The purpose of the Manufactured Housing Residential District (MHRD) is to provide a district where manufactured housing developments and mobile home parks are allowed after special approval for additional variety in housing opportunities and choices in appropriate locations. Manufactured Housing Residential Districts (MHRD) are characterized by structures of a relatively high density which are replaced periodically and dwelling units which are permitted by State law to exist without conforming to local codes and ordinances applicable to other dwelling units.

   Because the Manufactured Housing Residential District (MHRD) possesses site characteristics similar to multiple-family residential development and because they typically develop with private streets and utility systems, thereby creating an interruption in the continuity of the local streets and utility systems, they are not compatible when located in an otherwise single-family area. Therefore, in this Zoning Code, Manufactured Housing Residential Districts (MHRD) are intended to be located so as to provide a transition of use between extensive nonresidential districts (Industrial and Business Districts) and other residentially zoned districts.

(Res. 98-529A. Passed 12-21-98.)

In a Manufactured Housing Residential District (MHRD), no use shall be permitted, unless otherwise provided in this Zoning Code, except the following:

   (a)   All principal permitted uses in the Single Family Residential District (SFRD) as set forth in Section 1268.02, Principal Permitted Uses, subject to the terms and conditions therein.

   (b)   All uses permitted after special approval in the Single Family Residential District (SFRD), as set forth in Section 1268.03, Uses Permitted After Special Approval, and subject to the terms and conditions therein, except as otherwise provided in this chapter.

   (c)   All principal permitted uses in the Multiple Family Residential District (MFRD) as set forth in Section 1270.02, Principal Permitted Uses, subject to the terms and conditions therein.

   (d)   Manufactured housing developments and mobile home parks, in accordance with the standards of Section 1272.04, Required Standards, in addition to the applicable requirements of Act 243 of the Public Acts of 1959, as amended, and Act 96 of the Public Acts of 1987, as amended, provided that such developments meet the standards and conditions and all other provisions of this Zoning Code and other ordinances of the City.

   (e)   Off-street parking in accordance with Chapter 1290, Off-Street Parking and Loading.

(Res. 98-529A. Passed 12-21-98.)

In a Manufactured Housing Residential District (MHRD), the following uses may be permitted, subject to the applicable site design standards of Section 1296.02, Site Design Standards for Uses Permitted After Special Approval, and subject, further, to the approval of Council after recommendation from the Planning Commission in accordance with the processing procedures in Section 1262.08, Powers of Council Re Special Approvals:

   (a)   All uses permitted after special approval in the Multiple Family Residential District (MFRD), as set forth in Section 1268.03, Uses Permitted After Special Approval, and subject to the terms and conditions therein.

   (b)   Planned unit developments of a predominantly multiple-family residential character in accordance with the standards of Chapter 1288, Planned Unit Developments.

   (c)   Home occupations in which customers or patrons visit the site for the provision of goods and services.

(Res. 98-529A. Passed 12-21-98.)

   (a)   Review Standards. In addition to the standards of this chapter, the Planning Commission and Council shall consider the following standards when considering an application for a manufactured housing development or a mobile home park. Wherever the standards and requirements of this chapter shall exceed State and Federal requirements, the standards of this chapter shall apply:

   (1)Whether the proposal meets all the design standards of this chapter, other applicable local codes, regulations, and ordinances, and applicable State and Federal requirements.

   (2)Whether the proposed development can be reasonably expected to constitute a health hazard or public nuisance to adjacent properties because of inappropriate or inadequate sanitation and/or drainage facilities.

      (3)   Whether the traffic characteristics of the proposed development can be expected to create a hazard or cause traffic operations of adjacent public streets to result in an unacceptable level of service.

   (b)   General Requirements and Procedures.

      (1)   Land and/or buildings in a manufactured housing development or mobile home park may be used for manufactured or mobile homes located in a State-licensed manufactured or mobile home park, and any accessory buildings, structures, and uses.

      (2 )   The parking of more than one (1) manufactured or mobile home on a single parcel of land or on two (2) or more adjoining parcels of land under common ownership shall be illegal, unless such parcel or parcels of land shall have been approved as a licensed manufactured or mobile home park under these Codified Ordinances.

      (3)   The “manufactured/mobile home park occupancy permit” shall be issued by the Building Superintendent only after inspection of the premises, and after making a finding that the conditions as set forth below have been fulfilled and complied with by the developer. The Planning Commission shall require the submission of a performance bond covering the cost of the necessary improvements, provided that such improvements are completed within six (6) months from the date of the request for the permit.

      (4)   All applications for manufactured housing developments or mobile home parks must be approved by Council, upon the recommendation of the Planning Commission, in accordance with the provisions of this chapter.

   (c)   Design Standards. All manufactured housing developments or mobile home parks shall be designed and developed in accordance with the following requirements:

      (1)   The minimum site size for a manufactured housing development or a mobile home park shall be ten (10) acres.

      (2)   All manufactured or mobile homes shall have a minimum width of twenty (20) feet across any horizontal surface, exclusive of carports or overhangs.

      (3)   The maximum height of manufactured or mobile homes shall be twenty (20) feet; accessory buildings shall not exceed fourteen (14) feet in height.

      (4)   Streets and sidewalks within a manufactured housing development or mobile home park shall meet the requirements of the Michigan Manufactured Housing Commission.

      (5)   Each manufactured or mobile home shall have two (2) off-street parking spaces which shall be paved and shall not obstruct access along required sidewalks.

      (6)   Each manufactured or mobile home lot, exclusive of streets, shall have a minimum size of four-thousand, five-hundred (4,500) square feet, and a minimum width of forty-five (45) feet, increased to fifty-five (55) feet for corner lots. The minimum area of such lots shall be calculated exclusive of streets, public sidewalks, other required facilities and common or recreation areas. Not more than one (1) manufactured or mobile home shall be parked on any one (1) lot, and no manufactured or mobile home shall be occupied by more than one (1) family.

      (7)   All manufactured or mobile homes and accessory buildings shall be set back a minimum of twenty-five (25) feet from any property line or public street right-of-way.

      (8)   The minimum setback between any part of any manufactured or mobile home and/or structure permanently or temporarily attached thereto (excluding hitch), or used in conjunction therewith, including, but not limited to, storage sheds, cabanas, and porches, shall be fifteen (15) feet from the near (home side) edge of the sidewalk; the minimum setback from any rear lot line shall be ten (10) feet, from the side lot line on the entry side, fifteen (15) feet, and from the side lot line on the non-entry side, five (5) feet.

      (9)   Landscaping and screening along the right-of-way frontage and along adjacent property lines as required for multiple-family developments shall be in accordance with Section 1296.03, Landscaping Standards, of this Zoning Code. The front, rear, and side yards of every lot shall be landscaped with grass and properly maintained thereafter. At least one (1) shade tree with a minimum caliper of two and one-half (2 ½) inches shall be provided for every two (2) lots, located to provide shade for manufactured housing development or mobile home park sites.

      (10)   A minimum of twenty-five percent (25%) of the total site area shall be developed as common open space in the form of greenbelts, buffer zones, and recreation space. A manufactured housing development or mobile home park shall include recreation space equal to three hundred (300) square feet for each manufactured or mobile home site. This recreation area shall have an average width of not less than half its average length, and shall be developed with recreational facilities and fields, and maintained by the management.

      (11)   All utilities shall be underground.

      (12)   All lots shall be provided with municipal public water and sanitary sewer service in accordance with the Michigan Public Health Code, and all manufactured or mobile homes shall be connected thereto. These shall be connected with an approved public water and sanitary sewer service system.

      (13)   The manufactured housing development or mobile home park shall provide sufficient storm sewer facilities, independent of sanitary sewers, to prevent flooding of either streets or lots. On-site stormwater detention or retention may be required where deemed necessary by the City Engineer.

      (14)   Containers for refuse storage screened by a six (6)-foot decorative masonry wall with a gate of opaque material shall be provided within one-hundred-fifty (150) feet of each manufactured or mobile home.

   (15)A manufactured or mobile home sales lot shall not be permitted in conjunction with any manufactured housing development or mobile home park.

(Res. 98-529A. Passed 12-21-98.)

For all uses in a Manufactured Housing Residential District (MHRD), other than single-family detached residences and accessory buildings and uses thereto, a site plan shall be submitted for review and approval in accordance with Section 1296.01, Site Plan Review. Applicants for manufactured housing developments and mobile home parks are encouraged to submit a preliminary site plan prior to submittal of the final site plan.

(Res. 98-529A. Passed 12-21-98.)

For a Manufactured Housing Residential District (MHRD), area, height, bulk and placement requirements and performance standards, unless otherwise specified, are as provided in Sections 1294.31, Performance Standards, and 1294.32, Schedule of Area Regulations.

(Res. 98-529A. Passed 12-21-98.)

Protective screening shall be provided in accordance with Section 1294.28, Screening, between Manufactured Housing Residential Districts (MHRD) and all other zoning districts.

(Res. 98-529A. Passed 12-21-98.)

Any manufactured housing unit or mobile home shall be permitted only if it complies with all of the following requirements:

   (a)   The manufactured or mobile home must either be new and certified by the manufacturer and/or appropriate inspection agency as meeting the Mobile Home Construction and Safety Standards of the U.S. Department of Housing and Urban Development, as amended, or any similar successor or replacement standards which may be promulgated; or used and certified by the manufacturer and/or appropriate inspection agency as meeting the standards referenced above, and found, on inspection by the Building Superintendent, to be in excellent condition and safe and fit for residential occupancy.

   (b)   The manufactured or mobile home shall comply with all applicable building, electrical, plumbing, fire, energy and other similar codes which are or may be adopted by the City; provided, however, that where a dwelling unit is required by law to comply with any Federal or State standards or regulations for construction, and where such standards or regulations for construction are different than those imposed by the City, then, and in such event, such Federal or State standard or regulation shall apply. Appropriate evidence of compliance with such standards or regulations shall be provided to the Building Superintendent.

   (c)   The manufactured or mobile home shall be installed with the wheels removed; shall be firmly attached to a permanent continuous foundation constructed on the building site, such foundation to have a wall of the same perimeter dimensions as the dwelling unit and to be constructed of such materials and type as required by the Building Code for on-site constructed single-family dwellings; and its foundation and skirting shall fully enclose the chassis, undercarriage and towing mechanism.

   (d)   The manufactured or mobile home shall be installed pursuant to the manufacturer’s setup instructions and shall be secured to the building site by an anchoring system or device complying with the rules and regulations, as amended, of the Michigan Manufactured Housing Commission, or any similar or successor agency having regulatory responsibility for mobile home parks.

   (e)   A storage area within a building with an area of no less than one-hundred-twenty (120) square feet shall be provided. This storage area may consist of a basement, closet area, attic or attached garage in a principal building, or in a detached accessory building, which is in compliance with all other applicable provisions of this chapter pertaining to accessory buildings.

   (f)   Permanently attached steps or porch areas at least three (3) feet in width shall be provided where there is an elevation difference greater than eight (8) inches between the first floor entry of the dwelling unit and the adjacent grade. Railings shall be provided in accordance with the Building Code.

   (g)   The exterior finish of the dwelling unit shall not cause glare or reflection that is greater than that from siding coated with clean, white, gloss exterior enamel.

   (h)   The dwelling unit shall have not less than two (2) exterior doors, with one (1) being in either the rear or the side of the dwelling unit.

(Res. 98-529A. Passed 12-21-98.)