Lapeer City Zoning Code
ARTICLE V
Manufactured Home Park Districts
§ 7-5.01 Intent.
The purpose of the MHP Manufactured Home Park District is to give recognition to the fact that manufactured homes can provide satisfactory living conditions provided certain minimum standards are maintained. Manufactured home parks possess site development, use and density characteristics and private drive systems similar to multiple-family residential development. They are, in this chapter, provided for as a transitional use between nonresidential development and residential districts or between multiple-family residential districts and single-family residential districts.
§ 7-5.02 Schedule of uses.
Buildings or land shall be not used and buildings shall not be erected except for one or more of the following specified uses, unless otherwise provided for in this chapter. Land and/or buildings in the districts indicated at the top of Table 7.05.1 may be used for the purposes denoted by the following abbreviations:
Key: |
Permitted Use (P): Land and/or buildings in this district may be used for the purposes listed by right. |
Special Land Use (SLU): The following uses may be permitted by obtaining special land use approval when all applicable requirements in Article XIII, Use Requirements, and the standards of § 7-19.04, Review standards, are met. |
Additional requirements: Indicates requirements or conditions applicable to the use. |
Table 7.05.1: Manufactured Home Park Districts Schedule of Uses | ||
|---|---|---|
Use | MHP | Additional Requirements |
Residential Uses | ||
Manufactured homes | P | — |
Public and Institutional Uses | ||
Community buildings for use by the tenants of the manufactured home park as well as recreation areas and playgrounds | P | — |
Utility buildings for laundry facilities and auxiliary storage space for manufactured home tenants | P | — |
Finance, Insurance, Real Estate and Professional Uses | ||
One office building to be used exclusively for conducting the business operation of the manufactured home park | P | — |
NOTES: | |
1 | The selling of new and/or used manufactured homes as a commercial operation in connection with the operation of a manufactured home development is prohibited. New or used manufactured homes located on lots within the manufactured home development to be used and occupied within the manufactured home park may be sold by a licensed dealer and/or broker. This section shall not prohibit the sale of a new or used manufactured home by a resident of the manufactured home development provided the development permits the sale. |
§ 7-5.03 Area, height, and placement requirements.
All lots and buildings shall meet the following dimensional requirements:
Manufactured Home Park Districts: Schedule of Area, Height, and Placement Requirements (Table 7.05.2) | |||||||
|---|---|---|---|---|---|---|---|
Zoning District | Minimum Lot1 | Maximum Building Height (feet) | Minimum Setbacks2, 3, 4 (feet) | ||||
Area (square feet) | Width (feet) | Front | Side Yards | Rear | |||
Least 1 | Total 2 | ||||||
MHP | 5,500 | 50 | — | — | — | — | — |
Footnotes to Table 7.05.2 | |
1 | The site area may be reduced to not less than 4,400 square feet, provided that for each square foot of reduction in site area, at least a corresponding amount of open space land be established for common use. The reduction permitted in sale areas does not infer any reduction in the minimum spacing requirements between manufactured homes as required by the State Manufactured Housing Commission. |
2 | All manufactured homes shall comply with State Manufactured Housing Commission requirements with respect to the space between homes and other facilities. |
3 | A setback of at least 50 feet shall be provided between any manufactured home and an office building, community center or service building and any abutting public thoroughfare right-of-way line. This area shall be maintained as an open landscape area. |
4 | A setback of at least 25 feet, the computation of which shall include the ten-foot required distance established in Rule 944(1) of the Manufactured Housing Commission Rules, shall be provided between any manufactured home, office building, community center or service building and any other exterior property line. This latter setback area may be used as yard areas for permitted buildings. This area may also be used for parking subject to the screening requirements of § 7-15.02F. This area may also be part of the required open space when it is part of a functionally usable open space area. |
§ 7-5.04 Review and approval.
A.
The proposed site plan for the manufactured home park shall be submitted to the Planning Commission for their review and approval prior to any consideration. The Planning Commission, in reviewing the site plan, shall utilize the provisions of Article XVIII, Site Plan Review, in evaluating the site plan. In utilizing the standards of Article XVIII, the Planning Commission shall apply the development standards below as well as those considerations which relate to the City's needs in furnishing necessary emergency services to the manufactured home park and/or providing safe and convenient pedestrian and vehicular movements in relation to adjacent properties and public thoroughfares. The suggestion of any changes or modifications shall be based on such reasonable requirements as are applied to the review and approval of all other uses in the City. Any items determined to be undesirable or inadequate shall be made known to the applicant and a copy of such objections shall immediately be forwarded to the State Manufactured Housing Commission for their consideration in reviewing the proposed manufactured home park plans.
B.
The City Engineer shall also review the proposed park plans with respect to drainage patterns to adjacent properties, water and sewage needs which would be generated, and the City's ability to accommodate such manufactured home park needs. In addition, any connections to municipal facilities shall meet applicable City Engineering design requirements. A copy of any deficiencies noted shall be transmitted immediately, with the recommendations of the Planning Commission, to the State Manufactured Housing Commission.
§ 7-5.05 Development standards.
A.
Access. Access to any manufactured home park shall be to an arterial or collector street as designated on the Master Plan. The intent being to avoid higher-density traffic movements through existing or planned single-family developments. An emergency means of ingress and egress to a manufactured home park, not used for general access, may be permitted to other than a major thoroughfare.
B.
Principal vehicular access points. Principal vehicular access points shall be designed to encourage smooth traffic flow with controlled turning movements to minimize hazards regarding vehicular and pedestrian traffic. Merging and turnout lanes and/or traffic dividers shall be required where existing or anticipated heavy flows indicate need. In general, minor streets shall not be connected with streets outside the district in such a way as to encourage the use of such minor streets by substantial amounts of through traffic. No lot within the park shall have direct vehicular access to a street bordering the development.
C.
Access for pedestrians and cyclists. Access for pedestrians and cyclists entering or leaving the park shall be by safe and convenient routes. Such ways need not be adjacent to or limited to the vicinity of vehicular access points. Where there are crossings of such ways and vehicular routes at edges of planned developments, such crossings shall be safely located, marked, and controlled; and where such ways are exposed to substantial vehicular traffic at edges of neighborhoods, safeguards may be required to prevent crossings except at designated points. Bicycle paths, if provided, shall be so related to the pedestrian way system that street crossings are combined with bicycle crossings.
D.
Protection of visibility: automotive traffic, cyclists, and pedestrians.
(1)
No material impediment to visibility more than 2.5 feet above curb level shall be created or maintained at the intersection of any street in the manufactured home park.
(2)
Where there is pedestrian or bicycle access from within the park to a street by paths or across yards or other open space without a barrier to access the street, no material impediment to visibility more than 2.5 feet above curb level shall be created or maintained.
E.
Size of parcel. Manufactured home parks shall not be permitted on parcels of less than 15 acres in area.
F.
State requirement. All manufactured home park development shall further comply with Act 96 of the Public Acts of Michigan, 1987, the Mobile Home Commission Act (MCLA § 125.2301 et seq.).
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
G.
Open space. Manufactured home parks shall provide land for open space use by residents of the park. These areas shall be so located and arranged that they functionally serve the residents to be served and meet or exceed Manufactured Housing Commission rules, as adopted.
H.
Outside storage.
(1)
The outside storage of household effects, other than normal patio furniture, etc., is prohibited. The storage of recreational vehicles, i.e., boats, campers, trailers, motor homes, snowmobiles on manufactured home sites and/or required parking spaces for longer than 48 hours is also prohibited.
(2)
The storage or parking of recreational vehicles, motor homes, boats, snowmobiles, or other vehicles or items ordinarily towed, driven or used for a special purpose, if storage or parking of such is permitted in the manufactured home park, shall be in accordance herewith. The storage of the vehicles or items in the manufactured home development is specifically prohibited except in the storage area. The storage area shall be screened by solid-type fence five feet in height around its perimeter or by some other similar screening device.
I.
Utilities. All utility connections shall comply with state and local codes.
J.
Trees and landscaping.
(1)
Each manufactured home site shall be provided with a tree at least 1 1/2 inches in caliper or 10 feet in height at the time of planting.
(2)
The manufactured home park developer is also encouraged to provide trees and other landscape improvements on the individual manufactured home sites and in the open space areas which will create an aesthetically pleasing and functional environment.
K.
Exterior yards for manufactured home parks minimum requirements; occupancy. The following requirements and limitations shall apply to yards at the outer edges of manufactured home parks:
(1)
Along public streets. Where manufactured home parks adjoin public streets along exterior boundaries, a yard at least 25 feet in minimum dimensions shall be provided adjacent to such streets. Such a yard may be used to satisfy open space depth requirements for individual dwellings, but shall not contain carports, recreational shelters, storage structures, or any other similar structures. No direct vehicular access to individual lots shall be permitted through such yards, and no group parking facilities or active recreation areas shall be allowed therein.
(2)
At edges of other residential districts (other than at streets or alleys). Where manufactured home parks are so located that one or more boundaries are at the edges of residential districts and adjoining neighboring districts without an intervening street, alley, or other permanent open space at least 20 feet in width, an exterior yard at least 20 feet in minimum dimension shall be provided. Where the adjoining district is residential, the same limitations on occupancy and use of such yards shall apply as stated above concerning yards along public streets. Where the adjoining district is nonresidential, such yards may be used by group or individual parking; active recreation facilities, or carports, recreational shelters, or storage structures.
(3)
Ways for pedestrians and/or cyclists in exterior yards. In any exterior yard, required or other, ways for pedestrians and/or cyclists may be permitted if appropriately located, fenced, or landscaped to prevent potential hazards arising from vehicular traffic on adjacent streets or other hazards and annoyances to users or to occupants of adjoining property. Such approved ways in such locations shall be counted as common recreation areas and may also be used for utility easements.
L.
Yards, fences, walls, or vegetative screening at edges of manufactured home parks. Along the edges of manufactured home parks, walls or vegetative screening shall be provided according to the standards as provided by § 7-15.03, Fences and walls, to protect residents from undesirable views, lighting, noise, or other off-site influences. In particular, extensive off-street parking areas and service areas for loading and unloading other than passenger vehicles, and for storage and collection of trash and garbage, shall be screened as provided by § 7-15.06, Waste receptacles.
M.
Internal relation. The site plan shall provide for safe, efficient, convenient, and harmonious groupings of structures, uses, and facilities, and for appropriate relation of space inside and outside buildings to intended uses and structural features. In particular:
(1)
Streets, drives, and parking and service areas. All streets shall be provided with concrete paved curbs and gutters. All streets, drives, parking areas, and service areas shall provide safe and convenient access to dwelling units, park facilities, service and emergency vehicles; however, streets shall not be so laid out as to encourage outside traffic to traverse the park nor occupy more land than is required to provide access to each parcel, nor create unnecessary fragmentation of the park into small blocks. In general, block size shall be the maximum consistent with use, the shape of the site, and the convenience and safety of the occupants.
(2)
Vehicular access to streets. On-street parking shall not be permitted. Vehicular access to streets from off-street parking areas may be direct from dwellings if the street or portion of the street serves 50 units or less. Determination of units served shall be based on normal routes anticipated for traffic. Along streets or portions of streets serving more than 50 dwelling units, or constituting major routes to or around central facilities, access from parking and service areas shall be so combined, limited, located, designed, and controlled as to channel traffic conveniently, safely, and in a manner that minimizes marginal traffic friction, and direct vehicular access from individual dwellings shall generally be prohibited.
N.
Ways for pedestrians and cyclists; use by emergency, maintenance or service vehicles.
(1)
Walkways shall form a logical, safe, and convenient system for pedestrian access to all dwellings, project facilities, and principal off-street pedestrian destinations. Maximum walking distance between dwelling units and related parking spaces, delivery areas, and trash and garbage storage areas intended for use of occupants shall not exceed 100 feet.
(2)
Walkways to be used by a substantial number of children as play areas, routes to school, bus stops, or other destinations shall be so located as to minimize contacts with normal automotive traffic. If substantial bicycle traffic is anticipated and an internal walkway system is provided away from streets, bicycle paths shall be incorporated in the walkway system. Street crossings shall be held to a minimum in such walkways and shall be located and designed to provide safety, and shall be appropriately marked. Ways for pedestrians and cyclists appropriately located, designed, and constructed may be combined with other easements and used by emergency, maintenance, or service vehicles but shall not be used by other automotive traffic.
O.
Protection of visibility: automotive traffic, cyclists, and pedestrians.
(1)
Protection of visibility in internal site planning shall be provided at the intersections of any streets in the manufactured home park within triangular areas formed by the intersecting edges of the road edge (projected where corners are rounded) and a line joining points 35 feet along both intersecting edges from such point of intersection (see Figure 7.05.1.).
(2)
At driveways serving parking bays with 10 or more spaces, similar visibility triangles shall be maintained. At driveways, the required visibility triangle shall consist of the area within the intersection edges of the road edge (projected) and a line joining points 15 feet along both intersection edges from such point of intersection (see Figure 7.05.2.).
Figures 7.05.1 and 7.05.2  |
P.
Streets.
(1)
Streets that are to be dedicated to the City, if any, shall be dimensioned and improved in accordance with City Construction Specifications.
(2)
For other streets, required paving widths shall be as follows, based generally on a moving lane width of 10 feet for collector streets and nine feet for minor streets. As an exception to these general rules, one-way minor streets serving less than 20 lots, and one-way driveways to parking bays containing less than 10 parking spaces, shall have a minimum pavement width of 18 feet. Driveways to parking bays containing 10 or more parking spaces shall be 20 feet in pavement width in accordance with Table 7.05.3.
Table 7.05.3: Manufactured Home Park Districts Required Street Paving | ||
|---|---|---|
Parking Street Class | Paving Width Permitted | Minimum (feet) |
Minor, one-way (serving less than 20 lots) | None | 18 |
Minor, two-way (serving 50 lots or less) | None | 20 |
Collector (serving more than 50 lots) | None | 24 |
(3)
Culs-de-sac with a radius of not less than 45 feet shall be provided on all no outlet streets.
Q.
Placement of underground utilities. It shall be the responsibility of the manufactured housing park developer/owner in concert with all utility providers to assure that all utilities are placed underground at the time of the initial construction as well as during any future construction for the life of the manufactured housing park.
R.
Outdoor lighting. All streets shall have lighting in accordance with the current illuminating engineering society standards.
S.
Skirting and anchoring. Each occupied manufactured home shall be skirted and anchored with materials meeting Manufactured Housing Commission specifications.
T.
Other requirements. See Article XIV, General Provisions, and Article XV, General Site Development Requirements, for additional requirements.