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ARTICLE V - MHP MOBILE HOME PARK DISTRICTS
PREAMBLE
The MHP Mobile Home Park Districts are established primarily to provide for higher density
single family detached, residential dwelling units, and assist in meeting adopted Master Land
Use Plan Residential Goals and Objectives of providing diversified housing types in the City of
Muskegon. Also, because mobile home parks are much higher in density than an otherwise
typical single family subdivision, and because they are developed with private street systems,
thereby creating an interruption in the continuity of the local public street system, they are
otherwise not totally compatible with lower density single family subdivision. In this Ordinance,
mobile homes are intended to serve as an alternative housing type to other forms of residential
development.
SECTION 500: HEIGHT REGULATIONS
In the Mobile Home Park District, no structure shall exceed a height of twenty-five (25) feet or
two (2) stories.
SECTION 501: AREA REGULATIONS
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 percent provided that
the individual site shall be equal to at least 4,400 square feet. For each square foot of land
gained through the 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 and R 125.1944, Rules
941 and 944 of the Michigan Administrative Code.
SECTION 502: SETBACK
All setback requirements of public Act No. 419 of the Public Acts of 1976, as amended shall be
adhered to. No building or mobile home shall be located closer than twenty-five (25) feet from
any existing or proposed local street right-of-way, nor less than thirty-five (35) feet from any
existing or proposed collector street right-of-way.
SECTION 503: LANDSCAPING
The mobile home park site shall, within the mobile home park, provide a masonry wall four feet
six inches (4' 6") in height abutting single family residential properties and public rights-of-way
or a greenbelt in compliance with the following.
1. Quality: Plant and grass materials shall be of acceptable varieties and species, free of
pests and diseases, hardy in Muskegon County, and shall conform to standards of the
American Association of Nurserymen and inspections required under State Regulations.
No plant materials used to satisfy some or all planting requirements of the Ordinance
shall be comprised of nonliving materials, such as petrochemical plants. No polyethylene
film shall be used under nonliving, decorative landscape materials such as stone, wood
chips, and gravel in a manner which will cause erosion of the decorative materials.
2. Deciduous trees shall be species having an average mature crown spread of greater than
fifteen (15) feet in Muskegon County, and having trunk(s) which can be maintained with
over five (5) feet of clear stem, if conditions of visibility require, except, however, at
intersections where the requirement of eight (8) feet of clear stem shall be followed.
Trees having an average mature crown spread of less than fifteen (15) feet may be
substituted by grouping the same so as to create the equivalent of a fifteen (15) foot down
spread. Deciduous tree species shall be a minimum of ten (10) feet overall height, and a
minimum caliper of two (2) inches, and a burlapped ball size of at least ten (10) times the
caliper size, immediately after planting.
3. Evergreen trees shall be a minimum of five (5) feet in height, with a minimum spread of
three (3) feet and burlapped ball size of at least ten (10) times the caliper immediately
after planting.
4. Shrubs and Hedges. Shrubs shall be a minimum of two (2) feet in height when measured
immediately after planting, or two (2) feet in spread if plants are low growing evergreens.
Hedges, where provided, shall be planted and maintained so as to form a continuous,
unbroken visual screen within a maximum of two (2) years after time of planting.
5. Vines shall be a minimum of thirty (30) inches in length after one (1) growing season,
and may be used in conjunction with fences, screens, or walls to meet physical buffer
requirements so specified.
6. Ground covers used in lieu of grass in whole or in part shall be planted in such a manner
as to present a finished appearance and reasonably complete coverage after one (1)
complete growing season with at least three (3) plants per square foot.
7. Lawn Grass: Grass areas shall be planted in species normally grown as permanent lawns
in Muskegon County. Grass may be plugged, sprigged, seeded or sodded except that
rolled sod, erosion reducing net or suitable mulch, shall be used in swales or other areas
subject to erosion. Grass, sod, and seed shall be clean and free of weed and noxious pests
or diseases. Establishment of a reasonably dense weed-free turf and complete ground
coverage, actively growing shall be provided.
8. Landscape Elements shall be as follows:
a. Earth Mounds and Berms. Berms and mounds shall be constructed with slopes
no greater than one (1) foot vertical for each three (3) feet horizontal with at least
two (2) foot flat on the top, and with adequate protection.
b. Mulches. Mulching material for planted trees, shrubs, and vines shall be a
minimum of three (3) inch deep wood chip mulch. Straw or other mulch shall be
used to protect seeded areas.
SECTION 504: YARDS
Yard Requirements of Public Act 419 of the Public Acts of 1976, as amended, shall be adhered
to.
SECTION 505: SERVICE DRIVES AND SIDEWALKS
Service drives and walkways shall meet the following minimum requirements:
1. The mobile home park shall have access to a public thoroughfare.
2. Parking spaces on service drives shall be clearly marked.
3. All other requirements of Public Act 419 of the Public Acts of 1976, amended, shall be
adhered to.
SECTION 506: WATER AND SANITARY SEWER
All mobile home parks shall meet the water and sanitary sewer requirements of Public Act 419
of the Public Acts of 1976, as amended.
SECTION 507: STORM WATER
Storm drainage facilities shall meet the requirements of Public Act 419 of the Public Acts of
1976, as amended.
SECTION 508: FUEL OIL AND GAS STORAGE
Any fuel oil and/or gas storage shall meet the requirements of Public Act 419 of the Public Acts
of 1976, as amended.
SECTION 509: DISPOSAL OF GARBAGE AND TRASH
All garbage and trash removal shall meet the requirements of Public Act 419 of the Public Act of
1976, as amended.
SECTION 510: UNDERGROUND WIRING
1. All local distribution lines for telephone or electric services, exclusive of main supply
and perimeter feed lines when located on section or quarter section lines shall be places
entirely underground throughout the mobile home park area, provided, however, that
when a mobile home park overlaps a section or quarter section line, main supply and
perimeter feed lines located on such section or quarter section lines shall be places
underground.
The Board of Appeals may waive or modify this requirement where, in its judgment,
circumstances exist which render compliance impractical
2. Conduits or cables shall be placed within private easements granted to the service
companies by the proprietor and/or developer or within public ways. These telephone
and electrical facilities placed in dedicated public ways shall be planned so as not to
conflict with other underground utilities. All telephone and electrical facilities shall be
constructed in accordance with standards of construction approved by the Michigan
Public Service Commission.
SECTION 511: [RESERVED] [amended 2/02]
SECTION 512: FIRE PROTECTION
Every mobile home park shall be equipped at all times with fire extinguishing equipment in good
working order of such type, size, and number, and so located within the park to satisfy
regulations of Public Act 419 of the Public Acts of 1976, as amended. No open fires shall be left
unattended at any time. A central water system and fire hydrants must be on the park site. All
streets shall be designated as fire lanes.
SECTION 513: OTHER REQUIREMENTS
1. There shall be not less than five hundred (500) square feet of floor space within each
mobile home.
2. The front yard, and any side yard adjacent to a street shall be landscaped within one (1)
year of occupancy, and the entire mobile home park shall be maintained in a good, clean
presentable condition at all times.
3. No business of any kind shall be conducted in any mobile home park except for separate,
permanent structures that contain facilities such as the Management's Office, laundry and
dry cleaning facilities or similar uses that are designated to serve only the residents of the
park, except for business allowed under the home occupation Section 400.
4. All mobile homes shall be skirted.
5. All fences, other than the greenbelt surrounding the mobile home park, shall be uniform
in height, and shall not exceed thirty-six (36) inches in height, and shall be constructed in
such a manner as to provide fire fighters access to all sides of each mobile home.
6. Mobile home foundations shall meet the requirements of Act 419 of the Public Acts of
1976, as amended.
7. 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 on that site may be sold by a licensed dealer and/or broker. This section shall
not prohibit the sale of a used mobile home by residents of the mobile home development
provided the development permits the sale.
8. All mobile homes shall be anchored with an approved anchoring system in compliance
with Public Act 419 of the Public Acts of 1976, as amended.
9. No personal property shall be stored under any mobile home. Storage sheds may be
utilized for any such storage, but need not be supplied by the owner of the mobile home
development.
SECTION 514: SITE PLAN REVIEW
A site plan shall be submitted to the Planning Commission for recommendation to the City
Commission and in accordance with the following:
1. Every site plan submitted to the Planning Commission shall be in accordance with the
requirements of this Ordinance. No site plan shall be approved until same has been
reviewed by the Building Official, Zoning Administrator, Fire Department, Police
Department, Sewer and Water Department, and where necessary, the Muskegon County
Health Department for compliance with the standards of their respective departments.
2. The following information shall be included on the site plan:
a. A scale of not less than one (1) inch equals one hundred (100) feet.
b. The area of the site in acres.
c. Date and north point.
d. The dimension of all property lines, showing the relationship of the subject
property to abutting properties.
e. The location of all existing and proposed structures on the subject property and all
existing structures within fifty (50) feet of the subject property.
f. The location of all existing and proposed service drives, sidewalks, parking areas,
greenbelts, (specify type of planting), and individual mobile home sites.
g. The locations and existing and proposed right-of-way widths of all abutting
streets and alleys.
h. Topography at no greater than two (2) foot contour intervals.
i. A vicinity sketch at a scale of at least one inch equals two thousand feet (1" =
2,000').
j. The names and addresses of the architect, planner, designer, or person responsible
for the preparation of the site plan.
k. Trash receptacle locations, and method of screening.
l. A landscape plan must be submitted.
3. In the process of reviewing the site plan, the Planning Commission shall consider:
a. The location and design of driveways providing vehicular ingress to and egress
from the site in relation to streets giving access to the site, and in relation to
pedestrian traffic.
b. The traffic circulation features within the site and the location of automobile
parking areas. The Planning Commission may recommend such requirements
with respect to any matter as will assure:
1) Safety and convenience of both vehicular and pedestrian traffic within the
site and in relation to access streets.
2) Satisfactory and harmonious relationship between development on the site
and existing and prospective development of contiguous land and adjacent
neighborhoods.
4. Actual construction of the mobile home park shall be in accordance with Section II of
Public Act 419 of Public Acts 1976, as amended, and with the approved site plan.
SECTION 515: SPECIAL LAND USES PERMITTED
The following uses, and their accessory buildings and accessory uses, may be permitted under
the purview of Section 2332 upon the review and approval of the special land use or activity by
the Planning Commission (after site plan review if required) and subject further to such other
reasonable conditions which, in the opinion of the Planning Commission, are necessary to
provide adequate protection to the neighborhood and to abutting properties:
1. Utility and public service substations.