The Residential Mobile Home District (R-3) is intended to provide for the location and regulation of mobile home parks. It is intended that mobile home parks be provided with necessary community services in a setting that provides a high quality of life for residents. These districts should be located in areas where they will be compatible with adjacent land uses.

The regulations established by state law (Michigan Public Act 96 of 1987, as amended) and the Manufactured Housing Commission rules govern all mobile home parks. When regulations in this article exceed the state law or the Manufactured Housing Commission rules they are intended to insure that mobile home parks meet the development and preliminary plan standards established by this article for other comparable residential development and to promote the health, safety and welfare of the Village residents.

Principal uses and structures. In all areas zoned Residential (R3), no buildings shall be erected, used, or structurally altered, nor shall the land or premises be used, in whole or in part, except for one or more of the following principal permitted uses:

Accessory uses and structures. The following uses and structures accessory to principal uses and structures in the R-3 District shall be permitted, subject to the provisions in § 370-123:

Permitted uses with special standards. In all areas zoned Residential R-1, R-2, and R-3 Districts, the following uses are permitted, subject to the conditions specified for each use as set forth in § 370-123.

Conditional land uses. The following uses may be permitted by the Village Council, upon recommendation by the Village Council, subject to the conditions specified for each use; review and approval of the site plan by the Planning Commission; any special conditions imposed by the Planning Commission that are necessary to fulfill the purposes of this chapter.

Preliminary plan review.

Application filing. Any person requesting any action or review under the provisions of this chapter shall file an application on the forms provided by the Village. The information required shall be typed or legibly written on the form or on separate sheets attached to the form. The application should contain the following items:

Optional pre-filing conference. Applicants may request to meet with Village staff, including any consultants designated by the Village Council, to preliminarily review applications prior to filing. Such pre-filing conferences are intended to assist the applicant and facilitate the future review and approval of the application. However, no suggestions, recommendations, or other comments made by Village officials, staff or consultants at such conferences shall constitute approval of any application.

Planning Commission action. The Planning Commission shall review all applications at a public meeting. The Planning Commission shall consider all recommendations of the staff and consultants. Pursuant to Section 11 of Public Act 96 of 1987, as amended, the Planning Commission shall take action on the preliminary plan and/or site plan within 60 days after the Village stamps a plan meeting all of the requirements of this section as being officially received. All applications that the Planning Commission has been charged with the authority to approve under the provisions of this chapter shall be approved, denied, or approved subject to conditions. The Planning Commission may table an application for further study or to obtain additional information, provided that final action is taken within the sixty-day review period.

Filing fees.

Minimum requirements. Mobile home parks shall be subject to all the rules and requirements as established and regulated by Michigan law, including, by way of example, Act 96 of 1987, as amended, and the Manufactured Housing Commission rules and, in addition, shall satisfy the following minimum requirements.

Parcel size for overall park. The minimum parcel size for mobile homes shall be 20 acres.

Minimum site size. Mobile home parks shall be developed with an average site size of 5,500 square feet Individual sites may be reduced to as small as 4,400 square feet, provided that for every square foot of land gained through such reduction, at least an equal amount of land shall be dedicated as open space for the collective use and enjoyment of all mobile home park residents. This open space shall be in addition to the open space required under the Manufactured Housing Commission rules in effect at the time the proposal is submitted.

Setbacks. Mobile homes shall comply with the following minimum distances and setbacks:

Maximum height. Buildings in the R-3 District shall not exceed two stories or 35 feet in height, whichever is less; storage sheds or service buildings shall not exceed one story or 15 feet in height, whichever is less.

Roads. Roads shall satisfy the minimum dimensional, design, and construction requirements in the Manufactured Housing Commission rules, except as follows:

Parking.

Sidewalks. Concrete sidewalks having a minimum width of four feet shall be provided on at least one side of collector streets in the mobile home park.

Accessory buildings and facilities.

Open space. Open space shall be provided in any mobile home park containing 50 or more mobile home sites. A minimum of 2% of the park's gross acreage shall be dedicated to well drained, usable open space, provided that a minimum of 25,000 square feet of contiguous open space shall be provided.

Landscaping.

Storm drainage. All developed portions of the mobile home park shall be served by adequate storm drainage facilities, designed and constructed in accordance with applicable requirements of Part 4 of the Michigan Department of Environmental Quality Mobile Home Parks and Seasonal Mobile Home Parks Rules.

Telephone and electric service. All electric, telephone, cable TV and other lines within the park shall be underground.

Sale of mobile homes. 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 the manufactured housing development management permits the sale.

Planned unit development. Planned unit development may be permitted in the Residential R-3 District as a means to achieve the basic intent of this district, in accordance with Article XVII.