The purpose of the Residential Mobile Home Park (MHP) District is to encourage a suitable environment for persons and families that, by preference, choose to live in a mobile home rather than a conventional single-family structure. In keeping with the occupancy characteristics of contemporary mobile homes, this Article establishes low-density standards and permitted uses that reflect the needs of residents in the District. Development is limited to mobile homes when located in a mobile home park designed for that purpose. Recreational facilities, churches, schools, and necessary public utility buildings are also permitted in the Zoning District.

It is further the intent of Thomas Township that MHP Districts will be served adequately by essential public facilities and services as may be provided by the developer or Township such as highway, police, and fire protection, water and sewer service, drainage structures, and refuse disposal; and that the establishment of any MHP District shall not create excessive requirements for public facilities and services.

Pursuant to the provisions and authority of the Michigan Zoning Enabling Act, PA 110 of 2006, as amended, Thomas Township hereby reserves the right to regulate the development of land for mobile home parks and to thereby establish MHP Districts to ensure that mobile home parks are situated in appropriate locations and relationships so as to:

a.

limit the inappropriate overcrowding of land and congestion of population, transportation systems, and other public facilities;

b.

to facilitate adequate and efficient provision for such necessary facilities; and,

c.

to promote the public health, safety, and welfare. Mobile home park developments shall be limited to MHP Zoning Districts which shall be designated on the Thomas Township Zoning District Map by the Township Board of Trustees after a public hearing, review, and recommendation by the Township Planning Commission in accordance with the requirements of PA 110 of 2006.

The designation and location of MHP Districts shall be based upon and consistent with the intent and purpose of this Article, the goals and objectives of the Township Master Plan, and any other development plans or ordinances that may be adopted by the Township.

(Ord. 97-Z-03, 11-3-1997, eff. 12-12-1997)

The following are the principal permitted uses by right within an MHP District provided that a plan of the proposed development is approved by the State of Michigan in accordance with PA 96 of 1987, as amended, otherwise known as the Mobile Home Commission Act, and provided further that the said development proposal meets the standards and conditions and all other provisions as herein established:

a.

Mobile home parks, subject to the requirements of the Mobile Home Commission Act, Act 96 of 1987, as may be amended. Mobile homes shall be designed for occupancy as a dwelling unit and shall contain a minimum of seven hundred twenty (720) square feet of living area within the mobile home.

b.

Accessory buildings and services required for normal operation of the mobile home park. Such establishments or service facilities shall be designed and intended to serve frequent needs of persons residing within the park and may be permitted provided that such uses shall be subordinate to the residential character of the park and shall present no visible evidence of commercial character to any area outside of the park boundaries.

c.

Noncommercial recreational facilities, churches, schools, and necessary public utility buildings.

(Ord. 97-Z-03, 11-3-1997, eff. 12-12-1997; amd. 1998 Code)

The following uses of land are prohibited within the MHP District:

a.

All uses other than those uses permitted by right shall be prohibited within the MHP District.

b.

The business of selling new and/or used mobile homes as a commercial operation in connection with the operation of a mobile home development is prohibited. New or used mobile homes located on lots within the mobile home development to be used and occupied within the mobile home park may be sold by a licensed dealer and/or broker. This subsection shall not prohibit the sale of a new or used mobile home by a resident of the mobile home development provided the development permits the sale.

(Ord. 97-Z-03, 11-3-1997, eff. 12-12-1997)

Mobile home park developments are subject to all minimum requirements and standards as established in the Mobile Home Commission Act, Act 96 of 1987 as amended, and any and all rules and regulations promulgated pursuant to Act 96, as may be amended, unless otherwise provided herein as follows:

a.

Park Site Standards:

1)

Site for Mobile Home: Sites for the placement and occupancy of mobile home units within a mobile home park developed under Act 96 of 1987, shall average five thousand five hundred (5,500) square feet. The five thousand five hundred (5,500) square foot requirement may be reduced by up to twenty percent (20%), provided that the individual site shall include a minimum of four thousand four hundred (4,400) square feet; and further provided that land area in an amount equal to that gained by reduction of a site(s) below five thousand five hundred (5,500) square feet shall be dedicated as open space. In no instance, however, shall require open space and spatial separation between units be less than that required under R125.1941, Rule 941; R1251944, Rule 944; and R125.1946, Rule 946 of the Michigan Administration Code.

2)

Site for Mobile Home Park: Minimum site size for mobile home parks shall be fifteen (15) acres.

3)

Utilities: Minimum standards for plumbing, heating, and electrical systems shall be those set forth by the United States Department of Housing and Urban Development (HUD) Manufactured Home Construction and Safety Standards. Mobile homes built to the standards of the American National Standards Institute (ANSI) or the State of Michigan Construction Standards shall also be acceptable for those homes constructed prior to the effective date of HUD certification.

4)

Maximum Building Height: Maximum height for any building or structure shall not exceed two and one-half (2 1/2) stories or thirty five feet (35').

5)

Mobile Home Space Standards: No personal property shall be stored outside or under any mobile home. Storage sheds may be used to store property but need not be supplied by the owner of the mobile home development.

6)

Utilities Standards:

a)

Electricity: Electric lines to each mobile home park space shall be installed underground and specially designed for that purpose. When separate meters are installed, each meter shall be located in a uniform manner.

b)

Natural Gas: Natural gas service to each mobile home park space, if provided, shall be installed underground. When separate meters are installed, each meter shall be located in a uniform manner.

7)

Landscaping And Ground Cover: Exposed ground surfaces in all parts of the mobile home park shall be paved or covered with stone or other solid material or protected with grass, trees, or shrubs that are capable of preventing soil erosion. The ground surface in all parts of every mobile home park shall be graded and equipped to drain all surface water in a safe, efficient manner.

a)

If the mobile home park abuts an existing residential development, the park shall be required to provide screening along the park boundary abutting the residential development.

b)

In all cases, however, a park shall provide screening along the park boundary abutting a public right-of-way. The landscaping shall consist of evergreen trees or shrubs of a minimum three feet (3') in height which are spaced so they provide a continuous screen at maturity. Alternative screening devices may be utilized if they conceal the mobile home park as effectively as the required landscaping described above.

b.

Public Health And Safety:

1)

Fire Hydrants: Fire hydrants shall be installed in all mobile home parks for which public water systems are available and shall be in compliance with the requirements and provisions of the current local Fire Code in effect at the time of permit application.

2)

Street Names and House Numbers: For the protection of the public safety, an orderly street name system and numbering system shall be established by the mobile home park owner and a plan of this system shall be verified with the Township Fire and Police Departments. Mobile home space numbers shall be located uniformly on each space. Mobile Home Park and street names shall be adequately marked.

3)

Pets: Dogs, cats, or other pets shall not be permitted to run at large or to commit any nuisance within the park.

4)

Open Fires: Cooking shelters, barbecue pits, fireplaces, and wood-burning stoves or incinerators shall be so located, constructed, maintained and used as to minimize fire hazards and smoke nuisance both on the site and on neighborhood property. Open fires shall not be allowed except in facilities provided and all such fires must be attended. No fuel shall be used or items burned which emit dense smoke or objectionable odors.

c.

Performance Bond: Upon approval of a mobile home park by Thomas Township, a bond, executed by any surety company authorized to do business in the State of Michigan, may be required to be delivered to the legislative body by the applicant for the faithful performance of provisions of this ordinance. Said bond shall be in an amount to be determined by the legislative body and shall be conditioned upon the completion of all acts relative the construction, alteration, or extension of any mobile home park approved by the Township.

(Ord. 97-Z-03, 11-3-1997, eff. 12-12-1997)