City of Charlotte MHO: Manufactured Home Overlay District Requirements
The MHO Manufactured Home Overlay in the City of Charlotte allows for the development of manufactured housing within specific Neighborhood 1 Zoning Districts. This overlay requires a minimum contiguous area of five acres for new applications and mandates that all units be installed as permanent residences with their wheels, axles, and towing apparatus removed.
Purpose and District Applicability
The primary intent of the MHO Manufactured Home Overlay is to provide opportunities for manufactured housing in the City of Charlotte while ensuring compatibility with existing residential dwellings [Section 14.7.A]. This overlay is not a standalone district but is applied in conjunction with an underlying base zoning district to grant additional use permissions [Section 14.1].
The MHO: Manufactured Home Overlay District may only be applied over the following base districts:
- N1-A Neighborhood 1 Zoning District
- N1-B Neighborhood 1 Zoning District
- N1-C Neighborhood 1 Zoning District
- N1-D Neighborhood 1 Zoning District [Section 14.7.B.1]
Land Area Requirements
For a new MHO District to be established, the subject area must consist of a minimum of five contiguous acres. This five-acre minimum does not apply if the application is for the expansion of an existing MHO District, provided the new area is contiguous to the existing boundary [Section 14.7.B.2].
Permitted Uses and Conditions
The MHO Manufactured Home Overlay permits "Dwelling – Manufactured Home" as a primary residential use, which is otherwise prohibited in the base N1 districts [Section 14.7.C.1, Table 15-1]. All other uses permitted in the underlying base district remain allowed in the MHO overlay, subject to the prescribed conditions of that base district [Section 14.7.C.2].
Manufactured Home Unit Standards
Every manufactured home placed within the MHO overlay must meet specific installation and construction standards to maintain the character of the City of Charlotte's residential areas:
| Feature | Requirement |
|---|---|
| Minimum Width | At least 12 feet in width along the majority of its length [Section 14.8.E.3]. |
| Skirting | Must be fully enclosed with durable skirting (a product designed and sold for this use) within 60 days of placement [Section 14.8.E.1]. |
| Removals | All wheels, axles, transporting lights, and towing apparatus must be removed from the unit [Section 14.8.E.2]. |
Base District Lot and Siting Standards
Because the MHO overlay is applied over Neighborhood 1 districts, development must adhere to the lot size and width requirements of the underlying district.
Neighborhood 1 Lot Standards
| Base District | Minimum Lot Area (Square Feet) | Minimum Lot Width (Feet) |
|---|---|---|
| N1-A | 10,000 | 70 |
| N1-B | 8,000 | 60 |
| N1-C | 6,000 | 50 |
| N1-D | 3,500 | 40 |
[Table 4-1]
Neighborhood 1 Siting Standards (Minimum Setbacks)
Unless otherwise specified by a recorded plat, the following setbacks apply to any structure within the MHO overlay based on its underlying district:
| Standard | N1-A | N1-B | N1-C | N1-D |
|---|---|---|---|---|
| Front Setback (from ROW) | 27 feet | 27 feet | 17 feet | 17 feet |
| Corner Side Setback (from ROW) | 13.5 feet | 13.5 feet | 10 feet | 10 feet |
| Side Setback | 5 feet | 5 feet | 5 feet | 5 feet |
| Rear Setback | 40 feet | 35 feet | 30 feet | 25 feet |
[Table 4-2]
Supplemental Regulations
- Watershed Protection: If the MHO overlay is located within a Water Supply Watershed Protection area (such as Mountain Island Lake or Lake Wylie), the development must also comply with the built-upon area (BUA) limits and water quality buffer requirements of Article 23 [Section 23.2].
- Accessory Structures: Manufactured homes are permitted to have accessory structures, such as garages or sheds, provided they meet the standards of Article 17, including a minimum three-foot setback from side and rear lot lines [Section 17.1.E.2].
- Existing Lots: A single manufactured home may be permitted on a lot in the MHP district existing prior to June 1, 2023, if it meets N1-C siting standards and is not located within a manufactured home park [Section 14.8.F.1].
Sections Cited
- Article 4. Neighborhood 1 Zoning Districts
- Section 14.1 Purpose and Intent (Special Purpose & Overlay Districts)
- Section 14.7 MHO Manufactured Home Overlay District
- Section 14.8.E Manufactured Home Standards
- Section 14.8.F Standards for a Manufactured Home or Single-Family Dwelling on Individual Lots
- Section 15.3 Use Definitions
- Section 17.1 General Standards for Accessory Structures
- Article 23. Water Supply Watershed Protection
- Table 4-1 Neighborhood 1 Zoning Districts Lot Standards
- Table 4-2 Neighborhood 1 Zoning Districts Building Siting Standards
- Table 15-1 Use Matrix