• Text Size:
  • A
  • A
  • A

Planning, Development & Building ConstructionManufactured Housing Parks

6 or more homes on a single parcel

The following explains what you need to do to have your manufactured home placed on a lot when there are 5 or more other homes on the same parcel. If you are placing a home on a site where another manufactured home was before, please use the information for "One Home Replacing Another."

The Town of Hilton Head Island has recently adopted new regulations for Manufactured Housing Parks, which are neighborhoods where there are 5 or more homes on a single parcel of land (as defined on the Beaufort County Tax Map). If you are adding a new home to a parcel which has 5 or more homes already on it, you must follow the process as described on this website. If you are adding a home to a parcel which has between 1 and 4 homes on it, you must follow the process as described on the webpage titled "Family Housing Developments". If you are replacing a home which already exists regardless of whether it is on a parcel by itself or with other homes, you need to follow the process described on the webpage "One Home Replacing Another".

Manufactured Housing Parks are permitted by special exception in the RM-4, RM-8, and RM-12 zoning districts. Each Manufactured Housing Park must meet the following standards:

Dimensional Requirements

  1. The parcel must be a minimum of two acres in size, exclusive of tidal wetlands.
  2. The density cannot exceed the density allowed for the underlying zoning district. For RM-4 the density is 4 units per acre, for RM-12 it is 12 units per acre, and for RM-8 it is 8 units per acre. Please note that you are limited in the number of homes you can place on an acre by the minimum site sizes given below.
  3. Each home site within the Manufactured Housing Park must be a minimum of 5,000 square feet, with a minimum width of 50 feet. If the homes are to be served by individual septic systems for sewage disposal, then the minimum site size may need to be larger to fit the septic systems plus the home.
  4. There must be a setback from the street right-of-way to the homes: 50 feet if the street is a major arterial, 40 feet if it is minor arterial or 20 feet if it is any other street (public or private).
  5. The homes must be set back from the side and rear lines of the home site a minimum of 5 feet. This may be increased depending on the type of construction of the home, if you need verification of the separation distance between homes please contact the Community Development Department.
  6. The homes must be set back at least 20 feet from tidal wetlands (the OCRM Critical Line).
  7. There must be parking space provided on each home site for two (2) vehicles, which must be located at least 10 feet from the street right-of-way.

Desing and Other Requirements

  1. The manufactured housing park must be designed to preserve and protect significant trees and other natural resources, as determined by the Administrator.
  2. Manufactured housing parks shall comply with the following Articles of the Land Management Ordinance.
  3. Chapter 5, Article III

    Open Space Standards

    Chapter 5, Article V

    Street and Pathway Standards. In addition, no individual home site shall have direct access to any arterial street.

    Chapter 5, Article VI

    Stormwater Management Standards

    Chapter 5, Article VIII

    Buffer Standards. In addition, no site may be located in whole or in part within this buffer, the land area shall be common open space.

    Chapter 5, Article XI

    Traffic Analysis Standards

    Chapter 5, Article XV

    Flood Zone Standards

    Chapter 5, Article XVII

    Utility Standards

    Chapter 5, Article XVIII

    Impact Fees

  4. The homes must be constructed or placed in compliance with the flood zone standards, meaning they must be elevated above the flood zone.
  5. Each home must have an approved water supply, sewage disposal system (either a public sewer system connection or an individual septic system), electrical system, telephone connection, and gas connection (if gas is to be used in the home for heating, cooking, etc.)
  6. You must pay applicable impact fees. At this time, the Town of Hilton Head Island has a transportation impact fee.  Beaufort County has several impact fees which will be collected for the County by the Town when the building permit is applied for.  Please contact Beaufort County for more information.
  7. The manufactured housing park must include a storage area for boats, trailers, and recreational vehicles, must be at least 100 square feet per home site within the park, screened with an opaque fence or landscaping, and must include tie down anchors for securing items.

There are a number of costs involved in the process. They include:

  • having a surveyor prepare the site plan and install flood zone benchmarks for each home;
  • having septic systems designed and installed, or sewer connections made;
  • having a licensed electrician wire for electrical power from the pole to the home;
  • having a licensed mechanical contractor connect the HVAC system;
  • Palmetto Electric for getting electrical power to the site;
  • Town of Hilton Head Island Manufactured Home Permit fee;
  • Beaufort County registration fee;
  • Development Plan Review fee per new home.

Driveway Access

You may be required to obtain a permit (called an encroachment permit) to allow you to use a driveway or build a new driveway into your home site. There are four different categories of roads in the town: State Roads, County Roads, Town Roads and Private Roads. The Community Development Information Center has a listing of these roads. Please note that this is not a part of the Community Development Department approval, this information is being provided as a courtesy.

Application forms for encroachment permits are available from the Engineering Department at Town Hall.

Before you can get your electrical power turned on to your home, you will need to do the following:

First get Planning Approval:

A 1: Get the septic system designed and approved. If your park will be serviced by individual septic systems for each home, you must get a septic system designed and approved for each new house. The South Carolina Department of Health and Environmental Control (DHEC) will approve the design at this point, and after it is installed they will approve the installation. Call them at 843-757-2251 for more information. You must have a separate septic system for each house on the parcel.

A 2: Get a Development Plan Review Approval from the Town of Hilton Head Island Community Development Department. Come to the Community Development Information Center in Town Hall.

The landowner or developer should meet with a Planner to discuss the development and what information is needed for the Development Plan Review (DPR) application. Manufacturing Housing Parks must be approved through the full DPR process, but the information required for the application submission may differ depending on the site and circumstances. After that meeting you need to submit the application package (including forms, fee, site plan, proof of ownership, etc.) to the Community Development Department, and the application will be processed in a timely manner. Please refer to LMO Section 16-3-303 for information on the DPR submission requirements.

Once the plan has been reviewed and approved by Town staff, the planner will prepare a Notice of Action which you will bring to the Community Development Department later in the process. If you have any questions on this step, please call Community Development Department at 843-341-4757.

Note: the remaining process will depend on what type of Park is being developed:

If the application is to add one or two manufactured houses to a parcel which will put the total number of homes at 6 or more, follow the steps below numbered "B".

If the application is for a new park which will have manufactured homes permanently installed and rented out, follow the steps below numbered "C".

If the application is for a new park where the home sites will be rented out to individual manufactured home owners, follow the steps below numbered "D".

If the application is to add one or two manufactured houses to a parcel which will put the total number of homes at 6 or more, follow these steps:

B 1. Get a flood zone determination for each new home from the Town of Hilton Head Island Community Development Department.

Bring your DPR Notice of Action to the Town Hall, and ask for a flood zone determination. They will write it on your DRP Notice of Action. If your home will be in a flood zone, you must arrange for a surveyor to put up a benchmark before the home is delivered, which shows the installer how high the home must be elevated. After the house is installed, the surveyor will return and certify that the home is at the correct height. He will give you two copies of the elevation certificate.

B 2. Get the septic system installed and approved for each new home.

Have the contractor install the septic system and get it inspected by DHEC. When DHEC grants their final approval, they will sign the form in the second space at the bottom of the form. The septic system does not have final approval until DHEC has signed both places at the bottom of the form.

B 3: Get each new home registered with Beaufort County.

This can be done at the County Building Department in Beaufort at 100 Ribaut Rd (843-255-2065). If you have been assigned a new address, you will not be able to do this until the new address is in the County's computer, usually 1-2 days after it is assigned by the Town. Bring the following paperwork with you when you go:

  • a copy of the Planning Department DPR Notice of Action with the Flood Zone indicated.
  • a copy of the Bill of Sale for the home.
  • title or proof that you have applied for title.
  • a copy of the site plan of the property showing where the home will be placed.
  • the septic system final approval, signed by DHEC in both places at the bottom of the form.
    specification regarding Wind Zone II. (Call the County for information)

B 4: Get your Manufactured Home Permit for each new home from the Town of Hilton Head Island Community Developmment Department (843-341-4757).

Take the following paperwork with you when you visit the department:

  • a copy of the Town of Hilton Head Island Community Development Department DPR Notice of Action.
  • a copy of the Beaufort County registration.
  • the septic system final approval signed by DHEC in both places at the bottom of the form.
  • additional plans for site built items: foundation plan if the home will be permanently installed on a foundation, and drawings of any stairs and landings if they are to be built on site.
  • the Transportation Impact Fee.
  • the Beaufort County Impact Fees.
  • the permit fee.

B 5: Make arrangements for electric service to each new home.

After you have obtained your building permit, you can go to Palmetto Electric to arrange for electric service to your home site.

B 6: Get the home(s) installed on the lot.

The installer must have a State of South Carolina license for Manufactured Home Installation. The home must be installed to the correct height and in the correct position for connection to the septic system. There must be a landing and steps in compliance with Town Codes at each exterior doorway in order to receive final approval from the Community Development Department.

B 7: Get the electrical wiring and HVAC system connected for each new home.

You need to hire a licensed electrician to wire for electrical power from the service pole to the home. The ditch for the wiring from the pole to the home must be left uncovered until after the Town's inspection. You will also need to hire a licensed mechanical contractor to connect the HVAC system. Mechanical Certificates must be filled out and signed by the electrician and mechanical contractor doing the work (one certificate for each).

B 8: Get the surveyor to certify the elevation of each home.

If the home is within a flood zone, then the surveyor must return to the site to measure the height of the home as installed, and if it is installed at the correct height, he will give you two elevation certificates.

B 9: Bring the remaining paperwork to the Community Development Department.

Bring the following paperwork to the Town Inspections/Compliance Division to complete your file:

  • Signed and notarized Mechanical Certificates for the electrical wiring from the pole to the home and for the HVAC
  • Elevation certificates.

B 10: Arrange for an inspection by the Town's Community Development Department .

Call the Department's answering machine at (843)341-4750 to arrange for an inspection. If your file is complete (that is, if all the paperwork has been submitted) then the inspection will be done the next business day. You must:

  • be present for the inspection to take place
  • have your Manufactured Home Installation Manual available
  • have the address posted
  • have the County registration sticker posted
After the home passes inspection, the Town will call Palmetto Electric to have the power turned on to your home(s).

If the application is for a new park which will have manufactured homes permanently installed and rented out, follow these steps:

C 1: Construct the infrastructure for the Park, including all septic systems if the development is not on public sewer.

C 2: Get permits from the Community Development Department for each home (submission to include foundation plans and drawings for any stairs and landings built on site).

C 3: Install the homes.

C 4: Get certificate of compliance.

C 5: Arrange for an inspection by the Town's Community Development Department (see # 10 above for details).

C 6: After the homes have passed the Community Development Department inspection, then the Town will call Palmetto Electric to have the power turned on to the homes.

If the application is for a new park where the home sites will be rented out to individual manufactured home owners, follow these steps:

D 1: Construct the infrastructure for the Park, including all septic systems if the development is not on public sewer.

D 2: Get certificate of compliance.

D 3: Each individual homeowner will then need to follow the steps outlined in the "Information Packet for Individual Manufactured Home", bringing with them a xerox copy of the DPR Notice of Action. Please note that they will not be able to get approval to place their home on the site until the Certificate of Compliance has been obtained.