96,400
$114,90$ $91,600
$106,265. $83,700..
$89,263 - $76,400
$84,744 _ $73,000
~ *'
_
$90,587. _
.
$101,826.
gi96,$8t
$106,265 '~
$101,738
~~ Area: 8E
NON-CIRCUMVENTION /NON-DISCLOSURE
AND WOIZK~IVG AGREEMENT
This Non-Circumvention INon-Disclosure and Working Agreement is entered into this between.
JOHN COLLINS (Agent) with Coldwell Banker Richard Smith Realtors®
Commercial Division
(Client)...
For and consideration of their mutual promises, assertions and convenants set forth herein,
whereas the parties, affiliated companies, individuals, agents, assignees, designees, trustees, or
.executors, herein mentioned above or below are mutually desirous in working .together for their
common benefit, said parties agree to abide by the following terms and conditions:
Subject Property: 133__$.1: ACRES tl,11~.~ANiTFACTiJRF_,D HOME_S1J13pIVTSIQN
1.Client. will not in any manner solicit or accept any .manner solicit or accept any
business: from the sources that are made available by Agent, directly or indirectly,
without the express permission of Agent.
2. Client will .not in any way whatsoever, circumvent Agent with respect to the
transactions in which the parties enter; and
3. Client will keep.. confidential and not disclose. to any third parties the names,
addresses, telephone, or telex numbers of any contact revealed by Agent,' or materials
given to Client by Agent except to .the Purchaser, or the lender, or their authorized
representatives. Client recognizes such'contacts and materials to be he exclusive and
valuable information of the Agent and Client agrees not to enter into any direct
negotiations ortransactions with respect to any such contacts or information'revealed by
the Agent regarding the subject above; and
4. That in the event of circumvention by Client, directly or indirectly, the Agent shall be
entitled to a legal monetary penalty .equal to the maximum service it should realize from
such a transaction plus any and all expenses, including legal fees, that would involve the
recovery of these funds; and
5. Client agrees, upon initial contact with the Owner (s) of subject property or Owner (s)
that Client is being exclusively represented by Agent.
6. This Agreement shall'. be construed .under and enforced in the laws of .the State of
.Texas, USA, and the signing parties hereby, accept such. jurisdic ' he exclusive
venue. The duration of this agreement shall be for three (3 a date hereof:
By: By: _
Date:
By:
By:
Date: ~ Date:
The Housir~Scene
`Mobile Homes' Are Getting Better_1V~ileage with consumers
Lew b'irhelrr~ccn
en my pal Michael's
~~, /~stranged wife moved to
Y r Lakeland, Fla. this spring
and bought a "mobile home," he
was aghast. How could she live in a
i~,ra.iler? ~Vl~rat a comedown. Aren't
those t:h}ngs for hicks in the sticks?
After a recent t;wo-day visit..
thu~.rgh, he has a whole new per-
spective. Now, a.s far as Mike's
roncc~rned, shc!~ lives in a manufac-
tured borne, not a mobile home,
and he's even thinking seriously
about buying one himself.
Actually, my friend is a 1}t,t;le
behind t,hr times. Legally, mobile
homes havc> been manufactured
homes since 1980, when Congress
officially changed their designa-
tion to describe a type of house
that is constructed in a factory to
comply ~wi1:h the country's only
national brri}ding code.
I~iut hc•~5 not alone. Most, 'folks
- still use 11~~e term mobile -which
is inacciir°atc; if only because fewer
t:harr -::>',-u a.r~~ c;ver moved off the
owner's original site -not to indi-
c:at.e. portability but to show their
disda}n for z: type of building that
is h~~me tai some 18 million
An~r~r}cans_
~;hvioi~sly, they haven't
c,hecl.ed out, today's models. if
t~hc~y had, the.y'd find modern.,
spacious lcomes built with the-
same quality, brand-name materi-
,rls found in site-built houses. And
all thr~ 1°,ells and whistles, too -
~.at}~iodral cc_~ilii,~rgs, fireplaces, car-
l,rsing, w~l~~-in closets, whrrlpc:,ol
tubs; kitc,hi;n islands, ar~:hed door-
ways ~:,nrl spacious living rooms,
lull Cci nan ~c~ a few.
l~~,t that n~anufart;urPd houses -
turr<<~dn iraslc - d.ont m~rrt the.
ilnat,c must, people have of them as
t <il)I(d uninsirlatecl, slit c.t-metal
trailers located un unpaved streets
in tl7e wrung encl of t,owrl.
Tlcey do, says Robert Young of
the Blair Group, a Florida develop-
er of adult communities featuring
manufactured houses. "They're
the Rodr'ley Dangerfield of real
estate," he admits.
Bl_lt Young also says that; nowa-
clays, ma.nufa.ctured housing
deserves far more respect than it
gets. "It's the world's most misun-
derstood form of housing, and as
such, it,'s one of the best kept
secrets in residential real estate."
Sure theyy're still built in a facto-
ry with wheels and a chassis, and
they're pulled to their final desti-
nation by truck. But in more and
more communities, once they
arrive on site, they are often virtu-
ally indistinguishable from con-
venticinal houses.
Unfortunately, you won't be
able to tell that by visiting a con-
. ventional manufactured-home
dealership, where. single-section
6 NATION'S BUILllING NEWS
units usually are lined up side-l:iy-
side like cars on a lot. But tha~t'~
largely because retailers tend t;o
cater to the. traditional markets
for these dwellings -first-time
buyers and retirees; mostly in
rural locations.
if you happen upon a communi-
ty where a developer ha~~ 1<Lid dc;u-
b1e arul r~wen txiple-wide units on
permanent foundations and added
garaged or carports, sidewalks and
landscaping, it would be difficult
to tell they were built, hundreds of
miles away.
"The way manufactured homes
are often displayed. on a lot, is not.
~rlways how thc'~'' look once .they're
sited," says Ki:rrn} Watson of the
Manufacturing Housing Institute
i11 Arlington, Va.
r --•,.-.
...,.-.
' .il~~
~i~'
some builders have contempt.- for
manufactured houses: Builders
like-Richard Dobson of Newport
News, Va., wha recently com-
plained to Professional Builder
that it 'rvas unfair to compare con-
ventional. builders with `broducers
of trailers" irr the magazine's list of
the. nation's largest builders. "It's a
different game," Dobson wrote.
To its credit, the magazine didn't.
back down. "Though the. prodrlct
might; not be to your taste," it
replied, "the industry is a signifi-
cant producer of new housing- We
will continue to list those who build
li~uses in factories alo.rissidc~ tradi-
tional `free-range' builders."
.And what's wrong with be}ng
built in a factory, anyway? Most
houses today, even those put.
- ~_
_ _ _ ~
~ _- _ _
-- _
- ~ - _,
, -, . _ ~
"~ - r,,
~ +~ '
,,
~, ,
_, ...
~i ~
e _
i,~, ~ - -
~illl' _,,,.. MSco jf'
"Some retailers are starting to
display their hciuses more like typ-
ical model hon'res. We're trying to
be a little more sophisticated, but
we've got a newproduct and an
old way of displaying it."
Still, it's tough to gain respect
when even the federal govern-
ment can't decide whether or not,
homes manufactured in a factory
are a legitimate i`orm of housing.
Indeed,. while Housing Secre-
tary Henry Cisneros, who once
lived in a house constructed in a
factory, touts manufactured hous-
ing hither and yon as "a high-qual-
ity, affordable choice" for ma>ly
buyers, the Commerce Depart-
ment still refuses to count, ship-
ments - 339,000 last year alone
- as housing starts.
But Commerce isn't alone. Even
together on site, are built with at
least some components - pre-
hung windows and doors, for
example, roof trusses a.nd some-
times entire wall panels - that
are built; elsewhere.
Besides, that manufactured
houses are built under controlled
conditions on assembly lines is a.
major reason why` it costs just $27''
a square foot to; produce them vs.
X54 `a foof for site-built houses.
That they are .built under a
sometimes more stringent nation-
al code .developed, administered
and continually updated by the
Department of Housing and urban
Development is another factor
that helps keep costs down.
Because the code supersedes all
local, county and state codes,
manufacturers can produce one-
size-fits-all units that can be
shipped anywhere without ha~~ing
to conform to .local dictum.
For every 100 builders like. Dob-
son, moreover, there's a 1'ultc~
Homes Corp., the nation', l;crgest
home builder. Typicall a produc-
er of high-end,. stick-built houses,
the Michigan-based cornpanv is
now building cornrrrunities of man-
ufactured houses to attract first-
time buyers and retirees.
The first "Canterbury' subdivi-
sions have been gpE~~ned in Las
Vegas and Apex, N.C., sotri;hwest
of Raleigh. And a third is opening
in Pontiac near F'ulte's Bloomfield
Hills, Mich. headquarters.
Mortgage lenders, t;oo, are. si.art-
ing to discover° rnanufa<~turerl
homes. 'Bl'ast, units <`.irc~ still C}n~nu;c~ri
C11roc~E;l1 dealers ,is persori<~l l~,r•olx~r
ty under an inst,allnient srrlc~s ron~
tract. But at last count, nigrl,gagc~
compa,rues iNere und?rtivriturg 1O~%~- -
15°~ of alLpurchases, and their
market share is growing.
Generally, as long as th,~ , heals.
axl,~~~s acrd hrtchc:s h,i~~c~ ~,,,F,n-
ren~ovcd, t,l;ie honseis ,u , lu i i to
<~ h-~s~~n~c~rri er cthc'r ~~nnui~i~i~~i°~ i,~
ihE~ s~uni• n~<uni ~i~ <,~, i , ii~~_I,iiilr
llons~~. arcci ih~~ l~3ncl gun; lunrs~° u~~
~r~,i~r~d ,rti ,i ~ul;.;h~entit~ iir~der
si,~~ic~ law, tfle placewill quahfyf~~r
~~ mortgage„
And if ~t does, hu~r~e huyru~s
should be able to ol>ta}ii a loan at
interest rates up t.o i:wo full l:u~r
cent.age, pd'ints lower than t husr~
available fr•oh~~dealc,r-s and (heir
finaricc~ cortiparies.
__
Lc~~zc~,S~rrhnl,nh~~r t~ t, st/ndun'-vd l,nt,~<~wu
n,,a,t r!~ir,, ~~.ti1~7.trt r~,ln,,t~risl~ /rcr„ t3~>„ rc 91d.
BJ Ifi,9li. ' ,rzlt~d F'r+nhc~~~•tit/~r~i~,rrrlrt 1'r,r.
IvTot TO Be
C~anfused
can't c.onfusr' rnanuf.ic-
L.~tured homes wir,h ~m~,tii~~-
far homes. They're not; tl~e
same.
B~hile both are built on
assembly lines and attached
to foundations, modular
homes come with conven-
tional floor joists. Manufac-
tured houses, on the other
hand, are built on a perma-
nent frame with a removable.
transportation system.
Also, modular rmits, which
must adhere to state a.nd
local building codes, are
transported to their final
resting place on a trailer.
Once they arrive, they are
lifted from the trailer and
placed on a foundation.
Panelized and pre-cut
houses are also built in a fac-
tory. But unlike modular and
manufactured homes,, which
are all-but-complete when
they leave the plant, panel-
ized and pre-cut. houses are
built in pieces that. are
assembled on location.
SEPTEMBER 23, 1996