(A) Authorization. The relatively transient and nonpermanent housing characteristics of the modern mobile home require carefully planned site facilities which are designed for the unique group living needs of the mobile home dweller. Mobile home or trailer park developments have been provided in many urban areas in response to this need. Mobile home park developments have special characteristics which require full consideration of their locational needs, their site layout and design, their demand upon community services, and their relationship to and effect upon surrounding uses of land. All of the procedures and applicable requirements stated in § 153.115 and the additional requirements of this section shall be complied with.
(B) Uses that may be permitted. Any mobile home development may include any or all of the following uses, provided that a plan of the proposed development is approved by the state in accordance with M.C.L.A. 125.2301 et seq., as amended, and provided further that the development plan can meet the standards of this section:
(1) Mobile homes, trailers, trailer coaches, or similar vehicles designed for occupancy as a dwelling as defined in § 153.003.
(2) Accessory buildings required for normal operation of the mobile home development. The uses as stores, mechanical dispensers, equipment storage, coin-operated laundry and dry cleaning facilities may be permitted, provided that the uses:
(a) Shall not occupy more than 10% of total site.
(b) Shall be subordinate to the residential use and character of the park.
(c) Shall be located, designed, and intended to serve the trade or service needs of persons residing in the park.
(d) One permanent building for conducting the operation and maintenance of mobile home park developments. A caretaker's residence may be provided within or in addition to the permanent building.
(e) The following signs pertaining exclusively to the mobile home park are permitted.
1. One freestanding, illuminated (but not flashing or moving) sign may be located near one entrance on each street upon which the mobile home park fronts according to the following.
a. On major roads as designated by the Planning Commission, the sign shall not be larger than 25 square feet in size.
b. On all other streets the maximum permitted size shall be 12 square feet.
2. Signs shall not exceed ten feet in height.
3. Signs shall be located so as not to obstruct visibility of pedestrians or motorists, within or without the mobile home park.
4. Signs purely for traffic regulation and direction within the mobile home park may be utilized as required.
(f) The off-street parking requirements shall be accomplished by providing group parking facilities within 300 feet of all mobile home lots they are intended to serve and may be of a bay-type design. All parking areas shall be of paved material, subject to the approval of the Village Street Commission. No parking shall be permitted on any street or access lane. Additional parking, equal to one space for four mobile homes, shall be provided for overflow visitor parking, storage of park equipment and any tenant vehicles, boats, or mobile homes temporarily out of service. No visitor vehicles shall be permitted to be parked or stored within any required open space between mobile homes or any drive or street within the mobile home park.
(C) Site development requirements. The following requirements for site development, together with any other applicable requirements of the state, M.C.L.A. 125.2301 et seq., as amended, shall be complied with. A complete copy of the plans and specifications filed as required under M.C.L.A. 125.2301 et seq., as amended, shall be filed with the Zoning Administrator at the time of application for a special use permit. If any of the requirements of this chapter are less than those in the state act, the state requirements shall prevail. No mobile home park shall be maintained, operated or conducted without an annual license from the State Department of Health. The County Health Department and/or the Village Zoning Administrator may make an inspection of construction at any appropriate time to determine compliance to approved plans and specifications and any test data, records, or other information necessary for the determination shall be provided by the park owner.
(1) Site size. A 20-acre site accessible to a major thoroughfare shall be the minimum site size. A maximum mobile home site size shall be based on the allowable maximum of 150 mobile home site spaces plus other applicable mobile home park space requirements.
(2) Site location. The proposed site shall be accessible to a major thoroughfare. All ingress and egress to the site shall be provided from the thoroughfare. The major road shall be paved and of sufficient design capacity as required by the Village Street Commission to safely and effectively handle any increased traffic which has or will be generated by the mobile home park. If the major road does not meet the required standards of the Village Street Commission, the developer of the mobile home park shall pay the costs of the necessary improvements before a special use permit is granted.
(3) Site yard dimensions. All buildings and mobile homes within the mobile home park site shall be no closer than 50 feet from any public street line and no closer than 50 feet from any side or rear property line of the mobile home park site. The setback space shall be occupied by plant materials and appropriately landscaped.
(4) Site screening. An obscuring structural fence or wall at least four feet but not more than six feet in height shall be erected and used in combination with plant material to effectively screen the mobile home park site from surrounding uses. The plans and specifications for the mobile home park development shall include the proposed arrangements of the plantings and/or screening structures which shall be subject to the approval of the Planning Commission.
(5) Site access. All developments shall be provided with at least two points of entrance or exit from the mobile home park and the ingress and egress shall be paved to a minimum width of 36 feet. The entrance or exit drives or roadways shall be located no closer than 200 feet from the intersection of any two public roads.
(6) Space requirements. The minimum lot area or premises used or occupied by each mobile home shall be 4,500 square feet, exclusive of park drives, parking area, service facilities, and required recreation areas and the lot shall not be less than 45 feet in width.
(7) Yard requirements. There shall be a minimum side yard of 20 feet at any entry side of a mobile home and a minimum side yard of 12 feet at the non-entry side and 15 feet for corner lots. There shall be a minimum of ten feet between the ends of the mobile home and the rear lot lines. Expandable rooms, enclosed patios, or other structural appurtenances shall be included in determining the mobile home stand or concrete apron area. Patios and individual storage facilities shall be disregarded when determining yard widths. The edge of any internal paved street shall be deemed a site boundary line.
(8) Setback. No mobile home shall be located closer than 15 feet to any private street or roadway, nor shall it be located closer than 50 feet to any public right-of-way, or closer than 50 feet to any park boundary line.
(9) Park roads. Each mobile home lot or premises shall have access to a park driveway, roadway, or street which shall be paved to a minimum width of 24 feet and have a cross-section as approved by the Village Street Commission, provided that no parking shall be permitted on the roadway. No park shall provide or have direct access through any recorded single-family subdivision. The required paving width for the streets, roadways, or driveways may be adjusted if a one-way street pattern is proposed as part of the proposed site development. The one-way street shall be paved to a minimum width of 20 feet, provided no parking shall be permitted on the roadway.
(10) Walks and curbs. A 30-inch wide concrete walk shall be provided from the entrance of each mobile home to common walks. Common walks shall be four feet in width and shall provide access to all required service facilities within the mobile home park. Curbing shall also be provided and may be in the form of a one-piece curb, gutter, and sidewalk installation, where applicable.
(11) Mobile home lot improvements. A mobile home shall not be permitted to occupy single or multiple sites if either its length or width would cause it to occupy any minimum yard area or minimum distance as prescribed herein.
(a) Each mobile home site shall be provided with a minimum stand consisting of a solid concrete apron ten feet wide by 50 feet long. The concrete apron shall be constructed of reinforced concrete to a depth of four inches and shall be at least equal in area and dimension of the mobile home occupying the site.
(b) An outdoor patio area of not less than 180 square feet shall be provided at each mobile home site, conveniently located to the entrance of the mobile home and appropriately related to open areas of the lot and other facilities, for the purpose of providing suitable outdoor living space to supplement the limited interior spaces of a mobile home.
(c) Each mobile home shall be supported on jacks or blocks uniformly throughout the mobile home park.
(d) Skirting shall be provided by the park or by the tenants uniformly throughout the park. The skirting will be of no less than 26-gauge metal and attachable to the concrete apron so as to prevent entrance of rodents and insects. One access door shall be permitted and screen vents shall be installed to permit cross ventilation.
(e) Tie-down facilities will also be incorporated into the concrete apron so that guy lines shall be installed under the mobile home at sufficient intervals to prevent upheaval of mobile homes during severe winds and storms.
(12) Building height. No building or structure shall exceed 15 feet in height, except that the one permanent building for conducting the business operation and for recreation center shall not exceed one and one-half stories or 20 feet in height. One central TV tower to service the mobile home park may also exceed this height restriction.
(13) Lighting. No spot or flood lights shall be used for lighting or advertising purposes. No other lighting for identification or advertising purposes shall have a visible source of illumination. No lighting shall shine on adjacent properties. All other lighting shall be in accordance with M.C.L.A. 125.2301 et seq., as amended.
(14) Play areas. Exclusive of other yard and open space requirements of this section, there shall be provided a usable outdoor play area at the rate of 75 square feet for each mobile home space in the mobile home park. The open space shall contain a minimum area of 12,000 square feet and should be developed and maintained by the management to provide for recreation for the children of the mobile home park.
(15) Fuel tanks. All fuel oil and all gas tanks shall be provided by the park and furnished to each site underground only. All tanks shall be of an approved type to comply with building code standards and shall be equipped with vent pipes and with fused valves.
(16) Plumbing, water supply, and sewerage disposal.
(a) Plumbing fixtures shall be connected to a public sanitary sewer or approved sewerage disposal system and shall meet the requirements of the County Health Department and the State Plumbing Code.
(b) The plumbing connections to each mobile home site shall be constructed so that all lines are protected from freezing, accidental damage, or from creating any type of nuisance or health hazard. If unsafe health conditions are present in either the water or sanitary sewer or disposal system, the special use permit will automatically be terminated upon the recommendation of the County Health Department.
(c) Running water from a public or state tested and approved water supply shall be piped to each mobile home and shall be adequately protected from frost. Municipal water shall be utilized if available and accessible.
(17) Tenant storage.
(a) Unless provided in current mobile home models, storage facilities shall be provided on the lot, or in compounds located within reasonable distance, generally not more than 100 feet from each stand. Storage cabinets shall provide a minimum of 90 cubic feet and shall not exceed 35 square feet in floor measurement.
(b) Storage facilities shall be designed in a manner that will enhance the appearance of the park and shall be constructed of suitable weather resistant materials appropriate under the use and maintenance contemplated.
(c) Storage of goods and articles underneath any mobile home or out of doors at any mobile home site shall be prohibited.
(18) Recreation areas. Exclusive of other yard and open space requirements of this section, common usable recreation space of at least 100 square feet per mobile home site in the park with a minimum area of 8,000 square feet, shall be developed and maintained by the management. The area or areas shall not be less than 100 feet in its smallest dimension and no further than 500 feet from any mobile home site served. An indoor area or recreation center shall be provided for inside recreation activities.
(19) Fire regulations. The mobile home park shall be subject to the rules and regulations of the State Fire Marshal.
(20) Television antennas. Every mobile home park shall construct a central television antenna with service to each mobile home site provided by underground wiring. Individual antennas on mobile homes shall be prohibited.
(21) Fire hydrants. Fire hydrants shall be provided and so spaced that no mobile home site is further than 400 feet from the hydrant.
(22) Electricity, lighting, telephones, oil, and gas. All wiring for electricity, lighting, and telephone connections shall be placed underground, as shall gas and oil lines. Street and yard lights shall be so placed and sufficient in number to permit the safe movement of vehicles and pedestrians at night.
(23) Refuse and garbage. All refuse and garbage shall be collected at least once weekly. Where public service is not available, the service shall be provided by the park. Central refuse incinerators may be permitted, subject to the review of the Zoning Administrator.
(24) Storm shelter. In addition to aforementioned accessory uses, there shall be provided an area within an enclosed structure, below grade, to be used as a fallout, storm or tornado shelter, and of sufficient size to accommodate the entire resident population of the park. The facility may or may not be in conjunction with the recreation building or mobile home park office building.
(25) Mobile home sales. The sale of mobile homes shall be permitted by individual owners. This shall not be construed, however, to allow the general sales of mobile homes as a dealership or franchise.
(26) Occupancy. No permit for occupying any completed mobile dwelling unit site shall be granted until all basic elements such as utilities, parking, access, drives, walkways, and all appurtenances such as landscaping, recreation areas, and swimming pools indicated on the approved plan have been inspected and approved or a performance bond equal to the estimated cost of these items has been posted. Further, no mobile dwelling unit shall occupy any site until at least 50% of the sites are prepared and approved for use.
(D) Planned mobile home unit developments. It is the purpose of this section to allow for an entirely new concept of mobile home development. Under the provisions of this chapter, mobile home parks may be so designed to allow for a cluster type of mobile home grouping with the clusters separated from each other by common open space and housing units developed with related recreational space such as golf courses, swimming pools, private parks, community centers, and other recreational facilities. It is also the intent of this section to allow the developer to use a more creative and imaginative design for mobile home parks, to preserve unusual natural features of the site, and to utilize excess or generally unusable land to bypass unusual natural obstacles, thereby reducing overall development costs of the project. All provisions of this section shall prevail, except as provided herein.
(1) Parks designed to provide a cluster type arrangement may reduce the lot size abutting on common open space by 10%, provided the reduced area be equally dedicated as common open space.
(2) The portion of the lot to be reduced shall be the rear yard, which may be reduced to two feet. The front and side yard setbacks shall remain uniform throughout the development.
(E) Campgrounds. Campgrounds for the accommodation only of travel trailers, self-propelled homes, or vehicles designed primarily for living or sleeping or used to carry units so designed with or without tents or tent trailers and operated on a seasonal basis between May 1 and December 1. The campground shall be subject to the requirements of the State Department of Health.
(1) No campground shall be located except with direct access to a county, state, or federal highway, with a minimum lot width of not less than 50 feet for the portion used for entrance and exit. No entrance or exit shall be through a residential district or shall require movement of traffic from the campground through a residential district.
(2) The minimum lot area per campground shall be three acres, with a maximum of 20 acres.
(3) Spaces in campgrounds may be used by travel trailers provided they meet any additional laws and ordinances of the state and the county and shall be rented by the day or week only, and an occupant of the space shall remain in the same campground for a period of not more than 30 days.
(4) Management headquarters, recreational facilities, toilets, showers, laundry facilities, and other uses and structures customarily incidental to the operation of a campground are permitted as accessory uses in any district in which campgrounds are allowed, provided that:
(a) The establishments and the parking area primarily related to their operations shall not occupy more than 10% of the area of the campground.
(b) The establishments shall be restricted in their use to occupants of the campground.
(c) The establishments shall present no visible evidence of their commercial character which would attract customers other than occupants of the campground.
(5) No space shall be so located that any part intended for occupancy for sleeping purposes shall be within 50 feet of the right-of-way line of any freeway, expressway, or collector street, or within 25 feet of the right-of-way of any minor street.
(6) In addition to meeting the above requirements, the campground site plan shall be subject to the review and approval of the Mid-Michigan Health Department.
(7) Campgrounds shall be permitted in existing or proposed mobile home parks, subject to the provisions provided herein.
(Ord. 146, passed 3-2-1998; Ord. 230, passed 12-9-2014; Ord., passed 8-10-2021) Penalty, see § 153.999