The purpose of this district is to provide for manufactured housing communities, and to promote manufactured housing communities with the character of residential neighborhoods. It is the intent of this article that manufactured housing communities locate in areas which are served adequately by essential public facilities and services such as access streets, police and fire protection, and public sanitary sewer and storm drainage facilities. It is further the intent of this article that manufactured homes be considered and regulated only in those areas which are designated for manufactured home use within the township's adopted master plan. It is further the intent of this article that manufactured homes in manufactured housing communities deserve and require locations, services, and facilities similar to any other "single-family and multiple family" dwelling units which are developed at higher densities. It is further the intent of this article that various supporting uses common to higher density residential areas, and also those which are unique to manufactured housing communities, be permitted in this district.

(Ord. of 7-22-2013, § 26.01; Ord. No. 15-37, 3-10-2015)

The following buildings and structures and uses of lots, buildings, and structures are permitted in this district.

(a)

Manufactured home dwelling units.

(b)

Single-family dwellings and any use, building, or structure [accessory] thereto.

(c)

Signs, in accordance with the following regulations:

(1)

Not more than one identification sign, not exceeding 18 square feet in area, at each principal vehicular entrance to the manufactured housing community.

(2)

One identification sign, not exceeding 18 square feet in area, for each principal building for a non-residential use permitted in this district as a permitted or conditional use.

(d)

Home occupations.

(Ord. of 7-22-2013, § 26.02; Ord. No. 15-37, 3-10-2015)

Permitted accessory uses.

(a)

One carport or garage and one storage building on each manufactured home site.

(b)

Swimming pools, bathhouses, recreation facilities, and community centers for use of park residents only.

(c)

Management office and storage area.

(d)

Central laundry facilities for use by park residents only.

(Ord. of 7-22-2013, § 26.03; Ord. No. 15-37, 3-10-2015)

The following buildings and structures and uses are permitted, subject to obtaining a conditional use permit as provided in article XXVII, herein, and subject to the following requirements.

(a)

Commercial and service establishments, provided:

(1)

The manufactured housing community contains at least 100 dwelling units.

(2)

The establishments are of such nature, size, and location within the manufactured housing community so as to serve only residents within the manufactured housing community.

(3)

The establishments are designed, improved, and located to protect the character of the manufactured housing community and the surrounding neighborhood.

(4)

The establishments shall occupy, including parking loading areas, not more than five percent of the total ground area of the manufactured housing community.

(5)

Similar facilities and services are not conveniently available in the neighboring area.

(b)

Church, fire station, police station, government office building, and similar government buildings.

(c)

Public or private nursery, primary, and secondary school, or day care center.

(d)

Commercial communications apparatus, if located on existing commercial communications or electrical towers, or other existing appropriate structure, and subject to the provisions of section 36-720 herein, in addition to the requirements of article XXVII ("Conditional Uses") herein.

(Ord. of 7-22-2013, § 26.04; Ord. No. 15-37, 3-10-2015)

The following regulations shall apply in all manufactured housing communities.

(a)

Lot area. The minimum area for a manufactured housing community shall be 20 acres. The tract of land shall comprise a single lot, except where the lot is divided by public streets or where the total property includes parcels for necessary utility plants, maintenance or storage facilities and the like, with appropriate access from the manufactured housing community, provided that all lands involved shall be so dimensioned as to facilitate efficient design and management.

(b)

Lot and site width.

(1)

The minimum width of a lot for a manufactured housing community shall be 80 feet and shall be measured along any public street on which the manufactured housing community abuts. The minimum width of any other part of the lot, which contains dwellings and buildings open generally to occupants of the manufactured housing community shall be 200 feet.

(2)

The minimum frontage of a manufactured home site on a street within the manufactured housing community shall be 20 feet.

(c)

Lot size, acreage and density. A manufactured housing community shall be developed with sites averaging 5,500 square feet per manufactured housing unit. The average 5,500 square feet area may be reduced by 20 percent, 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 devoted to open space. This open space shall be in addition to that required under the State of Michigan Mobile Home Commission Act (Act 96 of 1987), as amended. The minimum site shall not include land area within rights-of-way of public streets; surface area of lakes, ponds or wetlands; land within a 100 year flood plain; or land within easements more than 20 feet wide.

(d)

Lot coverage.

(1)

A manufactured home and its accessory buildings shall not occupy more than 35 percent of the area of the site on which it is located.

(2)

Any non-residential building and its accessory buildings shall not occupy more than 35 percent of the area of the lot on which such building is located.

(e)

Yard and separation requirements.

(1)

If homes, permanent buildings, and other structures abut a public right-of-way, they shall not be located closer than 50 feet from the boundary line. If the boundary line runs through the center of the public road, than the 50 feet shall be measured from the road right-of-way line. This section does not apply to internal roads dedicated for public use.

(2)

Homes, permanent buildings and other structures shall not be located closer than 20 feet from the property boundary line of the community.

(3)

The following minimum distances shall be provided and maintained from a manufactured home unit and shall be measured from the face, side, or back of the manufactured home unit. If the manufactured home has an attached or add-on structure or other attached structure which is enclosed for more than 50 percent of its perimeter, the applicable distances shall be measured from the face, side, or back of the attached structure.

a.

Twenty feet between manufactured home units.

b.

Ten feet from an on-site parking space on an adjacent site.

c.

Ten feet from a detached accessory structure.

d.

Ten feet from an attached accessory structure which is enclosed for 50 percent or less of its perimeter.

e.

Fifty feet from any principal building which is not a manufactured home such as the following:

i.

Club houses.

ii.

Maintenance and storage facilities.

f.

Twenty-five feet from the fence of a swimming pool.

g.

One hundred feet from a baseball or softball field.

h.

Any part of a home or 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:

i.

Seven feet from the edge of an internal road.

ii.

Seven feet from a parking bay.

iii.

Seven feet from a common pedestrian walkway.

(4)

Notwithstanding the requirements of section 36-309(e)(3) preceding, two or more manufactured home units may be attached along common walls if these walls contain no windows, doors or other openings; are constructed or safeguarded to provide at least one hour fire protection when attached to other dwelling units; and are constructed to meet the minimum property standards for acoustic control for living unit sound transmission limitations for multi-family housing, U.S. Department of Housing and Urban Development.

(5)

Notwithstanding the requirement of section 36-309(e)(3) preceding, carports, recreation shelters, storage buildings, and similar accessory structures on adjacent sites may be attached across site lines, provided they do not impede desirable views, including visibility at intersections of streets or of driveways with streets, or increase fire hazards.

(6)

Requirements for principal non-residential buildings:

a.

Front yard. A minimum setback of 30 feet.

b.

Side yard. For interior side yards, the minimum setback shall be ten feet. The side yard on a corner lot, facing a street, shall have a minimum setback of 30 feet.

c.

Rear yard. The minimum rear yard shall be 20 feet.

(7)

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:

a.

Support pillars that are installed adjacent to the edge of an internal road shall be set back at least four feet from the edge of the internal road and two feet or more from the closest edge of a common sidewalk.

b.

Roof overhangs shall be set back two feet from the edge of an internal road.

(8)

Steps and their attachments shall not encroach more than three and one-half feet into parking areas.

(f)

Maximum height of structures.

(1)

Principal structures. The maximum permitted height shall be 35 feet.

(2)

Accessory structures. The maximum permitted height shall be 15 feet, except that storage buildings on individual manufactured home sites shall not exceed eight feet in height.

(g)

Parking requirements.

(1)

A minimum of two hard-surfaced parking spaces shall be provided for each manufactured home site. Parking may be on-site or off-site.

(2)

If the two resident vehicle parking spaces required by this section are provided off-site, then the parking spaces shall be adjacent to the home site, and each parking space shall be a parking width of ten feet and a length of 20 feet.

(3)

If vehicle parking is provided on-site, it shall comply with both of the following provisions:

a.

The parking spaces shall be constructed of concrete, bituminous asphalt, and supported by a suitable subgrade compliant with the standards of AASHTO (American Association of State Highway and Transportation Officials).

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 ten 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 20 feet and the length shall not be less than 20 feet.

(4)

A minimum of one parking space for every three home sites shall be provided for visitor parking. 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. Visitor parking spaces shall be a width of ten feet and a length of 20 feet.

(h)

Streets.

(1)

A manufactured housing community shall have direct vehicular access to at least one paved public road. An additional access 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 satisfy this requirement.

(2)

Each manufactured home site shall have vehicular access only by streets within the manufactured housing community. No manufactured home site within the community shall have direct vehicular access to a street which borders the manufactured housing community.

(3)

All internal roads shall be two-way and have driving surfaces that are not less than the following widths:

a.

Two-way, no parking: 21 feet.

b.

Two-way, one-side parallel parking: 31 feet.

c.

Two-way, two-sides parallel parking: 41 feet.

(4)

All internal roads shall be constructed of concrete or bituminous asphalt and supported by a suitable subgrade in compliance with AASHTO standards. Roads shall be maintained in a reasonably sound condition as required by the Manufactured Housing General Rules R125.1924 and 1925(2)(b).

(5)

An internal road that has no exit at one end (dead end) shall terminate with a minimum turning radius of 50 feet. Parking shall not be permitted within the turning area.

(6)

A safe-site distance of 250 feet shall be provided at all intersections. Offsets at intersections or intersections with more than two internal roads are prohibited.

(7)

All entrances to new communities or new entrances to expanded communities shall be a minimum of 33 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 indicated below in subsections a. through c.:

a.

All turning lanes shall be a minimum of 11 feet in width and 60 feet in depth, measured from the edge of 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 community entrance road shall connect to the public road and shall have a radius determined by Washtenaw County Road Commission. The intersection of the public road and entrance road shall not have squared corners.

(8)

Appropriate speed and 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.

(9)

School bus stops, if provided, shall be located in an area that is approved by the school district.

(10)

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, and elsewhere as needed. The minimum width of driveways shall be ten feet. The entrance to the driveway shall have the flare or radii and horizontal alignment for safe and convenient ingress and egress.

(i)

Sidewalks. Common sidewalks shall be installed along one side of all internal collector roads within the community to the public right-of-way and to all service facilities including central laundry, central parking, and recreation areas. Common sidewalks shall be constructed in compliance with all of the following requirements:

(1)

Sidewalks shall have a minimum width of three feet and shall be constructed in compliance with ADA standards.

(2)

All sidewalks shall meet the standards established in the Manufactured Housing General Rules R125.1928.

(3)

An individual site sidewalk with a minimum width of three feet shall be constructed to connect to at least one entrance to the home, patio, or deck and the parking spaces serving the home or a common sidewalk.

(j)

Open space and recreational facilities.

(1)

A manufactured housing community that contains 50 or more sites shall not have less than two percent of the community's gross acreage dedicated to designated open space, but in no case less than 25,000 square feet. It is recommended that pocket parks or tot lots be considered as part of the community's open space and recreational facilities.

(2)

Required boundary setbacks may not be used in the calculation of open space area.

(3)

Optional improvements shall comply with state codes and applicable laws and ordinance pertinent to construction, including obtaining appropriate state or local permits for the facility or structure being built.

(k)

Screening, fencing, and landscaping. If equal or greater standards are imposed on other residential developments, manufactured housing communities shall be landscaped as follows:

(1)

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.

(2)

If the manufactured housing community abuts a non-residential development, screening is not required.

(3)

In all cases, a manufactured housing community shall provide screening along the boundary abutting a public right-of-way.

(4)

Screening will consist of evergreen trees or shrubs at least three feet in height at time of planting which are spaced so that they provide a continuous screen at maturity. Alternative screening devices may be utilized if they buffer the manufactured housing community as effectively as the required landscaping described above.

(5)

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.

(l)

Sanitary sewer service. Each manufactured home unit and each non-residential building which has plumbing facilities within a manufactured housing community shall be connected to sanitary sewer lines which connect to a Northfield Township sanitary sewer line.

(m)

Outdoor storage. Common storage areas are permitted for the storage of, including but not limited to, class A, B, and C motor homes, fifth wheel travel trailers, travel trailers, folding tent campers, trailered boats, trailered all-terrain vehicles, trailered personal watercraft, historic vehicles, and seasonal equipment. The storage areas shall be adequately locked, fenced, and permanently screened, using the same standards of screening provided at the property's perimeter, and surfaced in accordance with the State of Michigan Mobile Home Commission Act (Act 96 of 1987), as amended. The storage area shall be limited to use only by residents and management of the manufactured housing community.

(n)

Accessory buildings. Each individual home site is allowed one storage shed for the storage of personal property, if permitted by management. Storage sheds shall be constructed with durable weather and rust-resistant materials and shall be maintained to reasonably preserve their original appearance. Accessory buildings must be located at least ten feet from all adjacent homes.

(o)

Site constructed buildings. All buildings constructed on site within a manufactured housing community shall be constructed in compliance with the Michigan State Construction Code. Any addition to a mobile home unit which is not certified as meeting the standards of the U.S. Department of Housing and Urban Development for mobile homes shall comply with the Michigan State Construction Code.

(p)

Lighting. All internal street and sidewalk systems within a manufactured housing community shall be illuminated as follows:

(1)

Access points shall be lighted. If the public thoroughfare is lighted, 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 foot-candles.

(3)

Internal roads, parking bays, and sidewalks shall be illuminated at not less than 0.05 foot-candles.

(4)

Lighting fixtures for site-built buildings and structures shall comply with the state electrical code.

(q)

Placement of a manufactured home unit.

(1)

It shall be unlawful to park a manufactured home unit so that any part of such unit will obstruct any road or sidewalk within a manufactured housing community.

(2)

A building permit shall be issued by the Township Building Inspector before a manufactured home may be placed on a site in a manufactured housing community.

(r)

Certificates required. A final certificate of zoning compliance and a certificate of occupancy shall be issued as provided in article XXXI, herein, and shall be in effect before a manufactured home unit may be occupied in a manufactured housing community.

(s)

Plan review. Preliminary plans of a new manufactured housing community, expansion of a manufactured housing community, or construction of any building within the community not previously approved shall be submitted to the municipality for review and prepared in accordance with the preliminary plan provisions contained herein. The plans shall include the location, layout, general design and description of the project. The preliminary plan shall not include detailed construction, plot, or site plan review plans.

(1)

Application. All manufactured housing community plans submitted to the planning commission for review under this section shall contain the following typical information:

a.

The date, north arrow direction and project scale. The scale shall not be less than one inch equals 50 feet (1" = 50') for property under three acres, and at least one inch equals 100 feet (1" = 100') for proposed three acres or more.

b.

All site and/or property lines are to be shown in scale dimension.

c.

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.

d.

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.

e.

The location, type of pavement, and right-of-way width of all abutting roads, streets, or alleys.

f.

The name and address of the professional civil engineering, registered landscape architect, or architectural firms responsible for the preparation of the plan.

g.

The name of the development and property owner and developer.

h.

The location of all community garbage/rubbish receptacles and landscaping, as well as the location, height, and type of fences and walls.

i.

Location of all fire hydrants, if applicable.

j.

The number of manufactured housing sites proposed.

k.

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.

l.

Existing utility and other easements.

m.

Existing wetlands.

n.

Proposed entrance sign locations.

o.

Demonstration that all required setbacks and separation distances will be met provided, however, that detailed construction plans shall not be required to be submitted to Northfield Township.

(2)

Planning commission action.

a.

The planning commission shall review the plan for compliance with the design standards for manufactured housing communities contained in here, and the regulations of the manufactured housing commission. If it is determined that the manufactured housing community complies with the regulations established in this section, it shall be approved.

b.

The plan shall be approved, approved with conditions, or denied within 60 days of receipt by the municipality unless the applicant consents to a longer period of review.

(t)

Manufactured home standards. A person shall not construct a manufactured housing community without first obtaining a construction permit from the bureau of construction codes. Each manufactured housing community shall be built and maintained to the construction standards under which it was licensed under, as detailed in State of Michigan Mobile Home Commission Act (Act 96 of 1987), as amended.

(Ord. of 7-22-2013, § 26.05; Ord. No. 15-37, 3-10-2015)