Lorain — The Lorain City Council subcommittee discussed a proposed amendment to the city zoning code that would clarify and permit permanently sited modular and manufactured homes placed on permanent foundations, and the council voted to move the ordinance to the regular council agenda.

City planning staff said the change is meant to expand housing typologies while preventing conventional trailer-style units from being used as permanent residences. "This proposed legislation seeks to... expand those housing typologies by clarifying the differences between modular and manufactured homes," said Matt Kushar, Building Housing Plan Director for the City of Lorain.

The ordinance would allow factory-built homes that are affixed to permanent foundations and meet the same construction standards as stick-built homes, rather than permitting transient or trailer-style units. "The intention is to have them factory built and dropped off in pieces onto a permanent fixed foundation and then appear just like it was a stick built home," Planning and Zoning Administrator Evelyn Atkinson told council members.

Why it matters: Council members said the change could speed infill development on vacant lots in neighborhoods now zoned R-3 (high-density residential) that in practice contain single-family houses. Several council members and the nonprofit Habitat for Humanity of Greater Cleveland said modular construction could lower costs and help fill empty lots. "Modular homes are just a tool in our tool kit," said Joseph Gabbard of Habitat for Humanity.

What was discussed: Councilman Arroyo voiced strong opposition to trailer-style housing language and emphasized the need to prevent trailer-park style structures: "I'm not a fan of trailers. I don't like trailers. I don't even like the word trailer in this amendment." Staff and other council members clarified the draft ordinance would not permit conventional manufactured-home communities or trailers as accessory dwellings and that existing regulations on RVs and temporary units remain in force.

Atkinson said the city will review whether parts of the R-3 district code — which currently does not allow single-family detached homes — should be amended citywide to enable some single-family infill. She told council she will meet with the law department to explore options and return to council with recommendations.

Technical and design standards were also discussed. Kushar and Atkinson said factory-built units proposed for Lorain would have to meet Ohio building code requirements and the same materials and standards as on-site construction; Kushar noted the ordinance includes minimum storage requirements (at least 100 square feet of any type of storage, which could be a garage or shed) and other design controls so units fit neighborhood character. Kushar described the two-story model shown to council as roughly 2,000 square feet with four bedrooms, two baths and a full basement.

Habitat for Humanity said it plans to pursue a small build in Lorain's Southside neighborhood this fall if zoning allows, and hopes to scale to five to 10 homes later. Gabbard invited council members to view completed modular homes in Cleveland.

Formal action: A council member moved to place the zoning amendment (identified in committee materials as Ordinance 41, agenda item 11A) on the regular council agenda. Councilwoman Henley seconded the motion. Council members vocalized "Ayes" and the motion passed by voice vote; no roll-call tally was given in the transcript.

Context and limits: Staff and council repeatedly distinguished permanently sited, foundation‑affixed modular/manufactured homes from conventional trailers and from manufactured-home communities (the latter remain restricted by the code). Atkinson said any change to allow single-family dwellings in the R-3 district would be a citywide ordinance change and would require a separate council action.

What’s next: Staff will meet with the law department on R-3 district changes and return to council if additional code revisions are needed. The zoning amendment will appear on the regular council agenda for full council consideration.