[Code 1979, § 5.272]
As used in this article the terms "house trailer" and "mobile
home" shall be used interchangeably and shall mean a movable or portable
dwelling constructed to be towed on its own chassis and designed for
permanent yearround living as a single-family dwelling. The term "house
trailer" or "mobile home" shall not include motor homes, recreational
vehicles (whether licensed or not as a motor vehicle), or other transportable
structures designed for temporary use which are not designed primarily
for a permanent residence and connection to sanitary sewage, electrical
power and potable water utilities.
[Code 1979, § 5.271]
While house trailers and mobile homes offer an alternative to
conventional single-family housing in such areas as structural design,
facility arrangement and cost, they can have potential adverse impacts
on a residential neighborhood because of marked differences from single-family
housing in design, placement, structure and site size, and fire and
wind resistance. Generally, mobile homes have been restricted to locations
within mobile home parks, positioned at areas specifically zoned for
them, in order to ensure compatibility with nearby residential uses.
However, through the application of certain standards, mobile homes
and mobile home sites may be designed to more closely resemble nearby
conventional housing and be permitted outside of mobile home parks
and within residential zoning districts. This article presents specific
conditions and standards whereby mobile homes and house trailers may
be located outside of mobile home parks.
[Code 1979, § 5.273]
Mobile homes may be located outside of mobile home parks provided
that they are located in zoning districts that permit them. The premises
upon which they shall be located shall meet all requirements of the
City ordinances relating to the uses, size of premises, floor area,
setback, side lot and rear lot requirements specified for the particular
zoning district in which the premises is situated.
[Code 1979, § 5.274]
To ensure compatibility in appearance with single-family housing
in the neighborhood, a mobile home shall meet the following design
requirements:
(1)
Roof: must be pitched, minimum 3:12 slope, and shingled,
with a minimum roof overhang of six inches on all sides. The roof
must be permanently attached to the mobile home and supported by the
mobile home, rather than by external supports. Additions and accessory
buildings may have flat roofs, but unattached accessory buildings
must satisfy the same roof requirements as the mobile home.
(2)
Exterior walls: must be covered with a siding material
which is in color, texture, malleability, directional joints, and
methods of fastening to the structure comparable to siding of homes
typically found in the neighborhood in which it is located.
(3)
Eave troughs: must be provided where appropriate.
(4)
Ceiling height: minimum seven feet, six inches for
all rooms.
(5)
Doors: The mobile home shall have two doors located
where they may provide alternate emergency exit routes for the maximum
feasible portion of the residential unit. The dwelling shall have
front and rear or front and side exterior doors if such a combination
of doors is found in a majority of homes in the neighborhood in which
it is located.
(6)
Windows: must be similar in design to single-family
housing, with glass recessed at least 1 1/2 inches behind the
exterior surface of its siding.
(7)
Steps: must be permanently attached on a frost-depth
foundation similar to single-family housing requirements, and connected
to the exterior door areas or to porches connected to the door areas
where a difference in elevation requires them.
(8)
Garage: A one car garage or a two car garage must be
built if such a garage is found in the majority of the homes in the
zoning district in which it is located.
(9)
Mechanical equipment: All mechanical equipment except
for room air conditioners and television antennas shall be concealed
from view from public rights-of-way. It shall not have any exposed
towing mechanism or undercarriage.
[Code 1979, § 5.275]
In the first instance, it shall be the responsibility of the building inspector to determine whether the design and appearance of a mobile home is aesthetically comparable to homes in the zoning district. The building inspector may, in his discretion, refer the matter to the Board of Appeals for the determination. Any party aggrieved by the adverse decision by the building inspector may appeal to the Board of Appeals, which board shall make a determination based upon its independent judgment without reference to the standards for the granting of variances. The standards set forth in § 46-33 shall be applied in making this determination.
[Code 1979, § 5.276]
(a)
Foundation. A mobile home must be installed on a permanent
foundation. As a minimum, this foundation shall include a cement block
or poured foundation, not less than 42 inches below the finished exterior
grade extending around the complete outside perimeter of the mobile
home, and shall satisfy the same construction standards as for single-family
housing. Further, there shall be provided a twenty-inch crawl space
below the bottom of the floor, 12 inches of which may be below finished
exterior grade. The crawl space shall not be utilized for storage
purposes. A basement satisfying the same standards as for single-family
housing, in accordance with applicable City codes and ordinances,
may be substituted for the forty-two-inch cement block or poured foundation.
If the foundation or basement does not meet the mobile home manufacturer's
specification for pillar placement and imposed load capacity, adequate
additional support shall be provided as specified in R125.1602 of
the Michigan Administrative Code. Wheels and axles shall be removed,
and the underside or chassis of the mobile home shall be completely
enclosed.
(b)
Unit size and additions. A mobile home, prior to any
addition, shall have minimum length of no less than 40 feet. That
portion of the mobile home facing the public street shall have a minimum
width of 24 feet and meet the minimum floor area requirements for
the zoning district in which the mobile home is located. Any additions
to a mobile home must either be constructed by a licensed mobile home
manufacturer or satisfy the applicable City codes and ordinances for
single-family residences. Any addition must be similar in appearance,
material and foundation to the mobile home itself. Any addition to
a mobile home is subject to the same review procedures of this section
as for the mobile home itself.
(c)
Anchorage. A mobile home shall be anchored by an anchoring
system meeting the standards and specifications of R125.1605 of the
Michigan Administrative Code.
(d)
Construction standards. Except as otherwise noted in
this article, minimum construction standards for a mobile home shall
be those of the Mobile Home Construction and Safety Standards Act
of 1974 (Title VI of Pub. L. 93-383, 88 Stat. 700, 42 U.S.C. 5401
et seq.).
(e)
Utility lines and hookups. All utility and service
lines, including water, sewer, telephone, electrical, heating and
cooking fuels and television service, shall be located underground,
except in instances where the majority of single-family residences
in the neighborhood are served by aboveground lines for the particular
service. Utility and service lines, except for electrical and natural
gas, shall be designed for permanent attachment to the mobile home
using, wherever feasible, the same designs and specifications as for
single-family housing in accordance with applicable city-adopted codes
and ordinances. An exterior water faucet is required.
(f)
Electrical service. Electrical service installation
shall be in accordance with R125.1932 and R125.1933 of the Michigan
Administrative Code. The electrical service pedestal shall be screened
from view from the adjoining street by the mobile home itself or by
opaque ornamental fencing.
(g)
Natural gas service. Natural gas service installation
shall be in accordance with R125.1934 of the Michigan Administrative
Code. The natural gas service pedestal shall be screened from view
from the adjoining street by the mobile home itself or by opaque ornamental
fencing.
(h)
Fuel tank containers. Aboveground fuel tanks/containers
shall be screened from view from the adjoining street by the mobile
home itself, by enclosure in a storage shed or by opaque ornamental
fencing.
(i)
Sidewalks, driveways and parking. A mobile home site
shall comply with the same City codes and ordinances relative to sidewalk,
driveway and parking placement, sizing and construction as for single-family
housing.
(j)
Fencing. A mobile home site shall comply with the same
city-adopted codes and ordinances relative to fencing as for single-family
housing.
