(A) Intent.
(1) The intent of the Manufactured Housing Community District is to provide an affordable housing alternative where placement of such a development would be appropriate and consistent with the general character of the township. The standards required in this district are intended to be consistent with the adopted standards for other types of housing in the township. In addition to the standards of this chapter, all manufactured housing developments shall comply with Michigan Public Act 96 of 1987, being M.C.L.A. §§ 125.2301 through 125.2350, as amended. However, some standards of this chapter are more stringent than the typical standards promoted by the Michigan Manufactured Housing Commission. These more stringent standards reflect the overall nature of Charter Township of Clayton, in contrast with some other areas of Michigan where the universal rules of the Manufactured Housing Commission may be appropriate. These adopted standards are designed to foster and encourage development which complements and protects the investment on adjacent properties, and promotes preservation of important natural features.
(2) Since the characteristics, densities and impacts of a manufactured housing development typically simulate those of multiple-family residential developments, and because they typically are served by private streets and utility systems which intercept the local street and utility systems, manufactured housing parks are not necessarily considered to be completely compatible with other types of single-family neighborhoods. Therefore, manufactured housing developments are intended to serve as a transitional use between residential and nonresidential districts, similar to the manner and fashion in which multiple-family districts are to be utilized.
(B) Principal uses permitted. In a Manufactured Housing Community District, no building, structure or land shall be used, and no building or structure shall be erected, except for 1 or more of the following specified uses unless otherwise provided in this chapter.
(1) Manufactured housing developments, which conform to the requirements of this section, and the Department of Housing and Urban Development (HUD) standards, or A.N.S.I standards;
(2) Community accessory uses, building and structures, including 1 management office building, utility/laundry buildings, auxiliary storage space for manufactured housing development tenants, community buildings for use by the tenants, recreation areas, playgrounds and recycling stations. All such accessory uses and structures shall meet the standards provided in this section. Swimming pools shall also meet the specific standards listed in division (E)(19) below;
(3) State-licensed adult and childcare facilities in a manufactured home which are permitted in the single-family zoning districts, subject to the approval of the development management;
(4) Accessory structures on manufactured home sites including decks, private garages, carports and enclosed or screened storage areas which meet the standards of this section and the Rules and Regulations promulgated by the Michigan Manufactured Housing Commission, or its successor;
(5) The business of selling new or used manufactured homes in the development, which are to remain on-site, may be sold by the resident, owner or a licensed dealer or broker, provided the manufactured housing development management permits the sale;
(6) All electrical, telephone, cable TV and gas lines, located within the development, as an available service in the park, shall be placed underground, and shall be subject to the other related definitional and use provisions of this chapter; and
(7) Uses not specifically noted above are prohibited as permitted principal uses.
(C) Special land uses.
(1) Schools, school-related facilities, churches, temples and similar places of worship, connected with the operation of a licensed manufactured housing development or similar uses not included in this division;
(2) Adult and childcare facilities in a manufactured home or community building which are listed as special land uses in the Single-Family Zoning Districts, subject to the approval of the development management; and
(3) Golf courses.
(D) Required conditions. Manufactured housing developments shall be subject to the review and approval of a site plan by the Planning Commission. The site plan shall consist of a manufactured housing development preliminary plan, as described in § 11 of the Mobile Home Act, Public Act 96 of 1987, being M.C.L.A. §§ 125.2301 through 125.2350, as amended. Such review of the site plan is required in order to minimize the possibility of adverse effects upon adjacent property; and furthermore to find proper relationships in the development features as they relate to traffic safety, service roads, driveways, parking areas; accessory buildings and uses, and planned open space.
(E) Design standards for overall development.
(1) Minimum development size. Manufactured housing developments shall be at least 15 acres in area, excluding adjacent parcels which may be proposed for expansion.
(2) Access.
(a) The main entrance to the development shall have access to a public thoroughfare or shall be connected to a paved collector or arterial road by a hard surfaced road in a permanent easement which shall be recorded by the developers. Sole access to the development via an alley is prohibited.
(b) Entranceway structures, including but not limited to walls, columns and gates marking the entrance to a manufactured housing development, may be permitted, and may be located in a required yard, except as provided in this division (E). Such entranceway structures shall be designed to maintain a Clear Vision Zone as described in division (E)(2)(c) below, to permit unobstructed access by all emergency equipment, and the allowance for “clear vision” shall otherwise comply with all codes and ordinances of the township and county. Sight distance from points of ingress and egress shall be approved by the Genesee County Road Commission. The structure and roadway location shall also be approved by the Charter Township of Clayton.
(c) The clear vision zone is an unobstructed triangular area described as follows: the area formed at the intersection of 2 road right-of-way lines where the 2 sides of the triangular area are 25 feet long measured along abutting public rights-of-way lines, and the base of the triangle is a line connecting the 2 end points of the triangle’s sides; also, the area formed at the intersection of a road right-of-way line and a driveway where the 2 sides of the triangle are 10 feet long measured along the abutting public rights-of-way line and the edge of the driveway, and the base of the triangle is a line connecting the 2 end points of the triangle’s sides.
(3) Overall park setback along perimeter. Manufactured homes shall be set back at least 50 feet from any public street right-of-way line. The setback shall include a minimum 20-foot wide greenbelt, which includes minimum screening, as outlined in division (E)(4)(b) of this section.
(4) Landscaping, screening and ground cover. A landscape and screening plan shall be incorporated in the preliminary plans submitted for site plan review to the Township Planning Commission. The plan shall indicate the type and size of landscape planting and screening improvements to be completed in the proposed manufactured housing development. Manufactured housing developments shall be landscaped and screened as follows:
(a) Exposed surfaces. Exposed ground surfaces in all parts of the manufactured housing development shall be paved or covered with stone or other solid material or protected with grass, trees or shrubs that are capable of preventing soil erosion. The ground surface in all parts of every manufactured housing development shall be graded and equipped to drain all surface water in a safe, efficient manner.
1. If the manufactured housing development abuts an existing residential development, the development shall be required to provide a 20-foot wide greenbelt screening along the development boundary abutting the existing residential development, as outlined in division (E)(2) of this section. If the manufactured housing development abuts a nonresidential development, the developer need not provide screening.
2. In all cases, however, a manufactured housing development shall provide screening along the park boundary abutting a public right-of-way.
(b) Perimeter screening. All manufactured housing development shall be screened from existing adjacent residences by either a 6-foot screen wall or a densely planted landscaped screen.
1. Screen wall option. If provided, screen walls shall be constructed of masonry material that is constructed of face brick, decorative block or poured concrete with a simulated brick or stone pattern. Required walls shall be placed inside and adjacent to the lot line except where underground utilities would interfere with the placement of the wall or where the wall would unreasonably obstruct the use of adjacent property, in which case the wall may be set back in the manufactured housing development from the property line a sufficient distance to resolve such concerns.
2. Landscape screen option. The landscaping screening shall consist of evergreen trees or shrubs and berming of 6 feet in combined height. The trees shall be a minimum of 3 feet in height, at the time of planting, and which are spaced and/or staggered so they provide a continuous screen at maturity, consistent with standards set forth in division (E)(3) of this section. Slopes for the berm shall not exceed a 4 to 1 slope with a minimum of a 2-foot flat surface on the top of the berm. Alternative screening devices, subject to prior Township Planning Commission approval, may be utilized if they conceal the manufactured housing development as effectively as the required landscaping described above, and provided the alternative screening is kept in good repair.
(c) Landscaping adjacent to road. A landscaped berm measuring 2-1/2 to 3 feet in height shall be constructed along the public roads on which the manufactured housing development fronts. The berm shall be constructed with slopes no steeper than 1 foot vertical rise for each 4 feet horizontal run. Landscaping adjacent to the road shall comply with the following requirements, consistent with landscaping required for other types of development in Clayton Township.
Size | Type | Requirements |
2-3 inches caliper | Deciduous street tree (such as red or Norway maple, linden) | One per 40 lineal feet of road frontage |
18-24 inches | Deciduous or evergreen shrubs | One per 3 lineal feet of road frontage |
5 feet | Evergreen trees | One per 40 lineal feet of road frontage |
(d) Site landscaping. A minimum of 1 deciduous or evergreen tree shall be planted per 2 manufactured home sites.
(e) Parking lot landscaping. Off-street parking lots containing more than 15 spaces shall be provided with at least 10 square feet of interior parking lot landscaping per space. Such areas shall measure at least 150 square feet and shall be covered by grass, ground cover, shrubs or other live plant material. At least 1 deciduous tree shall be planted per parking lot landscaped area.
(f) Perpetual maintenance. Dead, damaged and/or diseased screening shall be replaced, within a reasonable time frame, so as to maintain the approved and/or allowed screening technique originally put in place.
(5) Required open recreation space. A minimum of 2% of the development’s gross acreage shall be dedicated to well drained, useable open space, provided that a minimum of 25,000 square feet of open space shall be provided. This open space may be developed with appropriate recreational facilities and play equipment. The location, shape and development plan for the recreational area shall be reviewed and approved by the Planning Commission, but in no case shall any required open space area be longer than 1.5 times its width. At least half of the open space area shall be graded, developed and sodded to provide recreation for the residents of the manufactured housing development. Open space shall be maintained by the manufactured housing development management, and shall be relatively accessible to all areas of the development.
(6) Street layout. Maximum cul-de-sac length shall be 1,000 feet. A dead-end road shall terminate with an adequate turning area which is to be approved by the local fire authorities. A blunt-end road is prohibited. Adequate sight distance shall be provided at all intersections, in accordance with clear vision standards applicable to all areas of the township, and those set forth in division (E)(2)(c) above.
(7) Street width. Streets or drives within the manufactured housing development shall be constructed to in accordance with the general standards set forth by the Manufactured Housing Commission. In addition, 2-way circulation shall be required, with a minimum width of 21 feet with no on-street parking, 31 feet where parallel parking is permitted on 1 side and 41 feet where parallel parking is permitted on both sides. Streets not permitting parking shall be clearly marked or signed.
(8) Street names/signs. All streets and roads shall be clearly marked with appropriate identification and traffic-control signs. For the protection of the public safety, an orderly street name system and numbering system shall be established by the manufactured housing development owner and a plan of this system shall be verified and approved by the Township Fire Department. Manufactured home space numbers shall be located uniformly on each space, manufactured home unit or identification marker throughout the manufactured housing development, and street names shall be adequately marked.
(9) Street geometry. The alignment and gradient of a street shall be graded for its full width to drain surface water. Specific standards promulgated by MDEQ for the Manufactured Housing Commission shall be strictly adhered to.
(10) Street materials. All streets and drives shall be constructed with materials suitable for subgrades and hard surface in compliance with the standards of the American Association of State Highway and Transportation Officials, adopted herein by reference. Curbing may be installed on service drives. The development roadways shall be constructed as follows:
(a) Streets shall be crowned with drainage directed to gutters or outside edges;
(b) Centerline drainage shall be prohibited;
(c) Curbing shall be concrete, if used;
(d) If integral valley curbing and gutter or mountable curb and gutter is used, the height of the curb measured from the gutter line shall be between 3 and 5 inches; and
(e) Crosswalks shall conform to Public Act 8 of 1973, being M.C.L.A. § 125.1361.
(11) Sidewalks. A 5-foot wide concrete sidewalk shall be constructed along the public road(s) on which the manufactured housing development fronts. The sidewalk shall be located within the road right-of-way or easement, beginning 1 foot inside the right-of-way or easement line. Additionally, should the developer choose to employ internal sidewalk systems, the sidewalk systems shall conform to the Manufactured Housing Commission standards, as promulgated.
(12) Accessory buildings and facilities. Any accessory buildings and facilities constructed within the manufactured housing development shall be designated and serviced consistent with the following requirements:
(a) Accessory buildings and structures, including development management offices and public works facilities, storage building, laundry facilities, recreation or community facilities, and other accessory facilities, shall be designed and operated for use by only residents, guests and employees of the manufactured housing development.
(b) Site-built buildings within a manufactured housing development shall be constructed in compliance with the Charter Township of Clayton Building Code and shall require all applicable permits. Any addition to a manufactured housing unit that does not comply with the standards of the U.S. Department of Housing and Urban Development for manufactured homes shall comply with the Charter Township of Clayton Building Codes. Site plan approval shall be required prior to construction of any on-site building within a manufactured home development, except for storage sheds or garages for individual manufactured homes. Storage sheds and garages shall require a building permit from the township prior to construction.
(c) Each manufactured home shall be permitted 1 storage shed and 1 garage. The installation of any such shed or garage shall comply with codes and ordinances of Charter Township of Clayton and shall require a building permit. Storage underneath a manufactured home or unscreened outdoor storage on any manufactured home site is prohibited. Storage sheds need not be supplied by the owner of the manufactured housing development. A storage shed shall not exceed a floor area greater than 144 square feet. A carport or garage shall not exceed 576 square feet.
(13) Building height. Maximum height of any community accessory buildings and structures shall be 30 feet.
(14) Storage. If the owner of the manufactured housing development shall permit storage of boats, motorcycles, recreation vehicles and similar equipment in the manufactured housing development, common areas for the storage of that equipment shall be provided by the owner within the development. Such storage shall be limited to use only by residents of the manufactured housing development. If proposed, the location of such storage areas shall be shown on the preliminary site plan. No part of any such storage area shall be located in a required yard on the perimeter of the manufactured housing development. The storage area shall be screened from view from existing residences adjacent to the manufactured housing development in accordance with the screening provisions described in division (E)(4) above. Manufactured housing development owners who prohibit storage of boats, off-the-road motorcycles, recreation vehicles and similar equipment are not required to construct common areas for storage.
(15) Drainage. The manufactured housing development shall provide sufficient stormwater facilities, independent of sanitary sewers, to prevent flooding of streets, lot or recreation areas. On-site stormwater detention facilities, if provided, may be required to be fenced for safety reasons. The street drainage system shall be designed in such a way so as to minimize ponding and icing conditions. All stormwater drainage improvements shall be subject to review and approval by the Genesee County Drain Commissioner, the Michigan Department of Environmental Quality, in accordance with MDEQ Manufactured Home Park Standards, pursuant to Public Act 96 of 1987, being M.C.L.A. §§ 125.2301 through 125.2350, as amended.
(16) Waste receptacles. Waste receptacles shall be provided unless curbside pickup is provided. An on-site recycling station for residents may be provided at a location approved by the Planning Commission and the Michigan Department of Environmental Quality. Adequate screening shall be provided, as required for the placement of outdoor storage areas.
(17) Underground wiring. All local distribution lines for franchised utilities (telephones, electric service, cable television) shall be placed entirely underground throughout the manufactured housing development area. Mainlines and perimeter feed lines located on a Section or Quarter Section Line may be above ground if they are configured or installed within the State Electrical Code guidelines. Conduits or cables shall be placed within private easements provided to the service companies by the proprietor and/or developer or within public ways. Those telephones and electrical facilities placed in dedicated public ways shall be planned so as not to conflict with other underground utilities. All telephones and electrical facilities shall be constructed in accordance with standards of construction approved by the Michigan Public Service Commission.
(18) Mailbox clusters. The United States Postal Service may require that manufactured housing development be served by clusters of mailboxes servicing several sites rather than individual mailboxes serving individual sites. If mailbox clusters are required, they shall be located at least 200 feet from any intersection of an manufactured housing development road with a public road.
(19) Swimming pool.
(a) Definition. SWIMMING POOL shall mean any permanent, nonportable structure or container located either above or below grade designed to allow holding of water to a depth of greater than 24 inches, intended for swimming, bathing or relaxation. The definition includes spa, hot tubs and similar devices.
(b) Requirement for fence. A fence or similar enclosure shall be erected and maintained around any swimming pool. The fence or enclosure shall be constructed of durable, weather resistant wood and/or chain link material and shall be approved by the Township Building Department and the manufactured housing development management.
(c) Setback. A swimming pool fence shall not be closer than 25 feet to any occupied dwelling if placed on a residential lot.
(d) Restriction from front yard. Freestanding swimming pools, spas, hot tubs and similar devices shall not be located between any home and roadway.
(e) Surrounding walk. All community swimming pools shall be surrounded by a slip- resistant walk, at least 4 feet wide.
(f) Permits. Permits shall be applied for and issued from the Township Building Department and State Health Department prior to excavation or construction of any swimming pool requiring a fence as noted in divisions (19)(a) and (b) above. The application shall be accompanied by a complete set of plans and specifications. A final inspection and approval from the Township Building Department must be obtained prior to use of the swimming pool.
(20) School bus stops. School bus stops shall be located in an area that is acceptable to the school district and the manufactured housing development developer.
(F) Design standards for individual lots/dwelling units. No manufactured home or mobile home shall be permitted to occupy any site or lot in the manufactured housing development if the home is either longer or wider than would permit compliance with the following requirements.
(1) Site size. The manufactured home development shall be developed with sites averaging 5,500 square feet per manufactured home unit. This 5,500 square feet for any 1 site may be reduced by up to 20%, provided that the individual site shall be equal to at least 4,400 square feet. For each square foot of land gained through the reduction of a site below 5,500 square feet, at least an equal amount of land shall be dedicated as open space. This open space shall be in addition to that required under R125.1946, Rule 946 and R125.1941 and R125.1944, Rules 941 and 944 of the Michigan Administrative Code.
(2) Setbacks and spacing. Each manufactured home site shall have the following yard requirements:
(a) For a home not sited parallel to an internal road, 20 feet from any part of an attached structure of an adjacent home that is used for living purposes;
(b) For a home sited parallel to an internal road, 15 feet from any part of an attached structure of an adjacent home that is used for living purposes if the adjacent home is sited next to a home on the same internal road or an intersecting internal road;
(c) Ten feet from any attached or detached accessory structure of an adjacent manufactured home;
(d) Fifty feet from any permanent building;
(e) One hundred feet from any baseball, softball or similar recreational field;
(f) Ten feet from the edge of an internal road, provided that the road is not dedicated to the public. Manufactured homes and other structures in the MHC District shall be set back from the right-of-way line of a dedicated public road within the manufactured housing development, in compliance with Genesee County Road Commission requirements and standards;
(g) Seven feet from any parking bay;
(h) Seven feet from a common sidewalk;
(i) All manufactured homes, accessory buildings and parking shall be set back not less than 20 feet from any manufactured housing development boundary line, except that a minimum setback of 50 feet shall be provided from existing right-of-way lines of abutting streets and highways; and
(j) Fifty feet from the edge of any railroad right-of-way.
(3) Maximum height. The maximum height of a manufactured home shall be 1 story or 25 feet. However, storage sheds shall not exceed 1 story or the height of the manufactured home they are intended to serve.
(4) Water meters. If connected to a municipal water system, a manufactured housing development master meter shall be required and individual site metering may be utilized.
(5) Storage areas. No personal property shall be stored outside, under any manufactured home, or within carports which are open on any side. Storage sheds with a maximum area of 144 square feet may be placed on any individual manufactured home site.
(6) Standards for accessory structures. All accessory structures on a lot or site shall meet the following:
(a) Accessory buildings or structures shall not be permitted in the front yard of any site (that is, they must be placed behind the front building line);
(b) Attached accessory buildings and structures shall consist of materials similar to the principal building and shall be approved by management;
(c) All detached accessory buildings shall be at least 10 feet from an adjacent residential unit;
(d) All accessory buildings and structures shall require a permit issued by the township and shall be secured and anchored; and
(e) Sheds and other detached structures shall be anchored.
(7) Parking.
(a) Each residential unit shall have a minimum of 2 on- or off-street parking spaces which do not block circulation along sidewalks.
(b) In addition, a minimum of 1 parking space for every 3 manufactured home sites shall be provided for visitor parking located convenient to the area served. Visitor parking spaces shall be counted and designated separately from all other parking spaces, including those spaces required for employees and any community facility.
(c) In addition, parking in an amount determined by the Planning Commission, consistent with other zoning regulations which apply to public access buildings in Charter Township of Clayton shall be provided adjacent to any community buildings recreational facilities or office/maintenance buildings.
(8) Vehicle repair/inoperative vehicle storage. No major vehicular repair, changing of oil or use of other potentially hazardous materials or procedures is permitted within the development. Further, no vehicles which are inoperative for a period of 72 consecutive hours shall be stored and/or remain in any outdoor area associated with the developed property.
(G) Review standards. The Planning Commission shall consider the following when reviewing a rezoning application for a manufactured housing development:
(1) Whether the proposed development meets the design standards of this section and the Rules of the Michigan Manufactured Housing Commission;
(2) Whether the proposed development is adequately served by public, municipally maintained and operated infrastructure systems for sanitary sewer and drinking water;
(3) The township may require the submission of a traffic impact study, if the expected traffic would have a perceived adverse impact on the roadway system and/or the surrounding areas.
(4) Whether there is a demonstrated and documented regional and/or township demand for additional manufactured housing, taking into account such things as occupancy/vacancy rates in the parks located in Genesee County; the possibility for expansion of an existing park; and parks and pads under construction and/or expansion.
(Ord. Art. XIV, passed 5-22-1997; Am. Ord. 382, passed 11-12-1998)