The Mobile Home Park District is intended to provide
standards to permit the location of mobile homes in a planned park
setting. It is intended that, at minimum, such districts shall have
the following characteristics:
Criteria for land allocation. It is intended that
the allocation of land for mobile home park uses be based on the determination
of need, the availability of public facilities and services, and in
consideration of the impact on the environment and surrounding properties.
Mobile home park districts are typically located so as to provide
a transition between nonresidential districts and nearby single-family
districts.
Principal uses. In the Mobile Home Park District no
building shall be erected and no building or land shall be used except
for the following uses, unless otherwise permitted in this chapter,
and subject to the standards and requirements set forth herein and
in Michigan Public Act 419 of 1976, as amended:
Accessory buildings, structures and uses customarily
incidental to any of the principal uses, when located on the same
property and not involving any business, profession, trade or occupation
other than those specifically permitted in the Mobile Home Park District
in accordance with Michigan Public Act 419 of 1976, as amended, shall
be permitted.
Garage or carport facilities designed and used for
the storage of vehicles owned and used by the occupants of the primary
residence shall be permitted.
A private swimming pool and tennis courts, for the exclusive use of the residents of the mobile home park and their gratuitous guests, shall be permitted. Swimming pools shall be constructed and fenced in accordance with Chapter 241, Swimming Pools.
One unoccupied house trailer, small utility
trailer, or service truck with a maximum capacity of one ton, provided
such vehicle is the property of the occupant, has a current year's
license, and is stored within a garage or within a designated area
in the approved site plan;
Boats, provided any such boat is either stored
in a garage or within a designated area in the approved site plan
and on a trailer or cradle, and provided further that any such boat
is protected so as to prevent children from playing on or around it;
and
Dish antennas shall not be located where they
will block fire lanes or utility easements or obstruct the view from
windows in existing adjoining buildings;
A building containing recreation facilities, meeting
rooms, and other services for the exclusive use of residents of the
mobile home park and their gratuitous guests, in accordance with the
following provisions, shall be permitted:
State-licensed residential facilities shall
be subject to special land use review and approval wherever applicable
state laws provide for local zoning approval.
Uses not permitted. Nonresidential uses shall not
be permitted in any mobile home or building or on the premises of
a mobile home park. However, the operation of the park and its incidental
services, such as the in-park sale of a mobile home by a tenant or
licensed dealer or broker, shall not be denied by the Township.
Site plan review. Submission of a site plan for review and approval by the Planning Commission shall be required, in accordance with the provisions set forth in Article 21 and Michigan Public Act 419 of 1976, as amended, prior to issuance of a building permit and development in the Mobile Home Park District.
All mobile home parks shall have direct access onto
a public hard-surfaced road, except that indirect access onto a public
hard-surfaced road may be permitted where the Planning Commission
determines that such an alternative would promote traffic safety and
would not cause undue disruption to adjacent uses.
The street system in the mobile home park shall provide
convenient vehicular circulation from the public road to every mobile
home park site and to all other facilities in the mobile home park.
All streets in the mobile home park shall conform
to the construction, design, and lighting standards set forth in the
Michigan Department of Commerce, Mobile Home Commission Rules.
The internal roadway, driveways, and parking areas
shall be curbed and consist of hard-surfaced concrete, blacktop, or
equivalent in accordance with current Mobile Home Commission Rules.
Mountable or integral curbs may be used.
Common open space shall be provided and shall cover a total area of not less than 500 square feet per dwelling unit or a minimum of 25,000 square feet per development, whichever is greater. In order to attain this standard, the developer may use the area obtained through lot reduction, as set forth in § 285-5.4B(1) herein and Rule 946 of the Mobile Home Commission Rules.
Parking areas shall be designed in accordance with
current Mobile Home Commission Rules. The internal roadway, driveways,
and parking areas shall be curbed and consist of hard-surfaced concrete,
blacktop, or equivalent in accordance with current Mobile Home Commission
Rules. Mountable or integral curbs may be used.
If provided, loading areas shall be located only at
the rear of a building. In no instance shall loading areas be located
where they will interfere with parking or ingress and egress to any
building.
The outside storage of materials, equipment, and supplies shall be allowed only when such storage areas are shown on the site plan. Such storage areas shall be located in the rear yard and shall be screened from view from all roadways. Screening shall consist of opaque screening or evergreen landscape screening in accordance with Article 13.
Submission of a landscape plan to the Planning Commission for review and approval shall be required. The landscape plan shall specify plant materials and landscape treatment, based on requirements set forth in Article 13. The landscape plan shall be a part of or accompany the site plan.
A landscaped greenbelt at least 10 feet in width shall
be provided along the entire perimeter of any mobile home park, except
where ingress and egress drives are located.
Each mobile home site, except for the area designated
for the mobile home pad, shall be planted with sod or other suitable
ground cover or plant materials.
Grading requirements. Any grading, excavating, filling, land balancing, or similar activity shall require a grading permit and shall conform to the grading regulations set forth in Chapter 124, Grading.
Accessory buildings, such as a management office or
common buildings, are permitted to have two identification signs,
each of which may be up to five square feet in area.
One identification sign is permitted at each entrance
to the mobile home park. Each such sign shall be set back at least
10 feet from the road right-of-way and shall not exceed 12 square
feet in area.
Covered trash receptacles. All mobile home park refuse
storage and disposal shall be in accordance with Rules 325.3351 through
325.3354 of the Michigan Department of Public Health Mobile Home Park
Standards. If outside trash receptacles are proposed, such receptacles
must be surrounded on three sides by wood or masonry screen walls
which shall be at least one foot higher than the height of the trash
receptacle. The fourth side of the trash receptacle enclosure shall
be equipped with an opaque lockable gate at the same height as the
screen wall.
Hard-surfaced sidewalks shall be provided throughout
every mobile home park so as to provide a complete pedestrian circulation
system. Such sidewalks shall not be less than four feet in width nor
less than four inches in thickness.
Secondary walkways, such as walkways from each mobile
home entrance to the primary walkway system, shall not be less than
three feet in width and four inches thick of hard-surface material.
Lighting. All lighting used to illuminate buildings,
signs, off-street parking, and other parts of a mobile home park shall
conform to Rules 929 and 932 of the Mobile Home Commission Rules.
Such lighting shall be shielded or installed so the light is directed
away from adjoining properties or traffic.
Electrical and telephone distribution lines shall
be installed underground pursuant to Rules 603(d), 932, 933 and 940
of the Mobile Home Commission Rules.
Each mobile home site shall be provided with appropriate
pillars and each mobile home shall be anchored with an approved anchoring
system in accordance with current Mobile Home Commission Rules.
Skirting shall be required on all mobile homes. Such
skirting shall be vented, fire-resistant, and equipped with access
panels and comply with current Mobile Home Commission Rules.
Patio area. If a mobile home is provided with an outdoor
patio, such patio shall be at least 150 square feet in area, conveniently
located near an entrance to the mobile home, and placed in a location
that provides a usable outdoor living space to supplement the interior
space of the mobile home.
Inspection by the Township. Prior to initial occupancy,
each mobile home site shall be inspected by the appropriate Township
officials to determine compliance with the standards set forth in
this article and in the current Mobile Home Commission Rules.
Sites for individual mobile home units shall average
6,500 square feet in size. This standard may be reduced in accordance
with the following provisions:
For each square foot of land gained through the reduction
of a site below 6,500 square feet, at least an equal amount of land
shall be dedicated as open space, provided that in no instance shall
the open space and distance requirements be less than required under
R 125.1946, Rule 946, and R 125.1941 and R 125.1944, Rules 941 and
944 of the Michigan Administrative Code.
Required screening, greenbelts, and landscaping
may be located in the setback area. All setbacks shall be measured
from the park boundary line, except where the park is adjacent to
a street or road, in which case the street or road right-of-way shall
be considered the same as the park boundary line.