Cannon Township City Zoning Code
ARTICLE 9
MHC Manufactured Housing Community District
§ 450-9.01 Purpose.
This district is intended to allow primarily for state-licensed manufactured housing communities in compliance with the rules and regulations of the Manufactured Housing Commission and the requirements of this chapter.
§ 450-9.02 Permitted land uses.
Land, buildings and structures in the MHC District shall be used only for the purposes stated in Table 450-9.02, as follows:
Table 450-9.02 Permitted Land Uses (MHC) | |
|---|---|
Permitted Land Use | Regulation or Exception |
State-licensed manufactured housing communities | Shall comply with the Michigan Mobile Home Commission Act[1] and the Rules of the Manufactured Housing Commission |
Single-family detached dwellings | |
[1]
Editor's Note: See MCL 125.2301 et seq.
§ 450-9.03 Special land uses.
The special land uses specified in Table 450-9.03 may be permitted if approved by the Planning Commission under Article 23.
Table 450-9.03 Special Land Uses (MHC) | |
|---|---|
Special Land Use | Regulation or Exception |
Churches or other houses of worship | |
Essential public service structures and buildings | For public utilities only |
Wireless communications facilities | With towers and antennas higher than 30 feet |
§ 450-9.04 Minimum site development and design requirements.
A manufactured housing community shall comply with the following site development and design requirements:
A.
Access and roads.
(1)
The community's internal roads shall have access to a public thoroughfare or shall be connected to a public thoroughfare by a permanent easement.
(2)
Two access points shall be provided to a public thoroughfare to allow a secondary access for emergency vehicles. A boulevard entrance extending to the first intersection of a community road shall be interpreted as satisfying this requirement.
(3)
All internal roads shall be constructed of concrete or bituminous asphalt and supported by a suitable subgrade in compliance with the standards of the American Association of State Highway and Transportation Officials (AASHTO).
(4)
An internal road that has no exit at one end shall terminate with an adequate turning area. Parking shall not be permitted within the turning area.
(5)
Safe-sight distance shall be provided at intersections.
(6)
An offset at an intersection or an intersection of more than two internal roads is prohibited.
(7)
Internal roads shall have pavement widths in accordance with the following:
Traffic Flow | Parallel Parking | Minimum Pavement Width (feet) |
|---|---|---|
One way | No parking | 16 |
One way | One side | 23 |
One way | Both sides | 33 |
Two way | No parking | 21 |
Two way | One side | 31 |
Two way | Both sides | 41 |
(8)
All entrances to communities that have 300 or more home sites shall be a minimum of 30 feet in width. The entrance shall consist of an ingress lane and a left and right egress turning lane at the point of intersection between a public road and the community's internal road, and shall be constructed as follows:
(a)
All turning lanes shall be a minimum of 10 feet in width and 60 feet in depth, measured from the edge of the pavement of the public road into the community.
(b)
The turning lane system shall be tapered into the community internal road system commencing at a minimum depth of 60 feet.
(c)
The ingress and right egress turning lanes of the ingress and egress road shall connect to the public road with a curved line that has a minimum radius of 15 feet. The intersection of the public road and ingress and egress road shall not have squared corners.
(9)
An orderly street name system and unit numbering system shall be established by the community owner and the plan of such system approved by the Township Fire Department. Manufactured home space numbers shall be located uniformly on each space, housing unit or identification marker throughout the community, and street names shall be adequately marked at all internal road intersections.
(10)
Appropriate traffic control signs shall be provided on all internal roads, and a regulation stop sign shall be installed at the point of intersection with a public road, unless a traffic control device is provided.
B.
Driveways.
(1)
Improved hard-surface driveways shall be provided on the site where necessary for convenient access to service entrances of buildings, and at delivery and collection points for fuel, refuse, and other materials.
(2)
The minimum width of driveways shall be 10 feet. The entrance to the driveway shall have the flare or radii, and horizontal alignment for safe and convenient ingress and egress.
C.
Resident vehicle parking.
(1)
All home sites shall be provided with two parking spaces.
(2)
If vehicle parking is provided on the home site, it shall be in compliance with both of the following provisions:
(a)
The parking space shall be constructed of concrete or bituminous asphalt and supported by a suitable subgrade in compliance with the standards of AASHTO.
(b)
The parking spaces may be either in tandem or side-by-side. If spaces are in tandem, then the width shall not be less than 10 feet and the combined length shall not be less than 40 feet. If spaces are side-by-side, then the combined width of the two parking spaces shall not be less than 19 feet and the length shall be not less than 20 feet.
(3)
If the two resident vehicle parking spaces required by this section are provided off the home site, then the parking spaces shall be within 30 feet of the home site and each parking space shall have a clear parking width of 10 feet and a clear length of 20 feet.
(4)
If parking bays are provided for resident vehicle parking, they shall contain individual spaces that have a clear parking width of 10 feet and a clear length of 20 feet.
D.
Visitor parking facilities.
(1)
A minimum of one parking space for every three home sites shall be provided for visitor parking.
(2)
Visitor parking shall be located within 500 feet of the home sites the parking is intended to serve, as measured along a road or sidewalk.
(3)
If parking bays are provided for visitor parking, they shall contain individual spaces that have a clear parking width of 10 feet and a clear length of 20 feet.
E.
Sidewalks.
(1)
Sidewalks shall be constructed in the community and maintained for the safe and convenient movement from all home sites to principal destinations within the community and connection to the public sidewalks outside the community. Sidewalks shall be installed along one side of all internal collector roads within the community and to the public right-of-way and to all service facilities, including but not limited to central laundry, central parking, and recreation areas. Sidewalks shall also be required along that portion of a community fronting along public thoroughfares.
(3)
An individual sidewalk with a minimum width of three feet shall be constructed between at least one entrance, or patio, porch, or deck if provided, and the parking spaces on the home site or parking bay, whichever is provided, or the common sidewalk.
F.
Lighting.
(1)
Access points shall be lighted. If the public thoroughfare is lighted, then the illumination level shall not be more than the average illumination level of the adjacent illuminated thoroughfare.
(2)
At all internal road intersections and designated pedestrian crosswalks, the minimum illumination shall not be less than 0.15 footcandle.
(3)
Internal roads, parking bays, and sidewalks shall be illuminated at not less than 0.05 footcandle.
(4)
If a community directory is provided, then it shall be illuminated at not less than 3.15 horizontal footcandles on any entry on the directory.
G.
Utilities.
(1)
All electrical, telephone, cable television, natural gas, and other utility services shall be installed underground and specifically designed in conformance with the Manufactured Housing Commission Rules. When separate meters are installed, each meter shall be located in a uniform manner on each housing site.
(2)
All manufactured housing sites and all other buildings within the community shall be connected to the water system of the Township, if it is available to the community, or to another state-approved system. The community water system shall conform to Parts 2 through 4 of the Michigan Department of Environmental Quality manufactured housing community standards.
(3)
Fire hydrants shall be installed in all communities for which public water systems are available and shall be in compliance with the requirements and provisions of the Fire Code. There shall be no more than 500 feet between hydrants as measured along adjacent roadways within the community.
(4)
All manufactured housing sites and all other buildings within the community shall be connected to the sanitary sewage system of the Township, if it is available to the community, or to another state-approved system. The community's sanitary sewage system shall conform to the Michigan Department of Environmental Quality manufactured housing community standards.
(5)
All storm sewers shall be constructed in accordance with Parts 2 through 4 of the Michigan Department of Environmental Quality manufactured housing community standards. Additional requirements for a community may be established by the Kent County Drain Commissioner, pursuant to Section 11(3) of Public Act 96 of 1987, as amended.[3]
[3]
Editor's Note: See MCL 125.2311(3).
H.
Site size, spacing and setback requirements.
(1)
Home site area. The manufactured housing community shall be developed with sites averaging 5,500 square feet per manufactured housing unit. This 5,500 square feet average may be reduced by 20%, provided that each individual site shall be equal to at least 4,400 square feet. For each square foot of land gained through the reduction of the average 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 R 125.1946, Rule 946, and R 125.1941 and R 125.1944, Rules 941 and 944, of the Michigan Administrative Code, and § 450-9.04H(5) of this article.
(2)
Required distances between homes and other structures.
(a)
Home sites shall be arranged to allow for, and manufactured homes shall be located to comply with, all of the following minimum separation distances, as measured from the wall/support line or foundation line, whichever provides the greater distance:
[1]
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.
[2]
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 the home on the same internal road or an intersecting internal road.
[5]
One hundred feet from a baseball or softball field.
[6]
Twenty-five feet from the fence of a swimming pool.
(b)
Accessory buildings that are not used for living space shall be a minimum of 10 feet from an adjacent home or its adjacent attached or detached structures.
(c)
Any part of an accessory structure, such as steps, porches, supported or unsupported awnings, decks, carports or garages, or similar structures shall be set back the following minimum distances:
(d)
A carport shall be in compliance with both of the following setbacks if it is completely open, at a minimum, on the two long sides and the entrance side:
(e)
Steps and their attachments shall not encroach into parking areas more than 3 1/2 feet.
(3)
Setbacks from property boundary lines.
(a)
Homes, permanent buildings and facilities, and other structures shall not be located closer to 20 feet from the property boundary line of the community.
(b)
If homes, permanent buildings and facilities, and other structures abut a public right-of-way, then they shall not be located closer to 50 feet from the boundary line. If the boundary line runs through the center of the public road, then the 50 feet shall be measured from the road right-of-way line.
(4)
Screening/landscaping. Manufactured housing communities shall be landscaped as follows:
(a)
If a manufactured housing community abuts an existing residential development, the community shall be required to provide screening along the boundary abutting the residential development.
(b)
If the community abuts a nonresidential development, it need not provide screening.
(c)
In all cases, however, a community shall provide screening along the boundary abutting a public right-of-way.
(d)
The landscaping shall consist of evergreen trees or shrubs at least three feet in height which are spaced so they provide a continuous screen at maturity. Alternative screening devices may be utilized if they conceal the manufactured housing community as effectively as the required landscaping described above.
(e)
Exposed ground surfaces in all parts of the community shall be paved or covered with ornamental stone or protected with grass, trees, or shrubs that are capable of preventing soil erosion. The ground surface and all parts of the community shall be graded and equipped to drain all surface water in a safe and efficient manner.
(5)
Open space requirements.
(a)
A community that contains 50 or more sites shall have not less than 2% of the community's gross acreage dedicated to designated open space, but in no case less than 25,000 square feet. At least 1/2 of the required open space, up to two acres, shall be dedicated to community recreation uses, such as, but not limited to, picnic areas, athletic fields, playgrounds, walking trails, shuffleboard courts and lawn game areas.
(b)
Required setbacks may not be used in the calculation of open space area.
(6)
Site constructed buildings and dwellings.
(a)
Site constructed buildings within the community, such as community buildings or laundries, but not including manufactured homes and their accessory storage buildings, shall be reviewed by the Township at the time of submission for a building permit, unless approved as part of the original plan for the community.
(b)
The maximum height of any community or similar building shall not exceed 35 feet or two stories in height, whichever is less. Storage or service buildings shall not exceed 15 feet, or one story in height.
(c)
Community or service buildings shall not be located adjacent to an adjoining parcel that is either zoned or developed for single-family residential purposes.
(d)
Site-built single-family dwellings may be located in a community as follows:
[1]
One single-family dwelling may be permitted for the exclusive use of the community owner or manager in a community of 30 acres or less.
[2]
Two single-family dwellings may be permitted for the exclusive use of the community owner, manager, or caretaker in a community in excess of 30 acres.
[3]
Any such single-family dwellings permitted under this section shall comply in all respects with the requirements of single-family dwellings in the R-2 Medium Density Residential District.
(7)
Signs. There shall be a maximum of one sign per road frontage with an entrance, which shall bear only the name of the community. Such a sign shall be located from the street a distance equal to the setbacks established in Rule 944(2) of the Manufactured Housing Commission Rules.[4] The sign may be lighted, provided that the source of the light is not visible and is not of the flashing or intermittent type. One sign, not exceeding 32 square feet in area, shall be permitted for the first entrance provided to the community. For multiple entrances, a 16-square-foot sign shall be permitted at each entrance after the first. Signs may be double-faced, but each side of the sign shall have identical copy and be flush with the other side.
[4]
Editor's Note: See Mich Admin Code, R 125.1944(2).
(8)
RV storage. If boats, boat trailers and utility trailers are permitted to be parked within the manufactured housing community, adequate parking spaces for such vehicles in a central or collective parking area shall be provided. This area shall be in addition to the automobile parking requirements of this chapter and shall be adequately locked, fenced and permanently buffered.
(9)
Compliance with regulations. The design, layout, construction and use of a manufactured housing community shall in all other respects comply with the regulations on the design, construction and use of manufactured housing communities, the sale and leasing of manufactured housing lots and all other aspects of the construction and use of manufactured housing communities, as set forth in the Rules of the Michigan Manufactured Housing Commission, as amended from time to time.
§ 450-9.05 Manufactured homes within manufactured housing communities; operation of communities.
A.
Home size. Manufactured homes within a community shall not contain less than 760 square feet of area, as measured by the outside dimensions, nor have an outside width of less than 13 feet.
B.
Installation. The installation of manufactured housing on each site within the community shall conform with the requirements of Rule 602 and Rule 602a of the Manufactured Housing Commission Rules.[1] All utility connections to homes within the community shall be performed in accordance with the requirements of Rule 603 of the Manufactured Housing Commission Rules.[2]
C.
Skirting shall be installed around all manufactured housing units and meet all of the following requirements:
(1)
Such skirting shall be compatible aesthetically with the appearance and construction of the manufactured housing unit. All skirting shall be installed prior to the issuance of a certificate of occupancy. In the event that such installation is delayed due to weather, or for other similar reasons, a temporary certificate of occupancy may be issued for a period not to exceed 90 days. All skirting shall meet the requirements established by the Rules of the Michigan Manufactured Housing Commission.
(2)
Individual manufactured housing units shall be skirted around the perimeter of the manufactured housing unit to conceal the underbody from view. Skirting shall be vented in accordance with the requirements of Rule 604 of the Manufactured Housing Commission Rules.[3] All skirting shall be manufactured of fire-resistant material and certified as such by the manufacturer. Skirting shall be installed in a manner so as to resist damage under normal weather conditions and shall be properly maintained.
[3]
See Mich Admin Code, R 125.1604.
D.
Storage of personal property.
(1)
Except as otherwise noted in this chapter, no personal property, including tires, shall be stored outside or under any mobile home, or within carports which are open on any side.
(2)
Bicycles and motorcycles may be parked in carports. Seasonal outdoor storage of outdoor cooking grills is permitted so long as they are kept on either a finished wooden deck, a concrete or bituminous asphalt patio or equivalent type of surface associated with the home.
(3)
Storage sheds with a maximum area of 144 square feet may be placed upon any individual mobile home site for the storage of personal property.
(4)
Towing mechanisms shall be removed from all homes at the time of installation and stored so as not to be visible from the exterior of the community. Towing mechanisms, including axles, may, however, be stored under manufactured homes within a community.
E.
A manufactured home shall be used only as a single-family dwelling. This provision shall not be construed to preclude the siting of model manufactured homes on licensed sites in a manufactured housing community.
F.
No manufactured home shall be occupied for dwelling purposes unless it is placed on a site or lot and connected to water, sanitary sewer, electrical, and other facilities as may be necessary, prior to Building Official inspection and approval.
G.
New or pre-owned manufactured homes, which are to remain on-site in the manufactured housing community, may be sold by the resident, owner or a licensed dealer or broker, provided that manufactured housing development management permits the sale.
H.
The owner or operator of any community shall be responsible for all street maintenance within the confines of the community and shall be responsible for all snow removal within the confines of the community and shall be responsible for picking up trash and garbage within the confines of the community.
J.
Individual fuel oil, liquid petroleum, or other fuel tanks or combustible personal property shall not be permitted to be stored in or under any home.
K.
Each home site shall be provided with approved garbage containers that meet the requirements of the Manufactured Housing Commission. The containers shall be kept in sanitary conditions at all times. It shall be the responsibility of the community operator to ensure that all garbage containers do not overflow and to ensure that all areas within the community are maintained free from any trash or other discarded materials.
L.
Every community shall be equipped with fire extinguishment equipment in good working order, with type, size and number so located as to be in compliance with Rule 702a of the Manufactured Housing Commission Rules.[5] Each fire extinguisher shall be periodically examined and kept at all times in a usable condition in compliance with the regulations of the State Police, Fire Marshal Division.
[5]
Editor's Note: See Mich Admin Code, R 125.1702a.
§ 450-9.06 Review and approval of preliminary manufactured housing community plans.
A.
Review. Prior to the establishment of a new manufactured housing community, an expansion of a manufactured housing community, or construction of any building within the community not previously approved, a plan shall be presented to the Planning Commission for its review and approval.
B.
Application. All plans submitted to the Planning Commission for review under this section shall contain the following information; provided, however, that detailed construction plans shall not be required to be submitted to the Township.
(1)
The date, North arrow and scale. The scale shall not be less than one inch equals 50 feet for properties under three acres and at least one inch equals 100 feet for those three acres or more.
(2)
All site and/or property lines are to be shown in dimension.
(3)
The location and height of all existing and proposed structures on and within the subject property, and existing within 100 feet of the subject property.
(4)
The location and dimensions of all existing and proposed internal drives, sidewalks, curb openings, signs, exterior lighting, parking areas (showing dimensions of a typical parking space), unloading areas, community buildings, open space and recreation areas.
(5)
The location and the pavement and right-of-way width of all abutting roads, streets, or alleys.
(6)
The name and firm address of the professional civil engineer, registered landscape architect, landscaping firm, or architectural firms responsible for the preparation of the site plan.
(7)
The name and address of the property owner and developer.
(8)
The location of all rubbish receptacles and landscaping and the location, height, and type of fences and walls.
(9)
Location of all fire hydrants, if applicable.
(10)
The number of manufactured housing sites proposed.
(11)
The submittal shall contain a narrative of the arrangements to be made for water supply and sewage disposal service, including approximate capacity, source of water supply, discharge points for sewage disposal, and description of stormwater management facilities.
(12)
Utility and other easements.
(13)
Existing wetlands.
(14)
Proposed sign locations.
(15)
All required setbacks and separation distances.
C.
Fee. Fees for the review of a manufactured housing community plan shall be established by resolution of the Township Board.
D.
Decision. The plan shall be reviewed by the Planning Commission for compliance with the design standards for manufactured housing communities contained in this chapter, and the Rules of the State Manufactured Housing Commission. If it is determined that the manufactured housing community complies with this chapter and the Rules, it shall be approved.