Sec. 800. Mobile Home Park Districts possess site development intensity characteristics and roadway systems similar to Residential Districts. Such Districts should be located reasonably near existing community facilities, utilities and services and should be physically convenient to working and shopping areas, consistent with the characteristics described in this Ordinance, the Bedford Township Subdivision Regulation Ordinance, (Bedford Township Ordinance No. 72), as amended, or any similar successor ordinance regulating subdivisions in the Township, and the Mobile Home Commission Act, (Act 419 of the Public Acts of 1976), as amended, or any similar successor Act regulating mobile home parks in the State.

(Ord. No. 44A-31, 7-6-82; Ord. No. 44A-152, § 1, 1-16-96)

Sec. 801. Unless otherwise provided in this ordinance no building or land shall be used and no building shall be erected in a Mobile Home Park District except for one or more of the following specified uses:

1.

Mobile homes located in a licensed mobile home park.

2.

The sale of mobile homes when such activities are:

a.

Clearly accessory to the occupancy of individual lots within a mobile home park.

b.

Related to such mobile homes as are located upon an improved mobile home lot within the mobile home park when offered for sale.

3.

For sale signs, relating to mobile homes offered for sale within the park, shall be limited to one sign not to exceed two square feet in area and attached or adjacent to the mobile home being offered for sale. Banners, streamers, or pennants shall not be displayed.

4.

Accessory structures and uses customarily incident to the occupancy of mobile home parks may be erected in a mobile home park district.

5.

Family day care homes which are registered.

(Ord. No. 44A-31, 7-6-82; Ord. No. 44A-141, 10-3-95)

Sec. 802.

1.

Application, procedure and site plan review.

a.

Before any lands or premises in the MHP District shall be used, including the alteration or extension of any existing mobile home park there shall be submitted to the Township Board an application for approval of a preliminary site plan for such purposes. If the applicant is not the owner of the premises, the application shall be signed by both the applicant and the owner.

b.

The Township Board shall refer the application to the Planning Commission.

c.

All persons desiring to develop a mobile home park in Bedford Township must comply with Section 11 (1-4) of the Mobile Home Commission Act, (Act 419 of the Public Acts of 1976), as amended, or any similar provisions in any similar successor Act regulating mobile home parks in the State, and with paragraphs 1, 2, 3, 5(a), 5(b), 5(c), 5(e), 5(f), 8 if applicable, and 13, of Section 400.1913 of this Ordinance, and with the requirements contained within this Section 400.802 of this Ordinance.

2.

Required conditions:

a.

Mobile home parks shall be constructed, licensed, operated and managed in accordance with the provisions of the Mobile Home Commission Act, (Act 419 of the Public Acts of 1976), as amended, or any similar successor Act regulating mobile home parks in the State.

b.

Mobile home parks shall not be permitted on parcels of less than 20 acres in area.

c.

A mobile home park shall have an open area of at least one acre in area. For mobile home parks containing more than 150 sites, the minimum area of one acre shall be increased by 200 square feet for each site over the 150 base. Land designated for recreational use shall be located and designed so as to facilitate access and usability. A maximum of 15 feet of the required 25 foot setback as set forth in Section 802 (2)(c) [Section 400.802(2)(c)] of this Ordinance may be used in computing the minimum one acre open space requirement.

(1)

The applicant shall furnish a landscape plan for the open space as set forth in Section 7.2 [Section 300.702] of Article VII of the Bedford Township Subdivision Regulation Ordinance, (Bedford Township Ordinance No. 72), as amended, or any similar provision relating to open spaces in subdivisions in any similar successor ordinance regulating subdivisions in the Township, and the applicant must adhere to all regulations and requirements contained therein.

(2)

[Deleted]

d.

Vehicular access to a mobile home park shall be in accordance with Section 1915 [Section 400.1915] of this Ordinance.

e.

Storm drainage facilities shall be provided so as to protect residents of mobile home parks as well as adjacent property owners. Facilities shall be of a capacity sufficient to insure rapid drainage and prevent the accumulation of stagnant pools of water in or adjacent to the park. Drainage shall be in compliance with rules promulgated by the Michigan Department of Health.

f.

All utilities shall be underground, except mobile home site fuel oil and LPG systems.

g.

Where an off-street parking lot abuts or is adjacent to a residential district, an obscuring wall, as specified in Section 911 [Section 400.911], (Walls) of this Ordinance shall be provided by the mobile home park developer.

h.

Outdoor signs shall be permitted and regulated as provided in Section 1922 [Section 400.1922] of this Ordinance.

i.

If a MHP District abuts a One-Family Residential District, a transition within the MHP District shall be provided in one of the following ways as required in Section 802 (2)(g) [Section 400.802 (2)(g)] of this Ordinance.

(1)

A four and one-half foot high wall in accordance with Section 1911 [Section 400.1911] of this Ordinance.

(2)

Plant materials in accordance with Sec. 1907 [400.1907] of this Ordinance.

(3)

A three foot high earth mound (berm), with side slopes no steeper than a three to one ratio.

j.

All internal roads of a mobile home park shall conform to American Society of Transportation and Highway Officials (ASTHO) standards as to general requirements, alignment, gradient, construction materials and curbing except that:

(1)

There shall be no permitted on street parking.

(2)

One-way streets shall have a minimum driving surface of 19 feet.

(3)

Two-way streets shall have a minimum driving surface of 27 feet.

(4)

All internal roads within a mobile home park shall be privately owned and maintained.

k.

Each mobile home within a mobile home park must be skirted within 90 days after placement in the mobile home park, weather conditions permitting.

l.

Storage of any flammable materials under any mobile home shall not be permitted.

m.

The following improvements shall be provided as required for single-family residential subdivisions as set forth in Bedford Township Subdivision Regulation Ordinance, (Bedford Township Ordinance No. 72), as amended, or any similar successor ordinance regulating subdivisions in the Township.

(1)

Public sanitary sewers shall be provided if the proposed mobile home park is adjacent to or within one-half mile of any public sanitary sewage system, as set forth in paragraph 3 of Section 5.4 [Section 300.504] of Art. V of the Bedford Township Subdivision Regulation Ordinance, (Bedford Township Ordinance No. 72), as amended, or any similar provision relating to sanitary sewers in any similar successor ordinance regulating subdivisions in the Township. If the proposed park is not within one-half mile of existing public facilities, it shall be the responsibility of the developer to provide an on-site water and waste water treatment system acceptable to the Michigan Department of Public Health and the Michigan Department of Natural Resources.

(2)

The water distribution system shall be provided in accordance with the requirements of the South County Water System as set forth in paragraph 4 of Section 5.4 [Section 300.504] of Art. V of the Bedford Township Subdivision Regulation Ordinance, (Bedford Township Ordinance No. 72), as amended, or any similar provision relating to water supply systems in any similar successor ordinance regulating subdivisions in the Township.

(3)

Acceleration-deceleration and passing lanes shall be provided in accordance with paragraph 6 of Section 5.1 [Section 300.501] of Art. V of the Bedford Township Subdivision Regulation Ordinance, (Bedford Township Ordinance No. 72), as amended, or any similar provision relating to acceleration-deceleration and passing lanes in any similar successor ordinance regulating subdivisions in the Township.

(4)

Sidewalks shall be provided along all primary and secondary thoroughfares and on one side of all streets within a mobile home park as set forth in paragraph 1 of Section 5.5 [Section 300.505] of Art. V of the Bedford Township Subdivision Regulation Ordinance, (Bedford Township Ordinance No. 72), as amended, or any similar provision relating to sidewalks in any similar successor ordinance regulating subdivisions in the Township.

(5)

Deciduous or evergreen trees shall be provided in accordance with the size and type requirements of paragraph 3 of Section 400.1907 (Landscaping or Screening) of this Ordinance, such that there shall be at least one tree placed on each mobile home lot. An existing tree on a mobile home lot which is preserved and which meets the size requirements of Section 400.1907 may be credited toward the requirement of one tree per mobile home lot.

(6)

Street signs shall be provided as set forth in paragraph 4 of Section 5.5 [Section 300.505] of Art. V of the Bedford Township Subdivision Regulation Ordinance, (Bedford Township Ordinance No. 72), as amended, or any similar provision relating to street signs in any similar successor ordinance regulating subdivisions in the Township.

(7)

All vehicular and pedestrian circulation systems within a mobile home park shall be illuminated as follows:

(a)

Access points to public thoroughfares shall be lighted. If the public thoroughfare is lighted, the illuminated level shall not exceed the average illumination level of an adjacent illuminated thoroughfare.

(b)

At all street intersections and designated pedestrian crosswalks, the minimum illumination shall be not less than .25 footcandles.

3.

Area, height and bulk requirements. In order to provide a desirable and reasonable living environment for residents of mobile home parks, any such developments shall comply with the following standards. The standards represent a density which is compatible with the density ranges provided in other forms of development permitted in Bedford Township.

a.

Individual sites within a park shall be developed with sites having 5,500 square feet per mobile home unit being served. This 5,500 square feet may be reduced by 20 percent 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 the site below 5,500 square feet, at least an equal amount of land shall be dedicated as open space, but in no case shall the open space requirements be less than that required under R 125.1946, Rule 946 of the Michigan Administrative Code, or any similar successor regulation of the Michigan Administrative Code regulating open space requirements for mobile home parks in the State.

b.

No mobile home, community building or service building shall be located closer than 25 feet to any mobile home park property line.

c.

No building or structure hereafter erected or altered in a mobile home park shall exceed 25 feet in height.

4.

Mobile home parks shall be subject to the provisions of Art. XIX, ("General Provisions"), and Art. XX, ("General Exceptions"), of this Ordinance, which are not in conflict with this Art. VIII of this Ordinance, or the Mobile Home Commission Act, (Act 419 of the Public Acts of 1976), as amended, or any similar successor Act regulating mobile home parks in the State, and its accessory regulations.

(Ord. No. 44A-31, 7-6-82; Ord. No. 44A-152, § 2, 1-16-96)

Sec. 803.

1.

Intent. It is the intent of this section and its attendant regulations to permit the use of manufactured dwelling units, as defined herein, in a general residential environment, in all districts in which site built dwellings are permitted. Manufactured dwellings shall be subject to the requirements and procedures set forth herein to assure acceptable similarity in exterior appearance between such manufactured dwellings and site-built dwellings that have been or might be constructed under these or other lawful regulations on adjacent lots in the same district. The words "zoning district" as used in this section refer to any zoning district in which residential construction is allowed including agricultural zoning districts.

2.

General requirements for all classifications of manufactured dwelling units:

a.

Manufactured Dwelling Units must comply with the minimum standards established for the zoning district in which they are to be located as set forth in Section 400.1800 of Art. XVIII, ("Schedule of Regulations"), of this Ordinance, and all other pertinent regulations normally required by this Ordinance for site-built homes in the subject zoning district.

b.

Manufactured Dwelling Units shall be firmly attached to a permanent foundation constructed on the site in accordance with the Bedford Township Construction and Fire Codes Ordinance, (Bedford Township Ordinance No. 70), as amended, or any similar successor ordinance adopting a Bedford Township Building Code in the Township, and shall have a wall of the same perimeter dimensions of the dwelling and 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, such dwelling shall be installed pursuant to the manufacturer's set-up instructions and shall be secured to the premises by an anchoring system or device complying with the rules and regulations of the Michigan Mobile Home Commission and shall have a perimeter wall as required above.

c.

The wheels, tongue and hitch assembly, or other towing appurtenances, shall be removed from the Manufactured Dwelling Unit before attachment to the foundation wall.

d.

Manufactured Dwelling Units shall be constructed to the most current State or Federal Building Standards. These include the Michigan Construction Code Act of 1972 (Act 230, P.A. 1972, as amended) and the National Manufactured Housing Construction and Safety Standards Act of 1979, as amended.

e.

No Manufactured Dwelling Unit may be located within the 100 year flood plains.

f.

All exterior appurtenances of the Manufactured Dwelling Unit such as entry steps, buildings additions and storage buildings shall comply with the Bedford Township Construction and Fire Codes Ordinance, (Bedford Township Ordinance No. 70), as amended, or any similar successor ordinance adopting a Bedford Township Building Code in the Township.

g.

Manufactured Dwelling Units shall have not less than two exterior doors.

3.

Manufactured Dwelling Units as principal use permitted. Manufactured Dwelling Units shall be permitted uses by right of ownership of the property in a zoning district when in the determination of the Building Inspector they meet or exceed the general requirements of Section 804.2 [Section 400.804.2] and Section 804.3 [Section 400.804.3] as follows:

a.

The fenestration and other features of a Manufactured Dwelling Unit shall be similar to other site-built homes within 300 feet of the proposed Manufactured Dwelling Unit property boundaries.

b.

The pitch of the main roof shall be not less than one foot of rise for each three feet of horizontal run. Minimum distance from eaves to ridge shall be no less than 12 feet. Any roofing materials may be used that are acceptable for site-built dwelling units, if applied in such a manner as to be similar in appearance.

c.

Any materials that are acceptable for site-built dwelling units may be used for exterior finish if applied in such a manner as to be similar in appearance.

d.

Manufactured Dwelling Units shall be so located on the lot such that the minimum front width shall be no less than 37.5 feet. The minimum dimension across any other side or rear elevation shall be no less than 24 feet. Such dimensions shall be measured along the foundation and shall include any additions to the main body of the Manufactured Dwelling Unit, such as living and recreation rooms, garages, carports, utility rooms and the like, the front portions of which are within ten feet of the main body of the Manufactured Dwelling Unit.

e.

Manufactured Dwelling Units shall be designed with either a roof overhang of not less than 12 inches on all sides or with roof and drainage systems concentrating roof drainage at colleciton points along the sides of the Manufactured Dwelling Unit.

f.

Building permits for structures meeting the requirements of Section 400.804.2 and this Section 400.804.3 of this Ordinance shall be issued in the same manner as is customary for site-built dwelling units and shall be subject to applicable inspection and permit requirements in accordance with the Bedford Township Construction and Fire Codes Ordinance, (Bedford Township Ordinance No. 70), as amended, or any similar successor ordinance adopting a Bedford Township Building Code in the Township.

4.

Manufactured Dwelling Units, principal uses subject to appeal.

a.

Any applicant or persons affected by the decision of the Building Inspector in regard to aesthetic compatibility pursuant to this Section 400.804 of this Ordinance may take an appeal to the Bedford Township Construction Board of Appeals according to the procedures and conditions set forth in Section IX of the Bedford Township Construction and Fire Codes Ordinance, (Bedford Township Ordinance No. 70), as amended, or any similar provision providing for a Construction Board of Appeals in any similar successor ordinance adopting a Bedford Township Building Code in the Township. The Applicant shall apply for said appeal to the Township Clerk. At the time the Notice for Appeal is filed, any required fees as prescribed by any Schedule of Fees adopted by the Township Board shall be paid.

b.

Any Manufactured Dwelling Unit which does not comply with the standards established in Sections 804.2 [Section 400.804.2] and 804.3 [Section 400.804.3] may take an appeal for variance to the Bedford Township Board of Zoning Appeals. Such appeal must be taken according to the procedures and conditions set forth in Sections 2202 [400.2202], 2203 [400.2203], 2204 [400.2204] and 2206 [400.2206].

(Ord. No. 44A-34, 12-21-82; Ord. No. 44A-152, § 3, 1-16-96)