This district is designed to create a residential zoning district which will permit and encourage single family development in mobile homes. Unlike the typical one family subdivision in which the individual lot provides the open space and amenities for family living, the overall development pattern would be similar to that of multifamily development. The mobile home park will be managed, organized and regulated by the developer. Streets, utilities, open space, recreation and amenities will be provided and regulated by the developer. As a result, the City of Sterling Heights has recognized the need to locate such zoning districts along major transportation routes and in areas of adequate utilities and public services. Similar to multiple family developments, the mobile home parks shall be designed to provide adequate space and land use separation consistent with the city’s other zoning districts. The rules and regulations, as promulgated by the State of Michigan Mobile Home Commission, shall be applicable, except as modified by the following [provisions].

   A.   Mobile home parks, subject to the requirements as established and regulated by the Mobile Home Commission pursuant to Public Act 96 of 1987, as amended, as well as all other applicable city codes and ordinances referenced herein.

   B.   Clubhouse, swimming pool and recreation facilities for the use of the park residents.

   C.   Accessory uses and structures, such as manager’s offices, laundry facilities, home occupations, tool or storage sheds and other services for the residents of the park shall be permitted. Adequate parking for such services shall be provided, as required by the Michigan Mobile Home Commission Rules, as amended from time to time. The park proprietor or management may display for sale mobile homes and accessories (provided the accessories are contained within a mobile home or an approved permanent structure for such purpose). Such sales are allowed to permit the development of the park and are not intended to be a retail operation. Such sales should cease with the total development of the park.

   D.   One sign, not larger than 25 square feet in area, for identification of the premises and use (without additional advertising) may be placed at the main entrance of the mobile home park. One sign, not larger than ten square feet, limited to the same identification contained on the entrance sign, may be erected on any secondary entrance to the mobile home park adjoining a public road. The identification sign shall be a part of a permanent decorative entranceway and shall be compatible with the surrounding area. All signs shall observe the setback and height limitations cited in section 28.13 of this ordinance.

   A.   Lot size. The mobile home park shall be developed with sites averaging 5,500 square feet per mobile home unit. This 5,500 square feet for any one site may be reduced by 20%, provided that the individual site shall be equal to at least 4,400 square feet. For each square foot of land gained through a reduction of a site below 5,500 square feet, at least an equal amount of land shall be dedicated as open space; but in no case shall the open space and distance requirements be less than that required under R 125.1946, rule 946 and R 125.1941, rules 941 and 944 of the Michigan Administrative Code.

   B.   Perimeter yard setbacks. No mobile home shall be located closer than 110 feet from the centerline of any abutting public road. Minimum yard setbacks of 25 feet shall be observed for all other perimeter property lines.

   C.   Floor space. There shall be not less than 720 square feet of floor area within each mobile home. The floor area of any porch, sundeck or other structure shall not be used to meet the 720 foot requirement.

   D.   Internal yard setbacks. The placement of mobile homes within a mobile home park shall observe the following setback requirements:

      1.   Twenty feet from any part or attached structure of another mobile home which is used for living purposes;

      2.   Ten feet from an on-site parking space of an adjacent mobile home site;

      3.   Ten feet from an attached or detached structure or accessory building which is not used for living purposes;

      4.   Fifty feet from a permanent building;

      5.   Ten feet from the edge of an internal road;

      6.   Seven and one-half feet from a parking bay;

      7.   Seven feet from a common pedestrian walkway.

   E.   Maximum heights. The maximum height of any clubhouse building shall not exceed 25 feet or two stories in height. Storage or service buildings shall not exceed 15 feet or one story in height. No such service buildings shall be located adjacent to an adjoining parcel that is either zoned or developed for single family purposes.

   A.   Minimum site size. Each mobile home park must have a site of not less than 15 acres of land.

   B.   Access to public roads. All mobile home parks shall have at least one property line abutting an existing or planned thoroughfare with a paved surface and a right-of-way width of at least 120 feet. All access to the park shall be from such thoroughfares. Two access points shall be provided to the major thoroughfare to allow a secondary access for emergency vehicles. A boulevard entrance extending to the first intersection of interior park roads shall be interpreted as satisfying this requirement.

   C.   Paving. All internal roads and parking facilities shall be provided with a paved surface in compliance with the standards of the AASHTO specifications referenced in rule 922 of the Michigan Mobile Home Commission Rules. Off-street parking areas shall be drained so as to dispose of all surface water accumulated in the parking area in such a way as to prevent the drainage of water onto adjacent property or toward buildings. No portion of any off-street parking area may be allowed to encroach into sidewalk areas.

   D.   Parking. A minimum of two parking spaces shall be provided for each mobile home unit. A minimum of one parking space for every three mobile home sites shall be provided for visitor parking. Such parking shall be located convenient to the area served.

   E.   Sidewalks. Concrete sidewalks, which meet the standards established in rule 928 of the Michigan Mobile Home Commission Rules, shall be installed along one side of all internal roads to the public right-of-way and to all service facilities, including but not limited to central laundry, central parking and central recreation/park areas. Sidewalks shall also be required along that portion of a site fronting along major thoroughfares.

   F.   Plumbing, electrical and TV. All electrical and telephone wiring shall be underground. Where a master antenna is provided, service shall be constructed and maintained with underground leads servicing each mobile home site. All mobile home units shall be provided with an opportunity for access to a cable TV service with emergency alert override system capabilities.

   G.   Skirting. Skirting shall be installed around all mobile homes. Such skirting shall be compatible aesthetically with the appearance and construction of the mobile home. All skirting shall be installed prior to the issuance of a certificate of occupancy. In the event that such installation is delayed due to weather, or for other similar reasons, a temporary certificate of occupancy may be issued for a period not to exceed 90 days. All skirting shall meet the specifications established by the Michigan Mobile Home Commission Rules.

   H.   Storage. There shall be no storage of any kind permitted under a mobile home; nor shall any outside storage be permitted. The developer shall provide a central storage facility or shall permit or provide individual utility cabinets for each mobile home site. Any utility cabinets placed on individual mobile home sites shall be maintained in good condition and kept painted. Utility cabinets shall be placed in side or rear yard areas.

   I.   Fuel tanks. Individual fuel oil, liquid petroleum or other fuel tanks shall not be permitted to be stored in or under any mobile home unit in a mobile home park.

   J.   Storage/parking. If boats, boat trailers and utility trailers are permitted to be parked within a mobile home park, adequate parking spaces for such vehicles shall be provided in a central or collective parking area. This area shall be in addition to the automobile parking requirements of this ordinance and shall be adequately fenced, locked or secured and visually buffered.

   K.   Lighting. Service roadway and parking lights shall be installed so as to permit the safe movement of vehicles and pedestrians at night. All lighting shall be so located and shielded as to direct the light away from adjacent properties. All site lighting shall meet the requirements of the Michigan Mobile Home Commission Rules.

   L.   Site plan. In accordance with section 11, 12 and 13 of the Mobile Home Commission Act, Public Act 96 of 1987, as amended, a person desiring to develop a mobile home park shall submit a preliminary plan to the Planning Department and Engineering Department for review and approval. The preliminary plan shall include the location, layout, general design and a general description of the project. The preliminary plan does not need to include detailed construction plans.

   The following uses, and others similar to those cited in this section, may be permitted by the Planning Commission subject to the general standards of section 25.02 and the specific standards for each use:

   A.   All special approval land uses included in section 3.02, subject to the specific requirements established for each use. Wireless communication towers, antennas and related facilities shall be further subject to the provisions of section 28.18.

(Ord. No. 278-Y, § 3, 5-16-00; Ord. No. 278-EE, § 7, 10-5-04)