Dover staff propose zoning changes to treat multi-section manufactured homes like single-family houses

Speaker 1 presented a draft amendment to Dover's zoning rules that would change the local definition of "prefabricated dwelling" to "modular home," remove a 600-square-foot minimum for modular units, and add criteria to ensure multi-section manufactured homes have a durable, site-built appearance.

Why it matters: The proposed language is intended to align local permitting with state law and the Tennessee Modular Buildings Act so that double-wide or multi-section manufactured homes that meet installation and appearance criteria can be sited where single‑family homes are allowed. Proponents said the change could expand affordable housing options on existing lots of record and on regular R‑zoned parcels if setback and lot-size requirements are met.

What presenters proposed and the technical details: In the meeting, Speaker 1 listed a set of sample requirements applicants could meet to demonstrate that a manufactured, multi‑section unit is equivalent in appearance and safety to a conventional single‑family house. Those items included an affidavit of affixation tying the dwelling to the land; perimeter blocking with substantive material (not vinyl skirting); removal of the trailer tongue and axles or blocking them from view; separate electric service attached to the dwelling; an exterior landing and steps outside exits; concrete pad piers (sample language cited 2-by-2 foot pads 10 inches deep); and accessible water shutoffs. Speaker 1 said these are draft, sample criteria "based on some other communities," and invited adjustments.

Permitting and inspections: Meeting participants agreed that permitting and inspections — rather than ad hoc approvals — would determine occupancy. Speaker 2 noted that inspectors will not sign off on a dwelling until required work is complete and that manufactured homes carry HUD red tags while modular homes are re-tagged by the Tennessee Department of Commerce and Insurance.

Porch and accessibility debate: Several participants questioned a proposed 3-by-3 foot minimum landing, calling it too small for egress and emergency access. Speaker 3 argued a larger entry such as 4-by-6, 6-by-8 or 8-by-8 would be more practical; Speaker 1 suggested expressing the requirement as an overall square-footage minimum rather than only porch dimensions to simplify enforcement.

Tiny homes and lots of record: Speaker 1 said removing the minimum square footage could allow some tiny homes (factory-built modular units) to qualify as modular homes under the ordinance. The group discussed a handful of "lots of record" that do not meet current zoning standards where tiny/modular units might be sited, but they emphasized the need for careful drafting to avoid unintended consequences.

Procedure and next steps: Staff will prepare a cleaned and revised draft for review; participants noted the ordinance will need council readings (two readings were mentioned) before final adoption. The transcript records discussion and direction but no formal motions or votes on the amendment.

Direct quotes (as presented in the meeting): "Had a had a young couple who bought a modular home... they were kind of freaking out because when I told them they couldn't have double lines or modular homes," said Speaker 2, describing a case that prompted the review. Speaker 1 said the draft would require applicants to meet listed criteria "based on some other communities" and that the language is "completely flexible to be... adjusted and tweaked." Speaker 3 said of a proposed 3-by-3 landing: "I would not be in favor of a 3 and a half for a year... if there's any way that we could go a little bit because if you're gonna make this look like a house, you're not gonna have a 3 by 3."

What was not resolved: The transcript does not record a final vote or adoption, precise numeric standards to be adopted, or a final determination about which lots of record will be eligible. Staff said they will return with a revised draft and additional technical input (including consultation with the State Fire Marshal).