(A) Purpose. Single-family dwellings, as well as any additions or alterations thereto, whether mobile homes, manufactured homes, modular homes or site (“stick”) built homes, which are located outside a mobile park, shall conform to the standards of this section, in addition to the Charter Township of Clayton Building Code. The standards herein are designed and intended to prevent the placement of “grossly dissimilar” dwellings which would have the potential to adversely affect the value of dwellings in the surrounding area; adversely affect the desirability of an area, from the perspective of existing or prospective homeowners; impair the stability of the neighborhood environment; prevent the most appropriate use of real estate in the involved area of the township; and lessen the opportunity to realize the development pattern envisioned in the Charter Township of Clayton Community Master Plan.
(B) Compliance. Residential buildings shall be constructed in compliance with all applicable state, federal, or local laws or ordinances. All dwellings shall meet or exceed all applicable roof snow load and strength requirements. Where there are conflicting applicable regulations the more stringent standard shall apply. In the case of a mobile home, all construction, plumbing, electrical apparatus and insulation within and connected to the mobile home shall be either:
(1) New and certified by the manufacturer or an appropriate inspection agency as meeting the “Mobile Home Construction and Safety Standards” as promulgated by the United States Department of Housing and Urban Development (24 C.F.R. 3280, as amended); or
(2) Used and certified by the manufacturer and/or appropriate inspection agency as meeting the standards referenced in division (B)(1) above, and found on inspection by the Building Department to be in excellent condition and safe and fit for residential occupancy.
(C) Building permit. All construction and/or structure placement, allowed under this chapter, shall be commenced only after a building permit has been obtained in accordance with the Township Building Code and other building regulations. All buildings shall be constructed in compliance with the Building Code adopted by Clayton Township.
(D) Foundation. Each dwelling unit shall be firmly attached to a permanent foundation system, constructed on the site, in accordance with the township’s Building Code and shall have an outside dimension substantially equivalent to the same perimeter dimensions of the dwelling, allowing for cantilever and/or similar design. The foundation shall be constructed of such materials and type as required in the applicable Building Code for single-family dwellings. In the event that the dwelling is a mobile home, as defined herein, the dwelling shall be installed pursuant to the manufacturer’s setup instructions and shall be secured to the foundation by an anchoring system or device complying with the manufacturers standards and details to prevent displacement during windstorms.
(E) Undercarriage. In the event that a dwelling is a mobile home as defined herein, the mobile home shall be installed with the wheels removed. Additionally, no dwelling shall have any exposed towing mechanism, undercarriage or chassis. Foundation or perimeter masonry skirting shall fully enclose the undercarriage and the chassis, with provision being allowed for access panels on the rear and/or side of the dwelling.
(F) Water and sewer facilities. Each dwelling unit shall be connected to a public sewer and water supply, if available, or if not available, to private facilities approved by the Genesee County Health Department, in accord with the Charter Township of Clayton water and sewer supply policy.
(G) Dimensional standards. Each dwelling unit shall comply with all pertinent zoning, subdivision and other ordinances regulating use, floor area, lot area and width, setbacks, yards, building height and the like, which are applicable to the zoning district in which the dwelling is to be located.
(H) Architectural compatibility. Each home shall be aesthetically compatible in design and appearance with other residences in similar zoning districts in the surrounding neighborhood. The NEIGHBORHOOD area shall be defined as being comprised of those single-family residential dwelling units that are located within 2,000 feet in all directions, and which are located within residential districts. Measurements made in this regard shall be calculated from the boundary of the involved lot/parcel in all directions.
(1) In a highly and/or densely populated area, the neighborhood range may be reduced to the closest 20 single-family residential units, for purposes of defining the applicable neighborhood area to be considered.
(2) The type of material used in the proposed dwelling shall not be grossly dissimilar to the type of materials used in single-family homes in the surrounding area, and the reflection from the exterior surface shall be no greater than from white semi-gloss exterior enamel. The term
GROSSLY DISSIMILAR means an immediately obvious difference in the exterior design and appearance compared to existing single-family homes in the defined neighborhood area, which is apparent to professionals in the building trade, neighbors and potential residents.
(3) The minimum width across the front elevation shall be 34 feet and the minimum dimension along any side or rear elevation shall be 24 feet.
(4) The dwelling shall have a combination of roof overhang and pitch comparable to the overhang and pitch of homes typically found in the neighborhood in which it is to be located, but in no instance shall the pitch be less than 5/12 except on decorative or cosmetic areas where the roof pitch may be no less than 4/12. Single-family dwelling units constructed prior to the effective date of this amendment are exempt from this requirement.
(5) The dwelling shall have steps and/or porches which provide access to exterior doors, which are permanently attached to the ground and/or to the structure, and which are comparable to steps and/or porches of homes typically found in the neighborhood in which it is to be located as required in the local Building Code.
(6) The dwelling and roof shall be covered with a material which is, in composition, color, texture, malleability, direction of joints, and method of fastening to the structure, not grossly dissimilar to those found in the neighborhood in which it is to be located.
(7) Each such dwelling unit shall contain a storage area equal to 10% of the square footage of the dwelling or a 16 foot by 20 foot accessory building (320 square feet), whichever is greater. This storage area shall consist of a basement, attic (minimum 2,200 cubic feet), attached garage, or a separate detached accessory structure which conforms to the standards of this zoning chapter regarding accessory buildings and structures. The intent of these standards is to limit the extent of outdoor storage.
(8) The above standards shall not be construed to prohibit innovative design concepts involving such matters as solar energy, view, unique land contour, or variation from the common or standard designed home. An applicant may appeal to the Zoning Board of Appeals within a period of 15 days from the receipt of notice of the Zoning Administrator’s adverse decision.
(9) The foregoing standards shall not apply to a mobile home located in a licensed mobile home park except to the extent required by state or federal law or otherwise specifically required in this chapter and pertaining to such parks. Mobile homes which do not conform to the standards of this section shall not be used for dwelling purposes within the township unless located within a mobile home park or a mobile home subdivision district for those uses, or unless used as a temporary residence as otherwise provided in this chapter.
(Ord. § 3.19, passed 5-22-1997; Am. Ord. 383, passed 11-24-1998; Am. Ord. 383.1, passed 3-9-2000; Am. Ord. 429, passed 3-20-2007)