Grosse Ile Township
City Zoning Code
City Zoning Code
ARTICLE 5
R-4 Mobile Home Park District
[Ord. No. 286, effective 4-16-2000]
285-5.1 Intent.
The Mobile Home Park District is intended to provide standards to permit the location of mobile homes in a planned park setting. It is intended that, at minimum, such districts shall have the following characteristics:
Facilities for continual, long-term, permanent residential use, rather than for recreational and/or transient travel trailer use;
Adequate space and facilities so as to provide healthy living conditions for the occupants; and
An interior road system that provides safe and adequate access to each mobile home site.
Criteria for land allocation. It is intended that the allocation of land for mobile home park uses be based on the determination of need, the availability of public facilities and services, and in consideration of the impact on the environment and surrounding properties. Mobile home park districts are typically located so as to provide a transition between nonresidential districts and nearby single-family districts.
285-5.2 Permitted uses.
Principal uses. In the Mobile Home Park District no building shall be erected and no building or land shall be used except for the following uses, unless otherwise permitted in this chapter, and subject to the standards and requirements set forth herein and in Michigan Public Act 419 of 1976, as amended:
Mobile home parks containing sites for the permanent location of mobile homes.
Essential services.
Land designated for the following specific public uses:
Accessory buildings and uses. The following accessory buildings and uses shall be permitted, subject to the provisions set forth in § 285-19.11:
Accessory buildings, structures and uses customarily incidental to any of the principal uses, when located on the same property and not involving any business, profession, trade or occupation other than those specifically permitted in the Mobile Home Park District in accordance with Michigan Public Act 419 of 1976, as amended, shall be permitted.
Garage or carport facilities designed and used for the storage of vehicles owned and used by the occupants of the primary residence shall be permitted.
A private swimming pool and tennis courts, for the exclusive use of the residents of the mobile home park and their gratuitous guests, shall be permitted. Swimming pools shall be constructed and fenced in accordance with Chapter 241, Swimming Pools.
Off-street parking and storage shall be permitted as follows:
One unoccupied house trailer, small utility trailer, or service truck with a maximum capacity of one ton, provided such vehicle is the property of the occupant, has a current year's license, and is stored within a garage or within a designated area in the approved site plan;
Boats, provided any such boat is either stored in a garage or within a designated area in the approved site plan and on a trailer or cradle, and provided further that any such boat is protected so as to prevent children from playing on or around it; and
Passenger vehicles which are the property of the residents of the mobile home park, provided all such vehicles are licensed for the current year.
Satellite dish antennas for noncommercial use shall be permitted in the rear yards of mobile home park districts, subject to the following provisions:
Only one dish antenna shall be permitted on each R-4 parcel;
Dish antennas shall not be located where they will block fire lanes or utility easements or obstruct the view from windows in existing adjoining buildings;
A clearance of at least six feet shall be maintained between a satellite dish antenna and side lot line; and
A building permit shall be obtained prior to construction or installation of a satellite dish antenna.
A building containing recreation facilities, meeting rooms, and other services for the exclusive use of residents of the mobile home park and their gratuitous guests, in accordance with the following provisions, shall be permitted:
Each mobile home may have one outdoor utility building which shall not exceed eight feet in width, eight feet in depth, and six feet in height.
State-licensed residential facilities shall be subject to special land use review and approval wherever applicable state laws provide for local zoning approval.
Uses not permitted. Nonresidential uses shall not be permitted in any mobile home or building or on the premises of a mobile home park. However, the operation of the park and its incidental services, such as the in-park sale of a mobile home by a tenant or licensed dealer or broker, shall not be denied by the Township.
285-5.3 Required conditions.
Site plan review. Submission of a site plan for review and approval by the Planning Commission shall be required, in accordance with the provisions set forth in Article 21 and Michigan Public Act 419 of 1976, as amended, prior to issuance of a building permit and development in the Mobile Home Park District.
Public access and vehicular circulation.
All mobile home parks shall have direct access onto a public hard-surfaced road, except that indirect access onto a public hard-surfaced road may be permitted where the Planning Commission determines that such an alternative would promote traffic safety and would not cause undue disruption to adjacent uses.
The street system in the mobile home park shall provide convenient vehicular circulation from the public road to every mobile home park site and to all other facilities in the mobile home park.
All streets in the mobile home park shall conform to the construction, design, and lighting standards set forth in the Michigan Department of Commerce, Mobile Home Commission Rules.
The internal roadway, driveways, and parking areas shall be curbed and consist of hard-surfaced concrete, blacktop, or equivalent in accordance with current Mobile Home Commission Rules. Mountable or integral curbs may be used.
Common open space.
Common open space shall be provided and shall cover a total area of not less than 500 square feet per dwelling unit or a minimum of 25,000 square feet per development, whichever is greater. In order to attain this standard, the developer may use the area obtained through lot reduction, as set forth in § 285-5.4B(1) herein and Rule 946 of the Mobile Home Commission Rules.
All optional improvements for open space shall comply with the current Mobile Home Commission Rules published by the Michigan Department of Commerce.
Off-street parking and loading area requirements.
A minimum of two off-street parking spaces shall be provided for each mobile home site.
Off-street parking for visitors at the rate of one parking space for every three mobile home sites shall also be provided.
One parking space for each 200 square feet of building area shall be provided for accessory buildings, structures, or buildings.
Required parking shall be located no farther than 200 feet from the structures it is intended to serve.
Parking areas shall be designed in accordance with current Mobile Home Commission Rules. The internal roadway, driveways, and parking areas shall be curbed and consist of hard-surfaced concrete, blacktop, or equivalent in accordance with current Mobile Home Commission Rules. Mountable or integral curbs may be used.
If provided, loading areas shall be located only at the rear of a building. In no instance shall loading areas be located where they will interfere with parking or ingress and egress to any building.
Outside storage.
The outside storage of materials, equipment, and supplies shall be allowed only when such storage areas are shown on the site plan. Such storage areas shall be located in the rear yard and shall be screened from view from all roadways. Screening shall consist of opaque screening or evergreen landscape screening in accordance with Article 13.
No storage of any kind of combustible material shall be permitted beneath a mobile home.
Landscaping and buffering.
Submission of a landscape plan to the Planning Commission for review and approval shall be required. The landscape plan shall specify plant materials and landscape treatment, based on requirements set forth in Article 13. The landscape plan shall be a part of or accompany the site plan.
A landscaped greenbelt at least 10 feet in width shall be provided along the entire perimeter of any mobile home park, except where ingress and egress drives are located.
Mobile home parks shall be screened from view from any adjoining residentially zoned or used property.
Each mobile home site, except for the area designated for the mobile home pad, shall be planted with sod or other suitable ground cover or plant materials.
Grading requirements. Any grading, excavating, filling, land balancing, or similar activity shall require a grading permit and shall conform to the grading regulations set forth in Chapter 124, Grading.
[Amended 7-22-2002]
Sign regulations. All signs shall conform to the regulations set forth in Article 16.
Individual mobile homes shall conform to the sign regulations that are applicable to single-family residences.
Accessory buildings, such as a management office or common buildings, are permitted to have two identification signs, each of which may be up to five square feet in area.
One identification sign is permitted at each entrance to the mobile home park. Each such sign shall be set back at least 10 feet from the road right-of-way and shall not exceed 12 square feet in area.
Covered trash receptacles. All mobile home park refuse storage and disposal shall be in accordance with Rules 325.3351 through 325.3354 of the Michigan Department of Public Health Mobile Home Park Standards. If outside trash receptacles are proposed, such receptacles must be surrounded on three sides by wood or masonry screen walls which shall be at least one foot higher than the height of the trash receptacle. The fourth side of the trash receptacle enclosure shall be equipped with an opaque lockable gate at the same height as the screen wall.
Sidewalks.
Hard-surfaced sidewalks shall be provided throughout every mobile home park so as to provide a complete pedestrian circulation system. Such sidewalks shall not be less than four feet in width nor less than four inches in thickness.
Secondary walkways, such as walkways from each mobile home entrance to the primary walkway system, shall not be less than three feet in width and four inches thick of hard-surface material.
Lighting. All lighting used to illuminate buildings, signs, off-street parking, and other parts of a mobile home park shall conform to Rules 929 and 932 of the Mobile Home Commission Rules. Such lighting shall be shielded or installed so the light is directed away from adjoining properties or traffic.
Utilities.
Water systems and sanitary sewers shall comply with the current Michigan Department of Public Health Mobile Home Park Standards.
Mobile home parks shall be provided with fire hydrants as required to meet the standards of the Grosse Ile Fire Department.
Electrical and telephone distribution lines shall be installed underground pursuant to Rules 603(d), 932, 933 and 940 of the Mobile Home Commission Rules.
Mobile home installations.
Each mobile home site shall be provided with appropriate pillars and each mobile home shall be anchored with an approved anchoring system in accordance with current Mobile Home Commission Rules.
Skirting shall be required on all mobile homes. Such skirting shall be vented, fire-resistant, and equipped with access panels and comply with current Mobile Home Commission Rules.
Patio area. If a mobile home is provided with an outdoor patio, such patio shall be at least 150 square feet in area, conveniently located near an entrance to the mobile home, and placed in a location that provides a usable outdoor living space to supplement the interior space of the mobile home.
Inspection by the Township. Prior to initial occupancy, each mobile home site shall be inspected by the appropriate Township officials to determine compliance with the standards set forth in this article and in the current Mobile Home Commission Rules.
285-5.4 Area and bulk regulations.
The minimum parcel size for the mobile home park as a whole shall be 15 acres with a minimum of 60 pads.
Sites for individual mobile home units shall average 6,500 square feet in size. This standard may be reduced in accordance with the following provisions:
For each square foot of land gained through the reduction of a site below 6,500 square feet, at least an equal amount of land shall be dedicated as open space, provided that in no instance shall the open space and distance requirements be less than required under R 125.1946, Rule 946, and R 125.1941 and R 125.1944, Rules 941 and 944 of the Michigan Administrative Code.
In no instance shall an individual site be reduced below 5,500 square feet in size.
Minimum lot width shall be 40 feet.
Setbacks.
Required screening, greenbelts, and landscaping may be located in the setback area. All setbacks shall be measured from the park boundary line, except where the park is adjacent to a street or road, in which case the street or road right-of-way shall be considered the same as the park boundary line.
Mobile homes and other structures shall be set back a minimum of 30 feet from the edge of all internal roadways in the mobile home park.
A minimum distance of 60 feet shall be provided from the rear of one mobile home to the rear of adjacent mobile homes.
A minimum distance of 20 feet shall be provided from the side of one mobile home to the side of adjacent mobile homes.
No structure in a mobile home park shall exceed 20 feet or one story in height.