City of Charlotte MHO Manufactured Home Overlay Regulations
The MHO Manufactured Home Overlay allows for the placement of manufactured home dwellings within select Neighborhood 1 Zoning Districts in the City of Charlotte. To be established, the overlay requires a contiguous area of at least five acres and mandates that all manufactured homes meet the specific prescribed conditions outlined in the City of Charlotte Unified Development Ordinance to ensure compatibility with traditional residential dwellings.
District Purpose and Applicability
The purpose of the MHO Manufactured Home Overlay in the City of Charlotte is to provide for the development of manufactured housing while ensuring the structures remain compatible with existing residential dwellings in the surrounding area [Section 14.7.A].
The MHO Manufactured Home Overlay is not a standalone district; rather, it is applied on top of existing base zoning. In the City of Charlotte, the MHO Manufactured Home Overlay may only be applied to the following base districts [Section 14.7.B]:
- N1-A Neighborhood 1 Zoning District
- N1-B Neighborhood 1 Zoning District
- N1-C Neighborhood 1 Zoning District
- N1-D Neighborhood 1 Zoning District
Modification of Base Standards
The primary modification the MHO Manufactured Home Overlay makes to the base zoning is the expansion of permitted uses. While the Neighborhood 1 base districts generally limit housing to single-family, duplex, and triplex dwellings, the presence of the MHO Manufactured Home Overlay explicitly permits "Manufactured home dwellings" [Section 14.7.C.1].
Additionally, the MHO Manufactured Home Overlay maintains all use permissions of the underlying base district. This means that a property owner within the overlay retains the right to develop any use permitted by the underlying N1-A, N1-B, N1-C, or N1-D zoning, provided they meet any required prescribed conditions [Section 14.7.C.2].
District Size and Boundary Requirements
The City of Charlotte imposes specific geographic requirements for the creation or expansion of an MHO Manufactured Home Overlay district to prevent small, isolated pockets of manufactured housing.
| Requirement | Standard |
|---|---|
| Minimum District Area | 5 contiguous acres |
| Expansion Exception | Minimum area is waived if the expansion is contiguous to an existing MHO District |
| Initiation Authority | City Council, Planning Commission, Planning Department, or Property Owner |
Siting and Development Standards
Manufactured homes developed within the MHO Manufactured Home Overlay must adhere to the dimensional standards of the underlying base zoning district unless otherwise specified. In the City of Charlotte, these base districts determine the setbacks and lot widths required for the development.
Base Siting Standards for MHO Underlying Districts
The following table outlines the minimum siting requirements for the base districts where the MHO Manufactured Home Overlay is applicable [Table 4-2]:
| Standard (Feet) | N1-A | N1-B | N1-C | N1-D |
|---|---|---|---|---|
| Min. Front Setback | 27' | 27' | 17' | 17' |
| Min. Corner Side Setback | 13.5' | 13.5' | 10' | 10' |
| Min. Side Setback | 5' | 5' | 5' | 5' |
| Min. Rear Setback | 40' | 35' | 30' | 25' |
Vehicle Parking Requirements
The City of Charlotte Unified Development Ordinance requires specific off-street parking for manufactured homes. Because the MHO overlay is applied to Neighborhood 1 districts, it typically falls under Tier 1 parking requirements [Table 19-1].
| Use Type | Tier 1 (Min. Parking) | Maximum Parking |
|---|---|---|
| Manufactured Home | 1 per dwelling unit | No parking maximum |
Definition of a Manufactured Home
To qualify for placement within the MHO Manufactured Home Overlay, a structure must meet the City of Charlotte's legal definition of a "Manufactured Home." This is defined as a structure, transportable in one or more sections, built on a permanent chassis and designed to be used as a dwelling with or without a permanent foundation when connected to required utilities. The structure must also comply with the Federal Manufactured Home Construction and Safety Standards Act. It is important to note that the City of Charlotte distinguishes these from "Modular Homes," which are governed by a different method of construction and different sections of the ordinance [Section 15.3].
Sections Cited
- Section 4.3 (Dimensional and Design Standards)
- Table 4-2 (Neighborhood 1 Zoning Districts Building Siting Standards)
- Section 14.1 (Purpose and Intent of Overlay Districts)
- Section 14.7 (MHO Manufactured Home Overlay District)
- Section 14.7.A (Purpose)
- Section 14.7.B (Applicability)
- Section 14.7.C (Uses)
- Section 15.3 (Use Definitions)
- Table 19-1 (Vehicle Parking Requirements)