\ "gm- -. AN ANALYSIS OF THE MUNICIPAL ROLE IN MOBILE HOME LAND DEVELOPMENT Thesis for the Degree of M. S. MICHIGAN STATE UNIVERSITY MICHAEL DALE FREED 1969 ABSTRACT AN ANALYSIS OF THE MUNICIPAL ROLE IN MOBILE HOME LAND DEVELOPMENT By Michael Dale Freed This study analyzes the impact of mobile homes on municipalities and provides recommendations for regulation and improvement of mobile home land develOpments (mobile home parks and subdivisions). Relevant literature on municipal regulation of mobile homes was reviewed. In-depth interviews were conducted with personnel at all levels involved with planning and regulation of mobile home developments. From this research data, three levels of analysis were undertaken-—national, state and local. The national housing market has changed appreciably in the last decade. Mobile home shipments have grown steadily while single—family housing starts have declined. Mobile home shipments amounted to more than one out of every four single-family housing starts in 1967 and more than three-fourths of low cost housing under $12,500. In the next two decades the national housing market will require even larger numbers of low cost housing units to Michael Dale Freed fill the demand created by the eXpected increase in starting households. The demographic projections for the United States show a 47% increase in starting households by 1985. The State of Michigan can also expect a rapid increase in population, both from natural increase and from net migration due to eXpanding regional economies and the devel— opment of a Great Lakes Megalopolis along an axis from Chicago to Detroit and New York. A pattern of urban dis— persal based on transportation can be already seen exten— sively in Michigan.‘ This pattern is also characteristic of mobile home land developments. A summary of 1960 census data shows that mobile home parks are located pri- marily in areas with low population density and rapid pop- ulation increase. Projections of Michigan Population to 1980 show an 80% increase in the 20—29 age groups which will form starting households. These projections indicate a need for low cost housing in Michigan associated with a pattern of urban dispersal based on transportation. This market is ideally suited for rapid expansion of mobile home developments. The Lansing, Michigan Standard Metropolitan Statis- tical Area (SMSA), consisting of three counties, Clinton, Eaton and Ingham, was used as a case study area. Mobile home park locations and the number of mobile home spaces were plotted for the three county area. The spatial pattern of mobile home park location primarily involves outlying, low density, urban areas near major highways. Michael Dale Freed The number of mobile home spaces in the region increased 300% since 1955. The number of parks doubled and the average size of parks increased 17%. The population pro— jections for the Lansing SMSA show that this low cost housing need will increase sharply in the next two decades. The 20—29 age group alone is expected to increase 120% by 1990. To meet this increased demand for low cost housing in the future, it is recommended that municipal regulation and planning of mobile home develOpments be strengthened through the use of improved ordinances and planned unit devel- opment or conditional use regulations. Municipal ordinances and building codes provide the legal framework for assuring minimum standards of development and maintenance. Model ordinances are presented and discussed. The planning function of municipal government goes beyond these minimum standards. Planned Unit DevelOpment or Conditional Use Permit sections must be written into the mobile home ordinance to allow the municipality, to oversee and encourage quality in future mobile home developments. Suggested design concepts and modular devel- opment schemes are presented. Future developments in the mobile home unit are in experimental and prototype stages. The concepts of manufactured, modular housing in single- family, townhouse or apartment formats are presented in preliminary sketches and photographs. a. C. Wu II. AN ANALYSIS OF THE MUNICIPAL ROLE IN MOBILE HOME LAND DEVELOPMENT By Michael Dale Freed A THESIS Submitted to Michigan State University in partial fulfillment of the requirements for the degree of MASTER OF SCIENCE Department of Resource Development 1969 Copyright by MICHAEL DALE FREED 1969 ACKNOWLEDGMENTS It seems that they become less and less my experiences. They are more and more woven into the great pattern of the whole experience of man Loa Whitfield Thanks must therefore go to each professor who stim- ulated or ignored me as we met and peered at each other across the social distance. Special thanks however, are reserved for those who made this thesis possible. My thesis committee, Dr. Milton Steinmueller, Mr. Carlton Edwards, Mr. Robert Hotaling, Mr. Louis Twardzik, Mr. Sanford Farness, and Dr. William Kimball, have made time available for discussion when they did not have time. Dr. Milton Steinmueller, my thesis chairman, provided a rare combination of personal encouragement and academic critique. Mr. Carlton Edwards, Housing Extension Specialist, and Mr. Robert Hotaling of the Urban Planning Department and Community Development Institute, provided ideas and comments as each chapter developed. Mr. Charles Barr, chairman of the Urban Planning Department, and Mr. Sanford Farness of the Urban Planning Department deserve thanks for their expertise on inter- national housing and urban development. ii .u rV'i'fl :r“ ‘I ...c:..---3 ~ ’-v-»'~'n""£3".' "; n- ,- v..v ‘. 4... .nv v": . n‘ _ a I':';“‘PC 5": 1’. _.'.._.-vU "‘ - ' ' ’ ‘ n:;r" _.I Lyn-1:“ u ‘ I ..,.n A.” b 5‘ V0 — : .v UA vocv-- .— 9- ~ . w ~2 a‘ U. C é-fi-H‘ - Q Q -—. nu: a"; -. -~~¢A.v- gr u‘v' 4 ’n O. . ' -"- " ‘ :YI F'I9; f'l'ov‘ga. ..’.1. . .:-"'" ha r.- . . “.5“: «A A V‘. . y eo‘au. . ‘1‘. -2, ”a ‘. I .4..-_ U‘ rc.‘ 1 J .“._J I" a 9"“ ‘n .iuag‘J, . ~ .._-._ . . .. .- .'-,“e LI: "5' ... ' .. .. m 1 ‘ . rn" anal ““‘teg, C .U Thanks should be accorded to Dr. Georg Borgstrom of the Department of Geography, Dr. George Petrides of Fisheries and Wildlife, Dr. Gary Schneider of Forestry, and Dr. Joseph Speilberg of Anthropology, for the excel- lence of their ideas and teaching methods. Dr. Raleigh Barlowe, Chairman of the Department of Resource Development, and Dr. Milton Steinmueller, in particular have contributed to the development of a phil- osophy of natural and human resources by the scope and quality of their teaching. Finally, and most important, I wish to express my gratitude to my parents and my wife, who have encouraged me and indeed, enabled me, to write this thesis. iii ;->¢‘Invvv “can".n‘o-w-J I I u .0 '- f..-\a.-—Ju..~t‘ . \ "'|- A"! MAI-‘7 HR \ ' ' III '- D pobo V. .JLUA-bi "Q- r.— “-Avvfi—r ‘ I! I . n... . now. u. ‘$UU¢.A—o~ ’0‘- F- “‘I’- UA I. 0. D‘ . .' an '“nv us. I ‘ ""-'-nv-.. H " JLAI‘, -vu .. ‘QI P‘..Y.,’Qv “fine-41V- .'»‘ H l: fi‘, ‘0v.~ v‘ i (b :11 D-?D-] I‘m L‘ l‘vO'J (D 'A. U "[1 (/) ’3 (w «D (7' (F) L (3 ‘Q‘! r“‘, I / (3}: §“ 4, AIIITALVIN‘ TABLE OF CONTENTS ACKNOWLEDGMENTS . . . . . . . . . . . . . LIST OF LIST OF LIST OF Chapter I. II. III. IV. TABLES FIGURES . . . . . . . . . APPENDICES INTRODUCTION AND BACKGROUND . . . . . Statement of the Problem . . . Hypothesis . . . . . . . . . . . Definitions. . . . . . . . Limitations of the Study . . . . . Methodology and Procedure . . . . . . Review of Literature. . . . ANALYSIS OF THE PRESENT IMPACT OF MOBILE HOME ON MUNICIPALITIES . . . . . . The National Housing Market . . . . The Mobile Home Industry . . Regional Markets for Mobile Homes . Shipments . . . . . . . . . . Production . Regulation and Taxation of Mobile Homes Mobile Home Inhabitants. . . . . . ANALYSIS OF THE FUTURE IMPACT OF MOBILE HOMES ON MUNICIPALITIES. . . . . . . . The Future Housing Market . . Future Regional and State Markets for for Mobile Homes . . Future Housing Problems for Municipalities ANALYSIS OF MOBILE HOME LAND DEVELOPMENT IN MICHIGAN O O O O O O O O O O O O The Detroit Region . . . . . . . . The Lansing SMSA . .g . . . . . . . iv Page 11 vi ix xiv H \lChUT-tWI-J 18 33 3A 37 ALI 73 84 8A 99 111 113 125‘ 133 “—"‘/\ l“ I l " . .4 ‘l QLUVV‘“‘ ' tav- 90.- S'W‘lfii 1.. . “‘\'\-~ ,;-¢- 'I. I“.-¢I.J.' ! Rev! "' v' '--~-v~'..~. +11 Chapter Page V. RECOMMENDATIONS FOR MUNICIPALITIES . . . . 150 The Lansing SMSA . . . . . . . . . 150 Planned Unit Development . . . . . 155 Model Ordinances and Their Uses . . . . 156 Site Integration and Design of Mobile Home Land Development. . . . 163 Community and Neighborhood Planning. . . 178 VI. FUTURE IMPLICATIONS . . . . . . . . . 18” Alternative Types of Mobile Home Development . . . . . . . . . 18A VII. SUMMARY AND CONCLUSIONS. . . . . . . . 203 APPENDICES. . . . . . . . . . . . . . . 206 BIBLIOGRAPHY . . . . . . . . . . . . . . 222 Table 10. 11. l2. 13. 14. LIST OF TABLES Permanent Dwelling Units Started (by Type of Structure) 1945- 1965 . . New Privately-Owned Housing Units Started 1963-1967 0 o o o o o o o 0 Average Price of Conventional Housing 19514-19614 9 o o o o o o o 0 Mobile Homes as a Per Cent of Sales of Speculatively-Built Homes, 1963-1968 Basic Costs of a Mobile Home versus a Single- Family Home . . . . . . . . . . Mobile Homes and Conventional Dwelling Units Compared 1960 First Quarter 1966 . . . . Average Purchase Price of a Mobile Home versus the Average Price of a Conventional One— Family Home . . . . . . . . . . . Number and Per Cent of Mobile Home Households Compared with Total Number of Households. Per Cent Trailers by Population Increase by States: 1950-1960 . . . . . . Per Cent Trailers by Population Density of States . . . . . . . . . . . Per Cent of Standard Metropolitan Statistical Area Total Housing that is Trailers: By Population Density . . . . . . . Distribution of Standard Metropolitan Statistical Area Trailer Housing by City Size. . . . . . . . . . . . Per Cent of SMSA Total Housing that is Trailers by Population Increase: 1950-1960. 196“ Mobile Home Distribution Pattern to Retail Dealers . . . . . . . . vi Page 11 12 13 18 21 22 25 30 31 31 32 32 33 35 .3 (C nG «I -. Table 15. 16. 17. 18. 19. 20. 21. 22. 23. 2A. 25. 26. 27. 28. 29. 30. 31. 32. 33. Page Number of Mobile Home Units Shipped by State and Shipped per 1000 Population by State 1963- 196A . . . . . . . . . . . 36 Regional Mobile Home Production 196A. . . . 38 Leading States in 196A Production. . . . . A0 Leading States in Production 1961-1965 . . . Al Regional Mobile Home Production . . . . . A2 Summary of Mobile Home Park Locations, by Zones, in Municipalities with Zoning Ordinances. . . . . . . . . . . A7 Population Density, Population Change 1950- 1960, and Trailers per 1000 Population for Metropolitan Areas of the United States . . 52 Average Construction Costs of Improvements of Mobile Home Parks . . . . . . . . . 56 Projected Income and Expense Analysis . . . 59 Comparative Income Distribution, U. S. 195A and Mobile Home Owners, 1958. . . . . . 7A Income Distribution for American Families, 1963. o o o o o o o o o o o o o 75 Annual Income: Mobile Home Households, 1962 . 75 Comparative Income Distribution, U. S. 196A and Mobile Homes 1966 . . . . . . . . 77 Comparative Age Distribution, Oakland County Mobile Home Dwellers, U. S. Mobile Home Dwellers, All U. S. Householders . . . . 77 Size of Family, Number of Pre-School and School-Age Children in Mobile Home Parks. . 78 Family Size . . . . . . . . . . . . 79 Number of Mobile Home Children at School . . 79 Size of Household for Mobile Home Dwellers. . 79 Size of Household . . . . . . . . . . 80 vii I. ol .l‘. .1 .3 r: r“ . . a. a. a. a c 3: a. 5.... 1.: a. C... .. . ad 3: S n. c. «I. 2. ”u Lu ....: 5 max: new “:3 3 .2 C/ n. 1.. A7. r“ 3. a. 4. p a . ‘ Aw» "u“ 1'1. “5 can. ‘ a n. .u ”.1” cc "I a. .3 .u A.“ .v. .1 .p c . 14 s - a Q Table Page 3A. Education of Mobile Home Heads of Households and Wives . . . . . . . . . . . . 82 35. Educational Attainment . . . . . . . . 83 36. Age Groups 20-29 and 65—7A—-l960 to 1980 . . 92 37. Comparison of Costs of Ownership for Mobile Homes, Apartments and Single-Family Homes . 97 38. Detailed Statistics on Age Groups by Region, 1950 and 1960.. . . . . . . . 100 39. Average Valuation and Number of Single-Family Housing Starts in the Greater Lansing Area: 1960-1967 . . . . . . . . . . . . 138 A0. Per Cent of Households by Cash Income Groups in the Lansing SMSA 1966 . . . . . . . 139 Al. Estimated Distribution of Family Income After Deduction of Federal Income Tax, Lansing, Michigan, SMSA, 196A-l966. . . . . . . 139 A2. Relationship Between Income and Home InveStment. . . . . . . . . . . . 1A1 viii 34v“ .-l\¢. U l\D . I?\ . \‘1 o I .5. Annual H Homes Figure UI-L‘LJL) 10. 11. l2. 13. 1A. 15. LIST OF FIGURES New Private Housing Starts 1961-1968. . . . Urban and Rural Population: 1790-1960 . . . Composition of the Urban Population: 1960. Percent of Population Urban, by States: 1960 Annual Housing Production, including Mobile Homes: l9A6-l966 . . . . . . . . Mobile Home Industry's Share of the Low Cost Housing Market: 1963-1965 . . Mobile Homes Produced and Conventional Private Non-Farm Single-Family Housing Starts Compared by Monthly Production and l2-Month Moving Totals: 1960-1966 . . . . . Installment Loan Delinquencies: 1960-1965. National Distribution 1963-196A, to Retailers by Region. . . . . . . . . . Production and Shipments of Mobile Homes, Regional Percentages: 1960-1965 Distribution of Demand for Mobile Homes for Metropolitan Areas of the United States. Distribution of Population of the United States by Age Groups, by Sex, 1900 and 1950 Estimates and Projection of the Population of the United States by Age and Sex: 1966 and 1990 o o o o o o o o o 0 Percent Growth of Population, School Enroll- ment, Households, and Labor Force: 1960 to 1985. O O O O O O 0 Population 20- 29 and 65- 7A Years of Age. 1950-1980. . ix Page 10 16 l6 l7 19 20 2A 28 35 A3 51 85 86 88 92 3.2V.“ :.L‘ie V . . \LJ r. Projected '\‘| # POpOIa.io “A 1 : LAVAS- “ v10 . M...".u.&3: .1 Region Figure , Page 16. Projected Mobile Home Sales to 1970 . . . . 93 17. Annual Housing Starts, Including Mobile Homes and Apartments: 19A5-1967 . . . . . . 98 18. Regional Age Patterns, Age Groups 10-19, 20- 29, 55-6A, 65-7A: 1950 and 1960 . . . . 100 19. Population and Personal Income by Regional Divisions 1960 . . . . . . . . . . 102 20. Manufacturing and Agricultural Production by Regional Divisions 1963 . . . . . . . 103 21. The Emerging Great Lakes Megalopolis. . . . 10A 22. Major Highway Network, Average 2A Hour Volume of Traffic, 1962 . . . . . . . . . 105 23. Michigan's Dispersed City Realm . . . . . 106 2A. Population Density, by Counties: 1960 . . . 107 25. Population Per Square Mile for the United States: 1960 . . . . . . . . . . 108 26. Main Urbanized Areas and their Zone of Influence, Great Lakes Region . . . . . 109 27. Tentative Boundaries of the Great Lakes Megalopolis and Its Probable Extensions. . 110 28. Total Labor Force, by Age and Sex: 1965 and 1980 o o o o o o o o o o o o o 112 29. Age-Sex Pyramid for Michigan, 1950 and 1960 . 11A 30. Projections of the Population of Michigan, by Age and Sex: 1965-1980 . . . . . . 115 31, 20-29 and 65+ Age Groups: Projections of Population in Michigan: 1950-1980 . . . 116 32, Retiree Migration Patterns by State: Number of Aged OASI Beneficiaries: 1959-1960 . . 118 33. Michigan: Demographic (Annual) Rates: 1900-1964. 0 o o o o o o o o o o 119 3“. Projected Net Migration for States. 1965-1975 and 1975-1985 . . . . . . . . . 121 r“ . a C E e c a . S S r“ 1. u C. I. C . C a. a. :1 a. a rd by . c n. a n. a n . "J 5 . c ,1 S C. Cu 3 S a. . S C .1 a a a : a r t a a r,“ a w“ A E E .1 S t C ~ P ..u “u a mu .1 .C S .3 e r” 2 . .TIO n m e n. e n. e mu . . I .. r e a .11 Z c e C Q C. C P C Q P w- a a 1 e 4. V. at V. e V. .».. a G k TL 5 1.. -C In 2.. .3“ U4 e "P. pO .1 LC 9 rt r. .t . . 30 e n c r a . w .. C a t C LU r 1: X 3 . i . . 1 . h C a C .L n. n r C U m . 3. C. Ann 1.5 n: w; TL “5.. 7. Mn DO I P M lun- - I AI!” ‘3'; AIIJI u .1“ at“ .s” I.“ ~ U ..-..| An“ A in . ‘0 nix. .1. .cv adv - c I n I N Is .~ ~ ~ nut slut .5) .ad Figure . Page 35. Percent Change in Total Population, by County, 1950-1960 . . . . . . . 123 36. Urban and Rural Population in Michigan: 1850-1970 . . . . . . . . 12A 37. The Urban Detroit Area . . . . . . . . 126 38. Extent of Urbanized Area: 1960 . . . . . 127 39. Estimated Total Population Density by the Year 2000 Based on Local Trends . . . . 128 A0. Alternative 108: Density Distribution Year 2000. . . . . . . . . . . . 129 A1. Alternative 108a: Density Distribution Year 2000. o o o o o o o o o o o 130 A2. Highways and Urban Land Uses in Michigan . . 132 A3. The Lansing, Michigan, SMSA, Tri County Area . 133 A5. Location and Size of Mobile Home Parks in the Greater Lansing Area . . . . . . . . 136 A6. Market Penetration of Mobile Homes in the Lansing, SMSA . . . . . . . . . . 1A3 A7. Total Population for the Tri- -County Region. 18A0- 1990. . . . . . . . . 1A5 A8. Number of Persons in Household and Head of Household's Age: Mobile Homes and All Households Compared in the Lansing, SMSA . 1A7 A9. Occupations of Mobile Home Owners and A11 Households in the Lansing, SMSA . . . . 1A8 50. Interior Space Created by Cluster Plan for Mobile Home Units . . . . . . . . . 157 51. Proposal for Pittsfield Township Model Ordinance. . . . . . . . . . . . 158 52. Mobile Home Park Ordinance Guide . . . . . 160 53, Modular Arrangements for Mobile Home Units. . 16A 5A, Plan View of Typical Modules, Clusters and Parking Arrangements for Mobile Homes . . 165 xi 3. AV ,3 vas‘ r“ T~ 2.4.4 w. J. 1 I“ .. .Ha I; . ‘ I. I. d a: r: r.“ “H. Ti Tbcx n .J A ~ W... 2% my. 13 C $1 I. .5 e n. r. a. n. at .1 C 3 a a. .1 a .1 a. a T. .J a “a C T. T .1 L. C a . I. .1 e .1 2.. P 2.. I. .4 3 Ab P E m m M... w... an S no C E .1, a e .. . . .. P; a C Wu ~ v w m a: rd A... G. V... A: Q» Q.» H¢ .. . A c . . L“ e C. a. .D. T. .1 Q. n O P D. 3. Gt - . PC T. C. nun-m ”Hm .ArIut H. v“ Inn)... I. (-Id r ‘1 . . M GA v: 5 I . I .1 A. u: Figure Page 55. Site Integration and Landscape Design of the Mobile Home Unit . . . . . . . . . 166 56. Flexibility in Design and Construction of the Mobile Home Unit . . . . . . . . . 167 57A. Site Plan and Landscape Design for Typical Mobile Home Lots . . . . . . . . 168 57B. Planned Unit Development of a Mobile Home Subdivision with Sketch of Carport and Patio Area of a Typical Model Home Lot . . 169 58. Site Planning and Landscaping Alternatives. . 170 59. Community Center and Swimming Pool for a Mobile Home Community. . . . . . . . 171 60. Planned Unit Development with Cluster Arrangement . . . . . . . . . . . 172 61. Phasing of a Planned Unit Development with Open Space and Park Areas . . . . . . 173 62. Sector Design of Mobile Home Development . . 17A 63. Open Space, Topography and Existing Trees Utilized in Development Plan . . . . . 175 6A. Development Plan for Windmill Park, Holt, Michigan . . . . . . . . . . . 176 65. Chateau Estates, Utica, Michigan Club House with Central Open Space and Recreation Area 177 66. The High Rise Modular Apartment: A Steel Frame with Plug in Housing Units . . . . 187 67. The High Rise Modular Apartment. Plan View and Elevation Details. . . . . . . . 188 68. Circular High Rise for Present Day Mobile Homes . . . . . . . . . . . . . 189 69. Mobile Home High Rise and Mobile Home Town Houses. . . . . . . . . . . . . 190 70. The Town House--Three Story Stacked Housing . 191 71. Sketch of Town House Development . . . . .' 192 xii vf‘ J“.- T‘ *r‘i yead vhv'fi‘ .‘v vv.ou do '“r pr: The > v .3 RD 51' “I. RU ’.> V O. Figure 71B. 72. 73. 7A. 75. 76. 77. 78. 79. 80. Page The Town House--Plan View and Elevation Details 0 o o o o o o o o o o o 193 Construction Techniques for Stacked Housing . 19A Site Plan for Urban Renewal Using Stacked Housing Complex. . . . . . . . . . 195 Mobile Home Row Housing . . . . . . . . 196 Mobile Home Duplex for Senior Citizens . . . 197 Cross Stacked Housing. . . . . . . . . 198 Cross Stacked Housing Plan View and Elevation Details 0 o o o o o o o o o o o 199 Vacation Homes Using Various Manufactured Housing Units . . . . . . . . . . 200 The Mobile Home and the Manufactured Housing in the Year 2000 . . . . . . . . . 201 Super Structures, High Rise and Grids for the Manufactured Housing Unit in the Year 2000. . . . . . . . . . . . 202 xiii LIST OF APPENDICES Appendix I. Interviews II. Ordinances III. Statistical Tables. xiv Page 207 209 218 .......‘~ 9 U .. .‘L..v V .... .0 a. Inuv vs -. .----‘ n" an uvb‘oc a 4 y-v.§l . ' J :n:yg—nway~9- “ Q :- uv.ut:an\-..V ‘ e‘v‘ 3'2 '“‘*:vz"‘in n n :1. -I-I‘.‘-J a t. "' A..\ 3 . n - '5" "Ar “t" a. W o .uvy..- 'v-'.. "':“1. A“ ‘ .4 fl . "§V00 Q‘s“ - P s;, M. ’- 'I'Q" “RF. in... p- 1' v ‘Vyfirl’ C- ..,__: \ ha. 5 h-‘\‘..{ R “’3‘. 'v" E vac; v "c 2 Aug A0 ‘ v‘. Vi 9"QYHV v— ‘ “‘ a K \ ‘., I’. V'V. k h r _. I” ”A. c ‘ I"\' - .‘r.~\"*y-~‘_ \ ‘V..i-.:'flr I \ ‘f s. V9.1 f! v.13 CHAPTER I INTRODUCTION AND BACKGROUND Statement of the Problem If all the people who live in mobile homes were brought to one place, they would constitute a city the size of Chicago. They would rank as the 11th largest state in pOpulation.l Over five million people use mobile homes as permanent residences today.2 These completely equipped, manufactured housing units are primarily a phenomenon of only one decade. In 1955, 111,900 new mobile homes were built and delivered. By 1965, production had almost doubled to 216,000 units annually.3 In that year, 23% or one out of every five single-family housing starts was a mobile home. In 1967, 29% or more than one out of every four single-family housing starts was a lU.S. Bureau of the Census, Summarygof Population: 1960 (Washington: U.S. Government Printing Office, 1960), p. 8-36. 2"A Brand New Home for $6,000," Changing Times (April, 1968), p. 39. 3Mobile Homes Manufacturers Association, 15th Annual Industry Review: 1966 (Chicago, Mobile Homes Manufacturers Association, 1966), p. 5. ‘r---=s, and t '7'- A ,l‘r‘ ”.1933, Many 1 ‘1 ".1 w n ' 5‘.va “A. g. *‘V'P ofl . [5. Chi- ‘igvo- Vi A. - g Q. l 5.x“ . ¢.V ‘- .e A .‘ c “- ° he! 14V._ ,. -. :1. " “Hg .P ' fl ”-‘PKQ": GA. ‘Fr .. '.L ‘H ‘hoh "v.,:")‘ D L“« s: mobile home.“ Even more significant, mobile homes captured 76% of low cost housing starts (under 12,500) in 1965.5 Because of this increase in the production of mobile homes, and the resultant need for a place to put these new homes, many municipalities are faced with a "mobile home problem." More correctly, they are faced with a combin- ation of problems associated with mobile homes within their jurisdictions. Some of these problems include: 1. How should mobile homes and mobile home courts be zoned? 2. How should mobile homes be taxed? 3. What health, safety and building requirements should be adopted for mobile homes and mobile home courts? 5. What aesthetic and recreation standards should be cOnsidered for mobile home courts and how can they be implemented? These issues are often grouped under three categories: 1. The regulation and upgrading of existing mobile home courts. u"Housing Starts vs Mobile Home Shipments," taken from U. S. Bureau of the Census, Construction Reports, Series C-20 and Mobile Home Sales, Stocks and Shipments (Marketing Information Associates, Chicago, Illinois, monthly reports). 5 See Figure 6, p. 20. Ahfiw‘ _-o"‘ (x) ( ( l 4H“ 0. ”kg 1 (. -o-‘i d nfil'r: h. - 1 .. O . -.:d- Auswfi"" no -n‘uv V'V.Uv‘ .. . ' c r w: who «a.-.\. ocv-u» U. v . ';:-.n"rg4 hr" ~~v.-~\.u. .cvt" . IV - ...,.. A s . . . '.' Fr 9 'vn‘ fin ‘ 'I-‘uH-y h..‘\rto ;I"‘~"~u ' “nunzgh'; ”A”. 1‘ .. U ’ navy..-‘ ‘I :“s '5 . "It... :t‘“‘-”DH“ - not». .. .. n ‘-u-. ,. fihrq‘qny' I - 2“ V5. C... . n m. ta 1“,. .. . ‘4vi. v - ‘1...» .‘\" 9‘ u..-\ -A 4,- . ‘ - uU SULJI; 9 “r3 l ,1“! ' u. c""‘ - ‘ggthDNgr-L . nuyé.v . PH § "1 «16 Eq er.‘ -..~ =34 a. III ‘9 ~u, O “-5 “End .. - C y . ‘ IA~ I, I" «t: Ir «I {in “A; afi‘hr v v. A ‘ ”72m. V, a. - 4 tame "6"“ ‘ Eu‘a *1 vv‘ .hr‘i‘sa ' "'i¢ IQ 2. Community acceptance, planning and regulation of future mobile home courts. 3. The regulation of single mobile homes on a private lot. Before any municipality can face the above issues, and provide an adequate program to deal with mobile homes, it must overcome the emotional issues involved. Facts about mobile homes and mobile home inhabitants must be clearly stated. The role of planning in overcoming mobile home problems in the municipality must be fully described. However, little information is presently available which describes the status of the mobile home industry, mobile home inhabitants, and the mobile home court. Furthermore, there are few publications which out- line a program for regulation of mobile homes in the municipality. Therefore, it will be the purpose of this thesis to study the relationship of mobile homes to the municipality and recommend alternatives for regulation and development. Hypothesis The guiding hypothesis of this thesis is: The present and future need for low cost housing can be met by mobile homes in an attractive and well-planned environment if an adequate regulatory structure for mobile home land devel- opments is provided by the municipality. - V. '0‘ a .aqu Q N ‘ ' ‘5 ..~'--r" ‘I '—‘.aa..U--o- -‘I‘ ... f i I l) 1' ’3 \ ) ‘3 . ‘ 0 . ': —~-:-+: 2 .“v hvvv-nv-_.- . "'1" .v-nmg AA... '- —-~--v O'anuv WV“, . Rn ‘ o . adv, VP. ‘2 . “"V'Fn \ ‘V. Al :- J a ‘ I‘ou‘..l “ Vt: ~v‘IUfi‘r“ .. is my: ,1 C"'39".1‘ar.: . (n :5 Used ‘. . "NFEF 3? C? " Most publications which recommend policies or ordi- nances for municipal regulation of mobile home courts are largely concerned with mobile homes as a medium density, residential land use; however, municipalities which adopt only one approach to mobile home courts will create future difficulties for the municipality, the mobile home inhabi- tants and the mobile home industry. In addition, munici- palities which adOpt a set of "standards" which actually functions as a blueprint for mobile home courts rather than a framework of performance and policy, will severely limit the potential for quality and attractiveness in future mobile home courts. Definitions Mobile Home Any trailer or semi-trailer which is designed, constructed and equipped for use as a human dwelling place, living abode or living quarters, except house trailers (or travel trailers). ' House Trailer or Travel Trailer . any trailer or semi-trailer designed and used for human living quarters, and meeting all the following qualifications: 1. is not used as a residence of the owner or occupant 2. is used for temporary living quarters by the owner or occupant while engaged in recreation or vacation activities 6Minnesota, Statutes, 1961, As Amended 0168.011 subd. 8 as cited by Leigh Grosenick, Municipal Regulation of Mobile Homes in Minnesota (unpublished Plan B Master's Paper, Department of Public Administration, University of Minnesota, 1965) Appendix III. l ‘ J 6" F.‘,-1~v‘: I V v .m.-“"'-- V - 1- o" A val. V avar- flPv‘fl VJ... ofiu 'nl‘ hiVVL-e vum "fi I‘n-V fives not "yV‘fi. 3. is towed on the public streets or highways indi- dental to such recreation of vacation activi- ties.7 Mobile Home Land Development (Mobile Home Court or Park) A parcel of land under single ownership which has been planned and improved for the placement of mobile homes for non-transient use. Municipality A city, town or other incorporated government body, and the area of land over which it holds jurisdiction. Limitations of the Study 1. This study will be limited to the jurisdiction and concern of municipalities. Rural proliferation of mobile homes will not be considered. 2. This study will be limited to a discussion of the impact of mobile homes since 1955. 3. This study will be limited to recommendations concerning mobile home courts and mobile home subdivisions. This does not include single lot, private mobile homes. This does not include travel trailers or similar recreation vehicles not used for permanent residences. A. This study will not deal with recommendations for standards of mobile home Infli: construction or design. 5. This study will concentrate on the impact of mobile homes on municipalities in the State of Michigan. The recom- mendations are therefore limited to municipalities in Michigan. 7Ibid. p -q :-.-A n.0quo-V-*' - ~ ' 4‘3"“ 3‘ -.o “V51". -‘ . . . Anya ~ AAV‘I h -ynv‘nb VV“' ‘ ‘1 "3:7' 2 "V‘ .v: -mvfid.‘ (‘1‘ (7) i ”(I "Ur-41 'l-V4.‘ ‘3‘: v-r . . ‘Oooao‘. Methodology and Procedure A search of the literature concerned with mobile homes and municipal regulation was completed. In—depth interviews were conducted with personnel at all levels connected with mobile home court planning and regulation. This included the following: a. Officials at the local and state level with responsibility for the health, safety and planning of mobile home courts; Manufacturers of mobile homes and their national representatives at the Mobile Homes Manufacturer's Association offices (MHMA) in Chicago; Michigan Mobile Homes Association in Detroit and Minnesota Mobile Homes Association in St. Paul, Minnesota; Mobile homes court managers and owners in Minne— apolis, St. Paul and Hastings, Minnesota, Elgin, Illinois, Whitmore Lake, Grand Ledge, Macomb County, Michigan and several owners within the Tri—County Region of Lansing, Michigan. .. Mobile home inhabitants in Whitmore Lake, Grand Ledge and East Lansing, Michigan. The author and his wife lived in a mobile home for three years in the above locations. A list of these interviews is presented in the Appendix. I ..A “”07‘ o \ ... .IEIIV U P- -.,.,'\r- .1 s or: .-y..~-U-OU 9:5 ""3,“- a "'-U00- 5 ‘In...’ 3. The information obtained from the literature and the interviews was analyzed and placed in the categories as they are presented in the table of contents. Pertinent material is outlined and graphically presented. A. Model ordinances are discussed; model plans and speci- fications are presented. 5. Recommendations for municipal action are presented. Review of Literature The literature on mobile homes is not extensive. Most of the articles written merely describe the recent devel- opments in mobile home living. Only three or four books and as many theses deal with municipal regulation of mobile homes. The most widely cited reference is probably Mobile Home Parks and Comprehensive Community Planning by Ernest R. Bartley and Frederick H. Bair (1960). This monograph provides a clear and useful eXplanation of mobile home taxation, zoning and planning. A research paper entitled Municipal Regulation of Mobile Home Parts in Minnesota by Leigh Grosenick (1965, University of Minnesota) analyzes the municipal and state roles in taxation and zoning of mobile homes. Two theses from Michigan provide detailed information on taxation and zoning, The Effects of Restric- tive Zoning on Mobile Home Living in the Detroit Metrgpolitan Area by Alan Backler (1955, University of Michigan) and Mobile Homes vs. Non-Mobile Homes, A Study of Mobile Homes, Their Tax Levy and Contribution to the Community with a N & unr‘: \‘2 D ’ .nb ~'*'V ‘o'paw I" y...». ‘ u --~'n; Y‘""‘ _..‘.v, 3"” I _ I 'IOIAV’QI b'. fi----.~-vi v . I g-n--- ‘ ".3 ”'h-uhub‘v “ea-2n-.. AY‘ ,, “. “"'-..1-d~o <42“ -—.—-‘ v- .. in.“ v: ~0" ‘ J guy a e: ‘1 gr 0 r‘ '— - L- h. , U.- 33,... About fi'fl,‘ H 5..» Direct Relationshipgto Density by James L. White (1965, Wayne State University). Other relevant literature is of a rather specialized nature, published mainly by government agencies such as, the Federal Housing Administration, state leagues of munici- palities and state departments of health and taxation, United States Department of Health, Education and Welfare, university research and extension bureaus, the American Institute of Planners, the Mobile Homes Manufacturers Association; theses, and research publications in academic Journals. The salient features of these publications are reviewed within this thesis in the section where they are most relevant. 5|. I .- ‘P '-an. n- 0"h' .g .a. L- to ."‘p -015 I ‘ r '- ‘li v ‘V 3“““4714 "him”; .. “.22.” ‘5‘. “:70 V ' D an“ \I. an“? A VVV ”V? ..U¢£lJ fibriv bun'v' e: c!“ . \I‘.~—\. I AI.-. .' W U5l~¢n4 QV’ 'v“. n \r as CHAPTER II ANALYSIS OF THE PRESENT IMPACT OF MOBILE HOMES ON MUNICIPALITIES The National Housing Market The housing market in recent years has been showing a lag in conventional one and two-family housing construc- tion. In March of 1967, Fortune magazine stated: . housing has been in a general downtrend relative to gross national product, since 1950. Housing missed the boom of the past several years. Looking back on those years, G. T. Bogard, head of General Electric's new division involved in developing "new cities," recently observed that housing is "the only major industry failing to participate in the greatest economic boom the world has ever known." Within a year or two, however, the situation may be Just the reverse, with housing construction outpacing the economy as a whole.1 The graph in Figure 1 examines the total housing production as measured by the Census Bureau to February 1968. This total production is further broken down to measure permanent housing starts of one, two or multifamily units as in Table l, or to measure private, non-farm housing starts as in Table 2. This decline in housing production, along with other factors, such as; increased costs of material and labor, lMorris Cohen, "The Coming Boom in Housing," Fortune (May, 1967), p. 137. I I r . S‘:"S ,nadiusled‘ .3: :.‘&559 Unl's) A I‘, ’ l A l\\' H5 ’ \.1 ’\!l I ‘ :41 I j'. p A II N r 'H i I ”\ II I I ’l ‘ l I l 1 1 I l I II I I It I ll l 1| 1 H I 11 ll l l 1 l \I 3' i kalvl-d‘ lusved annual ran 1 ms :! “twang unlts‘ ’1 n“ n‘fi-M .1' J‘ [5‘ V -\ 2' \ Aw H ‘Q h ”I? F-) I IO l l 190th Scale Monthly starts (unadjusted) ‘ l80 (thousands of housing units) A 5 9 {E 'l ’t .. '60 I I I W 1“ t, I ‘Jl I ‘\ f \ ‘J'. a‘ : : . l .' \ r. a '40 , .a I n I all g ‘t ,‘l x“ r A a I I" : : I 3‘ ‘ \‘ ’ \ ‘qu‘ t ‘ ' l I f V l t ' ‘ l l l - 120 g l l t l, , l I l .' ‘ l l - 1 l ‘ ‘ ll : a i a l, : l t I a l l ‘ I l : l '4 l l - '00 l l i " l f l ‘t l ' I I l I} ll l l l I l I l V ‘J ll * l _, J 80 ‘t \ g 1’ l, } Seasonally adjusted annual rate ‘L lI (malluons of housmg units) 1‘ ’t l , _ l 8 I ‘ h '4’ _‘ t \V 4 ' l; ‘ I d ‘ ‘ I ‘ 1" I d I S A 3 " \‘ V 7 \ I l 4 ) ‘1 y ‘I I I 1 \d . l ' _ I " 1.3 ‘f . SUMMARY MEASURES \ " L2 6-Montl't moving average T: “3 E": 1.30 l f‘ - l.l . t T=Izu ‘EF=mu ‘, ‘ L0 0- ‘J ;= 34% MCD = 6 mos. ¢ jlllllllll llljlllllll lllllllllllElllllllll Illlllllllll lllllllllll lllllllllll llllllllllll I961 l962 1963 I964 I965 I966 I967 1968‘ Figure l.--New Private Housing Starts 1961-1968 .." a~ao F~anuJ fl» fiv .7...:.:.:; ,c, . . - . . no. a 3:. r n.2, a .o .7:.3..3.A: 4.1!»..ZJA-/_ix «I...» a. in V: . ya. a. 2.3,.Laspi A£~. ~ .c~.: SIC/fro 33 u SOC. p1,: e4a.fl Po 7... ,ru CL bra... Tun .c qt.1-.afi «<4 1. by .1 :J C/AC 3.. s» to 31:). m :U 3 3 3 3 Q. I. . a. u u. D . . 3 o n \a , Aa/nu/ Hoar—mug 1.; 7.7.1.5I‘ H. l «l.— ..I‘ 1}. «I. Si 1 l l ‘1‘ 1 WI.‘ 1. al.« he; 54/ u ‘1‘ 1 ~ - tu/\J no .mza‘d a Any 3.» llhl Put ! t/.. Ally Aatnuua :41... ...... .....,..1. - ..,r..-....v..1 asxn...‘./.qdv s../ h. «s.- . . - ~ - .u;.ou..:_—¢..r -.:~r1-nz-c-.J n.4,..r-vapviv. r-.ur. Nd g a 4 n 4 p o u . I v.4 n 4. .- 4-1 H .h. ‘- -~; ~- cc. -. wn. .- d.4 a. an; o. nu: -. 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J1 n. .‘a ol. 5' I: 11 TABLE l.--Permanent Dwelling Units Started (By Type of Structure) 19145—1965.a Number of Units As Percentage (in thousands) of Totals Year Total* One Two Multi— One Two Multi- Family Family Family Family Family Family 19A5 209 184 9 16 88.0 “.3 7.7 19A6 670 590 2A 56 88.0 3.6 8.A 1917 8A9 7A0 3A 56 87.2 u.0 8.8 1948 932 767 A7 118 82.3 5.0 12.7 1949 1,025 79“ 37 19“ 77.5 3.6 18.9 1950 1,386 1,15u A5 197 82.7 3.2 1u.1 1951 1,091 900 A0 151 82.5 3.7 13.8 1952 1,125 9A2 A6 139 83.6 u.1 12.3 1953 1,10A 938 A2 12A 85.0 3.8 11.2 1954 1,220 1,078 3A 108 88.A 2.8 8.8 1955 1.329 1.194 33 102 89.8 2.5 7.7 1956 1,118 990 31 97 88.5 2.8 8.6 1957 1.0A2 873 33 136 83.8 3.2 13.0 1958 1,209 975 39 195 80.7 3.2 16.1 1959 1,379 1,095 53 231 79.A 3.8 16.8 1959 1.55“ 1.251 39 2AA 80.5 3.8 15.7 1960 1.296 1,009 50 237 77.9 3.8 18.2 1961 1,365 989 50 326 72.A 3.7 23.9 1962 1.A92 996 56 AAO 66.8 3.7 29.5 1963 1.6u1 1,022 61 558 62.3 3.7 34.0 196A(e) 1,580 1965(e) 1,580 Source: 19A5-l959 Bureau of Labor Statistics (old series) 1959-1965 Department of Commerce, Bureau of Census (new series) * 1945-1959 excluding farms 1959—1965 including farms, breakdown of solely nonfarm units by type of structure is not available in Bureau of Census revised series. aJames White, Mobile Homes vs. Non-Mobile Homes (unpublished Master's Thesis, Department of Urban Planning, Wayne State University, 1965), p. 1A. ~._ 1. 1... a.. ~..1..._ 7.21.. .1...1~1.1_ .1. .1...‘ ....1: v.1.11. .. .11.. — .11. 11 ... 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(See Table 6 and Figure 7.) Some of the reasons for the increase in mobile homes v. single—family homes can be analyzed in terms of cost alone. Table 7 points out two cost relationships: (1) Mobile homes cost significantly less than single-family homes; (2) Mobile homes have increased in price much less during the decade. Another significant differenceimicost is noted when the cost per square foot is compared. TABLE 5.—-Basic Costs of a Mobile Home Versus a Single- Family Home.a Mobile Single-Family Basic Costs Home Home Purchase price $5,600 $16,200 Living space (sq. ft.) 500 1,206 Cost per sq. ft. $11.20 $ 13.50 aFrederick H. Bair, Jr., Mobile Homes and the General Housing Supply (Chicago: Mobile Homes Manufacturers Association, May, 1966), p. 2. 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Bo 8.2 20.2030010— >JIPZOZ :50: :20: 3.09.... . . .z.>20u .9" :1. 25 TABLE 7.--Average Purchase Price of a Mobile Home Versus the Average Price of a Conventional One-Family Home.a Average Purchase Price of a Year Mobile Conventional Home (1) One-Family Home (2) 195“ $ A,380 $ 10,625 1955 “,130 11,350 1956 5,000 12,225 1957 5,000 13,025 1958 5,000 12,950 1959 5,000 13,U25 1960 5,000 13,800 1961 5,600 13,875 1962 5,600 1H,325 1963 5,600 lu,875 196“ 5,600 15,575 % Gain 31% “6% (1) Mobile Home Manufacturers Association (2) U.S. Department of Labor aVincent Candiano, The Mobile Home Industr1_(New York: An Institutional Report for P. W. Brooks and 00., November, 1965). 1 A I x A 5a.80 . f‘YI ’V C: ”firitfloe“ ‘8 ‘ 9".“ A,’\m p - 'UA-A . .0‘0 V N nAw0¢3 fl LL10A0‘.» .‘,.—,. ma‘w‘ -uiU OAAVVL ' 7 4n!- -~1 I u-.u-fiar Md. .‘nt‘--J ‘VAHV . w P, InAy' r1 4 yfi he “(vied d... P,.“-,, I‘MJT‘ .Ib‘i U-A‘L, \1 a I D.” Viv. any n --- uvu V 6’9 I H 510‘. like. nrw‘4 1 t! .-F r-...c.,_ 13,; 32's“... ‘ a -oa‘k a a I U n 0‘ a A; - - K-l‘VLJ-‘I. 7611‘: “'3 CCS V‘ L. 0 (f (D (D L). (I) (D 26 A salesman can cite a purchase price of $5,600 as compared to the builder's $16.200 for a minimum four-room frame house. A conservative buyer putting down 20% can move into a mobile home on a payment of $1,120. A similar down-payment on a 1,206 sq. ft. single- family home runs up to $3,2U3 and the furniture must be moved in if not purchased (Mobile homes come fully equipped with furniture, drapes, appliances, etc.) The story is a little different on monthly costs. For the mobile home, monthly costs run about $146 per month, while principal, interest, taxes and insurance on the frame home run up to $113. The big item on a mobile home is the rental of Space which can be $40 or more in a good park. From the buyer's View, the big advantage is that the mobile home buyer gets a clear title after 60 months of payment. Another cost factor favoring the mobile home is the simplicity of moving. . . Packing and loading a four-room house takes a full day at both ends of the line. There is also the usual hazard that a partial load requires the carrier to be diverted, causing a delay of several days. . .- Short hauls (of a mobile home) are cheaper than moving. 0n long hauls, costs appear to balance out. Because of the attractive purchase contracts which are similar to automobile sales contracts and receive high; interest rates for short terms, Savings and Loan companies- are watching the investment potential and the impact of this market carefully. The U.S. Leage made a major effort in 1963 to obtain the power to provide full financing service to the mobile home industry. Despite an excellent presentation, the power was not added to those enjoyed by federal saving and loans. However, many associations have made individual spot loans through 6"Mobile Home Sales Show Increasing Market Vigor," Savings and Loan News (Nov., 1965), p. 2. :. .3 2. .. . v0 00‘!‘ 44 2w 27 the expedient of having the mobile home owner attach his unit to a foundation, however simple. The unit then becomes in the eyes of the legal experts a single—family dwelling in every sense of the word. Several outstanding, fully equipped, attrac- tively planned and coordinated mobile parks have been financed by savings associations. The road- block in the eXpansion of the mobile home is the availability of the good home parks. The savings and loan business is helping to meet this need, but the associations need broader powers to be able to participate in the financing of this increasingly important segment of the industry's housing market. The reason for hesitance by banks and savings and loan associations involves the high risk of such short- term installment loans and the poor handling of delin- quencies. The automotive industry has created its own set of credit and repossession methods to handle this situation over the years but the mobile home industry is only begin- ning to tighten up its controls. Research by the Finance Division of Mobile Homes Manufacturers Association shows the following rate of delinquencies and accounts out- standing (Figure 8). Finance companies have been picking up a larger portion of the contracts recently, and delin- quent accounts have dropped off with improved handling of contracts. Although mobile home production and its percentage of housing starts are both increasing, the portion of mobile homes in the total existing housing supply is still 7Ibid., p. 2. — h .1 .LJ Ln 0 ll.- Vir" l'l ill: I ‘. I E .(p.ub IE....Z(.:2:C tbla‘z... ~z . _ £12.}. 28 com; 000;. 02.; I 3.29 .mmmalomma ”mmfiocmSUcHHmQ smog pcmaaampmcHll.w mpswfim mmjnwoo . u 000 can com com cop $2034.: Immiézoo 325.... D 9.23 n V“ 4 0..» - . J ,4 ‘ h‘pfi" ”A U.- R C... q ”0 vk.‘ ‘l‘ 2‘” use- “F‘- «H.000 ‘V ‘6 ~00 . Y! I V? o ”5'. a .nu‘tovav V I 1 fivv . V'H‘qu “-1- acid. 0 “A ~ . V" , _... L , u up, .- un‘v ; 'I .,1. a. -N: 0...»-4 V, p.» 0. r. .- "A. A n "1.00.: i. .. a C a; +0 rm 3. h. .1 S VJ .10. mm a e h. C at o . 0 k... C C an .1 C S C h. .C a a +0 C. G 2.. 0..-» nu «L 4. n OJ. 1:. ’4. Q» a: 1n.-u .11. 29 relatively low as shown by the percentages in the following tables. The location of these mobile homes however, is especially significant in relation to population changes in the United States. The following tables (Tables 8-13) indicate that mobile homes are primarily located in states and metropolitcan areas of relatively low pOpulation density; and they are primarily located in states and metropolitan areas which have a high rate of population increase. The impact on municipalities is also apparent. The percentage of trailers is highest in the urban balance of large city SMSAs and highest in the rural areas of small city SMSAs. This points to municipalities in the rural. and urbanizing fringes of SMSAs as the important focus of mobile home develOpment.8 8Standard Metropolitan Statistical Area (SMSA) as defined by the Bureau of the Census includes; First, a city or cities Of specified pOpulation [50,000 inhabitants or more] to constitute the central city and to identify the county in which it is located as the central county; and second, economic and social rela- tionships with contiguous counties which are metrOpol- itan in character . . . [at least 75 per cent of the labor force of the county must be in the non agricul- tural labor force]. U.S. Bureau of the Census, U.S. Census of Housing: 1960 (Washington, U.S. Government Printing Office, 1960), p. LI. .—. . v. 1'4 ..: .: . c fix I. v. r: v. i .. . - r . :5 4‘ .. u S C. X S 4.. u. S T .4 C E U 0.1 n C E .4 n1 3 Q E. .n. at n. S n. 0 e X 3 C. C 7. L-.. C E ..... P C S 0. S S. i 1.6%!) C J l a \2 3.. 3 2. 0?. T .1 LI. C E E .5 C .0. 0.. WC 3 .3 n n d n .1 3 . s .1 d . . s S A F. r t u a.-. : AC 9» d a: 9» «Au AC a: «b 9» Q0 by n . 1-.. a. J. a . H. sq \U «I. 7:: . n. e n. w. :. -.. n. S .1. m. .2 a 4-. . . . .. C a \1 "J. 00 S w” n. .3 J. 2. .«u n. n. .3 a. w. 2. a. a. ab.“ 00 3 a... r .. a: n. 3:! t. .. . w. . . m. c. . . A. . . . a . n. a. 2. "J a» n: .0“ VJ 0.. Q. .. . hi. .0. 0.. . . 2. .. . n. "J : . ~ . 2. J... a... .1 "J. mu 07.. Au .2 .00 at» a t .. ‘ :0 3: t. n-” .r." 2. .rn :. u... .nu 1.”... .. :1 a» ...\u. a.» :4. . h. a: at «a. ... 2.. .u phan. «- u., ..- J. ~ .r....J r“ r” ...r..._, 0!» an . x ..n :0 :0 o . :0 0 u a .. n .0 C» A. .0 2A .5. .. . . . a . ... .L t. 0.. hi. . . 30 TABLE 8.—-Number and Per Cent of Mobile Home Households Compared with Total Number of Households.a Number of Number of Percent Households Households Living in in United in Mobile Mobile States Homes Homes Starting Household 7,800,000 230,000 (Married, pre-school children only or married less than 8 years and no children) Developed Household 18,200,000 110,000 0.6 (Married, school-age children present) Childless Household 3,900,000 60,000 (Married more than 7 years, head of householf under 55 years of age and no children) Contracted Household 16,000,000 190,000 0,8 (No children present, head of household 55 years of age or older) Special Households 6,500,000 50,000 0.8 (All other households) Mobile Occupation 1,000,000 210,000 Households (Head of hoUsehold in occupation requiring moves every 2 years or more often) Source: SpeciaIABulletin, Mobile Home Dealers National Association, Chicago, Illinois, March 27, 1962. Research conducted by Elrick and Lavidge Co. aMargaret Drury, Some Social and Institutional Factors Relating to the Increased Utilization of Mobile Industrial Housing During the Decade from 1955 to 1965 (unpublished Master's Thesis, Cornell University, Dept. of Housing and Design, 1967), p. 5 :23: 9.--v-u Per 0.- anthnn- :xt-a.i.n tens .1 L ‘ a run ~m~ V! Ni. .- D'fi‘abe “A -N— V». C 0.0-10.3 10.1-25.3 2501‘50 .0 K ‘6 “"V‘J‘W ‘ .UE ‘aldin. ray- 2, c ., :-- ”r tide? gfi 0 h _ \J.J- '\ q ly- A 10" 1| -C"'\" A A- ‘V'V 31 TABLE 9.—-V-U Per Cent Trailers by Population Increase by States: 1950-1960.a Population Density Numberl per square mile 0.0-10.0 18 10.1925.O 20 25.1-50.0 12 Source: U.S. Census of Housing: 1960, Op. cit., Metro- politan Housing. Table A-6. 1Number of cases in each category. TABLE lO.--Per Cent Trailers by Population Density of States.a Population Density 1 Per Square Mile Number 0.0- 15.0 10 15.1-250.0 32 250.1 plus Sources: U.S. Census of Housing: 1960, cp. cit., States and Small Areas. Table 5. U.S. County and City Data Book, 1962, op. cit. aDrury, op. cit., p. 26. «\U e w» 1 ‘ C. nv rm. nu U.“ ha .1.“ T Nib HQ 32 TABLE ll.--Per Cent of Standard MetrOpolitan Statistical Area Total Housing That is Trailers: By Population Density. Population Density 1 per square mile Number 250.1-500.0 57 500.1-l,000.0 36 1,000 plus 29 Source: U.S. Census of Housing: 1960, g3. cit., Metropolitan Housing. Table A- . TABLE 12.--Distribution of Standard MetrOpolitan Statis- tical Area Trailer Housing by City Size.a % of % of % of Number TrailerS‘ Trailers Trailers City Class Cities in Central in Urban in Rural in Each City Balance Area Class of SMSA of SMSA of SMSA 1,000,000 plus 2H 14.3 28. 9 500,000—1,ooo,ooo 27 22.2 30.8 250,000—500,000 u8 23.3 36.u 100,000—250,000 90 27.3 26.6 Sources: U.S. Census of Housing: 1960, Vol. II, Metropolitan Housing, Parts l-200: SMSAs. Final Report HC(2)-l. U.S. Government Printing Office, Washington, D.C., 1963. Table II. County and City Data Book, 1962 (A Statistical Abstract Supplementj, Table 3, pp. 432,u40,uu8. aDrury, op. cit., p. 27. v" r “Y7‘7,--P€r 09.4 by PC! ____‘ E'w‘lation Increas vi.“ . :.o-1o.o 12.1-25.0 5.1-50.0 Esra-"5.0 75.1 plus ””W U.S. Cens ‘5‘. v. C "”7 U .n N.“ J, CL. * Dow-1 ..‘,;;_J “I These and :1: Since tm. “A .a. IMV a mile--t:r fiction is. “A”. .h I Vduapdnies’ b‘d‘ inc“Stry r huh sales t v; 33 TABLE l3.--Per Cent of SMSA Total Housing That Is Trailers by Population Increase: 1950—1960.a POpulation Increase Numberl 0.0-10.0 2“ 10.1-25.0 73 25.1-50.0 67 50.0-75.0 11 75.1 plus I“ Source: U.S. Census of Housing: 1960, pp. cit., Metropolitan Housing. Table A- . ‘ 1Number of cases in each category. aDrury, pp, cit., p. 28. Regional Markets for Mobile Homes After discussing the national growth of the mobile home industry, attention must be focused down on mobile homes as a regional phenomenon: These and other major companies sell nationally but since transportation costs run high--about 50¢ a mile-—they try to locate factories where the action is. . . There are still more than 250 companies, but a gradual shake-out is under way. The industry now boasts more than a dozen companies with sales tOpping 10 million. Six companies turn out about a third of the total production. Size, however, is no guarantee of advantage in prime markets. Most big companies get vfigorous competition from small, local producers. 9"Where Housing Market Has Lots of Life," Business Week (September 3, 1966), p.-150. .~,. . More: fir. ~v~ ...*. x. nvvuv-u.k . ‘ - H" G a v v......-vvv-‘li ' I u . " awn“; ........:...5 per HAFN~ 2...! >':’“‘VA\J.A I on 3M Shipments The 196“ figures show the following distribution of shipments to various regions in the United States. Ship- ments are relatively evenly distributed in the U.S. with the exception of the South Atlantic region with a share of 25% (Table 14, Figure 9). This picture of shipments to states is almost completely reversed however when the shipments are compared to pOpulation. The states with the leading number of shipments per 1000 population in 1965 are shown in Table 15. -..‘h__ [‘1 ’5 J .v 3 II! . _______.____ 1964 Mobile I 1 SOUTH ATLANTIC 3M." 1 fins-Ewen DC. 1 so: :4 59mm c Mr: M: ‘4 ‘3'! Guam Ms?! Caro-"M '19; I“; N'.’ l”: “‘5' Vi'? a“ jotkL 25 5157 IOITH CENTIAL iii-no.1 Man “a“ '5. v... “con-11 TOTAL _ ,4 "ST noun cmuL 9'. [um “paw. “3W7, “Won. “‘3’" Cum. 3°“ 3am. 70'“ "V Enema Lao-w“, “I I. 35 TABLE 1 LI . 1964 Mobile Home Distribution Pattern To Retail Dealers I 964 I 963 I 962 I 964 SOUTH ATLANTIC MOUNTAIN ., Dolawaro .. .777, .577, .577, Arizona '~69:/o ; Washington D.C. .. .. .017, .027, .037, C°'°'°d° ”5,60 . Florida ......... .. 7.027, 7.197, 8.877, 'dd’w 35; , Goorgio 4.337, 3.737, 2-467, Montana |.24°/, . hAarfland ,,,-._,. .. L087Q L087g L147; Nevada _ -72g4 1 North c.1811... .. 5.087, 4.487, 2.777, New M91190 960/; 1 SOUI’I'l Carolina . 2.717, 2.277, 1.787, “*9“ , "04° 1 Virginia .. 3.827, 3.037, 2.857, Wyommq .43 /, 1 West Virginia .. . .. , .737, .667, .687, TOTAL 8.047, 1 TOTAL 25.337, 23.037, 18.957, mp nun-m; N w J 1’ .927, EAST NORTH CENTRAL N:w YZrieY 416% . Illinois ..................... 3.377, 3,407, 4,137, Pennsv'vanie “574 ‘ Indiana ........... 3.387, 4037, 4587, TOTAL 9.337, ......_...................... 3.867 3.787. 4.32 7, 1 Ohio 3.937: 4.187, 4.807, Meme " Wisconsin . |.877, 2.177, 2.227, Made .3978 , C 111 1 7.227, 4 TOTAL ............................ “HAW... 17.547, 19.90 /, H235" " 00% Oregon 2.097, WEST NORTH CENTRAL Washlngton L577, Iowa .............. .777, 1077, 1.227;, TOTAL ' 1.277. Kansas L477, 1.357, l.6b°., Minnesota L667, 1.787, l.bS°/, WEST SOUTH CENTTAL o hAksoufi _ . .. 2.577’ 2.557, 2.737, A'*°0*°S '-5°;@ Nebrasia . . . _. . .987, 1.107, 1077, L°“"'°"° 233,10 North Dakota .. . .. . .857, .817, .669", Oklah°m° "“0"" 58th 0.1181. .. . 1.297, 1.547, 1.747, “3“” 3‘48 /. TOTAL 9.577, 10.207, 10.737, TOTAL 8‘86 /° EAST SOUTH CENTRAL HEW ENQLAND Alabama 2.397, Connecticut 48°, .457, .587, ””99”. "79% Maine , . . . .537, .467, .557, M'ss'is'pp' "44/" Massachusetts . .. . . .567, .997, l.l4°/, Tenneisee 25' /° New Hampshire . .527, .527, .647, TOTAL 3.078 Rhoda Island . . .097, .127, .ll7, Vermont _. . . . . .247, .267, .4l 7, CANADA 54% TOTAL 2.427, 2.807, 3.41 7, TOTAL 1007, 48°o Canada . .64°o I3.”% .jl’acific "17% .' " 10.207, I7.54°/o ,4 5 ' West East 2'- North North .1 ‘ . o ’f ”1 /° . Central Central .—. . Mountain 9.57% 18.41% 1 U.“°/o 6.2I °/o 6.727o ECST WEST South SOUI'II Central Control 8.13% 1963—Above Section Name 1964—Mow Section Name "'1“- 8 NATIONAL DISTRIBUTION OF MOBILE HOMES AND TRAVEL TRAILERS I963 I962 1.957, L807. I 817, I337, .877, .867. 1.227, 1.21 7, 1.03 7, I .407, 1.017, .977, 847, .857 387, .4378 8 717, 9.357. I 207, 1.187 4.917, 5.857 4.237, 4.587, 10.347, 11.377, .417, .467, 9.487, 9.827, .01°, .003t 2.157, 1.757, 1.947, 2.047, 13.977, 13.877, 1.017, .837, 1.477, 1.087, 1.207, 1.247, 3.047, 3.257, 8.727, 8.387, 1.667, I 337, 1.587, I .5 I 7. 1.117, 1.077, 1.887, I .587 8.217, 5.497, .487, .557, 1007, 100°, 230° 0 N ew E ng land 2.42%: IU.34°/o Mid-Atla ntic 9.33°‘o 23.0370 , South 0 Atlantic 25.33% Figure 9.--National Distribution 1963-1964, to Retailers by Region '1 n' i 3 (D 1 -~ ‘1’. .u- ‘ R Twp”: : LIA-#:Vr'v A J .———— I-;*a yuan-V #—u j ~ - A l - .oAy-yqa . -—---v. IA- -4 , . . ‘VI‘W: 8-1.-‘ufi “-VT'T‘ ”FYI/5‘ _> r; F . --.-.. V‘aVfi‘n‘.‘ _. ‘r‘ .,- . ‘V‘ 1»-..._L.... w l' or . L.’ 3“”. ’ -" -v. t. . "A -..-v V“.~Iria R ‘ -.:-"‘“ \aan 5" . '- .;a-r-.. .. ‘1“ - ~ 8 .....~.-. “-d. -.. 2 ‘VlA-.. “-cuv_: . - V‘fian. -..a-_.._‘ - "."‘~ '.n\ 9.0:... .. p .1 1 \Faa. -_‘ - L‘. no-A Vim-y ‘Vva A...‘ to f‘ 5 l I i"‘ V':. 36 TABLE 15.--Number of Mobile Home Units Shipped By State and Shipped per 1000 Population by State 1963-1964.a State 1963 1964 No. of Units California 14,931 16,065 Florida 11,548 14,168 North Carolina 6,390 8,619 Michigan 1 5,616 8,190 New York 6,949 8,089 Ohio 5,848 8,056 Georgia 6,002 7,700 Virginia (and D.C.) 5,424 7,564 Pennsylvania 5,839 7,053 Illinois 5,211 6,784 Indiana 5,126 6,726 Texas 5,145 . 6,680 l2—State Total 84,029 105,694 Total U.S. 150,840 191,320 No. of Delivered Units Per 10,000 Pop. (1960) Nevada 56.5 56.9 Alaska 28.0 35.9 Delaware 19.6 34.3 South Dakota 28.0 31.9 Montana 22.8 31.0 Florida 23.3 28.6 Arizona 25.3 28.4 Wyoming 20.7 25.2 Oregon 19.1 24.1 Idaho 16.2 22.5 North Dakota 17.6 22.3 Arkansas 11.3 21.0 U.S. AVERAGE 8.4 10.7 aWilliam J. Randall, Appriasal Guide for Mobile Home Parks (Chicago: Mobile Homes Manufacturers Association, 19565, p. 12. "1".4I S In“. a... r5719 “8v. . L- a 37 Randall points out that, This second method of ranking the states reflects more accurately the degree of popularity of mobile homes in various states. Nevada's high rank is accelerated by the expansion of government instal— lations, high construction costs of other forms of housing in Alaska affect its ranking. Retirement living has, in part, placed Arizona and Florida high on the list.10 Production The production picture, as opposed to shipments, shows greater unevenness among regions, with the East North Central region (Illinois, Indiana, Michigan, Ohio, Wisconsin) dominating mobile home production in terms of volume, per cent of volume, dollar value and number of plants. . . . despite the dispersion of factories, certain areas continue to be important production centers.ll . . . the Great Lakes area that spawned the industry still has the biggest share of output; Indiana alone turns out 20%.12 10William J. Randall, Appraisal Guide for Mobile Home Parks (Chicago: Mobile Homes Manufacturers Association, 19667, pp. 11-12. 11Mobile Homes Manufacturers Association, 15th Annual Industry Report: 1966 (Chicago, Mobile Homes Manufacturers Association, 1966), p..19. 12 "Where Housing Market Has Lots of Life," pp, cit., p. 150. 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I 41 TABLE 18.--Leading States in Production 1961-1965.a State 1961 1962 1963 1964 1965 Michigan 18,530 17,970 22,220 22,699 17,330 Indiana 13,900 24,410 32,290 41,489 43,490 California 10,800 13,770 16,810 19,264 18,930 Kansas 6,010 -- 8,550 —_ __ Georgia -- 9,230 15,750 19,312 25,300 Pennsylvania -- -- -- 16,392 19.760 aMobile Homes Manufacturers Association 15th Annual Industry Report: turers Association, 1966), p. 19. 1966 (Chicago: Mobile Homes Manufac- LL". QHKNKLLewmrufi/N . C madc: a mean: a noes: a mean: a nee 3 .- .. doom Home hora :coa MOCH p 1 .1 . H p N. 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QB. .7-.- tummy 7.05.}! \ 0L.) 4Az4>.¢\m.w\. wH Hm mo ..I .I. w w mm A . $0.932... NH mm m m N. m W000 .. . ma m OH .I. HH 0 m0 \ \ 0H O: m Him 300.30 IADOw 'm m 2). J .m S 000 A..”..mzooe; S S I ..... I. m 0M0 £3. m 3 H00 $3... I. 2 ma 8 . MH w 0: Cr. c A m m m OH m f m m 0 0:0 00%.: m 3 00 8 . AAM m E 2?:ch £002 3.1m IN. ..’..uko.m.“z.J.HA-Ar..IuwmfiohEoz m m /.A II... ..'..':'.-'1212 . m. WA A539; 304 12:80 5.52 $.03 E03552 :lmflh. e hCN'Si my. 4“ bu”"“ fl?“ «3;, 1“ _‘i~~n" ”P: ..u es, a A7.” ott--u4téblv «,r.. CR w‘.’ u'v exte 21 a. an}: n ‘ A 4 {1 *I e homes w ‘ D Q - Hut 5‘“ I ’ r4- ‘Ofilv 'Yhfi" ,LvU 0;s vie .. ‘h«£ V“ ..d s 3098 a” ‘\ FA -..c:. { ~0 A . \ 4. ”“11". .1..- cons # v8 ”0“ d the - A‘. “s d, ‘1'? P‘s & MU Regulation and Taxation of Mobile Homes The housing and pOpulation situation is only one of the issues which public officials must face in analyzing and providing for mobile homes. Other-issues such as taxation, zoning, mobile home inhabitants and mobile home site develOpment must also be eXplored. This section will discuss these issues on the national level. At this level, the issues center mainly on the location of mobile homes due to legislative and economic influences, and the economic feasibility of mobile home land develOpment. Both of these considerations depend to a large extent on the regulatory and economic structure of municipal and state government. Let us for a moment examine the assumption that mobile homes will be the subdivision of the future. From this vieWpoint, it is easy to see that municipalities could be caught unprepared--even looking in the wrong direction-— just as suburbs during the last two decades were caught unprepared for tract development and subdivisions. Zoning ordinances and subdivision regulations which were hastily prepared after the fact, left most municipalities struggling to keep ahead of unorganized growth. Admittedly, the mobile home will not be the only housing unit in the future, perhaps not even a major unit. On site construction of apartments and conventional housing may hold the market for many years with the support of 1114 ~ "r312, t‘uAAu “5 ill tecorze a ver :e'.'e.:;::er.t, ev :- -. .i .. w n “mat-L 8‘ ~.;‘.Lv, n.-.“ ' fl NDFFW‘F 7“ r‘, “~53; v...€blv U- flfiw‘may‘fi . "v wu.....\,,._, . ‘ A . ‘1 0.1! ”ft.“ 1 .5 i.‘~‘ease : "r-‘s 1 ~.-_S arr- .,.fia .L“ U5 zoning, building codes, union labor, imbedded social values and rising land costs. But, more probably, mobile homes will become a very significant portion of new housing development, even larger than its present portion. Elmer Bratt, a housing authority who heads the department of economics at Lehigh University, comments: "I have noted an improvement in the quality of mobile homes. I would expect them to represent an increasing share of the total housing market." 3 Mobile homes have already taken over 25% of private housing starts for 1967. February production in 1968 is “0% ahead of the 1967 figure. Marketing projections indicate a 15-20% increase in 1968, pushing shipments over 275,000 units annually.lu "From 1961 through 1967, sales of mobile homes jumped 167 per cent--while housing starts for conven- tional single-family homes drOpped 14 per cent."15 Yet municipalities are doing little or nothing in the way of planning. They do not realize that more than one out of every four single-family housing starts was a mobile home in 1967, nor do they consider the future implications of this assembly line production on the housing market. 13"One Housing Boom That is Growing," U.S. News and world Report (March 11, 1968), p. 82. 1“Marketing Information Associates, Market Report to Mobile Homes Manufacturers Association (March, 1968), p. 2. lsWhueHousing Boom That is Growing," op. cit., p. 82. “WW'\ 1 . A” in“ . S 0.0.. e resi ercial kloc .,~ V -efl' .6 ”C1” 0.~‘-° “ "' 3,.5‘ qnwvv- .udu VJ..-» ...p-~.-: yap" gal-J ‘IVV . tre .. ‘- o J. “3'" .5..- {1 apt. I..-. +\ in fi\ .fi‘ V. Ac W. ., S w“ 8 an c.1n C a e 4. S t u 3 +0 S f 1A C .l P T. mm U. .Q m.“ n e S S C .1 P .Q .h C C «I r. Av D» e e c. pkg +0 e z l O 5 AG J P C C .1 C S a .0 r. l a l ”dd 0. n C e d .1 e {A a e 0 e ‘ A e S .G .d .0 e .3 r a: «I. V. 01 S n 0|. Au Ac rd SA A.. «b +. ii .1 mu 1 0 Q» a. e .10 e u a 41 «D n: a A t ab .1 n. n» .170 awu v: A... n. A... Q0 ad «0 AU PA A. db a» 6w . AV I. A W A AA» 1 A v ‘4 Q» h”. 0‘ . e Pl.- 8 A4. . A .5 P,» .nl. n\» n»?! L1 . A.. h; a\ RNA :4 n4 h. «V .wr.‘ s u .‘U r.- .n» e-» oh» .. v. . .r. . A6 In Minnesota, for example, there are about U7,000 mobile home residents in 337 mobile home parks. Yet, 50% out of 100 interviewed municipalities put mobile home parks into commercial or industrial zones. An additional 20% would not allow mobile homes or any expansion of existing mobile home parks. Only two municipalities out of 100, had zones specifically for mobile home parks. Table 20 shows the summary of results for this study. The Michigan situation was studied by Backler in a master's thesis which plotted the location of all mobile home parks in the Detroit MetrOpolitan Area. The pattern of park location illustrated restrictive zoning practices. Firstly, most of the mobile home courts were located on main traffic arteries rather than on side streets. This is a reflection of zoning ordinances which stipulate that the courts must have access to main roads. Secondly, they were situated, for the most part, outside of incor— porated political units, coming under the jurisdiction of tognships where zoning laws are less restrictive.1 Detailed analysis of Oakland County within the Detroit Metropolitan Area, further demonstrated the effects of restrictive zoning. One of the township zoning ordinances reads as follows: Because of the effects of trailer courts on traffic and in as much as trailer courts constitute business use of land for the storage of transient trailer 16 Alan Backler, The Effects of Restrictive Zoning on Mobile Home Living in the Detroit Metropolitan Area (unpublished Master's thesis, Department of Geography, University of Michigan, 1966), p. 15. H 1 A..-uh FA "W'V'AY‘ '- ; :~.--D.~......c:. v A..- ‘ ‘I',‘”<' )1 An ..u..A.. Arc“ ev-Qb " I _ - . , :~ ~ r 4n ...:--€..t-c.- O W A‘W‘F dune a yucuvg v _a; - V‘""~o. s..u.‘\ “4 a1 ~"‘ I" :- ‘. A “.s ’iiy‘o “why p. ‘0‘! h“ .. ”E wCViSfi,‘ Q ‘_“ , a ‘ ‘V‘; . vying Lac-Les 33 fi~. 4'25 4 V‘lr “*tiCeS n Cl.“ viii-4° “ere tr; fi‘ ‘ =. ' Lb ind't‘nfifil shag 'L\v:~, V ‘»~ wk. A {1 47 TABLE 20.--Summary of Mobile Home Park Locations, By Zones, in Municipalities with Zoning Ordinances.a Area Zone Metro Non-Metro Total Residential 8 12 20 (20.5%) (19.7%) (20%) Commercial 12 2O 32 (30.8%) (32.8%) (50%) Industrial 7 8 11 (7.6%) (13.1%) (50%) Residential & 1 3 A Commercial (2.6%) (u.9%) (A%) Commercial & l 6 7 Industrial (2.6%) (9.8%) (7%) All Zones 1 5 6 (2.6%) (8.2%) (6%) Zones not 13 7 20 specified (33.3%) (11.5%) (20%) TOTAL* 39 61 100 (100%) (100%) (100%) *Totals ninety-four (9“), the number of municipalities in which the location of mobile home parks is regulated by zoning provisions, because the aggregate data is derived from Tables 33 and 3“, wherein special use and permitted use practices were treated as individual cases in those munici- palities indicating different authorization for different zones . aGrosenick, OE. cit., p. 82. II-I' M» .A l. I y g Y‘ 1‘ p‘l ,4 .b - .V‘F~V “VLAV- w A \J ”F‘ ‘ A...- 'h DOC “AW : ‘w 8 vp"r~ .oV. . e C fl-nb- be e as: or! e a ZCnix~ lbtU Kano 02118 n n voles , I. f‘ o" be p - a A ,4 - a' V 9 M1 7‘0 ..A\r u I Ar” Uyu-ay. 9'1 "r- Lu v A an)“: 3.." d h p A. w- 5A UV 0 Ar \ ... «7. c r/\ 4. t 00 A... C. «I \i C .C 1-0 B P 00 by a» 6 n0 P. e {A 20 e by S .00 n. a. S T. .5. n n n. C t S n. w 0 T 4; Ad 91 9011 av At no .1.0L kw 11 90:0 40 +0 .. A S .. A .l 3 vi. 9 e ETC V t n. t 0. a a d S 3: 0 e S .3 C r... .lA 3.1 r. C n. nu A Cw. m. 9 ml.“ 9 L... u e C. 3 ad a .10 ad (C QC .3 L . A-.. e ”A n». d .u.. e a» A: A» h. h. ntv v... A... .0 Au 0 Lrlu 1PM. AC h. n». FL. 2» A. Q» A: w... «u 1%.. «v «a H8 coaches, such courts are Operated commercially and shall be excluded from any residential district nd may be permitted in General Business Districts. The author goes on to point out that: Another township in the same county restricts mobile home courts to what it refers to as "Commercial Number One Zone" which also encom- passes such uses as parking lots, tranigormers, and water and sewage pumping stations. The author concludes, from the data and question- naires that he gathered in his study of Oakland County, that restrictive zoning causes many of the problems in mobile home parks: If zoning remains inflexible while demand increases a point will be reached where the need for spaces to locate mobile homes will exceed the supply. . It is the contention of this researcher that if a shortage of unit spaces existed, it would not result from a lack of interest on the part of potential park Operators (there are presently propoasls for 9 new mobile home courts in the study area alone), but from the hostility of communities toward the establishment of new courts and the expansion of those already in Operation. Again because of inflexible zoning, restricting and controlling the establishment of new courts, the mobile home dwellers in the study area fell victim to a seller's market. The sites of the courts were examined and shown to be generally undesirable. This does not reflect the mobile home dwellers economic-status but rather the environment in which the courts were located.19 17Township of Farmington, Oakland County, Mich., Zoning Ordinance, Sec. 1409, Subsec. 3, "Trailercourts," as cited in Backler, ibid., p. 11. l8Backler, op. cit., p. 11, citing from West Bloom— field Township, Oakland County, Michigan, Zoning Ordinance, Sec. 8 and Sec. 11. lgIbid., pp. M7 and 53. m“ m” C .l m: T .a 3.: C C V 4... w. .t. z... 8 n1. 3. w“ .I. 2T1. Ht. .3 .1 C U n. . i e. a: e .3 we 9 E. r. r S C to a C r. .1 a C. T. .C «I 0: W n w... a. 3:... H. a .G e . z «I. .r. r 4. Au 9w h. .1. “Pawu .1 Av ~43¥u A: 4; Au 0... by u... :l 334; Wu G» A: n n w. . C n." C S C. r. C. .l e e n. .1 T. 4. S a. T m 0 .1 S 5.1 up .1. 1* DC 9 n. a w. t 3.. Pi ”4 e r“ a d .1 a. t 4. .2 .7... 11A 3 S l -K u l .l e n. e. to e .1 w. 3 31. -l 0 C. r. S C r. O n. n... h. t 3.1 n. e d a .1 .0 . . Co .h. E S .: ... a w... .n u-“ t .l .n .J e e C n. a O c: C U u a 9.13. T. e a C e t .3 r» .o. . .y 9 Av .u «v E... S 7.. D. C...... 7* n.-. O s F “St “Q .hu P. w.“ P e 4:. C S r“ T. e .2 O. 3 4i 7; C. .r” a. n. r“ 2. C u u. m. C e r.“ a w.“ 6.1 AV h—» ”J S -. flv va ~§ .n.‘ A: AV\\|) \./ \.|/ ) ) a u 3,. A: u . ... . . C. s . n-.. .r.. A... . . a/~ «4. .fl. : 4 3. .C ‘3 C» . x W. .1 .. . a s. . . v. . up — . 3. ~ . a: L. «In a. . — m A: . - C. p . r. . . . . .ru 1. . . av . . .C r. .\~ c-nu .ru -. . . c . .qg . v a.» r;- “9 Other states such as California and Florida, which have the greatest numbers of mobile homes, have recognized some of the advantages of mobile homes since there is a greater degree of eXperimentation and capital in the mobile home units and in the parks; yet municipalities in these states often regulate mobile homes harshly and illogically. There is little uniformity in local regulation and taxation anywhere in the United States. This is a major difficulty for an industry which would like to provide complete housing facilities for the consumer. The Report of the Highway Interim Commission for the State of Minnesota (1967) points out the failure of munici- palities to provide adequate regulations for mobile homes. Municipalities have tended to rely too heavily on health department inspection and, in fact have compounded the problem by: l) Restricting mobile home parks to undesirable sections of the community throught their zoning regulations; 2) Prohibiting the eXpansion or building of such parks and thereby failing to stimulate owners to keep pace with improvements in park planning; 3) Ignoring the level of deveIOpment and the market for mobile homes which has resulted in keeping out of the community deveIOpers who have large sums of money to invest; u) Failing to regulate the physical appearance of parks which has relegated their regulation to the minimum state-required sanitary facilities and ignored the potential for develOping beautiful parks; and 5) Failing to distinguish between residential mobile homes and camping trailers, thereby relegating parks to a campground atmosphere. 20Report of the Highway Interim Commission, State of Minnesota, Mobile Homes and the Mobile Home Industry (St. Paul, Consulting Services Corp., 1967), pp. iii, iv. F! \ L4 a . 'h. .. :1 of I121 Al‘s e‘: p- .th ter k 525 for i: .1 <7 {nob-L‘e W9.” 8 :1 " d w in \QV‘S "Y' '-dno My v 7,- ’"9 '- u.oV .- yo.“ YAD “ An— '1 v-‘\.. .- ‘.l\nl . .‘yvv‘u O. .- \h u A;nfl .‘ ‘_ rfl‘n A Q\\ A»: 50 Economics, legislation and local politics have held back the mobile home park while the manufacturers have advanced with mass production methods. Because of this contradiction of high sales and limited park facilities (both in terms of number of spaces as well as quality), the municipality and the mobile home owner are faced with a sellers market as described by Backler. But this does not mean that parks are high profit businesses. Few investors have been willing to risk low rate loans, high equity is usually required, prOperty taxes are high and capitaliza- tion costs for improvement are also high. Plus, mobile home park owners are now being confronted with increasing state and local regulations while they are being zoned out of many desirable prOperty locations because of local politics and a bad image. A large portion of mobile home parks are relegated to commercial and industrial zones where land values and taxation are higher. Even where zoning is not a problem, mobile home parks as an urban phenomenon, must compete in the urban real estate market. Low profit margins due to high capitalization and land costs have kept them largely confined to low density areas. This carries two connotations; the outskirts of town or other low value land, and the low density cities of the South and West. A demand curve for mobile homes based on the population density shows the greatest concen— tration of mobile homes in low density areas. 51 .mmuduw Umpficb map mo mmoh< capfifiomonpoz 90% mmEom mHHnoz pom UCMEmQ mo soapsnfippmfinll.aa mhswfim ”3.2 $53 Em zocfiamomltazg zofifiiom com. oo: 80. 08 oom 005 com com 00¢ 08 com 00. o OOm. 00V. 00m. OOO. OOC Hill mwhdhm Owtzn wI... “—0 mv_"_- p “1" »--‘\.-.~u, fi‘dl ': I N ‘V fi "' 3 AF -.‘_!Ay-,"y- —.--t-~ .VM ‘- a'x... boa .. . . “‘.0 DA“? i‘r ~-vv-\. ..V\u 5’ IA] ~. ."-“,‘:"oc:: r"err. "flirt-atanALL, - A... \_. \' ' — -~,...'l "T _;\ A Y‘ -—~...Il 4.8., -e.on0 .. . ‘r‘A~vyu o.‘ 1 ' ..--':_..'.vy'“- L. r- L‘- V‘ C U» “Ur-r Ty“. ‘ , t-‘l..‘. -f‘d-S . 1.18 0 ~ , ‘ I ._-. ‘ “7'"‘e: Wash 'Wfi. ”CDT" 1" lib ~~J .,A ..a .. I'V’IA .v‘..;: fl'h V. . ch‘_--' Viv. r. r. * 'ua..e 6 ll .‘ a, I C“; G a“ “H‘s-V, 1‘1ch :I'2r.‘ 1:. . ‘ I.“ “as-Ids ‘1'," A} 09:15: . , ”‘V‘ ”T: ‘ ‘v‘nes, 10“": 1.: ~' . '3 ..1..Et0n, ten -‘| "' EWEQ v 4 ‘- . ‘ .. I‘VLDVT'Llle‘wei r m4... 'r * «y-fi. Va C-tlflhri p . by“: “I“, VPe.—¥';‘: 71’*;v~0131 , 8‘" A~Pfi V‘iyuLd, If: «:32 1? ° 3 .Ietr. ulna 1" Q -A ‘ Nutr‘og T U ‘ n u , *Ov'ua ‘~.’" ’lnc. te N c ”phfge , . . ""T' CA1 w .1 . I ‘V‘O. "“I-v ‘ifl' 7AM ’AB .015, .U‘nio “e; Pinch. “ ‘.:“EN‘L"n~ 3839'». n v.45 VAL n14 3 vQJ-gf 53 TABLE 21.--Continued. Population Code Trailers Density Population Number per 1000 per Change (See Population Sq. Mile l950-60(%) Chart “) Houston, Tex. 2.“1 727 5“.1 33 Dallas, Tex. 2.““ 297 “5.7 3“ Atlanta, Ga. 2.“7 590 39.9 35 Salt Lake City, Utah 2.62 501 39.3 36 Louisville, Ky.—Ind. 2.71 799 25.7 37 St. Louis, Mo.—Ill. 2.83 6“6 19.8 38 Kansas City, Mo.—Kan. 2.86 633 27.6 39 Oklahoma City, Okla. 3.07 2“0 39.“ “0 Baton Rouge, La. 3.08 “98 “5.“ “1 Mobile, Ala. 3.08 253 36.0 “2 Little Rock-North Little Rock, Ark. 3.1“ 317 23.5 “3 Chattanooga, Tenn. 3.19 277 1“.9 ““ Nashville, Tenn. 3.“3 751 2“.2 “5 Allentown-Bethlehem- Easton, Pa. 3.“6 “55 12.“ “6 Galveston—Texas City, Tex. 3.53 327 2“.1 “7 Indianapolis, Ind. 3.72 1,735 26.“ “8 Peoria, 111. 3.76 226 15.3 “9 Columbia, 8.0. 3.99 179 39.6 50 Spokane, Wash. “.02 25.6 51 Duluth-Superior, Minn.-Wis. “.09 36 9.“ 52 Erie, Pa. “.16 309 1“.3 53 Seattle, Wash. “.21 262 31.1 5“ Fresno, Calif. “.22 61 32.3 55 Youngstown-Warren,0hio “.27 “90 22.2 56 Syracuse, N.Y. “.29 233 21.2 57 Grand Rapids, Mich. “.30 “21 26.0 58 Des Moines, Iowa “.32 ““8 17.8 59 Wilmington, Del.-N.J. “.“0 “65 36.“ 60 Steubenville-Weirton, Ohio-W. Va. “.“9 288 6.3 61 Portland, Ore.-Wash. “.50 225 16.6 62 Springfield, Mo. “.53 187 20.5 63 Omaha, Nebr.-Iowa “.60 299 25.0 6“ ‘Waterloo, Iowa “.60 216 21.9 65 Charlotte, N.C. “.90 502 38.1 66 IDenver, Colo. “.90 25“ 51.8 67 (Zolumbus, Ohio “.95 1,272 35.7 68 1905 Angeles-Long Beach, Calif. “.97 1,393 5“.“ 69 n -nr ‘V‘ V . ,nr‘h” - ..- ~V‘ , ..A-" -. A __ you" I rr I v U‘Avnobv. r. .r. o Av h C a :H K . a I. n a: A A . w .5. r .nu .— ...,- u .- o .4 I5 A a' F‘» yd .. ~F ‘4‘ . 7‘" *5.“ I ‘ T A'I .Lv" F.- 06.. \ V! fun-Ah“! ......v.¢u- ‘ I ‘ra Q.- 5 Ha, wag—var?- A .- ahnyonU v. “‘2 a... N" “~‘Hu-Ae V A II" a \. - ...-.§An\r ’ u .- \FA 4 5" “Ar-l 54 TABLE 21.-~Continued. Population Code Trailers Density POpulation Number per 1000 per Change (See Population Sq. Mile 1950-60(%) Chart 4) Tacoma, Wash. 4.98 192 16.6 70 Ann Arbor, Mich. 4.99 241 28.1 71 Lorain—Elyria, Ohio 4.99 439 46.8 72 Lansing, Mich. 5.16 176 22.4 73 Madison, Wis. 5.31 186 31.1 74 Abilene, Tex. 5.33 65 40.8 75 Wichita, Kan. 5.93 344 54.4 76 Davenport-Rock Island- Moline, Iowa-Ill. 6.04 309 15.3 77 Augusta, Ga. 6.35 l52 33.7 78 Sacramento, Calif. 6.66 511 81.4 79 Gary—Hammond-East Chicago, Ind. 6.83 611 40.5 80 Miami, Fla. 7.26 455 88.9 81 El Paso, Tex. 7.96 298 61.1 82 Albuquerque, N.M. 9.23 225 80.0 83 Charleston, S.C. 9.41 229 31.3 84 Eugene, Ore 10.00 36 29.5 85 Fort Lauderdale- Hollywood, Fla. 10.72 274 297.9 86 Colorado Springs, 0010. 11.90 67 92.9 87 San Diego, Calif. 11.98 243 85.5 88 San Bernardino— Riverside-Ontario, Calif. 13.09 30 79.3 89 Champaign-Urbana,111. 13.42 132 24.8 90 Phoenix, AriZ. 16.45 72 100.0 91 Tucson, Ariz. 18.05 29 88.1 92 Tampa-St. Petersburg, Fla. 18.17 592 -88.8 93 Santa Barbara, Calif. 19.39 62 72.0 94 ‘ CC - <11 "F Lv .v-r" .gn' «C AC fiAV‘ vv.. 6 A: . "‘o '0.» RN Bun ear, .1. 55 Both legislation and economics have played an impor- tant role in creating mobile home parks as a phenomenon of low density areas. The economic break-even point for the average mobile home park is between 50 and 100 spaces. This requires at least 10 acres of land at a density of 9—12 units per acre to be economically feasible with today's standards and larger mobile home units.21 The improvement costs alone average about $2,000 per space as shown in Table 22. The economic factors which are critical to mobile home park development have been outlined by Jones in his suggestions for a feasibility study. These suggestions have been presented in the following pages to show the complex- ity of cash flow, rate of occupancy, improvement costs, and the housing supply situation as they affect the economic feasibility of prOposed park develOpment. SUGGESTIONS for 22 Feasibility Study of Proposed Park DevelOpment General ‘ I. Will the area support a new park? A. Mobile home dealers' reaction B. Present park Operators C. Projected appeal of mobile home living 22Leslie Jones, Mobile Home Park Financing (Chicago: IMobile Homes Manufacturers Association, 1966), pp. 4—6. nvl11.1 11 ~ . o m a v . .u . 1 lit....... .u. . ~roc |.ra- a..al . . . o a I u u q a t I I n u a n a o . JrJ....w.4..i van.‘ .. .a. ,. "1.x . yr .. . ..r:.:..s_IT..<..~ LET. .::.:.:>T:.: .1; .H. _,:;._.., 33....a . . . . . . . . tnuLSOL é...~..n..;..ufi.w,~32.r. 25.; 2.3:... 4.. 3...: . . . . . . . . . . . .133; 3.2552,... COO..Z;% 52.3.3.3. a. ITS-J. _ ._. 733.1; «A . . . . . . . . . . . . . #9....»«2‘7Nu2; .........~ 75 ~ .~ ~ “:54 >5 ~.2~:cH onhm EOHmmmpxm mEmp a nosm mmozfiocH pcm .fiJ) rlx 0H coon ncmdon mpmoo *** Coo: ucopcmoop ma pwoo ** .ucosopfloop .zpsxsav xpmo do on», go “flocmivw omOO EH mcoapmanm: mods o>mg can Lows; mEooH * 0.;.. @ .»1.H % mm“.u.1w floc.1 m "moo pcm oflmogo w.E0pomLucoo 091.8 so».q goa.m 900 m . . . moflooououoooo Lou coflwfi>oom oom.m oo\.: oom.m 0:2.H . . . . . . . . ocoo ocm oocmoomoH oofi.m mom.” ome.l 090.9 . . . . . . . . . . . . . o: cooao com.o ©ns.m oom.m goo.a mofloaaaomfi wco mmfiuaaaps mgmpooEoe oom.m oam.m 000.9 coo . . . . . . . . . . . Eooos oooo3 ooo.4m o:m.mu 000.:H oo¢.s . . . . . . cofimfi>ooooo ooo mcmfim oom.m o:m.a ooo.fl oom . . . . . . . . . moflsooo moflofifism ooo.mo oco.om 900.5H goo.ofi . . . . . ***cofloosooucoo oofio1oEo “momoo oneoamemzoo qm cofipzofigumap Hwoappooam oom.mou osm.om QOH.EE ooo.m: . . . . . . moozom oco moaosoam oom.om oom.wo soo.oq ooo.um . . . . . . . . . . . . oaoooo< coo Hm oom.m4 ooh.mm oo:.:a . . . . . . . . . . . . . ooooocoo oom.sa m.omnm4 oma.m oo».: *mcflpwmao Ucm .wchmEm .wcaum>moxm com.: com m ccm.m oos.a . . . . . . . . . . . . . osozmq "mmHquHoam meHm SHQZH OOH.m ooo.m ooo.a . . . . . . . *moosoo oooooofihmsom oom.oa oom.oa moH.E oom.m . . . . . . . . . . *Hooo mousefism ooo.moao oop.om % oom.mm a oom.:m w . . . . . . . . . . . . *mwcfioafism “mmHquHoopoEH go mumoo coauozgpmcoo ommnm><11.mm mqm¢e m --' --.. v .., n.'-'.. ‘q —...-.‘...-~ . I . ~. .. 1 ... 1 . . -, '1' Economics II. III. IV. VI. 57 What type of park should be built? . Housing oriented Service oriented Resort ' . Travel trailer . Combination of a l b or b & c, etc. L'CUOUJZD \ v. n Where should the parn be located. A. n-1hin corporation llr-ts B. Suzurtan - ‘I . ‘ . What Will the cost be. A. Land 7 \ I‘ B. .anrovowmgnts l. Roads--Etreets—-Curbx-- lie“alks 2. Electr10al ari J~le' one correction 3. Plunbirg and Sewage svstems ‘. 1 4 R. ,1 1“ ,_\,‘ _ A .n.’ A. Pehc.rg afiixur acree' h. 5. Landscapin: 6. P;7b1.le EEDEF‘ LVLarXJs 3:1 ai.l:3 7. Buildings-—Laundry, Recreation, Office c" n 8. .toragt 9 Outdoor relreatlcnal fa:-l;t;es fi' 'v '7‘ n 10. Jarbage an .ra 0 V. :“n 1 'A . C. Value Upon -onpletlon. l. Lani inc-uiing improvements within the property l;nes 2. hiructure:-—ma:n builiings 3. Replacement Value 4. Market Value ‘ ‘11 'v V"‘v‘."-“'~ A 5 Valle by taplfalllatlxn What will be the ;.core bagel o 1 7 occuparcv? A. Space rental 9 3 per space B. COln Operated launsry :aci-::1e5, etc. W'll i 5‘ 4~ 11..» """*d2 for 1 210.063 CAUPIaE‘J p- -..‘Vl L 1U; A. Expenses: r‘V' H y 4 1.” ._ “ .. ‘1 __ 1. salaries and ma es, lLClJJlM; Manager Payroll taxes Advertising Automotive expense Donations Association dues Insurance Legal and Accounting Office expense Repairs and Maintenance Service purchases Taxes: Land--Buildings--Improvements State franchise (corporation) Other 13. Supplies 14. Travel 15. Utilities: Gas Water Electric 16. Debt retirement—-Interes: and Principal 17. Other 1—11—1 P—‘CJ\O 0349 mm: Lon) 9—1 m >4" 58 fl es. 0 1 Q a .1.. .1. _ a f} I". O C‘ 1‘ A, w- .2 O 1 3 1 .L fl1v al. -. ~ 4 v w. u. o . v“ . . .1« Q . . H. Iri- 1011. ..IA Av 01. PO "V” .. 4 p 11 . u 1. .1. H. V” H N. .1» .1 w. .1 ’ e. ... u ... z . .... .. .. h 1. . ., n. Y. C . i ... .. P ..H .1“ l .. ... .. . : ... n .. .... .- .H n. T .. ... 1H .. A-.. U n . ... -11.. 1.. n ....U .. . 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I i .. 1“ 1- .. 1 n. ... H. N ... ..t n. 21. J a. .T Z S S t K C U n. C .1.. .. .. .1. ... .... .1 ..H w. 1 “.1. ..H .... ... 1.. H1. . .... .1. -.. ..H a... ...... 3 H.“ ...: a u n O r. .1” .1 .1» n. .... n. ... ..n .. .. L.. ... .. H.” A.. ... L . r ... I an A. r. .1 C .. C J ; C a n 8 .. u ..- X n. a ... :1. O 1 . . . w. r. p. .1” S h t .1..“ ..1. c. S m .1. C1 C h. ..1. .I . . T F. a T .1 e .1 S . _ P; H14 ”.1. a o n n c I o u a... n o .w. a u I .u o o n n - rd 1.4 F; WA qJ W1. .1 “1.. T. .1.. m. ...H L. .1. .1.?H3.~J “I .L .n .1. .. QUE... .. .r. L. .. .. ..I. .... T. m. V... D. .11.. t u I a o o a I a I I O I t 0 T1 ...,” .1..” . l v . . . U. .1.-. T. 1 T. V... v... I T. e i Y... c l .. . . . VA H . T. I I v... v...“ T i ”1“ .. l .1.... V” ...v T. X "A '1 r s '11 v1. 1|; v\i ‘7 X and ilit and Consent Present Supply Demand Availab Area Economics 113:1: 23."?1 I. INCOME (Exhibit Rental Income _ Number of Space Monthly Income Month Rental of Income from Mi: Laundry ___. Electric_ _ . Fuel - Dtspensarres_‘ Other“ _ TOTAL - .\l(3.\' I 1:. MONTHLY QPEI (Exhibit 61 Salaries and we. Payroll taxes - Advertising - - Automotive EXp Donattons \‘_ Dues. assoc1at1 Facility rearra Insurance Legal andm Office €Xpense Rental. land (L 1399mm and m; bert'ices purch Slipplies axes. 1W Buxldings a: 59 TABLE 23.--Projected Income and Expense Analysis. I II I. INCOME (Exhibit 5) Rental Income _ . $___._- .--- . $ __--... S .__ —__ L_ __.4 Number of Spaces Occupied -... _ - --..- Monthly Income Based on Monthly Per Month Rental of $ _ 3 $ $ _._.¢_ Income from Misc. Services: Laundry $2 $ $ -—.— ———-—4 Electric—___. ____.- _ ___ _____ ____ _ Fuel -. .___. -_ -. -.1. --L ...--- ----- -. L--- Dispensaries - ---____.. _ __ _,-- _-_.§_ .-____ Other TOTAL - MONTHLY INCOME_ a FS - $ II. MONTHLY OPERATING EXPENSE (Exhibit 6) Salaries and wages, including manager j S S ._l Payroll taxes __,___ __l.--____-_--4. ____ __ ..- Advertising Automotive expense Donations -.-. Dues, association Facility rearrangement expense Insurance Legal and Accounting Office expense . Rental, land (Lease - Give Terms)_ Repairs and maintenance Services purchases 4 __-_g. __—. Supplies —--—-——{1——- —— —-— -— ————— --& --b--~ .' .., ' | J o,“ -‘ hl L. BU‘Z.;‘~U‘ r “2‘ D ~.r{'c‘L .1-..-I‘ --r“U H... _~~-:i , .Q ’17,“,o" ., .‘ 01‘. ‘i. fi ‘t ... .. _ E r '-‘.- ~.‘...- u“ '5'! ‘flr. I ."_~ "{’¥:_’H.r ...- .‘ ...k.‘1- ..‘>" .V ‘ ‘ H ‘ V‘.~.,_ '.4 Kl‘i‘ In“ '8‘ . Vi n, ‘. U ' . C1~I" V r . ‘r.-—\—‘H: "-..[“c: ..‘, . . _n ? J.-.‘h :gsr‘ y.“ :- "-4 '7‘: 7‘ 78 are younger on the average than U.S. household heads, the Oakland County data have an even greater proportion of younger age groups. Starting households are much more sig- nificant in Michigan mobile homes than are retiree groups. These younger families are also smaller in size with fewer school age children than the U.S. family. Grosenick has provided a comparative chart from several surveys (Table 29) while Backler compares Oakland County to U.S. figures (Tables 30 through 33). It is significant to note that 83% of the mobile home households surveyed by Backler had no children in school. Mobile home households were also much smaller than Michigan households. .i. - . "" " A ’»""1 ‘a. - "V" “ -'-I‘ .r- "° ‘7. ._' iv ‘,> 1 -. . ~ . '. . . .n l Ill—‘uaa L. _ I --k- g. |I!> Iv A - 11w .. - .1 ’ .c"-41..\. b a \,.‘. l i‘ ‘ I ‘ .. - Ls.-t I .. ‘ ..‘ — ",3 ,f .. . . 1:1 v ' ‘4‘ I 1 JV Number of Mobile Homes Children Children Survey or Source Surveyed Per Home** Pre—Schocl** School—Age** Per Family** a Trailer Topics (U. S. Averages) 71,735 .AB .21 .21 Hot indicated Trailer Topicsb (Minnesota) 1,912 .56 .29 .77 Not Indicated 1959 Michigan Not State SurveyC Indicated .51 25 25 1.5 1962 Michigan - State Survey 3,000 .77 .3h .39 1 a Minnesota Mobile Homes Assn. Surveye 1,665 .67 .AA .23 Net indicated Landfall Terrace Mobile Home Parkf 230 .63 .36 :7 Not Indicated *Total averages for this table have not been calculated because of the possible overlap in surveys, incompleteness of some of the surveys and obvious similarity of the Minnesota data. *‘These figures represent average numbers. Sources: a"A Survey of Mobile Homes," Trailer Topics Magazine (Chicago, Illinois: 1962). Ibid. CMobile Homes Research Foundation, Today' A Survey of Mobile Home Consumers (1959) 5 Mtbile Hwe; data reprinted from , Op. cit, d1bid., p. 22. Sheldon Beanblossom, Executive Secretary, Minnesota Mobile Homes Association, from a 1963 survey of mobile home parks in Minneapolis-St. Paul metropolitan area. James Olson, owner and operator of Landfall Terrace, Landfall, Minnesota, 1963 data. 79 TABLE 30.4-Family Size.a U.S. (%) Mobile Homes (%) 2 32.2 “5.1 3 20.7 21.6 A 19.9 14.5 5 13.2 “.5 6 7.0 1.2 7 7.0 0.9 Source: For U.S. Figures-—"Statistical Abstract of the U.S. 1965" Bureau of Census, Washington, D.C. 1965. TABLE 31.—-Number of Mobile Home Children at School.a Number Number of Respondents % O 260 83.8 1 2O 6.H 2 20 6.“ 3 9 2.9 u 0 0.0 5 l 0.3 a TABLE 32.--Size of Household for Mobile Home Dwellers. Number Number of Respondents % l 37 11.9 2 IUO U5.l 3 56 21.6 u US lu.5 5 l“ “.5 6 A 1.0 7 3 0.9 aBackler, op. cit., pp. 31—32. 7f Eerszns in House! Eerscns in House ”... I u ‘- cume. Sta.i$ Bureau The mobili .37.”: ....1180 far 011' serzcniarily a mo‘ haze. The large: D‘A ..anspcrt the un: rather than :19 high per: are not mom acme familie' 80 TABLE 33.-—Size of Household.a Persons in Household Michigan 1960 3.A2 Persons in Household Nobile Homes 1966 2.61 Source: "Statistical Abstract of the U.S. 1965," Bureau of Census, Washington, D.C., 1965. The mobility of mobile home inhabitants has been magnified far out of proportion. The unit itself is only secondarily a mobile home, it is primarily a manufactured home. The largest use of the wheeled undercarriage is to transport the unit from the factory to its site. Fred Bair Jr. points out that "some units are now indistinguish- able from housing built by conventional methods. A few are delivered on wheels which are returned to the factory.”5 A 1965 consumer survey of 773 respondents showed that 5A.2% have not moved their mobile home during the last five years.”6 The emphasis is shifting toward the housing unit rather than its mobility. C.M. Edwards comments the high percentage of mobile home families who have not moved in 5 years indicates that mobile home families move less than the average of all aBackler, op. cit., pp. 31-32. uSFrederick H. Bair, Jr., Mobile Homes and the General Housing Supply (Chicagp: Mobile Homes Manufacturers Association, May, 1966), p. l. u6Carlton M. Edwards, Mobile Life Consumer Survey (New York: Davis Publications, Inc., 1965), p. 11. 81 families in the United States. One may conclude that the average mobile home owner choose? his dwelling for reasons other than mobility. 7 The U.S. Census, Mobility of Population shows that the A8 average American moves about once in five years. The 1963 Consumer Survey of 1,629 mobile home owners averaged 1.67 moves per family in 5 years, and 55% of the moves were under 50 miles. 75% of these moves were job related.)49 Clearly, the mobility factor has been overemphasized and in many cases mobility has been confused with transiency. Mobile home inhabitants are no more or no less responsible citizens because they live in a manufactured home. Backler reports some significant findings in this regard. To determine whether the mobile home dweller was any less a community asset than the conventional housing dweller in the sense described above, the . null hypothesis--that voluntary group membership is not associated to dwelling type—-was tested using the Chi-square technique. On the basis of a 5% significance level the hypothesis was rejected. In fact it was found that a significantly higher prOportion of mobile home dwellers were voluntary group members. It can be concluded, therefore, that mobile home dwellers are not peOple who isolate themselves from the community in which they live and divorce them- selves from local institutions. They Join churches, fraternal organizations and golden age clubs, Just u7Ibid., p. 12. u8U.S. Bureau of the Census, Mobility of Population of the United States,l962 (Washington: U.S. Government Printing Office, 1962), p. 1. “9 Mobile Home Journal, op. cit., pp. 18-19. 82 like conventional housing dwellers. That is to say, in this sense at least, municipalities are not Justified in excluding or controlling the develop- ment of mobile home courts on the premise that the people living in them are not community assets. This conclusion is further underscored by the compar- ative education levels of mobile home dwellers compared to U.S. males. The 1965 Consumer Survey shows the national figures for mobile home dwellers while Backler provides data for Oakland County. TABLE 3A.--Education of Mobile Home Heads of Households and Wives.a Last Grade Completed Males Females Grammar school 16.2% 11.3% High school _ AA.5% 58.0% Correspondence school 2.5% 1.3% Vocational school 1.9% 3.8% Technical school 7.6% 2.3% Some college (15.3% 13.3%) College graduate 27.3% ( 9.0% 8.2%) 23.3% Advanced college degree ( 3.0% 1.8%) 50Backler, op. cit., pp. “9, 150. aCarlton, M. Edwards, Mobile Life Consumer Survey: Mobile Homes (New York: Davis Publications, Inc., 1965), p. 11. f,\ .r . < n v||\ w an to l a; C. . my 4... no my “I. ad 9» r . 1... We 9.0 S in” 3: C . r p; C e D . P ”a” on. Aw d an d 1.. d a» .h... e 3: e l e .C 01 S to o. .l a. C .b .. ml C a a. in“ G» av D» a. a: . . . . .1 C e S 1.. no o» rt. a» ..o. n. a . a . ~ w u ~ ~ H ”..., A a: r“ a v A a o . a v A q a c L r: R v a v a a v a. w n v a v & .i 83 TABLE 35.-4Educationa1 Attainment.a U.S. Males Mobile Home Family Heads 196“ (%) 1966 (%) Less than 8 15.7 5.“ Completed 8 15.2 11.2 Some high school 16.9 23.7 Completed high school 28.9 35.3 Some college 11.3 16.7 Completed ollege 11.8 0.57 Source: For U.S. Males Current POpulation Reports Series P-20 No. 138, May 11, 1965. The report of the Highway Interim Commission for the State of Minnesota summarizes data on mobile home inhabi- tants as follows: As the name implies, the mobile home is a home and a residence in every sense. It was found that the majority of tenants in most parks normally have sufficient income to acquire alternative and more eXpensive housing if they so desired. However, they reside in parks by choice, not of necessity, and, in fact are becoming significantly less mobile. Mobile home residents, like residents of any city, come from all social strata and income groups. . . As a result, pOpularly held beliefs which maintain that mobile home dwellers spend most of their lives on the road, that they are predomi— nantly low income, poorly educated, and highly prolific peOple is not so.51 p. aBackler, pp. cit., p. 30. 51Report of the Highway Interim Commission, pp, cit., iii. CHAPTER III ANALYSIS OF THE FUTURE IMPACT OF MOBILE HOMES ON MUNICIPALITIES The Future Housing Market The importance of pOpulation increase and pOpulation density on the housing market is evident from the last section. The major trends in future housing therefore, depend primarily on population characteristics. Any estimate of potential housing demand in the late Sixties and early Seventies begins with projections of household formations. What counts here, of course, is ppp formations. Over any span of time, new households are formed and exis- ting households are dissolved, by deaths or other eventualities, and it is the net change that affects aggregate demand for housing units. FORTUNE's estimates of net household formations are based upon revised projections recently issued by the Bureau of Census. The bureau provides "high" and "low" alternatives, which are about 200,000 apart, and FORTUNE simply averaged these, since it seems reasonable to suppose that the actualities will fall between. During the first half of the 1960's the number of households in the U.S. increased by an average of just under 900,000 a year. The yearly increase will average 1,050,000 during the second half of the Sixties and 1,250,000 during the first half of the Seventies. In other words, the year-to year increase in the total number of households will run more than 350,000 higher during the early Seventies than during the early Sixties. This demographic picture is the principal basis for the eXpectation of a boom in demand for housing. 8“ These pOpulation considerations can be clarified by examining the population pyramids for the United States found in Figure 12. ''''''' I PERCENTAGE OF POPULATION IN EACH AGE BRACKETJSOO FEMALES I ;” I I Yfi I I I. ‘V T 2 4 6 .5 AND UP 00' 75- TO- '69 60- 55- 50- ‘5- 60- 35- 30- 25° 20- l5- l0- 5. 65 04 79 74 54 59 54 «9 46 39 34 29 24 n9 n4 9 AGE GROUPS MALES FEMALES If YYYYYYYYY l0 8 6 4 2 O 2 4 6 5 IO PERCENTAGE or poeuumou m EACH AGE annexemsso Figure l2.-—Distribution of Population of the United Stated by Age Groups, by Sex, 1900 and 1950. Using the cohort survival method to calculate future population mix, each five year age bracket (each pyramid level) is moved up to the next level minus the calculation for mortality in five years. The new pyramid which is 1 Cohen, pp, cit., p. 136 aRaleigh Barlowe, Land Resource Economics (Englewood Cliffs, N.J.: Prentice-Hall Ince., 1958), p. 66. created will 86 then show the approximate pOpulation at each age level for the coming five years (see Figure 13). Fuguve I ESTIMATf‘. ANT) PROICLIICIN‘. (If IMF Pm‘lll AIHm (11 THE IINI It (1 SIAIE S HY AGE AND RE )1 I966 AND I990 YEARS OF BIRTH I966 POPIII AIION YEARS OF BIRTH I990 POPULATION AGE 1031:1110 EARLIER 7 as. 1905 AND EARLIER I881-I886 so - 04 19051910 13801091 75 - 79 1 19101915 10911090 70 - 71 19151920 10901901 MAlE 05 - 09 FEMALE 1920—1925 I90I-I906 4,7 00 - 04 19251930 I906-I9II : 55:.‘59 19301935 1911-1910 50 _ 54 1 19351940 ---+—- 1 i1- -..—1 I9I6-I92I i ¢,s_;_49_~ _ _ 19401915 19214920 1.1L, _._ :0 r: u 5 19451950 19251931 1 35; 39 19501955 "BMW“ "7 I 30134 I 19551960 I936-I941 W“ + ;2_5 - 29 _ 19001905 1911.19“. . l 20 I 24 l , , . ;._- 19051970 19451951 I I] I ' 15; 19 V I B I 1970.1975 1951.1956 _L fl : . ’ _ I—I 10:74—T "I II I 1975-1980 1956-1901 I ["I I I ‘ (I —* 519 I LI I 19301985 I96I-I966 L I 7 T ' ET A _ h _ (Tn—I , y I Iigiiigjggiifl J 19051990 I 1 ‘ I fit r? I f’ '1' 'if—“I ' "‘T— f‘“ f 1 1 1 1 1 I0 8 b 4 2 0 2 4 6 8 IO I2 I4 I6 I8 POPULATION IN MILLIONS EXCESSOF 19900ve1219ao; - ALL 55121155 I I I 515121551. 55121550 Figure l3.-—Estimates and Projection of the Population of the United States by Age and Sex: 1966 and 1990.a aU. 3. Bureau of the Census, Population Estimates Series P-25 No. 381, December 18, 1967. "Projections of the POpulati Color to 199 Sex to 2015, on of the United States, by Age, Sex, and 0 with Extensions of Population by Age to 11 p. 5. .r» r.” o. A v . .du O» .D S K V 3 a e . u C. r“ -D , gal. e w“ e 3 .Pn I. . fl . r». l. o r.” my III; Y..." D . s a A .V 5a» «\v :v 5. fl . A: A... w .... Hzn . ... . . .r u . . A.¢ .r . . . . m... “+11 5. 3” 9.. Re . Y A: v. L S 1.. S I .11 L r. ... S ..a E :1. .. . c2 . T Av C» A.» W. AG n .?v n 91 ‘Q 31% M. W1. 1Q ~\~ «a 4‘ Q» .3 Q» H¢ o flu C. S S .C e a S: C .l .1 my. mu 1 .1“ C n .790 u. T S In... .-1 S 3 VJ 1) C .r. E I. VJ Q at a. .l w... 0 E U 5. U .1 pt «U a ”r n a v0-1 0 e l e t ... E C . at V O O t m 5 1., . at Q S Li. ".1.. O S 1.. S .1 C. . .. r. a 1.0 . e 10.. n in. X C ‘0. AH m... w.“ :1 H. G» n. +.. an Ad ed A» +0 .1.. P1. v1 n. w S i S .l C Q» 3 Al. C .1...“ S .3 H .n.. C e C e a. e _ .1 rl Q1» 1 QC LU. ll MU. -. EIZLIHPIIPC . .968 5111.08? E ..rJC 8 A91. :14 l‘ AJ Cy fiv 50 any .7!» qy .97“ q ..11‘ u ‘14 kw .nq Lu Q» 1 FIN 31. fi/s1. .. _ .7. S n-” 8 at r... a: n a: a . ...H... 11.1 LL mm. a-.. a... 0 ..t 21%.. r. 1 a .n... , sub N. V ...—IL I. g t ‘C In.‘ hm 9“ ”11!” a s .. MI... nut In. AU Vs s w .vLVG P LIV flu ”Us . Iv ..1/ . 4.1. 87 It can be seen that the large bulge in the younger ages (the post war "baby boom"), will be moving into the homeowning and family age brackets during the next decades. Therefore, even though our birth rate has reached its lowest point since the depression, this will not affect the relative growth in the housing market for another 20—30 years. The estimates of number of households supplied by the Bureau of Census in Summary of Demographic Projections, March, 1968 shows a “7% increase in households from 1965 to 1985, from a present total of 57,251'to8“,“21 (see Figure 1“). With some of the natural inevitability of tides or seasons, a housing boom is coming. Children born during the famous postwar "baby boom" have begun entering their twenties, and in the years ahead they will, in swelling numbers, be forming their own households. . . . It has been too casually assumed, however, that a great increase in demand for housing units would auto- matically translate into a commensurately large increase in the dollar volume of new housing. Maybe it will. But how big a boom it will be in its economic effects will largely depend upon the mix--the kinds and sizes of the new units--and the mix, in turn, will depend upon some rather inscrut- able facmors,including the performance of the housing industry itself. In any event,vn2are going to be seeing a lot of new housing units built in the U.S. over the next several years. On FORTUNE's estimates, the total housing starts should average two million a year in the first half of the Seventies, and the rate should get up close to that by the end of the Sixties. These are impressive numbers, not only compared to last year's 1,250,000 total, pinched by tight money, but also compared to the 1,“50,000 average of the past ten years. 2Cohen, op. cit., p. 135. 88 m:— .mmma op ommfi ”monom gonna use .moaosomzom .pCmEHHoncm Hoozom «compmHSQom mo Epsomo pcoonom11.:fi onswfim 3o— 82. omo— :2 o3— \ .....3...’.. \ I .. ..I .. :1: Eta \ IIII 21.3.53 3 are _ women. mom<.._ III mQAOImmso: hzmzqgomzm 400:8 zo_h<._:n_on_ on co 2: S— cm. on. c: on— 1N3383d 89 The question which is raised by these projections is who will provide these units. The problem is a physical one as well as economic. It will be difficult for the construc- tion industry to even provide this number of units much less to provide them at low cost for newlyweds and starting households. About half of all one—family houses completed in 1966 were built by firms with a total volume of less than seventy—five units a year . . . Levitt.& Sons, the biggest of all in dollar volume, put up 3,500 houses in the U.S. last year, about 0.“% of the total. President William Levitt recently voiced doubts that the home—building industry as presently constituted will be capable of building as many as two million housing units a year. . . ."If there were 150 companies like oursJeand there are none at the moment--I think we could build those houses. But as it is now, I can't see two million units a year any more than I can see myself jumping off the Brooklyn Bridge."3 The economic problem of course involves not just numbers but the proportion of low cost homes which will be necessary. The construction industry has simply not been able to provide single—family housing at low cost. . Various considerations, moreover, suggest that much of the demand for new one- family houses will fall toward the lower end of the price range . . And the prOSpect of virtually no change in the total number of middle- -year households points to restrained demand for higher-price houses. 31bid., p. 232. ulbid., p. 230. 90 The conclusion still seems unavoidable that pre-fab construction techniques, as we know them today, can have only negligible impact on the critical and large-scale American problem of how to provide, in quantity, housing that meets defensible modern standards--at costs within reach of low-income families.5 Housing progress lags far behind industrial progress in every part of the world. The technical genius that broke the secrets of speed, sound, space and light, still cannot build a house cheap enough for the rank and file. . . The anomaly is that the less industrialized the cougtry, the less apt it is to have a housing problem For decades, the Federal Government has largely ignored all these fundamental causes of rising housing costs. [High construction wages/low productivity per man-hour, local building codes, zoning and planning restrictions, land costs]. Instead it has concentrated on making over- pricing more palatable through easier FHA and VA terms for home buyers and direct subsidies for the growing portion of the population unable to afford decent shelter without them. . . Says former Illinois Senator Paul Douglas, chairman of President Johnson's National Commission on Urban Problems: ". . . Almost one-half of A erican society is priced out of new housing." Bair analyzes the low cost housing market carefully, using the 20—29 and 60-6“ age brackets which are of prime impor- tance to the mobile home market. u 5Editorial, The Journal of Housing, No. 8, 1966, p. 35. I 6Charles Abrams, Man's Struggle for Shelter in an Urbanizing World (Cambridge: Massachusetts Institute of Technology Press, 1966), p. 51. 7"Why U.S. Housing Costs Too Much," 92, cit., p. 89- 91 The 20-29 Age Group: Between 196“ and 1980, about 16 million will be added to the present 2“ million, a two-thirds increase in 16 years. Housing for new families will boom. Mobile homes will get a substantial share of the market. The 65-7“ Age Group: Mere numbers do not tell the full story on the active retirement group. In an increasingly affluent society, their economic status is improving, although it still leaves much to be desired. In 1950, only about 16% were receiving OASDI benefits. Currently, the proportion is approaching 75%, and amount of benefits, in constant dollars, is almost 50% above the 1950 level. Out ahead, retirees are likely to be better off financially, and retirement is likely to take place earlier. Retirement at 60 woudl add 8.5 million to the active retirement group (65-7“) in 1970, 9.8 million in 1980, increasing the prime retirement market for mobile homes by about 60% in both years. 20-29 Plus 65—7“ Plus Fringes: Adding together probable l96“-1980 increases in the two groups gives a gain of about 19 million by 1980, well over 50% above current figures. Add also 11 million as a result of early retirement and increased suitability of mobile homes for larger families, and almost double the current marget potential will be available 16 years ahead. (See Figure 15) 8Bair, pp. cit., p. 6. MIL LION 92 MILLION 60 55— 1 . POPULA I TION 2 1 0'29 I AND 65-74 YEARS OF AGE — 1950-1930 . NUMBERS ABOVE LINES SHOW CHANfi (IN MILLIONS) FOR THE PERIOD I 60 55 20 - - 20 '5 " II II. I '5 65 74 ‘05 +0.6 9. +l.l 10 V ~ 10 5 I" .1 5 0 0 I950 I955 I960 I965 I970 I975 |960 Figure 15 TABLE 36.-- Year 20-29 1950 23.855.000 1955 2|.742.000 1960 22.044.000 1964 24.330.000 1965 24.492.000 1970 30.899.000 1975 36311000 19% 39,819,000 AGE GROUPS 2029 AND 65-74—1960 to 1980 A g P G r o u p 65-74 8.433.000 9.848.000 0.997.000 l .409.000 l.496.000 2.13 .000 13227000 [4.489.000 1 l I l F: 20.29 + (1.574 32.388000 31.590000 33.04 I .000 34.739000 35.988000 43.030000 49.538000 54.308000 Source: 1950 and 1960 Census: Current Population Reports. Series P—25. No. 286 and No. 293. 93 And indeed, Fortune predicts almost a doubling of mobile home shipments in the early Seventies. Shipments ran well above 200,000 a year in 1965 and 1966, nearly double the level of the late Fifties. On FORTUNE's estimates shipments should average at least 250,000 a year over the rest of the decade and 350,000 or more in the early Seventies. the industry has a powerful and probably deci— sive advantage going for it; mobile homes cost a lot less than conventional one-family housing. The average retail price of mobiles last year, according to the association, came to $5,700, furnished. Conventional builders cannot come close to matching that.9 Roy Wenzlick Research Corporation in 196“ used two growth rate assumptions to project mobile home sales to 1970--8% of single family housing starts, which was the ap- proximate rate of mobile home growth after World War II; and 15% which had been maintained for eight years (l955to 1963)}O 250 I .’,d 246,600 H " ® a IveP‘R’H‘E’T’ T ‘98 ‘3". EAR LOW ESleT-E—--‘ 229500 ’5' 51%),Y -..—II" 1 2|5 Pp,- h..—— "d- ... / IN THOUSANDS / 1 PROJECTED MOBILE HOME SALES IO I970 5 o | \ BASED ON GROWTH RATES IN THE POST-WAR PERIOD I40 * W VV‘IVAVAIVAJIVV5‘V A$v Wrwnl O ] l9“) l96| I952 [963 I964 I985 I966 I967 l958 I969 l970 Figure l6.——Projected Mobile Home Sales to 1970. 9 10 Cohen, op. cit., p. 135. Roy Wenzlick Corp., op. cit., p. 65. 9“ By 1967, however, the high projections had already falled short of actual shipments (232,000 projected to 2“0,000 actual) and shipments to February, 1968 are already “0% above 67 figures. ‘Projections of past growth do not seem to indicate the increasing penetration of mobile homes in the market. FORTUNE also predicts an increase in apartments using reasons similar to Bair when he forecasts mobile home increases. For one thing, it is clear that a big per- centage of the housing units built over the next several years are going to be apartments. The age structure of the pOpulation points to booming demand for apartments. During the late Sixties and the early Seventies, the number of younger households (where the head is under 35) will be rising rapidly. In contrast, the number of households headed by persons in their middle years, thirty—five through fifty-four will hardly increase at all. The latter group of course, includes a far higher proportion of homeowners, and accounts for a lopsidedly greater percentage of the purchases of higher— priced houses. Some experts forecast a fifty- fifty split between houses and apartments in housing starts over the next several years, but the trend to apartments probably won't go quite that far that fast. Until, now, apartmentliving as a way of life has been concentrated in New York, Los Angeles, and a few other big cities. If apart- ment starts were to account for as much as 50% of all housing starts over the late Sixties and early Seventies, that would mean a large-scale diffusion of apartments throughout the U.S. Enormous numbers of families whose age-and-income counterparts in the Fifties lived in houses would have to choose to live in apartments. . But in view of the age structure of the pOpulation, it is clear that over the next several years the apartment share in total housing starts will at least match the one-third level of recent attached 1 e C U: h a ..K W n e .1 r... n . .hd 6911. .3 P The rea 8 homes DA;‘4 1 ..'~“ becomes l u, ~==ue aha. 0 deal “,5 ‘1.- 95 years. Even that kind of share for apartments will bring an extensive spread of apartment living. . . One might suppose that most of the new apartments have been luxury units in high-rise buildings. But, in fact, most of them have been smallish units in garden developments. Nearly four- fifths of all apartment starts in 1965 were con- tained in buildings of three stories or less. In recent years the average construction cost of apartments has run to not much more than half the average for one-family houses. No wonder then, that, measured in constant dollars, the average construction cost of new housing units shrank from the late Fifties to the middle Sixties. In View of the traditional importance that Americans have attached to housing and home ownership, that shrinkage in the average real construction cost of new housing units during a period of rapidly rising real income per family is a stunning social- economic phenomenon. The real issue then is, since single family housing has lost penetration in the low cost field and does not show any immediate indicators of regaining it, what per cent of the low cost market can be eXpected to go to mobile homes and what per cent to apartments. Here the issue becomes more complicated because most discussion tends to deal with apartments or mobile homes alone and not with their interrelationship or their differences. Merely analyzing the shift in numbers and income of major age groups omits three considerations which are critical to the competition between apartments and mobile homes; 1. The location of primary age groups compared to the economics of location for mobile homes and apart- ments. llCohen, pp. c t., pp. 137—230. 96 The ability of apartment and mobile home construction to eXpand rapidly to meet the demand. The housing preferences of primary age groups-- both economic and social preferences. The author does not propose to answer the question of competition between mobile homes and apartments, nor to thoroughly explore the above three considerations, but several issues have already been brought out which point to increased penetration by mobile homes. 1. Location rapid eXpansion of urban fringe 1950-1960 high migration rates and mobile labor force mobile homes found in low density and high pOpulation increase areas along transportation routes 2/3 within city or village limits according to national study.12 mobile home cost per unit about 1/3 of single family cost mobile home space develOpment cost runs $2,000—$3,000 per space mobile home land extensive--low land value areas Apartments land intensive--high land value areas high construction cost per building construction cost per unit about l/2 of single family cost Ability to eXpand mobile home units--excellent mobile home parks--not as good--35% expansion in last decade but sales of units expanded over 100%—-takeoff point in financing may be close--restrictive zoning and community attitude still a problem mobile home apartments--excellent cost and labor considerations but few examples available—-Vicksburg redevelopment townhouses Milwaukee high rise, and Seaside, Cal. high rise 97 Apartments high construction costs integration needed between work groups-- on site construction construction companies may not be able to expand rapidly rising land costs and construction costs work against low rent units 3. Housing preferences Social image of mobile homes versus apartments difficult to test . mobile homes lie between apartments and single- family in regard to intangibles such as ownership, ease of maintenance, convenience and location, social involvements in "neighborhood." Economic--need for low cost housing inelastic demand for housing inability of home-building industry to supply low cost housing comparison of out-of-pocket cost and long range investment shows mobile homes cheaper than apartments and single-family on both counts. (Space limitation of 720 sq. feet compared to 1,000 sq. feet for apartment--both 3 bedroom; yet national survey shows only 12% of mobile home owners said they would move as soon as possible)13 TABLE 37.--Comparison of Costs of Ownership for Mobile Homes, Apartments and Single—Family Homes.a Item House Apartment Mobile Home Average per month of total costs $ 207.00 $ 175.00 $ 98.00 Average out-of-pocket per month cash costs 15“.00 175.00 l“5.00 Value of investment from specified monthly commit— ment at end of 30 years 25,756.00 25,733.00 37,“72.00 aCarlton M. Edwards, "Mobile Home Costs Compared to House and Apartment Costs" (Department of Agricultural Engin- eering, Michigan State University, mimeograph, 1967). A; 13Carlton M. Edwards, Mobile Life Consumer Survey (New York: Davis Publications, Inc., 1965), p. 35. .wmma1mzmfi “mpcoEppma< new moEom wHHnoz wcflUSHocH .mpLMpm mCHmsom Hmscc<11.wa omsmflm mama coma mmmfl omma mama 11+ a A I a a x m a r a A w v a a + A a a a « 98 as monou mafico: coflomfloommq mumpzoomdscmz oEom oHHpoz pcm moomfloomm< CowpmesomcH wcflpoxpm: 1 mocoEdHcm oEo: oflfloo: . a Amoflnow 362v mjmcoo mo smohsm moma1mmma Aaoaaoa oaov noaoaaoaom honed co graham mmmaamamfl . adage; naoaaz (SOOO‘I U?) UOtneIndOE 99 Future Regional and State Markets for Mobile Homes Bair has examined the regional population patterns and the growth potentials of mobile homes with modified cohort graphs showing the increase which can be expected for newlywed and retiree age groups. He analyzes the North Central States as an example, using the charts on the next page. In the East North Central states, the top pair of bars in the upper left corner indicates that in 1950 there were “.8 million persons in the 20-29 age group. Coming on as replacements were “.1 million aged 10-19. If all these replacements had survived until 1960, and if there had been pp migration, the 20-29 bar for 1960 (lower left in the box) would have indicated “.1 million. Instead, it shows “.3 million, indicating regional net inmi- gration sufficient to add 200,000 plus whatever was needed to replace mortality losses. Coming up in 1960 in this region were 5.9 million replacements for the present “.3 million aged 20-29. Given the same patterns of migration and mortality during the 1960s, by 1970 there will be about 6.3 million persons 20—29 years old in the East North Central states. 0n the right side of the East North Central chart are bars indicating the situation in the older age brackets. The top two, for 1950, show 2.9 million persons 55-6“ coming on during the '50s as replacements for 1.8 million aged 65-7“ at the beginning of the decade. If all had survived, and if there had been no migration, there would have been 2.9 million aged 65—7“ in 1960, as against the 2.2 million actually counted by the census. Mortality is relatively higher in these older age groups. Nationally, 17.5% of the population aged 55-6“ in 1950 failed to age into the 65-7“ bracket in 1960. If this mortality factor is applied to the East North Central population, it appears that mortality alone would not have accounted for the attrition which took place during the '50s. From this, it appears that about a quarter of a million persons in the 55—6“ group moved ifit of the East North Central region during the '508. 100 Figure 18.-— REGIONAL AGE PATTERNS-AGE GROUPS 1o-19,2o-29, 55-64, 65-74—I95O AND I960 (Populohon figures 1n milllons) NORTH EASLAIORTH CVEVNTRAL f Ohuo, Ind1ono, lll1n01s, Much1gon, Wusconsin _‘ _A_ p _ MIDDLE ATLANTIC - New York, New Jersey, Pennsylvomo _ lO-19 ” " ' ’39 55 64 r 330 10-19 6 '950 20-29 NEW ENGLAND-Meme, N H , V1, Moss, R71, Conn. WESI NORTH CENTRAL- M1nn,lowo, Mo,N.€S Dakota, Nob, Kon._ '950 10-19 .2 55-64 09 55-64I”” i ~-‘»:.19,_,"‘1.4 20-29 ' ‘ 14 65-74 0.6 . 65-74 09 1960 IO-19 55-64::I10 , ‘ .. ....-i,..._.._12.5 55- 64 : 20-29 65-74 07 ' .‘ l8 65-74 S OUTH____ _ _~_ SOUTH ,ATLANTIC-Delowore, Maryland, 06., V1rg1mo, W,V1rg1n1'c, N E S Corolmo, I0 - l9 , ' " .1 3 5 55 1950 20_29 1950 _ .--, 1o- 19 I960 20_29 I960 EAST SOUTH CENTRAL- Kentucky, Tenn, Alo, M155 WEST SOUTH CENTRAL- Ark, Lo, Okla, Texas IO- 19 ; 55- 64 08 '950 20~29 155-741 We '96,, 1o-19 55-64~IO 20'29 65- 74 O? W EST PACIFIC- Washmgton, Oregon, Colifomio, Alaska, Hawaii MOUNTAIN-Mont,ld,Wyo,Col,NM,Ar1z,UI,Nev _ 1950 '°"9 ‘ ss-GAMIA 10- 19208 Ska-“FM 20'29 24 65-74 09 20-29 08 65 -74 02 I960 1o-19. .535 55-64W17 1o—19T12 ss-samos 20 29 65 T4 12 20 29 0,9 65 74 03 DETAILED STAT_ISTICS 0N AGE GROUPS T 10 — 19 ___ _20 — 29 :64, ___I _2? :_£€__ A‘EA I 1950 I 1960 1950 1960 1950 ' 1960 . 19.50 —I 1960 ‘Y -- —- -Iy-- -— - > ___, - -- —~— >—— -»——_—eri—~ ————-———J 10:13 ‘11L238,72_ . 273111243. 12,999,001 11,176,454 4 8,|?4,893‘I 13,952,272I 5,046,053 6,362,071 NEW ENGLAND 1,224,8021 1,674,021 1,436,243 1,205,982 930,752 1 988,912 601,567 731,743 MIDDLE ATLANTIC 3,850,032 I 5,224,137 4,729,405 3,902,716 2,980,637 3,339,941 1,767,804 2,303,827 E.N.CENIRAL 4,118,562 | 5,883,239 4,761,738 4,291,969 2,894,765 3,164,233 1,767,419 2,227,743 W.N.CENIRAL 2,045,325 I 2,543,246 2,071,615 1,775,787 1,368,719 1,429,186 909,263 1,098,758 EQBH LING-1’91 I 9.1.9.82202'. 746351.132 $90.12!! 953831990. ‘4334143'. 93295.01}: 1:050:37]. 500111 ATLANTIC 3,472,975 4,671,662 3,549,818 3,345,932 1,487,988 2,031,382 980,399 1,422,719 E.S.CENTRAL 2,043,000 2,289,334 I,779,92I I,469,254 . 808,483 971,048 $70,245 688,678 W.S.CENTIAL 2,364,169 3,024,055 2,305,441 2,127,027 I 1,087,189 1,382,001 714,375 939,480 ' II .L’L.‘ T - 121' ° 11%;? 11.233.20.31. 3.7.7 ELI. L25 31.5-5 ' , 908. '3 ”2913134, 2.17.1539' 1 1' '3'. 1-97.2 11523.: 8°! MOUNTAIN 812,059 1,227,870 798,345 879,911 398,422 493,156 247,632 349,634 PACIFIC 1,907,815 3,455,151 2,422,780 2,671,297 1,369,912 1,742,458 873,994 1,234,260 U. 5. TOTAL 21,838,799 29,992,735 23,855,306 21,609,885 I3,326,887 l5,572,317 8,432,698 I0,996,642 TABLE 38.--Detailed Statistics on Age Groups by Region: 1950 and 1960. lOl Bair goes on to analyze the South Atlantic region which shows almost the opposite trend of the East North Central region. The lO-l9 age group had a net migration out of the South Atlantic from 1950-1960 and the 55—6u group had a net migration into the region. Further comparison of regional patterns of population are not very useful due to extreme variation by state. Therefore, housing and popu- lation in Michigan will be analyzed in a separate section. Other factors at the regional level reinforce the population growth projections and give an insight into the regional economy in which Michigan plays an important part. The East North Central Region has the largest per cent of U.S. population and the largest per cent of U.S. total manufacturing of any region in the United States. It also has the second largest per cent of U.S. total personal income and the second largest per cent of U.S. total agricultural production as shown in the following charts. (See Figures 21—27) This regional concentration of economic activity, personal income and mass markets has a future growth poten- tial unmatched by any region in the United States. The Michigan Department of Highways has stated, 1”saw, 92. cit., p. 7. 102 mEoocH Hmcompmm HmpOB .m.D mo pcmohmm 0.0 coapmH5dom .m.: mo pcmopmm 0.0 . i a: . .3 25:00 Saon 3......) - m o 3 H K. w- 4.. m . m 51.0wa. 530m . m . .9. 95.. 1.1-HIM. 1. 44-.\1 I E: 91.1.1112?) 72.. ...,c-..\ . ..2 .. A3:223 ‘b/ Java... - SEES 3.32. usJ: coma mCOHmH>HQ HMCOHmmm an mancH Hmcompmm new coapmasaom11.mfl mhzwam 103 A®L5pasoflpm Eumm 0cm mpzpowmzcme an poppm osfim>v .mmma mCONmH>HQ HmCOmem mp COHQQSUOLm ngsz30flpw< Ucm wcflpsuowgzcwz11.om mgswflm A: 21.. w-H t m N .... 1n.” 4 _ H . .1 n .v l VJ N l .11.. nu. .C D 2 C 3: A C. v u .3 Ad m mt A v 41. 2. a. N. ..U4 w. .. L W. .1. m 3° 1 .. r n 4 - . - 1. ”w. . . . a W— NK‘Q w . . .é _ fie . 104 In the foreseeable future, it is expected to expand into a megalOpolis similar to that now in existence on the easEgrn seaboard but with an even greater potential. The following diagrams examine the interlocking urban- metrOpolitan complex which may develOp across Michigan linking Chicago and Detroit along a transportation network formed primarily by the interstate highway system and rein- forced by the railroad and secondary highway network. MAIN ROAD NETWORK f 0' SEPTIIIER 30. 196i M Cor-19m“ Home" (6 Lone (anode) Hagar You loom Under Conurucloon Hanan. 14. ion Canada) “PM We“ ulnar Y-uo Lam High-rays of Canada (A: d 1961) “I. I) O M no no .00 400 ”0 too 1000 — — Source: U. S. Dept. of Commerce. Bureau of Public Roads. I965. Figure 21.—-The Emerging Great Lakes Megalopolis. ‘v—v 15Edgerton Bailey, Chief, Transportation Planning Section, Michigan Department of Highways private files, March, 1968. Major High . 1.1-P. I I ..r1..1 CHI. kIL 105 Figure 22 Major Highway Network . Average 24 Hour Volume Of Traffic . 1962 p._._.,_.. .......... i .L J b--_-— i.. a : I ...... ............. Fifi} 11_' -rv ..... ........ .-.—.u—‘a ...... .. ,,,,,, L- ..... ~A- , ucx ___._1 I | 2‘ ‘ 7 ___________ ., _ ..... a. ...... I 5201.41 0 .I “5.1 4 : LAKE HURON . 3|. . “1.1 ! .' - L. ' I ’ I ! ' i . i .. . Q. I . L _N I i I ' - r i, ‘1' I \ . / ' ' 11 . 1 41' 1 , I I W’iufi . , 1 : '- I i : L4 firm-1 I I ‘ I . V,. ' ....l .7 - -. , I ------ .L._ _ __ --— ‘ ' DENISE! 'fi : L7. ‘\ . " I L‘ ‘2 I l ‘ , -._-—.—-. +~-—-t—.,---. e . I Q .. ...... I . CHI . I I ‘ WWASSf . . ‘ I . / O I _ 1 A . . 1 1, ' \, . ___. 5‘ .4 M (D. | I I I . I ‘ xx ' {I L 4M ~ , ‘1 . I 7, I ' I y ,2" I ! , I . ‘- I/' :K 3 7‘ I __,,___,“+, 45.. _____ ,K... _ I I I ‘ w" ._ _ » \44 . 2' . _. - ' . V - t . I | I I 1 ! ‘ 0A D No I V‘k j/ I p' D. . ‘ ‘ | ’.. V. .. f ----- Tuwmsrm ‘ M. [Al‘flkk 1 I . I I. l .1 ------- i’ I ' . . , 1 ........ A H ‘ 1 g . / I ........ 1 .. 3 \ "T - .- W“ O ' _ -.. a ----- \ LAKE ERIE I — . .- i \ ... 1 :3 ‘K'“- . J ,_,_ __ _ __,J /-"‘\/ “IV . I e _— .____ U ' b I I . I . e -. l - ' I may) ' "1 I e ,__._.. .._._.Q_.__ _— L.-.j o L_._I.._.._._.._. ........ .HA‘JCTY‘K 1. .. I . I I g I Ohio Turnpike Volume of Traffic NUMBER OF 69 VEHICLES 2.000 51130 10.000 15.000 106 244mm TED Qmmmmama m.zP.U oummmama § m/ r-.. H \ J mzuhzuu 8.56:: I . r IHI I . a: . . r mo2ulhc3 ,0 n f“ Ci -r—I ,2 O H Q—I O 23maIwgm ”goo figs .... .). .) .\- .I. -.0 .) 4. ) .) ) 4. .J .) J .). ..I_ ..\I .). .I . . x ). , . on; cow Ou< Cur r arr (CI urn Of: OOH com _ p . L . _ _ . » LII 0 Avl ). _ _..\. \I \I n. it I. . f 4 .r. E) 1 _ _r ,i. I Q \ g 1. H TN H I, in a \ - . _ _ 5 I I l _ _ H. 1 11 .Iq4 414 4 . i I; r I ’ u o P . ' POpulation ll6 u,ouo,ooo I 20-29 /' 1,750,0004P (Starting Households) / / /’ / /’ /' 1,500,0004» / / / / / 1,250,000-. / ./ ./ ./ ./ 1,ooo,ooo.~ I 65+ J. (Retirees) , I ’ /’ 750,ooo~- ., ,.’ 500,000?» 250,000~I O ‘r i, i’ . i *4 1950 1955 1960 1965 1970 1975 1980 Figure 3l.-—20-29 and 65+ Age Groups: Projections of POpulation in Michigan: 1950—1980. 117 the retirees (65—7U) during the decade of 1960-1970. As on the national level, the 20-29 age group will have the most impact in numbers and in rate of increase.‘ The 20-29 age group in Michigan may increase even faster due to inmigration if present trends continue. The retiree group in Michigan would become slightly larger in the next decade if mortality were no greater than the national average of 17.5% but net outmigration will probably cause a decline in the absolute numbers of retirees in Michigan. Bair has produced the following maps (Figure 32) of net migration by charting the OASI movement figures from 1959-1960. The net migration out of Michigan is -5 to -9 per 1000 population and a total net migration of -2,000 to -2,A99, one of the highest states in net migration both in numbers and in per cent. The movement of retirees to Arizona, California Florida is immediately noticeable in these maps. The difficulty in predicting population totals is shown in the following graph (Figure 33) which depicts the wide fluctuation in migration compared to the more predictable natural increase. R. RaJa Indra, demographer for the Michigan Department of Health explains: These trends and differences are largely due to there having been heavy inmigration during recent decades (though not during the last 118 IN-MIGRATION NUMBER OF AGED OASI BENEFICIARIES July I, 1959—June 30, I960 OUT-MIGRATION NUMBER OF AGED OASI BENEFICIARIES July I, 1959—June 30, I960 9.6 \ ' a ’ "\“‘\“\"\‘ \' I \“\ ‘\ ‘\ \\ ‘V. a ." ' . , s ‘ \‘ \‘ \‘ \ ’ ~‘;~‘§~“¢‘t~“~“-‘\~“¢ \ s \‘\ \‘\ s \. r s \ s \ \ s “\“-“\“\“\‘\‘s‘ ‘ \.. \“\ : \I‘ _- \\\ \‘s \o‘\‘\‘ \‘\ \‘\\ 2”” gggfisa ’ a 0...: ..... ‘ Wm-‘ww {”39“ . .\\ ‘, C \ \. \ \ - . i‘s‘s“ l.o.0.\\\.“ .- .n . ’\‘\‘\‘. - ~.‘.- I \‘ \\\ d.‘\\‘\\ \\ u ‘ Q .\.\.\ , .\\\ “ . u. o. n. u' o I o o O . ‘\\‘\ .0 - I oooooo No. No. NUTbe' States States I:] Under500 2 3 [:1 500- 999 IO 4 % 1,000-1,999 I2 I 2,000—2,999 I2 I 3 No. Number States 4,000- 4,999 3 5,000- 7,499 3 L. “I ,2 .1 7, 500- 9,999 2 {:31 2.000-2,999 10 m Io,ooo—I4,999 3 {5553 3,000—3,999 2 - 18,924 ' I NET MIGRATION NUMBER OF AGED OASI BENEFICIARIES July I, I959—June 30, I960 NET MIGRATION PER 1,000 AGED OASI BENEFICIARIES July I, I959—June 30, I960 .0; ‘ a 2 ~ 14;?“ .°.-.- eve~s . _, . . «was I. ...... - --...- e - e ‘0 ~ * ' ' ....‘2'4 " I.:.- ... ‘ ' é . ‘ I “3"?" .91 “all -:~:~:- I - « “. .. J ,1 o’ - ‘ ' ( - .\'\‘ " . : o a s s , , , O 0' ..f \ . .t. .... s‘s‘.~“.-‘. 9.0.0... 50.09}. . ‘. ... - . \‘\0‘\\\‘\‘\....f:c‘,‘~ \no-.. - 30.9.90.- °.°.° 3°. to, 0’... . \s \\‘\\ 6“... o Q Q- s ‘\ .I‘. 0.3., C \ I \ . 0 §\\‘ \\\°“ 0 oo ‘\ ~.0 . O . s . . - \ s 1 0 O 0 \‘ \“s‘ \“\“\“ \‘:\\‘: 0:0: ‘:\\‘\.\“. ‘0. .O.’. 1" - .0 Number -0| to -499 I6 Number States I: -9,098 I -_4,162 I -2,000to-2,499 2 m 6,627 I %-I,000to-I,999 @ -500to -999 3 - 15,051 I No. No. States Number per No. Number per No. _ Thousand States Thousand States -I -I4 :«f‘: I t [___] Oto 2 mfg. 0.2 I3 3 [j-Sto—9 4 Ej-Bto-II 8 -—lto-2 9 m +12 I m o 5 -+38to+42 2 $122}: + 5 to + 9 2 Figure 32.--Retiree Migration Patterns by State: of Aged OASI Beneficiaries: Number 1959-1960 . RATE PER 1000 POPULATION 119 '0 NATURALINCREASE I POPULATIONINCREASE ' NET MIGRATION +50 KEY ‘_ _ POPULATION INCREASE 0.... NET MIGRATION Net Migration 0000.. NATURAL INCREASE —-———-—— +4o___ r— 't' indicates net —‘ in-migration- ' ' indicates net — out-migration ‘ +30 I I I l . | +204 ' | l‘ l | o 9 ‘0 I l .1 \I I. - ll II ° % I I 1 In I ‘2‘; , «I ' , :' , ' I l‘ ' .0 ‘.I ...... 0 .0 ' .l +10 flee—r v. ‘ L I 0" .0 0'. ‘ ' | I ‘1 :tl I I ‘ l 1, I +5 Le‘ov—'~ - ' ' I I I 1‘ ,T I T I I I = 0 l I l I I I l .l - 5 _ ' l I l- I I -IO I I ' I | I |I 5| I. |l -20 ‘l _ 1900 I 910 I920 1930 I 94') I950 I 960 I970 Figure 33.--Michigan: 1900-196“. Demographic (Annual) Rates: 120 few years) into Michigan-~and immigrants age generally males in the younger age groups. The Bureau of Census in Summary of Demographic PrOjections from the March 1968 Current Population Reports, Series P-25, has produced the following map (Figure 3”) showing the projected new migration for each state in 1975 and 1985. Only four states have large outmigrations scheduled for both 1975 and 1985; these are Michigan, Pennsylvania, West Virginia, and Kentucky. Whether this projection will hold true and whether the migrants are retirees or young age groups will have a great impact on housing demand in Michigan. The assumptions of the Bureau of Census are therefore important. The projections assume that the most recent migration patterns will prevail immediately after 1965 but that the 1955-60 patgerns will reassert themselves gradually. The 1955—1960 migration patterns in Michigan as shown in Figure 33 indicate a tremendous shift from inmigration to outmigration and wide fluctuation in migration patterns. The assumptions of the Bureau could indicate that while Michigan will have an outmigration of older people, it will, 2Michigan Department of Public Health, Michigan Popu— lation Handbook: 1965 (Lansing, Michigan Department of Public Health, 1965), p. 10. 3U.S. Bureau of the Census, Current Population Reports, Series P-25, "Summary of Demographic Projections," March 1968 (Washington: U.S. Government Printing Office, 1968), p. 21. .mmmanmsmfl cam msmflummmfi ”mmpmpm poo coapmnwfiz pmz empomnopmuu.:m mesmam 121 {I o G n Ail .—(3( I 0. 000.com- 000.com- ooo.oo_- I o 000.co— Rfififi (Xm(J( nan. n59. 006.com O» 0» mac. noo— , . ..II..II:II all»: I 122 at the same time, have an inmigration of younger age groups in the labor force brackets. Low cost housing will be a critical factor in migration tendencies as well as the regional development potential and the job market. POpulation projections alone, do not relate the many types of change in Michigan and especially the locational factors in the space economy of the state and the Great Lakes Region. The map in Figure 35 plots the population changes by county from 1950—1960 showing the influence of the metropolitan areas and the transportation net on the location of population. This is further demonstrated by the growth rates of the urban and rural population. .urban dwellers now exceed by three to one the rural population in the State. Approximately “0 per cent of Michigan's farm residents work away from their farms lOO og more days in the year, mostly in industry. 123 . 3111‘.- I 1'17.2 I o’"’ . III ..‘oll/ .-10.4 [It I, I III // , , n I 2.9y”".: :‘I:” ' I \‘4il I :1, ,,$;-11.o,: ,,,,',,,:,’j I l”’I//’ 17 ’y-QIOI //.j9/ ’I. II A A 4 .8 I , ,,, - (Q, 1.19'941 ”I’;: 1,145" ,,,,,:’,’: ///>o IIIII//,,.2.9.::A '7.6/ III/ltd, 11.8 ’I/ ‘. (hf-‘- III, I]- ‘- :::”’:::::’2‘: "l. , 2.13‘ 16.9 taz,,, _3’7 Ill/IA I’ll/l 1 I I /I I. 9.3/ m taunt Outta: {f/um. ;/// 28 7 7.2 - W Second Quarter // ' s;ltlva"l;-.Ipnm 'IlW/s/ "' . -1.,7' 19.3 /1o.o 8.5 m mu Quartet . 5“,: / /% ' ' ’ Rina-ill uch-on ' ’II’ 71”, / // W: W“ 2 8;>:-0.9;‘£ -9_0/ 21.7 A'b/ 51.3 I’l" ’I/ N" “T emu-j, ..u “I Ann-t /////¢’II” 2.2 7.1 /1.5 1.15: 13.6 13.9 / 1‘ /AV//// 2.6 Stlt. I 22.81 )- P // '7 hm“. “a. , / /7 . 2-7fi/1 ////11.0/ 22.0 1.4.3 21.0 '- 5 ‘ 2.0 / // 13.2 L.8 15.4 10.7 24.3 I”. 23.6 17.1 26.0 33. 17.0 33. ‘ 13.0 21.7 16.3 u- " 7A.3 “9" 21.6 21.2 24.1 22.2 “3.1 23.5 33.9 14.9 22.3 23.1 9-5 ' L/t 29.5 31- 20.7 15.6 /a.9 20.“ 33- Figure 35.—-Percent Change in Total Population, by County, 1950 -l960. l2“ MILLIONS MILLIONS 8.0 8.0 CHART 3 . 7.0 -7.0 6.0 —— 6.0 50 'URBAM.5(3 u.0 ——:10 3.0 __— 3 O 2.0 ——‘2 1.0 -— 1 0 O I 93 O O Q Q C: A .j {—7 I’ "I 1”“ u) w r\ m c% 8 SW m s: as Q EL CD CD 03 “I“ (.13 CD T .3, (“1 ' *1 C‘) C 1 P4 H P4 r—J r—4 .—4 .—-4 .——«' r—i fix .—-s .-—4 r—4 Figure 36.--Urban and Rural POpulation in Michigan: 1850-1970.* *Source: U. S. Bureau of the Census. 125 The Detroit Region The Detroit region in particular has grown in population and land area at a rapid pace, reaching out to affect develOpment of nearby urban areas such as Flint, Lansing, Ann Arbor. This interconnection of urban areas and the economic-market complex depends in large part on the time—cost-distance factors related to trans- portation efficiency. Metropolitan area projections to the year 2,000 were undertaken by Doxiadis Associates, international planning consultants, in cooperation with Detroit Edison Company and Wayne State University to study the Urban Detroit Area. The following graphic presentations developed for this study compare the present situation with a series of projections to the year 2,000 based on different assumptions of economic activity and transportation efficiency. 126 The Urban Detroit Area , j ‘ on um. .. 7’ , _,. _\ -,”“ f 3 ’ -~ » ‘H' 5‘ ”\l “(In . ‘ '5 I L K/ L -: i I! U LIV s ‘ n In ’ ...... . . I- I . \ / r/' .\ - I a ‘59 ; ~ . k I /" ' 3...! V“ \ ,. I M- '1’ I ('J \ I II (I) ~ to) _ / _. 1 > . J N ‘1! " haul- ‘ T o , .. I I ‘- r ' c \‘p .... \ u r f v “N \ , . f r') I \ ‘ ’ ' 4‘; IF K I g '\ c I I ' ’ 0 I Q , \Lcu m nun - ( 5 , ‘ l IAI m. m: n a" L I ‘9 \ L K o. . ~. I I . H -... ’ .._. .-‘JN“:‘..,\__._V_NV .. 7. . r h A __->?,. - _ . V II\ - . , .7 .. ,, -‘ .. \ . g I 0| , u» .. .. 1 .' ‘ ., . ‘ . ‘ 1 . . t .. , -. I I ' . , '. . l. ‘ V‘ In” a- ,, . I ----- T" V 7 -_~' I "II A ‘ ‘ . ' - ,_ . , ' ' ‘ ' ' . ' ‘I ‘ I , ’ ' l . .' 1-1 -. 11...; . " .4 .‘ --Q-'—__.-J._-- l . ‘ ' ‘ ,. I | j, ‘ unva" I I I I I ~ 2' .. ‘ l ,,,,, .‘1 . ‘ I ' o . o ,' / ‘ 4: ' " I ‘ I o .’ ' c h ’ ‘ , w‘fin'VL‘u _-_..—- 5 ' 'H/ ‘I n 1 .. *' / . U.~J'.',' fr" '\ . - : H - r \\ i‘l-Sl .‘ \ I.\. [\S III I It I ’1 , I A r“ \\_/_' q“ . . ‘c, .... ,. 4‘ ,- ‘ \,, , , ~. 7. ., ‘ 5513—-L¢_“~. ,1 V1,; [3 Urban DetrOIt Area -.v v M m.“ ...... The DetrOIt Edison Company SerVIce Area a. o ' . g . Approximate Built-Up Areas Of SeIected Urban Centers 9 J I f”; 0 Urban Centers Above 50.000 Inn (Bum-Up Area Not AvaIlable) ‘ Urban Centers Between 10.000.50.000 Inh. \‘ 0 Uncut '3 If: P ' v' ' 2 3 10 40 a) I21 .4 1 age 400 5:10 i _ K Figure 37.--The Urban Detroit Area. 127 Extent Of Urbanized Areas . 1960 As Derived From Various Approaches SACINAW' BAY LAKE HURON lair" l i I . I : ‘ / I i ' : : : v _ ; . : : _. II . .7 ‘ _~ - ‘. L” " ‘ _ ,'__ .'-_ ...—2 L._ ‘_ ._—_‘L_~?.T‘i‘l rL--_..J----lr--- V. I ' . . ; ' 41'"; ~--—-§--:“‘:"""?:7" l I i ' I? '. t 3 / ‘ It; i . , I— “ — _ ..IL. ST ' __l ‘ . (mans I 3 CM“ ; LY ___________ . .--§___- 4-‘r_,,'_-- i : . l I I I i““ ' i EATON ..---. i--_..r ...... i ; i I r I" “I" ' r x "P. i ‘ 3 ~ ;~ 3 . I eme~; : “ *Wmm Yr 0 I I ' I "I ‘;". ~\ m%\£fx- _4 .__’ ;,. >.J‘.‘~ ’ 3“,‘.-’ I l ' 33 ' c: ' I r ----- v-~--—-v- --J a . __ : . : " I - e; L...; ,Hl lumen“ ? Tmusmiz '“ ‘ T“ : fur;— L. ___” ‘-.§-<~~~'l 'L._.. _ _ I ‘ [3"3:’! I ?5 l I i I ‘ -}~~-»—‘. -. 4- . . a _ l .1’- L.._..._..._......_.L‘ I I—"““ ......... J— —~— - -- --r ,umum [RUM } .1 .. - r . L, I I ‘ I !.2 Mar‘*“*”“_.>-v. a..'. ..” \ 'rl-WI —T i“.(m ’ H 75': i. (’ i I I... 4 l .. . .. ..L. . .r;.-: . V- l .. ' l I . i * - _ i l— ...... ...) T I L..__.__ ..... ..-...._._I L_._i._ _._.._.+_.___V_...__.____1 Hi) Urbanized Areas 1960 .HANQtX Suurrrl: Ur S. Bureau of the Census. (mm at Pupularmn 196/I. I ‘ A — lsodensny Contour for 1.000 Numb" of Inhchrranh, ("9mm I'm; n nl SMSA'K. and I . . . ,. .5 I lnh. PC! SQ MI. In 1960 (emu: nf Axruuhurr, .Huhrgun and ”Inn, l9“), I950 and I I959; DOmmmn Bureau of SlillSIl“, ('rmux u/ (unnlu. l Agruullurr. Ontario. 19“. WEI ankd I‘M! ‘ ' 75% Non Farmland COMOUf I o o u so an «I no so no no --- _ Figure 38.--Extent of Urbanized Area: 1960. 128 Estimated Total Population Density By 2000 Based On Local Trends _' , l ‘ 1M1 mmn INH PER so Ml . ' L .’,‘ 1‘— x- —-".". I .3. g II*“ \I» .: _° -. I I - ,. Figure 39.--Estimated Total Population Density by the Year 2000 Based on Local Trends. 129 Transportation Network N05 - Speeds 100. 250. 400 mph 1 Mex. Travel Time 20 min. {:1 fax—53 Single Center In Detroit l I L. ' C?“ V “mun IIII c!) Alternative 108 . Density Distribution Year 2000 r \. + ,. 0 ' § _ I .\K}. Hi RUN I e \- HM an \m .. D O .,— l O i ‘ ' 1‘ O ' 0') VI ' ’1’!" . /,/ L P. .r/ 1‘. . ~r- ,/ \ l I 9 l“ ‘V J \A! lkll INH PERSQMI - I" I '4 5. 'I‘X‘I -‘. l . .7.‘ ’ ' 4' . 2.. 2' 3y, ,7, I ,. t ' “ Iv I I -w 's. L . ‘3“ 7‘” r\ -_,.I II o \_' | , .‘ I= - . ‘ i ."4 a II- .....I .‘ 1' -_ ", ." I .... ,. ‘ ‘l. C O 8 n .A- _ V‘— Figure ll0.--Alternative 108: Year 2000. Density Distribution 130 Alternative 108a - Density Distribution Year 2000 Transportation Network N05 . Speeds 100. 250. 400 mph; ~ I a] [F‘k’Jr‘J Max. Travel Time 45 min. I”. . 1/ Single Center In Detroit l (J O l7.._._l Frw4 __f __ . , . F“ \ l \ \(.I\.\H H H ‘T"“* " o T\ - 5 i 9 MID \. I _ . I ”If IN'RUS ; IN // J . ‘ 0 (_ S . w . ., . . 5W U I ”R (\AI Vii! ’W‘-. m PER so Ml. r‘ l.‘ .f. L V f ' '. ‘ ~ e. - ~ , V- ,V . 7‘ r I I 7‘ A , . f A. l “I. 9 O 5 I J V A! . ~ “A _ "_ Figure 41.--Alternative 108a: Density Distribution Year 2000. 131 The impact of regional development and the consequent growth of interrelated urban areas is seldom visually noticeable. Land use changes occur slowly in the beginning periods of agglomeration. Doxiadis' projections, therefore, may seem exaggerated, however the extent of existing urban- ization has been plotted in Lower Michigan by Allen Philbrick, Associate Professor of Geography at Michigan State University. The land use information was plotted by quarter section to show non—farm land use, agricultural use or urban city block patterns. "In the construction of this map all quarter sections outside the city-block patterns which contain non-farm land uses are inked in black."5 From this map, the tendency toward urban agglomer- ation and economic networks based on transportation can already be seen extensively in Michigan. It reveals the basic pattern of the new form of settlement, called the Dispersed City. The double association of such non-farm land-uses with urban centers on the one hand and with the majog highways on the other, is clearly visible. 5Allen Philbrick, "Geographical Patterns of Gross Land Uses in Relation to Major Highways in the Southern Half of the Lower Peninsula of Michigan," Economic and Social Effects of Highway Improvements, Joint Research Program, Michigan State University Highway Traffic Safety Center, Michigan Department of Highways, U.S. Department of Commerce, Bureau of Public Roads (East Lansing: Michigan State University, 1961), p. 88. 6Ibid. 132 on .smeSOHz CH moms ocmq coon: one mzmznmfimll.mz onswfim . 030.... \ ..‘Illl\lt|ll . . ll.\..\ ’ \ . as.» .225... 3.09.3. “I _ .kaw :8: .33 93.. r35. _ to 2:25: 5 3.330 53:5 28.83 5:33 aux» lxt! 35:53.3. ImU 082.1524 21;.8! 3 024 mwuluofiux 3:3- 802 txurhcn ( Z. mum: 0114 amoco 339 t. __ f Ti 95 3.: e _w. lI/ll llll 4‘ I’ II Il I ll Ill A (Kl .. I .I . ... . - m infinite k 3.3: - I . _ . W . . . . . .. ‘ n I I l . I l I ... . I a l “:35... 4:83 93 _ .. a “:5 .225 82:. E _ Mine . MIUOJI >50 8. 9‘4 085‘: mic—ruuw 82.818 . 26:3» 5:23 ..o _ W \ ,|l|| \ ,II M‘V. §Vbx§bx§ zo_mz<3I0_I 133 The potential for land extensive housing does exist in Michigan if the present trends continue. It can be argued however, that population concentration and time- distance-cost relationships will prevent such extensive sprawl in the future. Transportation and housing tech- nology will be major factors in determining which alter— native will be fulfilled. The Lansing SMSA The Lansing Standard Metropolitan Statistical Area (SMSA) consists of three counties--Clinton, Eaton and Ingham counties. The number of mobile home sites in this tri-county region, as recorded by the Michigan Department of Health, has tripled since 1955 from 902 sites to 2,71“ sites as of April 1968. The number of mobile home parks has increased 1% times from 13 to 31. The increase in size of parks is evident from the 17% increase in the average number of spaces per park from 66 to 77. In addition, the State Health Department has issued construc- tion permits for 822 sites for future development within the existing parks.7 The location and size of these parks has been plotted on the following map (Figure U3) of the tri—county area. 7See Table in Appendix , Mobile Home Parks in the Lansing_SMSA: Number of Licensed Sites 1951-1968, compiled by the author from Michigan Department of Health records, of licensed mobile home parks and spaces as required under Michigan's Trailer Park Law, Act No. 2U3, P.A. of 1959. 134 Figure N3.--The Lansing, Michigan, SMSA, Tri County Area. 135 The relationship of park location to the urbanized area and to transportation routes supports the position that mobile homes are essentially land extensive housing--that is, they occur primarily in low density areas at the out— skirts of urban areas.8 This is partially due to economic conditions and partially to political considerations, namely zoning restrictions. The role of transportation in supporting land extensive housing and peripheral urban development is graphically illustrated in the following chart (Figure US) which plots mobile home park location against time-distance relationships, and the urbanization patterns of the Lansing SMSA. The evidence points out a situation where transportation technology and the dispersal of urban functions will allow mobile home development to compete effectively for the expanding low cost housing market formed by the starting households and retirees. The rapid growth of mobile homes in the Lansing SMSA, as measured by the number of sites built within existing parks, has amounted to more than 20% of the single-family 9 housing starts for the last three years. Comparative 8This is not to be confused with the medium density residential land use category of mobile home parks which refers to the number of housing units or people per acre. Thus a medium density use (a mobile home development) can and does occur in a low density area. 9Total mobile homes will undoubtedly be a larger percentage of single-family starts, since rural use of mobile homes is not calculated in this figure. 136 Parks in the Greater Lansing Area. Figure N5.--Location and Size of Mobile Home 137 figures for apartment starts in the regiorIarenot available except through analysis of building permits from each jurisdiction. Further research would be very useful if apartment location, subdivision location and mobile home location could be compared for the Lansing SMSA. Compar— ative tax figures for the region are also unavailable but a map of assessed valuation from each jurisdiction could be used in comparing the location-cost relationship of these housing types. The Builders Exchange of Greater Lansing supplies single-family starts in permit-issuing places and their valuation. These figures do not include the complete Lansing SMSA nor do they supply cost per square foot data, but the greater portion of housing in the region is built within the Greater Lansing Area which includes the City of Lansing, the City of East Lansing, and the townships of Lansing, Meridian, Delhi and Delta, and therefore the data supply a general picture of single-family starts. The average cost of single—family starts in 1967 was $20,555 for the Greater Lansing Area. The number of starts and average value since 1960 can be seen in Table 39. The average value of single-family houses has changed from $14,A97 in 1960 to $20,555 in l967—-a “1% increase in 8 years. This rising cost of housing must be compared to the income of residents in the Lansing SMSA. In 1960, the median family income as recorded by the 1960 Census was 138 TABLE 39.—-Average Valuation and Number of Single-Family Housing Starts in the Greater Lansing Area: 1960-1967. Single-Family Year Total Valuation Housing Starts Average Value 1967 $ 28,922,003.00 1,A07 $20,555 1966 2A,920,7A6.00 1,057 23,576 1965 24,47A,913.00 1,425 17,175 196“ 18,616,930.00 1,176 15,830 1963 16,1A6,651.00 1,063 15,189 1962 1A,062,920.00 999 14,077 1961 11,936,82A.OO 8A2 1M,176 1960 13,192,u38.oo 910 1A,u97 1960-1967 $152,273,A25.00 8,879 17,149 3Compiled by the author from annual data sheets, personal files of J. Revell Hopkins, President, Builder's Exchange of Greater Lansing. $6,180.10 The 1966 estimate of median family income by the 11--a 13% increase Federal Housing Administration was $7,000 in 7 years. Thus, the cost of housing increased about 5% per year while income increased about 1.8% per year. Sales Management magazine's Survey of Buying Power for 1966 shows the following breakdown of cash income by household, as compared to FHA's figures on family income after Federal Income Tax. lOU.S. Bureau of the Census, City & County Data Book 1967 (Washington: U.S. Government Printing Office, 1967), Table 3. 11Federal Housing Administration, Analysis of the Lansing, Michigan Housing Market (Washington: Federal Housing Administration, 1965), p. 9. . 139 TABLE 40.—-Per Cent of Households by Cash Income Groups in the Lansing SMSA 1966.a Income Groups % of Households $0 “ 2,999 15.7 ) $3,000 — 4,999 11.7 ) 56.6% $5,000 - 7,999 29.2 ) $8,000 — 9,999 16.6 $10,000 and over 26.8 aSales Management Magazine, Survey of Buying Power (New York: Sales Management, Inc., 1967), p. TABLE 4l.—-Estimated Distribution of Family Income after Deduction of Federal Income Tax, Lansing, Michigan, SMSA, 1964—1966.b Percentage Distribution Annual Family Income 196” 1966 A11 Tenant All Tenant Under $4,000 17 32 ( 16 30 $4,000 - 4,999 9 14 ( 8 13 5,000 — 5,999 15 17 61%( 11 15 6,000 - 6,999 14 12 ( 15 13 7,000 - 7,999 11 8 ( 11 9 8,000 - 8,999 9 6 10 6 9,000 — 9,999 7 4 7 5 10,000 - 12,499 11 5 l3 5 12,500 and over 7 2 9 4 TOTAL 100 100 100 100 Median $6,650 $5,230 $7,000 $5,500 Source: Estimated by Housing Market Analyst. Based on 1960 census report of 1959 incomes adjusted for under- reporting and subsequent increases in income. bFederal Housing Administration, op, cit., Appendix, Table II. 140 From this table it can be seen that 55—60% of the households make less than $8,000 per year. If the amount of investment for a home is considered as 2% times the annual income, which is the established rule of thumb, then over half of the people in the region cannot afford to buy the average home being built today. Furthermore, the cash income of households is larger than the cash income of head of household which is used for mortgage determina- tions. The cost of utilities and land must also be sub— tracted from the 2% times annual income so that the house which these people can afford would have to cost between $15,000 and $17,000. Table 42 by C. M. Edwards, extension specialist in housing at Michigan State University, shows the relationship between income and home investment using national figures. From this table it can be seen that 64.2% of the U.S. male workers cannot afford to buy a house over $15,000 or 1,000 square feet of living space. This low cost market has been dominated by mobile homes and has been the major factor in its rate of growth. The market penetration of mobile homes has been analyzed by Elrick and Lavidge, Inc., marketing consultants. In 1963, there were 1,543 mobile homes out of 85,100 total households within the Lansing SMSA. Mobile homes thus accounted for 1.81% of total households in the region. In Clinton county penetration was 3.55%, Eaton county was 141 TABLE 42.--Re1ationship Between Income and Home Investment.a % $ % Util & ' Size * 0 Income Pop. Home House Land Feet $ 3,000 26.5 $ 7,500 $ 6,000 $ 1,500 500 3,000- 5,000 17.9 12,500 10,000 2,500 890 5,000- 7,000 19.8 17,500 15,000 2,500 (?) 1000 7,000— 10,000 17.4 25,000 20,000 5,000 (?) 1333 10,000- 15,000 7.9 37,000 27,000 10,000 1833 15,000 Over 3.4 + + 10,000 + + aCarleton M. Edwards, Housing is Family's Largest Expense, Michigan State University, Agricultural Engineering Department, Information Series #197, 1967. (Mimeographed) *Income of Male Workers in the U.S. as of March, 1966. 142 1.55% and Ingham county was 1.58%; however, 71% of all households in the region and 62% of the mobile home house- holds were located in Ingham county. 1.81% is good penetration for mobile homes compared to the East North Central Region which averages 1.68% and the United States which averages 1.48%. This is related to the high population increase (22.4% increase from 1950 to 1960) and to the low density, land extensive situation in the tri-county region (Lansing SMSA). The market summary points out that small sized, economy units for young households are the greatest market opportunities.12 The need for low cost housing is further supported by Elrick and Lavidge data on the market penetration of each income group as shown on the following page (Figure 46). Although mobile homes constituted only 1.8% of total households in 1963, and may seem insignificant; this is only part of the story. It is the proportion of new housing starts which must be examined, and mobile homes comprise about one out of every five new single—family houses. Furthermore, mobile homes have a virtual monopoly on the low cost market for houses. The FHA report on the housing market in the Lansing SMSA to October 1964 points out that, ". . . the construction of single—family 2Elrick & Lavidge, Inc., Market Report #89, Lansing Michigan (Chicago: Mobile Homes Manufacturers Association, 19 pp- * A..-” .— ooo ma as 4 613m“. 3% .3 ooammowme v ill, go; 62 w m H M: 83on - B D h ; coo a was 4 35 com alw— aaa 8.» VIII] V 7 Q 8 So ma mg .m r . . as: mass «Q ease a» 5 B B ooo m maes— Amme as ea— 95.3 .5 . L b l a 82m we mam see 0am 0am as: mesom was seam sag“ 05: seem mess seem seam cg: zofiéemzma F5232 monommmsoz monormmao: 12 o. $20: 3502 a: 301320: .._0 22002. 8&8? .0sz53 144 residences is not economically feasible for less than $10,000 in the Lansing area."l3 Four years later, in 1968, John Mandershield of the Detroit FHA cost division reported that "the standard home of only 1,022 square feet of floor space is tagged at $18,000 today."lLl Yet, Detroit is still building houses cheaper than other cities in the nation. Home ownership cost figures reported by the Bureau of Labor Statistics Consumer Price Index shows Detroit at 115.7 compared to a national city average of 122.6.15 The low cost market which has been taken over by mobile homes is precisely the market that will expand in the next two decades as the post war baby boom hits the 20-29 age group and begins starting households. Population projections for the Lansing SMSA, prepared by the Tri- County Regional Planning Commission, show a 40% increase in population within 15 years, from 340,000 in 1965 to 490,000 in 1980. Projections from 1965 to 1990 indicate a 71% increase in 25 years to a total population of 590,650 for the Lansing SMSA. The 20-29 age group alone is expected to expand more than 120% by 1990.16 13Federal Housing Administration, op, cit., p. 23. l[4"What the Construction Strike Means: Higher Housing Prices," Detroit Scope Magazine, May 11, 1968, p. 6. 15Ibid., p. 6. 16See Table in Appendix , Population Forecasts by Age—Sex Groups for The Lansing Tri-County Region. 145 500 - 7///////////4 o a a 1” 7///////~. £2 .- W/VMV/L ES 7/////A SS 7///////T 83 7g 22 7/////_ om? 7///._ on? 7H - 22 mm. coma 2 omma a4 82 WVUOflL ommfi all. as a” omwa _H 33 -—————+ total pOpulation population increase over previous period 450 uoo 4— 350 T 300 + 250 + 200 $ 150 100 t 50 1+ 0 monomsoce :fl coapmHsaom Hmuoa 1840-1990. Figure 47.—-Total Population for the Tri—County Region: 146 To provide housing for this total population to 1990 will require more than 2,800 additional dwelling units each year for the next 25 years merely to maintain the status quo.17 For the past 15 years, however, the housing industry has only been able to average around 2,000 units per year, and the average price has been rising steadily.18 These factors of population, urban dispersal, regional economic expansion and the high cost of housing have produced high demand for mobile homes in the Lansing SMSA particularly within the last 5—8 years. These factors will persist and increase in intensity during the next two decades according to available evidence. Furthermore, the characteristics of the present mobile home market show that mobile homes are particularly suited to these conditions on more than just economic grounds. The occupation, age and family size of mobile home inhabitants in the Lansing SMSA have been analyzed by Elrick and Lavidge in the charts in Figures 48 and 49. The young age groups are noticeably important in the mobile home market. 7.5% of all households l7Calculated using a ratio of 3.2 people per dwelling unit from the 1960 census. This is a conservative estimate considering the increased proportion of newlyweds and retirees in the future. lBFigures taken from "Dwelling Units Authorized by Building Permits for Selected Areas and the Lansing, Michigan, SMSA, 1950-1964," Federal Housing Administration, Analysis of the Lansing, Michigan Housing Market, Table 6 in the Appendix. .gmzm awcfimcmq 629 CH oonmmEoo moaosomsom HH< use moEom 1 ewe; _ _ 1 11 1 1 1 1 1 1 1 Bm .h . E 1 1 . 1 l1 1 N I D 1 1 1 11 1 s. 1 1 1 .13.. o 7 . 4 11} 1 1 Rm;_ 1 D 1 1 1 _ 1 . 1 1.1 ll 1 FD 1 waxi— 1 W _ , 1 1 1 mm ..s._ 1 , , 1 1 1 1 >61 1.0% cam saw can mam oar zopgmzmm meg 898:2 1 1 1 . # H92 1 1 whfi — 1 1 58 _ mmmv Mose. mace. Meson 2on BAOEWmDOE 920: @4502 .ozamzj jam Ell _ANN .31 1 1 1:88 1_ 1 39 .mm 1 1AooA1oHv 1 1 D _ . ease seam sacs. 0g: BACIflmDOI AA< oHHooz .mw¢ m.caonomsom mo comm ocm oaonomsom CH mcomnom mo monESZII. m: ohswfim no.6 can no we on mm vm 3 mv vv 3 mmz i 3 8 mm by mm .3ch mw< 9301320: ”5 3a: 0.85 no m o 305mg: 2_ mZOmmmE 592:2 148 row one Ga moaonomsom HH< can muoczo _ 1 ”1%.; 1 . b 1 1 1 1 D n 1 _ 1 1 1 1 1 1 1 1 1 1 1 1 _1 _ M 1 1 1D 1 1 1 , 1 1 1 1 1 1 1 1 1 1 1 1 fl 1 1 1 _ 1 _ 1 1 1 1 1 1 1 _1 1 1 1 1 1 1 was 1 1 1 1 1. 11? as as 1ao em as ea as ea ZOFflmnmfi0 aoEmfidHU Ronda mums—.83 modwm who“ 25on .muowmcmz Roan—Loom. 63:238on 20:51 2000 149 in the region with the head of household under the age of 25 live in mobile homes. Only 18% of the mobile homes in the Lansing SMSA have more than three persons in the household. Family size is much smaller for mobile homes compared to all households. CHAPTER V RECOMMENDATIONS FOR MUNICIPALITIES The Lansing SMSA What has been done then to accomodate and improve this form of housing in the Lansing SMSA? The zoning ordinance of the City of Lansing was revised in 1966 by Vilican-Leman and Associates, Inc., a large planning con— sultant firm which had prepared the Lansing Master Plan. Mobile home developments were included under special use permits (Section 36 - 6.3). Standards for spacing of units, lot size, construction of utilities, accessory buildings, fencing and greenbelts were supplied, however section 1A requires "ten percent of the circumference of the develOpment shall abut an Industrial Zone, l-l, or 2-2."1 This is not only restrictive zoning for mobile home parks, it is also a questionable practice in terms of the very purpose of zoning as a public direction of land use. The purpose should be to separate out categories of land use so that compatible uses can occur together and incompatible uses can be separated. This ordinance, however, requires that mobile home parks as a residential land use will in every case be placed next to an industrial zone. lProposed zoning ordinance, City of Lansing, August 1966, p. 27. 150 151 The implication of such zoning is that planners do not recognize mobile homes as a form of housing but as a commercial land use because of the ownership and management of the land as a business. This forces mobile home devel- opments to compete for commercial and industrial land at high value and high taxation. Any mobile home development that would occur under this situation is predisposed to high rents, poor maintenance and limited capital for improvement. Profit under these conditions requires a seller's market and limited competition. Dan Dowsett, executive director of the Michigan Mobile Home Association reviewed this ordinance at the request of the City. He pointed out some additional factors of competition and economic feasibility. It [the ordinance] provides for high standards that will insure you that any mobile home development in Lansing will be modern and of high quality. It insures that these develop- ments will be an asset to the community. However, the regulations [for design and utilities as differentiated from zoning] are not overly restric- tive, which could result in a lack of economic feasibility of parks and create a situation where park Operators couldn't correctly maintain the developments. Rather than requiring mobile develOpments abutting industrial uses, the same result could be accomplished by treating the cases on an indi- vidual basis, the same as multi—family cases are treated. 2Letter to Lansing City Council Ordinance Committee from Dan Dowsett, Michigan Mobile Home Association, June 16, 1967. 152, The East Lansing ordinance does not mention mobile homes, and the City does not allow or have any mobile home parks. If a mobile home park were proposed, the develOpers would have to request the board of appeals to change the ordinance to allow mobile home parks.3 Meridian township has developed a "mobile home park subv division ordinance" which insures high quality development of future mobile home parks and permits flexibility in the design. A special use permit must be obtained through the Township Planning Commission for expansion or improvement of existing parks or for any new development. Mobile home parks shall be permitted only in the outermost sections of the Township. . ., in areas zoned RR—-Rural Residential which are located on or near to a major road as designated by the adopted "Master Elan for Major Streets and Highways" as amended. This ordinance not only insures higher standards of design and construction than the Lansing proposed ordinance, but it promotes the opposite trend in zoning—-away from high density, high value areas to low density, land extensive housing areas. Part of this is of course due to the differences in Lansing and Meridian Township, one a city and the other a suburban township; nonetheless, the Meridian 3Interview with Bruce Brown, Senior Planner, East Lansing Planning Department, March, 1968. “Recommended Zoning Ordinance Amendments for Mobile Home Parks, Section 6.3.1. 153 Township ordinance will provide more amenities for the inhabitants of future parks than the restrictive Lansing ordinance. A cOpy of the ordinance has been presented in the Appendix. The townships of Delta, Delhi, Windsor and others have contracted with the Tri-County Regional Planning Commission to write their mobile home ordinances. By nature of the townships, mostly rural agriculture with some subdivision activity, and by nature of the ordinances, similar in intent to the Meridian Township ordinance, mobile home parks will be able to exist as a form of land extensive housing with adequate residential character and services. These ordinances (l) accomodate mobile homes within the regulatory structure of the Township and (2) they improve the mobile home park with a set of design and utility standards. These are the first two steps that municipalities or other local government units must make in fulfilling their very important role in controlling and shaping mobile home developments. This will allow new mobile home parks to be developed to meet the rising demand and to improve the competition for the market. Whether the design standards or the zoning ordinance are too restrictive or too lenient is another matter which must be decided by the needs of each municipality. The important point is that the municipality must have an ordinance for mobile homes and mobile home parks. lSU The adoption of the ordinance is the first step. However, public Opinion towards mobile home parks still rests on images from the past. The following quote from the State Journal on September, 22, 1967 shows the intense feelings which mobile home parks induce. An Eaton County zoning request for a mobile home subdivision met the following outcry at a public hearing. Charlotte, Michigan—-Two requests to rezone land for mobile home parks were denied by the Eaton County Zoning Commission Thursday night. The denials followed strong objections filed at the commission's previous meeting by the residents of the areas involved. The requests were made by two Charlotte develOpers who wanted the land rezoned from the residential and farm category to the county's new zone "G" classification. Zone "G" was set up in the county zoning ordinance by the board of supervisors to allow for mobile home sites. The developers, Elmer Mehlberg and Lloyd Eaton, told the commission they wished to plat and sell half—acre lots to mobile home owners. Both men explained the proposals would allow mobile home owners to own their lots and would prevent trailer units from being scattered all over the county. Mehlberg's proposed mobile home subdivision is located at Wheaton Road and M-SO in Chester Township. Eaton's land is at Eaton Road and Kinsel Highway in Carmel Township. At last month's meeting of the commission, residents were present with an attorney to voice their complaints. They said mobile homes would depreciate prOperty values and they also objected to mobile homes getting a bargain on taxation. 155 These homes are taxed $3 a month, $2 of which goes to the Schools, 50 cents to the county and 50 cents to the township.5 ' Here we have the same arguments against mobile homes that are presented to zoning boards all over Michigan with the same inaccuracies about taxation and prOperty value. For the most part, these citizens are not aware of the $3 a month tax per unit nor does the article mention the property tax on the improved land or the sales tax on each unit. On a per acre basis the mobile home land will usually produce more revenue than the nearby subdivisions and there will be fewer school children and fewer government services required. If mobile homes depreciate property values it is generally because the local government or municipality does not provide adequate standards for design, construction, and utilities. Planned Unit Development The point which should be made from this case is that mobile home parks are not what people think they are. Municipalities which choose to ignore mobile home parks will probably enui up with the very kinds of mobile home parks which they deplore so loudly. The reasonable alternative for municipalities is to provide an ordinance which guides the develOpment of future mobile home parks and assures a 5State Journal, Sept. 22, 1967. 156 high standard of quality and service for the inhabitants. At the same time however, the ordinance should not restrict the mobile home park owner to a standard which is lower 'than he would like to provide, or to restrict the developer 'to a rigid type of mobile home courts with row on row of shiny boxes perched on unused wheels. This has been aptly called the "domino effect." Mobile home parks should be regulated under sub- division regulations with the Option of planned unit development. A planned unit development subsection from the Pittsfield Township Mobile Home Ordinance (Washtenaw County) is presented on the following page with a sketch of a potential modular development scheme which utilizes cluster techniques (Figure 50). This plan requires the flexibility in design which is provided by a Planned Unit Development section. Model Ordinances and Their Uses Before consideration can be given to quality neigh- b0r’hoods and improved design of the housing site, the funational needs of utilities, streets, parking and lot 3128 must be met. The municipality must insure that these EQIEEQEE standards and functional requirements are taken Car“? of, but in doing so, they should not prevent mobile fmme parks from becoming a quality environment for living. 157 5”.” I .. . 2.3;... uhm' I... .1 [fl 4’ v/ 1 h M I\‘.I .4. z. ., “.20Hz «gonn< cc< apoccmamlpompanoh< .cnmn< .Q OAOQOfim mo mmmuasoo nopmxmv .mpficb oaom mdwnoz how swam hmpmsfio an Umpmmho Oomgm pOHHOchll.om Omswfim 013w Nw-th.’ S’l . :4 \ . . \ .NMNJAVW1W ‘ .. . . oh 55?. r. .~ 5:. .. . .§VJ§..¢I. ‘3 Gui, l. 3* V/ 4 x o > )5“, ...... .. .1.. Ax... ” ii ..r , M. . . , § I 158 Figure 51.-- Proposal for Pittsfield Township Model Ordinance Unique Character Design: In the eventanlapplicant of a conditional use permit desires flexibility in mobile home park design that can obtain a unique charactercfi‘development that conforms to the purpose and intent of this ordinance even though the project does not comply with all of its provisions, he may apply for such by so stating on conditional use permit application. Qualification for such unique character design shall be determined by the Township Planning Commission on review of the preliminary sketch plan. Park standards shall be in accordance with the provisions under subparagraph (A) of this section except for the following: (a) An added degree of flexibility may be granted in the placement and interrelationship of mobile home sites within the mobile home park. A gross density of not more than 7 mobile home sites per any single acre and not more than 12 mobile home sites per any single acre within the park shall be maintained. (b) An added degree of flexibility may be granted in the yard dimensions Of a mobile home site in the following manner: (1) There shall be unobstructed open spaces of at least 10' between the sides or end and sides of adjacent mobile homes for the full length of the mobile home and equal to or greater than 10' of unobstructed Open Space between the ends of the mobile home. (2) NO mobile home shall be less than 5' from any driveway or 10' from any common side- walk within the mobile home park. (3) No doorway or window Of any mobile home shall Open onto any other mobile home face unless such dimensions between mobile homes is equal to or greater than 20'. aProposal developed for Pittsfield Township by R1Chard D. Ahern and Washtenaw County Planning Commission. 159 Leigh Grosenick has provided a checklist of items which should be considered for a municipal mobile home ordinance. It is important that all Of these functions be considered by the municipality, especially items II-A, VII-G, IX-B and XVI-C which provide for variance and conditional situations. A Planned Ihmit DevelOpment subsection should also be included under item 1 however, to insure greater flexi- bility in design. While the standards will vary according to the needs of the municipality and the mobile home development, the framework of the ordinance as described in this checklist, will insure that the municipality has a set of minimum standards; and it will provide a legal mechanism for admin- istration of the ordinance and any violations which occur. In the appendix, three model ordinances for mobile home courts are presented for comparison: The F. H. A. Minimum Property Standards for Mobile Home Courts, the Environmental Health Guide for Mobile Home Parks and the Meridian Township Mobile Home Park Subdivision Ordinance. These ordinances provide examples of the Specific require- ments and standards which can be included in an ordinance. These specifics should not be COpied in total and adopted by municipalities, but they can be modified to fit munic- ipal needs. Most important, the framework and coverage of each ordinance can be examined. II. III. IV. VI. VII. 160 Figure 52.-—Mobile Home Park Ordinance Guidea Adoption of Standards A. Comprehensive ordinance B. Comprehensive standards adopted by resolution for use by a planning commission. Zoning Standards A. Authorized or conditional use in multiple dwelling zones B. Conditional use on the borders of commercial zones when such area is adjacent to residential areas C. Prohibition of parks in industrial or fully commercial zones Application Procedures A. Designation of municipal Officer to receive and process application B. Number of COpieS and content of plans C. Application fee D. Public hearing requirements Approval and Issuance of Building Permit A. Reviewal of plans and specifications by Planning Commission and/or building inspector B. Issuance mandatory upon compliance with ordinance C. Designation of official to issue permit Area Specifications Minimum area of park Dedication of certain areas for recreation Parking areas Dead storage areas Central facility area Laundry drying area Limitation on area for transient purposes. rogress of DevelOpment Standards Designation of number of fully develOped unit sites before final approval Unit Site Standards A. Minimum unit site area 1. Length 2. Width B. Internal set-backs Front roadway Sidewalk Between units Parking area 3>"U CD'IJL'IJUOUjb 4:me aLeigh Grosenick, 93. cit., pp. IOU-106. 161 Figure 52.--Continued. VIII. IX. XI. XII. XIII, Front Yard area Percentage of lot area to be occupied Buildings on unit sites Identification of unit site Variance for irregular sites anitation Drainage and grading of entire park Water system Sewerage system Garbage, waste and trash disposal Central facility sanitation Storm drainage tilities Placement Underground requirement Variances on requirement treets, Sidewalks, Curb and Gutter Concrete specifications Street surfacing Curb and gutter design Width of unit site right—of—way Off-street parking Access drives to parking spaces and parking areas Sidewalks 1. Composition 2. Width 3. Position C) ’TUL'IJUOUJIDU) L'IJIDC.‘ *IJL'IJUOUJIDUJ CDUJWUO Buffering Zone and Park Condition Width of buffer zone Landscaping of buffer zone Collections of dust, debris and garbage Street and boulevard trees Condition of buildings afety Standards Fire Hydrant placement Access and egress to Park Lighting of interior streets uisances State and local requirements Public address and loudspeaker systems Advertising More than one unit on a site UOUJ>Z UOU33>m WUOW> 162 Figure 52.--Continued. XIV. XV. XVI. XVII. Management A. Full-time caretaker B. Caretaker's office C. Map of area D. Registration of occupants E. Responsibilities of caretaker 1. Units not conforming to motor vehicle or health code Units in bad repair Structurally unsound units Over—pOpulated units utdoor camping in park O-L‘IUUI'U F. Sales Lot Disposition Administration and Violation A. Conformance to ordinance B. Revocation of permit C. Modification under special circumstances D. Violation a misdemeanor Effective Date 163 Site Integration and Design of Mobile Home Land DevelOpment On the following pages, site integration of the dwelling unit, and the design of mobile home land develop- ment is explored. Using the mobile home unit that exists today, but concentrating on the design of the housing site, can produce extremely livable environments. The importance of design flexibility and planned unit develOpment is evident from these plans. Municipalities should move toward these ideas with their ordinances rather than restricting the quality of future mobile home parks with "blueprint regulations" which do not allow for any variance in design. 1614 Awoma .meOHzo .QOHpmfioomm¢ whonSpommscmz mEom OHHpoz .QOHmH>HQ pamEQOHm>OQ Ocmq «wax wcficcmfim mpfim "mohzomv .mpficb mEOm mafinoz pom mpcmEmwcmpn¢ LOHSOOSII.mm opswfim .0" .go : .0: a I, .ON .030 O. 6.... “.5mma aowwofis Acoapmfioomma. m9095pommscmz msom mfifinoz .COHmH>Hm p¢oEgoam>mm snag .pammwsfiscsam.mpfim "mopsomv .mmEom OHHnoz hog mucoawmcwaa< mcfixgmm Ocm agapmsao «mmasuoz aMOHOzB mo 3mH> cmamll.:m mpsmfim ad: a o .0... .3 12:33.30 o~.oI Oh": 03—idlluxua .nCUhQDJU I 3.: .80: 3.00! 410:?— ooozco.xo_dl #3300 Id!!— IUN_¢¢:&IU UJDGOI a. .0: hf: . ”4w... ...»! - . ———-—-_ -’ Vlle“ IOI‘IU Idl( IOIIOU ‘0 FIO‘Lthdz I. bautdhl. to Flat ZOIIOU nx¢BOh SOT—(#1910 aGCuxouc muEm‘xaxu rzuluex1. .I-l.£t IOIIOD >1. 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I hon — m u Mil-mouth” —WO‘IGIIIUI but! I—I'A‘ animation- loan :3.“ m NI! m We hr um I I—Z‘IS’ Immmedo-MVZ' fl—lfi' mmmflhflflmuflbfl. m UIIMYED le on MOI n—IO' meWM” a—mm IIPLODII Ill-II. 0' ANILUI IOIILI IOII Figure 56.--F1exibility in Design and Construction of the Mobile Home Unit. (Source: "Stable Homes," Progressive Architecture, May, 1966, p. 187.) 168 Laced: . ‘ mom/t do!!! 4".” .\ r \ (ac/astd par/0 - . I (ac/0:“! /0-/' I auronabz/t opt/7 fauvr' .1/{1 " ' >_1 I [:nalll ooooo In cul de sac arrangements, the same principles can be made to apply and in- creased variation is possible. Figure 12 is a detail on one use of an irregu- lar lot. Figure 13 is a cul de sac merging into rows of straight lots. The cul de sac diagram indicates that for mobile home lots, at least, there is no overpowering reason why side lot lines should be radial to a curve. IIIILU Figure 57A.--Site Plan and Landscape Design for Typical Mobile Home Lots. (Source: Frederick H. Bair, Jr., "Regulation of Mobile Home Subdivisions," Information Report NO. 145, Planning Advisory Service, American Society of Planning Officials, Chicago, April, 1961, p. 25. 169 To extend the ideas indicated from individual lots and small groups of lots to a subdivi- sion, the layout in Figure 14, ads ted from the site used in How to Subdivide, shows a portion of a mobile home subdivision. The main road runs north and south at the right. No lots have direct access to this artery - it is separated from lots by a landscaped strip which would serve as insulation, for easements, and on its inner margin as a pedestrian way. Interior traffic would not be through traffic, and would be slow. A variety of lot sizes and shapes are available. The plan would be im- proved if the walkways converged on the streamr side parkway, which leads to a community center to the north, outside the area shown. The illustrations thus far were prepared especially for this report. Figures 15 and 16 show a part of the prize-winning entry of Arthur G. Foster, Jr. in the Mobile Home Manufac- turers Association's stu- dent contest. Again, the lot arrangement is oriented away from the street and the patio is enclosed. The joint car- port might be difficult in a mobile home subdivi- sion. In Figure 16, the general plan emphasizes landscap- ing, commons, and an in- terior walkway system, with streets subordinate to the primary residential purpose. Figure 57B. --P1anned Unit Development of a Mobile Home Sub- division with Sketch of Carport and Patio Area of a Typical Mobile Home Lot. as Figure 57A.) (Source: Same 170 fmmm Figure 58.--Site Planning and Landscaping Alternatives. (Illustrations courtesy of Kropf Manufacturing Co., Inc.) 171 ; ‘ v 1 ‘ ' .'~ . § ' * N" 1' ' -‘ I; \3‘ \ .../[.752 “ ‘rfil? bb“(lljlell ‘ 1‘ ‘l ) \ - 'J " t 1’ I 7’ V .‘F P F I. l-‘AJ‘ d:’371‘;’ ““ F , I I \1\ I“ 7" of; Jvr’nl I- b) 'l " 7‘ ' J‘/" y‘lig‘ ‘agzhxx f2¥|¥';( P -“I\\ . ', A ' ' , ‘v . __ $l . ‘. . *“"‘ ’ ‘j to“: 3 * “’2? i3713~ r? . \ \n 11717 .._, - l" ‘2. 20"?» p. '. ‘\d));a} \ y 1 qt, t H t 3’2. ‘.' “v.“ F: o\ FJ _J ,. w" e . ' A“; .V ' ' ‘ ‘ M; 3"”3 -, - > . The center a] the community is the club house, which is often elaborate in scale and décor (photo at top shows architect James Wilde's clubhouse for Swan Lake). Many activities that, in the conventional residence. are centered in the home itself—entertaining and hobbies. [or example—have here been shifted to communal centers such as the clubhouse. the laundries, and arts-and-cra/ts centers. Many parks have social or recreation directors who plan events for the residents. Figure 59.--Community Center and Swimming Pool for a Mobile Home Community. 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I .,‘I' , I‘fi \ .‘\ I3‘. ‘ ‘ r- 0 a awas-tiwvm ' i . ‘ v t ‘ . ,' . i A J .I. . , . I l ‘ | _ . , ‘ .. . ‘ ___." i A" ' "\ '5 ' .0 _ . . l a. L“ I IV . " y." .\‘. .'.‘ '. a - 3‘ _. ,. ,.I..-.I~_«- .-- . . , . . ABOVE, proposed use of mobile home type units foi low-cost, highrise proj- ect in Seaside, California. BELOW, actual use of same type of units in construction of two-story 22](d)(3) townhouses in Vicksburg, Mississippi. 190 Figure 69.—-Mobile Home High Rise and Mobile Home Town Houses. (Source: "Some New Approaches to Industrialized Housing," Journal of Housing, No. 8; 1967, p. 332.) 191 'r'21\\‘V‘;£W‘I‘I““~W* O Same as Figure 67.) 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Rather pmdictahly. however, the prelimi- nary findings were discouraging enough to throw the whole project out into the more imaginative realms explored by Le Corbusier ior plug-in disposable housing. The assignment turned out to be to design an armature for a plug-in community in the year 2000, with densities far greater than the average mobile home park. Given this program. the projects were mostly breathless in their scale and scope, and had little to do with the problems of the industry today. The size of the arma- tures often baflled the venerable jurors. who had dificulty imagining cities in the sky a full 60 blocks long. However, many of the awesome designs were trying to establish small neighborhoods within the cosmos of a city, and some realized the necessity of preserving as much recrea- tion land as possible. Unfortunately, the students were so far ahead of the game that it was impossible to judge whether the armatures them- selves might hc so expensive as to defeat the economy of the prefabricated unit. Although they conceived of transporting units via helicopters, for example, many of the designs were confined to the long trailer look derived from the road days. It was regrettable that the project could not have been closer to the present- day problems and needs of mobile-home housing and design. As such, it could have been useful to the industry, and the disci- plines imposed would have been more realistic. As it was, the projects present some interesting potentials, some inter- esting pies in the sky. Student Vinden's plug-in disposable unit (I) breaks up into sections and stacks. Cox‘s oer- sion (2) is an assemblage of rectangles; walls lie flat while traveling, floor slab con- tains utilities. Sandell's armature (3, 7) is broken up into sections with air space be- tween them. Each level has a walkway and can hold three stories 0] disposable units. Mauara's plastic containers (4, 5) plug into towers; piers contain utilities. Both LaFrance (6) and Sandell (7) place their towering armatures on thruwoys overlooking country- side. Myklebust’s enormous grid (8) houses 15,000, at 400 persons per acre. Each 60olt cube holds i0 living units. The structure is 300 It above grade; the landscape far below is reserved for recreation. Figure 79.--The Mobile Home and the Manufactured Housing in the Year 2000. (Source: "Stable Homes," Progressive Architecture, May, 1966, p. 192.) 202 a. WW. 4... av Sign ”a. 1...... . Q . N t , . _. , _. \ .- .. .i A) . ..1 II .... .. .p .. . .E. 01 . t ... r . . 00%“ ; .. t I t . h t r b‘ .V”..WM¢MM%¢QWC » .. .. a!» swath“. ....ta .- ‘ D‘fl‘wx..4fi.mrlw.W.O-VW C D‘vmaor .H-hvflmr4 ..q . C’s .. t. a. rite». . Kali . (Disses. . sbm w: . ! "Stable Homes," Progressive Architec- Manufactured Housing Unit in the Year 2000. (Source ture, May, 1966, p. 193.) Figure 80.--Super Structures, High Rise and Grids for the CHAPTER VII SUMMARY AND CONCLUSIONS This study brings together data on the past trends in mobile home land development and discusses the future implications of these trends on the national, state, and local level. In particular the study analyzes the impact of mobile homes on municipalities and provides recommen- dations for regulation and planning of mobile home land developments (mobile home parks). A major conclusion of the study is that present mobile home developments are land extensive, transporta- tion oriented housing, located in low density or outlying urban areas. Second, available evidence on population growth, regional land use patterns, and housing cost in the North—Central Region, including Michigan, indicate rapid eXpansion of mobile home developments. Third, most municipalities have an inadequate regulatory frame- work for dealing with mobile home developments. ' Therefore, a major recommendation of this study is that municipal regulation and planning of mobile home develOpments be strengthened through the use of improved ordinances and planned unit development or conditional use regulations. Further recommendations deal with the 203 20“ future potential of mobile home development as quality en- vironments for living. These recommendations involve such concepts as neighborhood management, improved site planning, future ordinances, and new forms of manufactured or systems housing. Methodology Relevant literature on municipal regulation of mobile homes was reviewed. In-depth interviews were conducted with personnel at all levels involved with planning and regulation of mobile home developments. These included: (1) officials at the local and state level with responsibility for the health, safety and planning of mobile home parks (state and county health departments; state, regional and local plan- ning offices; state motor vehicle registration offices; and state and local tax officials); (2) manufacturers of mobile homes and their national representatives at the Mobile Homes Manufacturers Association in Chicago; (3) Michi- gan Mobile Homes Association in Detroit and Minnesota Mobile Homes Association in St. Paul; (A) mobile home court managers and owners in Minnesota, Illinois and Michigan; (5) mobile home inhabitants in Michigan and the Lansing, Michigan Stan— dard Metropolitan Statistical Area (SMSA). From this research data, three levels of analysis were undertaken: national, state and local. 205 Analysis National The national housing market has changed appreciably in the last decade. Mobile home shipments have grown steadily while single—family housing starts have declined. Mobile home shipments amounted to more than one out of every four single—family housing starts in 1967 and more than three-fourths ofall low cost housing under $12,500. The price of single-family housing increased 46% from 195A-196H. In the last three years however, from 1964-1967, the average price increased an additional 41%. The average American can no longer afford to buy a new home. The median income of male workers in the United States as of March 1966 was $6,500 while the median sales price of single-family homes during second quarter 1966 was $22,100. In the next two decades the national housing market will require even larger numbers of low cost housing units to fill the demand created by the expected increase in starting households. Demographic projections for the United States show a A7% increase in starting households by 1985. we The State of Michigan can also expect a rapid increase in population, both from natural increase and from net migration due to expanding regional economies and the devel- Opment of a Great Lakes Megalopolis along an axis from Chicago to Detroit and New York. The Urban Detroit Area is 206 expected to expand along the transportation network which connects the major metropolitan areas in Michigan. A pat- tern of urban dispersal based on transportation can be already seen extensively in Michigan. This pattern is also characteristic of mobile home land develOpments. A summary of 1960 census data shows that mobile home parks are located primarily in areas with low population density and rapid population increase. Projections of Michigan population to 1980 show an 80% increase in the 20—29 age groups which will form starting households. These projections indicate a need for low cost housing in Michigan associated with a pattern of urban dispersal based on transportation. This market is ideally suited for rapid expansion of mobile home development. Local The Lansing, Michigan Standard Metropolitan Statistical Area (SMSA), consisting of three counties, Clinton, Eaton and Ingham, was used as a case study area. Mobile home park locations and the number of mobile home spaces were plotted for the three county area. The spatial pattern of mobile home park location primarily involves outlying, low density, urban areas near major highways. The number of mobile home spaces in the region increased 300% since 1955. The number of parks doubled and the average size of parks increased 17%. This increase in mobile home spaces amounts to 26% of the increase in dwelling units for the last four years. The average value of single-family housing in the Greater Lansing Areas increased “1% in 8 years from $1u,u97 in 1960 to 207 $20,555 in 1967, while the median family income in the Lansing SMSA grew 13% in 7 years from $6,180 in 1960 to $7,000 in 1966. Thus the cost of housing increased about 5% per year while the median income increased 1.8% per year. In addition, 61% of the families earn less than $8,000 per year after taxes. This means they cannot afford to buy a home over $17,000. The population projections for the Lansing SMSA show that this low cost housing need will increase sharply in the next two decades. The 20—29 age group alone is expected to increase 120% by 1990. These factors of population growth, housing cost, urban dispersal and regional economic expansion have produced high demand for mobile homes in the Lansing SMSA, particu— larly within the last 5-8 years. These factors will persist and increase in intensity during the next two decades according to available evidence. Recommendations Municipal Regulation To meet this increased demand for low cost housing in the future, it is recommended that municipalities adOpt a regulatory structure for mobile home parks in order to protect the health and safety of its citizens and prevent inadequate mobile home development. Municipal ordinances and building codes provide the legal framework for assuring minimum standards of development and maintenance. Model ordinances are presented and discussed. 208 Municipal Planning The planning function of municipal government goes beyond these minimum standards. Planned Unit Development or Conditional Use Permit sections must be written into the mobile home ordinance to allow the municipality, under the aegis of a planning department or a planning commission, to oversee and encourage quality in future mobile home developments through administrative review of site plans and proposed designs. Mobile home land devel- opment can then utilize neighborhood planning concepts and community develOpment plans. Suggested design concepts and modular develOpment schemes are presented. Future Implications Future developments in the mobile home unit are in experimental and prototype stages. The concepts of manu— factured, modular housing in single-family, townshouse or apartment formats are presented in preliminary sketches and photographs. Manufactured or system housing may become a new consumer product in the United States. Muni- cipal government will play an important role in encouraging, shaping or preventing the quality of this future housing product and its environment. APPENDICES . 206 APPENDIX I 207 INTERVIEWS Richard Ahern, Architect and Site Planner, Ann Arbor, Michigan, May 7, 1967. ' Sheldon Beanblossom, Executive Secretary, Minnesota Mobile Homes Association, July 21, 1967. Edgerton Bailey, Chief Transportation Planning Section, Michigan State Highway Department, May 20, 1968. Herbert Behrend, Land Development Division Staff Engineer, Mogile Homes Manufacturers Association, September l9, l9 7. Dr. John Borchert, Department of Geography, University of Minnesota, August 16, 1967. Daniel Dowsett, Executive Director, Michigan Mobile Home Association, March 3, 1967. Vincent Gould, Director, Mobile Home Tax Division, Secretary of State, State of Minnesota, July 21, 1967. Leigh Grosenick, Minnesota League of Municipalities, Staff Member, August 6, 1967. Robert Gurnam, Director, Meridian Township Planning Depart- ment, May 10, 1968. Fred Horsington, Staff Planner, Tri-County Regional Planning Commission, Lansing, Michigan, May 17, 1968. J. R. Hopkins, Executive Secretary, Builders Exchange of Greater Lansing, May 20, 1968. Robert Hunt, Director, Division of Hotels, Resorts and Restaurants, Minnesota Department of Health, July 21, 1967. Leslie M. Jones, Director, Finance Division, Mobile Homes Manufacturers Association, September 19, 1967. Robert Murray, Chief Weighmaster, Michigan State Highway Department, May 23, 1968. Larue Miller, Engineering Division, Michigan Department of Public Health, June 1, 1968. William Rowden, Assistant Director, Tri—County Regional Planning Association, May 17, 1968. Don Smith, Land Development Division, Mobile Homes Manu- facturers Association, September 19, 1967. John Vogt, Chief, Division of Engineering, Michigan Depart- ment of Public Health, June 7, 1968. 208 APPENDIX II ORDINANCES 209 Section 1 Section 2 2.1 MERIDIAN CHARTER TOWNSHIP INGRAM COUNTY, MICHIGAN RECOMMENDED MOBILE HOME PARK SUBDIVISION ORDINANCE Purposes: It is the purpose of this Mobile Home Park Ordinance to promote the public health, safety, morals, convenience and general wel- fare; to set forth regulations and standard procedures by which Mobile Home Parks must abide; to govern the design, arrangement, location, grading and construction of Mobile Home Parks; to provide for the installation of curbing, sanitary and storm sewers, water facilities, sidewalks and other appurtenances; to provide for the guarantee of such instal- lations; to provide for penalties for the violation of said regulations. It is the purpose of this Ordinance to com- plement any state law applicable to Mobile Parks. Definitions, as used in this Ordinance: Effective width - measured at right angles from the diagonal having the greatest diver- gence from perpendicular to the street, through the midpoint of the rear line of the required front yard, to the opposite side lot line or extension thereof. Health Authority means the State Health Com— missioner and his designated agents, being full-time administrative officers of an ap- proved city, county or district board or department of health. License means a written license issued by the Commissioner of the Michigan Department of Health, allowing a person to operate and main— tain a mobile home park under the provisions of this Ordinance and regulations issued here— under. 210 Section 3 3.1 211 Mobile Home means a movable or portable dwelling constructed to be towed on its own chassis, connected to utilities, and designed without a permanent foundation for year- around living as a single family dwelling unit, but not including pick-up campers, travel trailers, converted buses, or tent- trailers. Mobile Home Lot or Site means a parcel of land for the placement of a single living unit and the exclusive use of its occupants within a licensed mobile home park. Mobile Home Park means a parcel of land under single ownership which has been planned and improved for the placement of mobile homes as defined in Section 2.4. Mobile Home Stand means that part of an individual lot which has been reserved for the placement of the mobile home, appurtenant structures or additions. Permit Health Department means a written per- mit issued by the Michigan Department of Health, permitting the construction, alter- ation or extension of a mobile home park under the provisions of Act 243 of 1959 as amended. Permit: Special Use Permit: means a written permit issued by the Meridian Charter Town- ship Planning Commission, permitting the construction, alteration or extension of a mobile home park. Person means any individual, firm, trust, partnership, public or private association or corporation. Service Building means a structure housing laundry facilities or storage facilities and such other facilities as may be required by this Ordinance. Permits and Licenses It shall be unlawful for any person to con- struct, alter or extend any mobile home park within the limits of Meridian Charter Township unless he holds a valid Special Use Permit issued by the Meridian Charter Township Planning 212 Commission in accordance with the Meridian Charter Township Zoning Ordinance, Ordinance No. 30, Sections 6.1 & 6.3 and with this ordinance. 3.2 All Mobile Home Parks must obtain a valid construction permit issued by the Michigan Department of Health in accordance with the provisions of Public Act 243 of 1959 as amended. 3.3 No permit for occupying any completed mobile dwelling unit site shall be granted until all basic elements (utilities, parking, access, drives, walkways) and all appurtenances (land- scaping, recreation areas, swimming pools, etc.) indicated on the approved plan have been in- spected and approved or a performance bond equal to the estimated cost of these items has been posted. Further, no mobile dwelling unit shall occupy any site until at least 50% of the sites are prepared and approved for use. 3.4 Licenses No person shall maintain, conduct or operate a mobile home park without an annual license from the Michigan Department of Health. 3.5 Inspection of Mobile Home Parks a. The health authority or Township Building In- spector may make an inspection of all con- struction at any reasonable time to determine whether the work is being done according to the approved plans and specifications. The park owner shall make available any records, test date or other information essential to the determination. b. The zoning administrator shall be charged with enforcing this ordinance and any other appli— cable regulations as stated in the special use permit. Section 4 Environmental Open Space and Access Require- ments 4.1 General a. Conditions of the soil, ground water level, drainage and topography shall not create hazards to the property or the health or safety of the occupants, as determined by the County Health. Department. 4.3 213 Soil and ground cover - exposed ground sur- faces in all parts of every mobile home park shall be maintained in a reasonably dustproof condition. Site Drainage — The ground surface in all parts of every mobile home park shall be graded and equipped to drain all surface water to the satisfaction of the township engineer. Use of Park Areas for Non-Residential Purposes No part of any mobile home park shall be used for non-residential purposes, except such uses that are required for the direct servicing and well being of park residents and for the management and maintenance of the park. Nothing contained in this section shall be deemed as prohibiting the sale of a mobile home located on a mobile home stand, or home occupations as permitted in section 4.2.2.b. of the Zoning Ordinance. Required Separation Between Mobile Homes No mobile home shall be permitted to occupy any mobile home site if the home is either longer or wider than would permit compliance with the following requirements: 1. The boundaries of every mobile home site shall be clearly and permanently designated according to the dimen- sions and locations shown on the approved plot plan. 2. There shall be open 5 ace of at least twenty-five (25 feet between the sides, ends or side and end of any two (2) mobile homes. In parks incorporating a "cluster" arrange— ment, the required distance between mobile homes may be reduced to fif- teen (15) feet at one end provided that the average distance between homes is not less than 25‘. 3. No mobile home shall be located closer than thirty (30) feet to any park vehicular drive or street. 4.4 4.5 214 4. No mobile home shall be located closer than fifty (50) feet to any park boundary line abutting other than a public street. 5. No mobile home, occupied or vacant, shall be located closer than forty (40) feet to any public road or in accordance with the set back re- quirements of the ”Master Plan for Major Streets and Highways, Meridian Charter Township, Ingham County, Michigan" for the type of street upon which its fronts or sides, whichever is greater. 6. No motor vehicles shall be parked within the open space required be- tween mobile homes or closer than ten (10) feet to any mobile home, as required in this Section 4.3.a. Park Street System All mobile home parks shall be provided with at least two points of safe and convenient vehicu- lar access from an abutting street. No entrance to a park shall be located closer than 125 feet from the point of intersection of the proposed rights-of—way of any two streets. Each individual mobile home site shall abutt, face, or have clear, unobstructed access to a drive, road or street, within the park. All streets shall have an approved cross-section and the paved surface shall not be less than 24 feet in width. No park shall provide or have direct access through any recorded single family sub- division. All streets or drives, shall be provided with a smooth, graded, drained, and paved durable surface commencing from the public street to and throughout the park. All street surfaces shall be maintained free of holes and other hazards. Required Parking Areas Paved, off street parking shall be provided in all mobile home parks for the use of occupants and guests. Parking spaces shall be at the ratio of at least 2 car spaces, not less than ten (10) feet by twenty (20) feet in size for each mobile home site. 215 No motor vehicle shall be permitted to be parked or stored within any required open space between mobile homes or any drive or street within the park. Paved parking bays or off-street parking spaces shall be provided within the 30 foot setback areas between the street and mobile home pro- vided that no parking space shall be located closer than 10 feet to any mobile home. If carports are provided, they shall comply with all setback and open space requirements for mobile homes. Additional arking, equal to one (1) space for four (4g mobile homes shall be provided for storage of park equipment and any tenant vehicles, boats, trailers, etc., temporarily out of service. Walks All parks shall be provided with safe, con- venient,all season pedestrian access of ade- quate width for intended use, durable and convenient to maintain, between individual mobile homes, the park streets and all commu- nity facilities provided for park residents. Common walks. A common concrete or paved walk system shall be provided and maintained between locations where pedestrian traffic is concentrated. Such common walks shall have a minimum width of four (4) feet. Individual walks. All mobile homes shall be connected by concrete or paved individual walks, not less than two (2) feet in width, to common walks and parking areas. Mobile Home Stands The area of the home stand shall be improved to provide an adequate foundation for the placement of the mobile home. On the smaller sites (see part b) such foundation shall be a concrete pad not less than 4" thick nor less than ten (10) feet in width and forty (40) feet in length. All other foundations shall be not less than twelve (12) feet in width and sixty (60) in length. Section 5 5.1 5.3 216 Minimum Site Dimensions Seventy-five (75) percent of all the mobile home sites shall have a minimum effective lot width of fifty (50) feet and an area of not less than 5,000 square feet. Twenty— five (25) percent of the sites may have a minimum effective width of forty (40) feet but not less than four thousand (4,000) square feet. Parks so designed as to provide "clusters" utilizing common open space areas for re- creations etc., may reduce for those lots abutting on the common space, the area of the individual lots by 15% provided that the com- mon open space must be at least equal to the total area by which abutting lots have been reduced. The Planning Commission may authorize up to 10% variances of any required site dimensions provided that the average dimensions of all lots is in compliance with the minimum re— quired dimensions required by the ordinance. Utilities Water Supply: The water supply serving any mobile home park shall be obtained from a municipal supply if it is available and accessible. If a connection is not available and accessible, the water shall be obtained from a source approved by the health authority and Township Engineer in accordance with the adopted water standards for Meridian Charter Township. A connection from the park system shall be provided for each mobile home site. Sanitary Sewage Disposal (To be supplied by Township Engineer) Electrical System: Every park shall contain an electrical system which shall be installed and maintained in accordance with applicable codes and regulations governing such systems. Whenever possible the electrical distribution system shall be installed underground with electrical meters being placed on a uniform type of post at each mobile home site through- out the park. 5.4 5.5 Section 6 6.1 a. O\ I’D 217 T.V. antennas: Every park shall contain a central television antenna with service to each mobile home site. Individual antennas on mobile homes shall be prohibited. Fuel: Every park shall have a central dis— tribution system servicing every mobile home site with gas and oil for use of the tenants. Individual fuel and gas tanks shall be prohibited. Miscellaneous Regulations Refuse Garbage and rubbish shall be disposed of in a manner approved by the health authority and so as not to create a nuisance or a menace to health. All refuse and garbage shall be collected at least once weekly. Where suitable collection service is not available from municipal or private agencies, the mobile home park operator shall provide the service. If provided, refuse incinerators shall be constructed in accordance with engineering plans and specifications which shall be reviewed and approved by the Building Department and Fire Department. Parks shall be maintained free of accumulations of debris which may provide rodent harborage or breeding places for flies, mosquitoes, and other pests. Construction material storage areas for the park shall be so maintained as to prevent rodent harborage; lumber, pipe and other building material shall be stored within a structure or fenced in storage area. Storage of any flamable materials under any mobile home shall be prohibited. 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AN ORDINANCE enforcing MINIMUM STAND- ARDS for mobile home parks; establishing require- ments for the design, construction. alteration, ex- tension and maintenance of mobile home parks and related utilities and facilities; authorizing the issu- ance of permits for construction, alteration and extension of mobile home parks; authorizing the licensing of.operators of mobile home parks; author- izing the inspection of mobile home parks; and fix- ing penalties for violations. Be it, therefore, ordained by the (name of munic- ipality) as follows: SECTION 1: DEFINITIONS As used in this ordinance: 3. HEALTH AUTHORITY means the legally designated health authority or its authorized representative of (name of municipality). b. LICENSE means a written license issued by the health authority allowing a person to operate and maintain a mobile home park under the pro- visions of this Ordinance and regulations issued hereunder. c. MOBILE HOME means a transportable. single-fam- ily dwelling unit suitable for year-round occu- pancy and containing the same water supply, waste disposal and electrical conveniences as im- mobile housing. d. MOBILE HOME LOT means a parcel of land for the placement of a single mobile home and the exclu- sive use of its occupants. 6. MOBILE HOME PARK means a parcel of land under single ownership which has been planned and improved for the placement of mobile homes for non-transient use. f. MOBILE HOME STAND means that part. of an in- dividual lot which has been reserved for the placement of the mobile home, appurtenant struc- tures or additions. g. PERMIT means a written permit issued by the health authority permitting the construction, al- teration and extension of a mobile home park under the provisions of this Ordinance and regu- lations issued hereunder. h. PERSON means any individual, firm, trust, part- nership, public or private association or corpora— tion. i. SERVICE BUILDING means a structure housing toi- let, lavatory and such other facillities as may be required by this Ordinance. j. SEWER CONNECTION means the connection con- sisting of all pipes, fittings and appurtenances from the drain outlet of the mobile home to the inlet of the corresponding sewer riser pipe of the sewerage system serving the mobile home park. k. SEWER RISER PIPE means that portion of the sewer lateral which extends vertically to the ground elevation and terminates at each mobile home lot. 1. WATER CONNECTION means the connection con- sisting of all pipes, fittings and appurtenances from the water riser pipe to the water inlet pipe of the distribution system.within the mobile home. m. WATER RISER PIPE means that portion of the wa- ter supply system serving the mobile home park which extends vertically to the ground elevation and terminates at a designated point at each mobile home lot. . SECTION 2: PERMITS 2.1 It shall be unlawful for any person to construct, alter or extend any mobile home park within the limits of (name of municipality) unless he holds a valid permit issued by the health authority in the name of such person for the specific construction, alteration or extension proposed. 2.2 All applications for permits shall be made to the health authority and shall contain the following: (a) Name and address of applicant. (b) Interest of the applicant in the mobile home park. (Cl Location and legal description of the mobile home park (d) Complete engineering plans and specifications of the proposed park showing: 1. The area and dimensions of the tract of land; 2. The number, location, and size of all mo- bile home lots; 3. The location and width of roadways and walkways ; 4. The location of service buildings and any other proposed structures; 5. The location of water and sewer lines and riser pipes; 6. Plans and specifications of the water sup- ply and refuse and sewage disposal facili- ties; 7. Plans and specifications of all buildings constructed or to be constructed within the mobile home park; and 8. The location and details of lighting and electrical systems. 2.3 . All applications shall be accompanied by the de- posit of a fee of .......... dollars. 2.4 When. upon review of the application, the health authority is satisfied that the proposed plan meets the requirements of this Ordinance and regulations issued hereunder, a permit shall be issued. 2.5 Any pcrwu whosc application for :i permit undcr this (lrdiuuncc has Ittt’ll dcnicd may rciiui-s'. and shall be granted :1 hcuriug on thc tn:itti-r bct'ori- ihc hcnlth authority nudcr Iilt' proiodurc pr'nyiilcd by Section 3 of this (trdinzune. SECTION 3: LICENSES 3.1 It shall bc unlawful for any {It'l'\llll to opcrutc any mobile homc park within thc limits of tniime ot' municipality" unless he holds .i yulid license issued annually by Illt h-‘ulth authority iii the numc of such person t'or thc spccitic mobilc home park. All applica- tions for liccnsos shall bc made to the health author- ity. who shall issuc a license upon compliance by 'hc applicant with ln'oyisions of this~ Ordinance and regulations issucd hcrcutiilcr unit of. othir applic- illllt' lcgul I't""'.l"‘l'lt‘ll..‘. 3') I'Iy'cry pcrstnn holding :i liccnse shall giyi- noticv in writing to thc hc:il'l: authority within twenty- l’our hours :it‘ti-r haying sold. transfirri-d, gitcn :i\\.'l_\'. or othi-rt‘. lsc ilisposcll Ht. illtcrcst lli or contl' ll ..t‘ y troliilc hunc pork. Such notice shall include tl‘w numc :tlitl itiltil""‘~ Ht. tltt‘ Ili'l'st'lt >llcct'i'tlittg tH thi-t»‘.\tio~1'i(tll.\' .-.t' tl'is I'lrilii. llli' .lllti I'vguhition-z I~~~tll'(i hereunder. 3.3 -;u Applii .ttint: tor original llt't'lt>t‘.~ shall hr in v. rit- ing. sight-ti by the :ipplicztut. :lt‘cttmlluttlt'ti by all utlidu\it ot‘ thc applicant H" to thc truth of the application and by the (Ii-posit of u t'i'c ot' .......... dollars. and shall contain: Illt‘ nami- and .‘tlitil't‘.\.\ ot‘ the applicant: the location and legal dcsci'iption of the mobili- home park: and .'t >iii' pint; of the mobile home park sh taxing all mobile home lots. structures. roads. walkway ‘-. :ind o‘-l-« r --ci‘ ll't‘ facilities. til .-\l|I‘-Ilc.it!on~ tor l'cucwuls ot‘ ili'l'll‘l"' shull bo nzadc in writing by the holdcrs ot' the licenses. ~shall be accompanied by the deposit of a fee of ......... dollars and shall contain any change in the infornuition submittcd since the original lice-usi- \yus i.\'~tlctl or thc lull-st l'cnc\\ul gruntcil. 3.4 Any pi‘l'sutt whose application for a license under this Ordinance has bccn denied may rciiuest and shull Iw gl'ulttcd :t hcziring on thc mutter ill'fill't' thc health authority under the proccdurc pt'oyitlcd by Section 3 of this (ll'iliuuucc. 3.5 \thncycr. upon inspection of any mobile homc park. the health authority finds that conditions or practices exist which are in violation of any provi- sion of this Ordinance or regulations issued here.- under. the health authority shall give notici- in writ- ing in accordance with Section 5.1 to the person to whom the lici use was issued that unless such condi- tions or practices are corrected \\ tthin a reasonable pct'linl Hi. Ill‘lt‘ \‘pi'i'lilcil Ill Iltc ttl'tICO by iht.’ health authority. the license shall be suspended. At the end of such period. the health authority shall reinspect sllt'll llttlllllt‘ home park and, it’ such conditions or practices hayc not. been corrected. he shall suspend the license and give notice in writing of such sus- pension in the person to whom the license is issued. l'pon rcceipt of notice of such suspension. such per- MII‘ shall cease operation of such mobile home park except as proyidcd in Section 5.2. 3.6 Any person whose license has been suspended. or who has receiycd notice from the health authority that his licctls'i- will be suspended unless certain con- ditions or practices at the mobile home park are cor- rected. may request and shall be granted a hearing on the mutter before the health with trity. under the rrcccdurc proxidcd by Section 5 of this Ordinance: proyided that when no petition for such hearing shall have bccn tilcd within ten days following the day or which noticc of suspension was served. such liccnw ~b;ill be deemed to have. been automatically I't'Vi-ktil :zl thc t-Xltil'utittll of such ten-day period. 3.7 A ti-u.poi-.-iry license. upon written request there- for. shall be issued by the health authority. for every tnolnh- hono- park in cxistcnce upon the effective dutc ot‘ tilts ()rdiuzincc. permitting the mobile home purh to ho Ulll'l'ilit'li during iltt' period cnding IQ” iiuys ut'tcr thi- it'tcctitc date of ti i< ”rilinuncu in accordance with such conditions as the health authority may ri-iiu‘rc. 3.8 The term if Illt‘ temporary license shall be e\'- tt .uud. upon written request, for not to exceed one additional period of 180 days. if ill the licensee shall have tiled application for It license in con- formi'y with Settion 21.3 of this (IrdinunCe within EHI duyfi after the otter-tin Iutc it this Ordinance; -'3 the plans and specifications accompanying the :ipplii :ition for license comply with all provisions of this ()rdiniince and all other applicable ordinances and statutes: tilt the licensee shall have diligently cndi-ziyored to make the existing mobile home park conform fully to the plans and specifications sub- mitted with application; and 44! failure to make thc existing mobile home park conform fully to such plans and specifications shall have been due to 'auses In-yond the control of the licensee. SECTION 4: INSPECTION OF MOBILE HOME PARKS 4.1 The h ‘alth authority is hereby authorized and di- rected to make such inspections as are necessary to determine satisfactory compliance with this Ordi- nance and regulations issued hereunder. 4.2 The health authority shall have the power to en- ter at reasonable times upon any private. or public property for the purpose of inspecting and investi- gating conditions relating to the enforcement of this ()rdiiuince and regulations issued hereunder. 4.3 The health authority shall have the power to in- spect the register containing a record of all resi- dents of the mobile home park. 4.4 It shall be the duty of the owners or occupants of mobile home parks, and mobile homes contained therein, or of the person in charge thereof, to give the health authority free access to such premises at reasonable times for the purpose of inspection. 4.5 , It shall be the duty of every occupant of a mobile home park to give the owner thereof or his agent or employee access to any part of such mobile home. park or its premises at reasonable times for the pur- pose of making such repairs or alterations as are necessary to effect compliance with this Ordinance and regulations issued hereunder, or with any law- ful order issued pursuant to the provisions of this Ordinance. SECTION 5: NOTICES, HEARINGS AND ORDERS 5.1 Whenever the health authority determines that there are reasonable grounds to believe that there has been a violation of any provision of this Ordi- nance, or regulations issued hereunder, the health authority shall give notice of such alleged violation to the person to whom the permit or license was is- sued, as hereinafter provided. Such notice shall (a) be in writing; (b) include a statement of thc rea- sons for its issuance; tc) allow a reasonable time for the performance of any act it requires; (d) be served upon the owner or his agent as the case may require: Provided: That such notice or order shall be deemed to have. been properly served upon such owner or agent when a copy thereof has been sent by registered mail to his last known address, or when he has been served with such notice by any method authorized or required by the laws of this state; (e) contain an outline of remedial action which, if taken, will effect compliance with the pro- visions of this Ordinance and regulations issued hereunder. 5.2 Any person affected by any notice which has been issued in connection with the enforcement of any provision of this Ordinance, or regulation issued hereuder, may request and shall be granted a hear- ing on the matter before the health authority: Pro- vided: That such person shall file in the office of the health authority a written petition requesting such hearing and setting forth a brief statement of the grounds therefor within ten days after the day the notice was served. The filing of the request for a hearing shall operate as a stay of the notice and of the suspension except in the case of an order issued under Section 5.5. Upon receipt of such petition, the health authority shall set a time and place for such hearing and shall give the petitioner written notice thereof. At such hearing the petitioner shall be giv- en an opportunity to be heard and to show why such notice should be modified or withdrawn. The hearing shall be commenced not later than ten days after the day on which the petition was filed: Provided: That upon application of the petitioner the health author- ity may postpone the date of the hearing for a rea- sonable time beyond such ten-day period when in his judgment the petitioner has submitted good and suf- ficient reasons for such postponement. 5.3 ' After such hearing the health authority shall make findings as to compliance with the provisions of this Ordinance and regulations issued hereunder and shall issue an order in writing sustaining, mod- ifying or withdrawing the notice which shall be served as provided in Section 5.1(d). Upon failure to comply with any order sustaining or modifying a notice, the license of the _mobile home park affect- ed by the order shall be revoked. 5.4 The proceedings at such a hearing, including the findings and decision of the health authority, and together with a copy of every notice and order re- lated thereto shall be entered as a matter of public record in the office of the health authority but the transcript of the proceedings need not be trans- cribed unless judicial review of the decision is sought as provided by this Section. Any person aggrieved by the decision of the health authority may seek re- lief therefrom in any court of competent jurisdiction, as provided by the laws of this State. 5.5 Whenever the health authority finds that an emergency exists which requires immediate action to protect the public health, he may without notice or hearing issue an order reciting the existence of such an emergency and requiring that such action be taken as he may deem necessary to meet the emergency including the suspension'of the permit or license. Notwithstanding any other provisions of this Ordinance, such order shall be effective immed- iately. Any person to whom such an order is directed shall comply therewith immediately, but upon peti- tion to the health authority shall be afforded a hear- ing as soon as possible. The provisions of Section 5.3 and 5.4 shall be applicable to such hearing and the order issued thereafter. SECTION 6: ADOPTION or necuumous BY THE HEALTH AUTHORITY 6.1 . The health authority is hereby authorized to make and, after public hearing, to adopt such written reg- ulations as may be necessary for the proper enforce- ment of the provisions of this Ordinance. Such regu- lations shall have the same force and effect as the provision of this Ordinance, and the penalty for violation of the provisions thereof shall be the same as the penalty for violation of the provisions of this Ordinance, as hereinafter provided. SECTION 7: ENVIRONMENTAL, OPEN SPACE AND ACCESS REQUIREMENTS i 7.1 General Requirements Condition of soil, ground water level, drainage and topography shall not create hazards to the prop- etry or the health or safety of the occupants. The site shall not be exposed to objectionable smoke, noise, odors or other adverse influences, and no por- tion subject to unpredictable and/or sudden flooding. subsidence or erosion shall be used for any purpose which would expose persons or property to hazards. 1.2 Soil and Ground Cover Requirements Exposed ground surfaces in all parts of every mo- bile home park shall be paved, or covered with stone screenings, or other solid material, or protected with a vegetative growth that is capable of preventing soil erosion and of eliminating objectionable dust. 1.3 Site Drainage Requirements The ground surface in all parts of every mobile home shall be graded and equipped to drain all sur- face water in a safe, efficient manner. 1.4 Park Areas for Nonresident Uses (a) No part of any park shall be used for nonresi- dential purposes, except such uses that are re- quired for the direct servicing and well being of park residents and for the management and maintenance of the park. (b) Nothing contained in this Section shall be deemed as prohibiting the sale of a mobile home located on a mobile home stand and connected to the pertinent utilities. 7.5 Required Separation Between Mobile Homes (a) Mobile homes shall be separated from each other and from other buildings and structures by at least 15 feet; provided that mobile homes placed end—to-end may have a clearance of 10 feet where opposing rear walls are staggered. (b) An accessory structure which has a horizontal area exceeding 25 square feet, is attached to a mobile home or located within 10 feet of its window, and has an Opaque top or roof that is higher than the nearest window shall, for pur- poses of all separation requirements, be con- 7‘ sidered to be part of the mobile home. Required Recreation Areas (a) In all parks accommodating or designedto ac- commodate 25 or more mobile homes, there shall be one or more recreation areas which shall be easily accessible to all park residents. (b) The size of such recreation areas shall be based upon a minimum of 100 square feet for each lot. No outdoor recreation area shall contain less than 2,500 square feet. (c) Recreation areas shall be so located as to be free of traffic hazards and should, where the topo- 71. graphy permits. be centrally located. Required Setbacks, Buffer Strips and Screening (a) All mobile homes shall be located at least 25 feet from any park property boundary line abutting upon a public street or highway and at least 15 feet from other park property boundary lines. (b) There shall be a minimum distance of 10 feet between an individual mobile home and adjoin- ing pavement of a park street, or common park- ing area or other common areas. (c) All mobile home parks located adjacent to in- dustrial or commercial land uses shall be pro- vided with screening such as fences or natural growth along the property boundary line sep- arating the park and such adjacent nonresi- dential uses. 7.8 Park Street System (a) GENERAL REQUIREMENTS: All mobile home parks shall be provided with safe and convenient ve- hicular access from abutting public streets or roads to each mobile home lot. Alingment and gradient shall be properly adapted to topo- graphy. (b) ACCESS: Access to mobile home parks shall be designed to minimize congestion and hazards at the entrance or exit and allow free movement of traffic on adjacent streets. The entrance road connecting the park streets with a public street or road shall have a minimum road pavement width of 34 feet where parking is permitted on both sides, or a minimum road pavement width of 27 feet where parking is limited to one side. Where the primary entrance road is more than 100 feet long and does not provide access to abutting mobile home lots within such dis- tance, the minimum road pavement width may be 24 feet, provided parking is prohibited at both sides. (c) INTERNAL STREETS: Surfaced roadways shall be of adequate width to accommodate anticipated traffic, and in any case shall meet the following minimum requirements: 1. All streets, except minor streets . . . .24 feet 2. Minor streets, no parking ......... 18 feet (Acceptable only if less than 500 feet long and serving less than 25 mobile homes or of any length if one-way and providing access to abutting mobile home lots on one side only.) 3. Dead end streets shall be limited in length to .................... 1,000 feet and shall be provided at the closed end with a turn-around having an outside roadway diameter of at least 60 feet. (d) REQUIRED ILLUMINATION OF PARK STREET SYS- TEMS: All parks shall be furnished with light- ing units so spaced and equipped with lumi- naires placed at such mounting heights as will provide the following average maintained lev- els of illumination for the safe movement of pedestrians and vehicles at night: . 1. All parts of the park street systems: 0.6 foot- candle, with a minimum of 0.1 footcandle. 2. Potentially hazardous locations, such as ma- jor street intersections and steps or stepped ramps: individually illuminated, with a mini- mum of 0.3 footcandle. (e) STREET CONSTRUCTION AND DESIGN STANDARDS: 1. PAVEMENT: All streets shall be provided with a smooth, hard and dense surface which shall be durable and well drained under normal use and weather conditions. Pavement edges shall be protected to prevent raveling of the wear- ing surface and shifting of the pavement base. Street surfaces shall be maintained free of cracks, holes and other hazards. 2. GRADES: Grades of all streets shall be sufficient to insure adequate surface drainage, but shall be not more than eight percent. Short runs with a maximum grade of 12 percent may be permitted, provided traffic safety is assured by appropriate paving, adequate leveling areas and avoidance of lateral curves. 3.INTERSECT10Ns: Within 100 feet of aninter- section, streets shall be at approximately right angles. A distance of at least 150 feet shall be maintained between center lines of offset intersecting streets. Intersections of more than two streets at one point shall be avoided. 7.8 Required Off-Street Parking Areas (a) Off—street parking areas shall be provided in all mobile home parks for the use of park occu- pants and guests. Such areas shall be furnished at the rate of at least 1.25 car spaces for each mobile home lot. Required car parking spaces shall be so located as to provide convenient access to the mobile home, but shall not exceed a distance of 200 feet from the mobile home that it is intended to serve. 7.10 Walks (a) GENERAL REQUIREMENTS: All parks shall be pro- vided with safe, convenient, all season pedes- trian access of adequate width for intended use. durable and convenient to maintain; between individual mobile homes, the park streets and all community facilities provided for park resi- dents. Sudden changes in alignment and grad- ient shall be avoided. (b) COMMON WALK SYSTEM: A common walk sys- tem shall be provided and maintained between locations where pedestrian traffic is concentra- ted. Such common walks shall have a minimum width of three and one—half feet. (c) INDIVIDUAL WALKS: All mobile home stands shall be connected to common walks, to paved streets, or to paved driveways or parking spaces con- necting to a paved street. Such individual walks shall have a minimum width of two feet. 7.11 Mobile Home Stands The area of the mobile home stand shall be im- proved to provide an adequate foundation for the placement and tie-down of the mobile home, thereby securing the superstructure against uplift, slid- ing, rotation and overturning. (a) The mobile home stand shall not heave, shift or settle unevenly under the weight of the mobile home due to frost action, inadequate drainage, vibration or other forces acting on the super- structure. (b, V (b) The mobile home stand shall be provided with anchors and tie-downs such as cast-in-place con- crete “dead men”, eyelets imbedded in concrete foundations or runways, screw angers, arrow- head anchors, or other devices securing the stability of the mobile home. . (c) Anchors and tie-downs shall be placed at least at each corner of the mobile home stand and each shall be able to sustain a minimum tensile strength of 2,800 pounds. SECTION 8: WATER SUPPLY 8.1 General Requirements An accessible, adequate, safe, and potable supply of water shall be provided in each mobile home park. Where a public supply of water of satisfactory quantity, quality, and pressure is available, connec- tion shall be made thereto and its supply used ex- clusively. When a satisfactory public water supply is not available, a private water supply system may be developed and used as approved by the health authority. 8.2 Source of Supply (a) The water supply shall be capable of supplying a minimum of 150 gallons per day per mobile home. lb) Every well or suction line of the water supply system shall be located and constructed in such a manner that neither underground nor surface contamination will reach the water supply from any source. The following minimum distances between wells and various sources of contami- nation shall be required. Well or Suction Line (Distance in Feet) Contamination Sources Building Sewer Septic Tank 50 Disposal Field 100 Seepage Pit 100 Dry Well 50 (Tesspool 150 (c) No well-casings, pumping machinery or suction pipes shall be placed in any pit, room or space extending below ground level nor in any room or space above ground which is walled in or otherwise enclosed, unless such rooms, whether above or below ground, have free drainage by gravity to the surface of the ground. ((1) The treatment of a private water supply shall be in accordance with applicable laws and regu- lations. 8.3 Water Storage Facilities All water storage reservoirs shall be covered, wa- tertight and constructed of impervious material. Overflows and vents of such reservoirs shall be ef- fectively screened. Manholes shall be constructed with overlapping covers, so as to prevent the en- trance of contaminated material. Reservoir overflow pipes shall discharge through an aCceptable air gap. 8.4 Water Distribution System (a) The water supply system of the mobile home park Shall be connected by pipes to all mobile homes, buildings, and other facilities requiring water. (b) All water piping, fixtures and other equipment shall be constructed and maintained in accord- ance with state and local regulations and re- quirements and shall be of a type and in loca- tions approved by the. health authority. (c) The water piping system shall not be connected with non-potable or questionable water supplies and Shall be protected against the hazards of backtlow or back siphonage. ld) The system shall be so designed and maintained as to provide a pressure of not less than 20 pounds per square inch, under normal operating conditions at service buildings and other loca- tions requiring potable water supply. 8.5 Individual Water-Riser Pipes and Connections la'l Individual water riser pipes shall be located within the confined area of the mobile home stand at a point where the water connection will approximate a vertical position. Water riser pipes shall extend at least four inches above ground elevation. The pipe shall be at least three-quarter inch. The water outlet shall be capped when a mobile home does not occupy the lot. (c) Adequate provisions shall be made to preuent freezing of service lines. valves and riser pipes and to protect risers from heaving and thawing actions of ground during freezing weather. Sur- face drainage shall be diverted from the loca- tion of the riser pipe. (d) A shutoff valve below the frost line shall be provided near the water riser pipe on each mo- bile home lot. (e) Underground stop and waste valves shall not be installed on any water service. lb v SECTION 9: SEWAGE DISPOSAL 9.1 General Requirements An adequate and safe sewerage system shall be provided in all mobile home parks for conveying and disposing of all sewage. Such system shall be de- signed, constructed and maintained in accordance with state and local laws. 9.2 Sewer Lines All sewer lines Shall be. located in trenches of suf- ficient depth to be free of breakage from traffic or other movements and shall be separated from the park water supply system at a safe distance. Sewers shall be at a grade which will insure a velocity of two feet per second when flowing full. All sewer lines shall be constructed of materials approved by the health illlthl')l‘lt_\'. shall be adequately vented, and shall have watertight joints. 9.3 Individual Sewer Connections la) Each mobile home stand shall be provided with at least a four inch diameter sewer riser pipe. The sewer riser pipe shall be so located on each stand that the sewer connection to the mobile home drain outlet will approximate a vertical position. lb) The sewer connection (see definition) shall have a nominal inside diameter of at least three inches, and the slope of any portion thereof shall be at least one-fourth inch per foot. The sewer connection shall consist of one pipe line only without any branch fittings. All joints shall be watertight. lc) All materials used for sewer connections shall be semirigid, corrosive resistant, nonabsorb- ent and durable. The inner surface shall be smooth. ld) Provision shall be made for plugging the sewer riser pipe when a mobile home does not occupy the lot. Surface drainage shall be diverted away from the riser. The rim of the riser pipe shall extend at least four inches above ground eleva- tion. 9.4 Sewage Treatment and/or Discharge Where the sewer lines of the mobile home park are not connected to a public sewer, all proposed sewage disposal facilities shall be approved by the health authority prior to construction. Effluents from sewage treatment facilities shall not be dis- charged into any waters of the State except with prior approval of the health authority. SECTION 10: ELECTRICAL DISTRIBUTION SYSTEM 10.1 General Requirements Every park shall contain an electrical wiring sys- tem consisting of wiring, fixtures, equipment and ap- purtenances which shall be installed and maintained in accordance with applicable codes and regulations governing such systems. 10.2 Power Distribution Lines (a) Main power lines not located underground shall be suspended at least 18 feet above the ground. There shall be a minimum horizontal clearance of three feet between overhead wiring and any mobile home, service building or other structure. lb) All direct burial conductors or cable shall be buried at least 18 inches below the ground sur- face and shall be insulated and specially de- signed for the purpose. Such conductors shall be located not less than one foot radial distance from water, sewer, gas or communication lines. 10.3 Individual Electrical’ Connections lal Each mobile home lot shall be provided with an approved disconnecting device and overcurrent protective equipment. The minimum service per outlet shall be 120/240 volts AC, 50 amperes. lb) Outlet receptacles at each mobile home stand shall be located not more than 25 feet from the overcurrent protective devices in the mobile home and a three-pole, four—wire grounding type shall be used. Receptacles shall be of weath- erproof constructicm and configurations shall be in accordance with American Standard Outlet Receptacle C-73.1. (c) The mobile home shall be connectel‘l to the out- let receptacle by an approved type of flexible cable with connectors and a male attachment _ plug. (d) Where the calculated load of the. mobile home is more than 50 amperes either a second outlet receptacle shall be installed or electrical service shall be provided by means of permanently in- stalled conductors. 10.4 Required Grounding All exposed noncurrent carrying metal parts of mobile homes and all other equipment. shall be grounded by means of an approved grounding con— ductor with branch circuit conductors or other ap- proved method of grounded metallic wiring. The neutral conductor shall not be used as an equipment ground for mobile homes or other equipment. SECTION 11: SERVICE BUILDING AND OTHER COMMUNITY SERVICE FACILITIES 11.1 General The requirements of this Section shall apply to service buildings, recreation buildings and other community service facilities such as: (a) Management offices, repair shops and storage areas; (b) Sanitary facilities: (c) Laundry facillities; (d) Indoor recreation areas; (e) Commercial uses supplying essential goods or services for the exclusive use of park occu- pants. 11.2 Required Community Sanitary Facilities Every park shall be provided with the following emergency sanitary facilities; For each 100 mobile home lots, or fractional part thereof, there shall be one flush toilet and one lavatory for each sex. The building containing such emergnecy sani- tary facilities shall be accessible to all mobile homes. 11.3 Structural Requirements for Buildings (a) All portions of the structure shall be properly protected from damage by ordinary uses and by decay, corrosion, termites and other destructive elements. Exterior portions shall of of such ma- terials and be so constructed and protected as to prevent entrance or penetration of moisture and weather. (b) All rooms containing sanitary or laundry facil- ities shall: 1. Have sound resistant walls extending to the ceiling between male and female sanitary facilities. Walls and partitions around show- ers, bathtubs, lavatories and other plumbing ing fixtures shall be constructed of dense, nonabsorbent, waterproof material or cov- ered with moisture resistant material. 2. Have at least one window or skylight facing directly to the outdoors. The minimum ag- gregate gross area of windows for each re~ quired room shall be not less than 10 percent of the floor area served by them. 3. Have at. least one window which can be easily opened, or a mechanical device which will adequately ventilate the room. (C) Toilets shall be located in separate compart- ments equipped with self—closing doors. Shower stalls shall be of the individual type. The rooms shall be screened to prevent direct view of the interior when the exterior doors are open. id) Illumination levels shall be maintained as fol- lows: (1) general seeing tasks—five footcan- dles; l2) laundry room work area—40 footcan- dles; ('3) toilet room, in front of mirrors—40 footcandles. (e) Hot and cold water shall be furnished to every lavatory, sink, bathtub, shower and laundry fix- ture, and cold water shall be furnished to every water closet and urinal. 11.4 Barbecue Pits, Fireplaces, Stoves and Incinerator: Cooking shelters, barbecue pits, fireplaces, wood- burning stoves and incinerators shall be so located, constructed, maintained and used as to minimize fire hazards and smoke nuisance both on the property on which used and on neighboring property. No open fire shall be permitted except in facilities provided. No open fire shall be left unattended. No fuel shall be used and no material burned which emits dense smoke or objectionable odors. SECTION 12: REFUSE HANDLING 12.1 The storage. collection and disposal of refuse in the mobile home park shall be so conducted as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards or air pollu- tion. 12.2 All refuse shall be stored in flytight, watertight, rodentproof containers, which shall be located not more than 150 feet from any mobile home lot. Con- tainers shall be provided in sufficient number and capacity to properly store all refuse. 12.3 Refuse collection stands shall be provided for all refuse containers. Such container stands shall be so designed as to prevent containers from being tipped, to minimize spillage and container deterioration and to facilitate cleaning around them. 12.4 All refuse containing garbage shall be collected at least twice weekly. Where suitable collection service is not available from municipal or private agencies, the mobile home park operator shall provide this service. All refuse shall be collected and transported in covered vehicles or covered containers. 12.5 Where municipal or private disposal service is not available, the mobile home park operator shall dispose of the refuse by incineration or transporting to a disposal site approved by the health authority. 12.5 Refuse incinerators shall be. constructed in accord- ance with engineering plans and specifications which shall be reviewed and approved by the health author- ity or other authority having jurisdiction. 12.7 Incinerators shall be operated only when attended by some person specifically authorized by the owner or operator of the mobile home park. SECTION 13: INSECT AND RODENT CONTROL 13.1 Grounds, buildings and structures shall be main- tained free of insect and rodent harborage and in- festation. Extermination methods and other meas- ures to control insects and rodents shall conform with the requirements of the health authority. 13.2 Parks shall be maintained free of accumulations of debris which may provide rodent harborage or breeding places for tlies, mosquitoes and other pests. 13.3 Storage areas shall be so maintained as to pre- vent rodent harborage; lumber. pipe and other build- ing material shall be stored at least one foot above the ground. 13.4 Where the potential for insect and rodent infesta- tion exists, all exterior openings in or beneath any structure shall be appropriately screened with wire mesh or other suitable materials. 13.5 The growth of brush. weeds and grass shall be controlled to prevent harborage of ticks, chiggers and other noxious insects. Parks shall be so main- tained as to prevent the growth of ragweed. poison ivy. poison oak. poison sumac and other noxious weeds considered detrimental to health. Open arcas shall be maintained free of heavy undergrowth of any description. SECTION 14: FUEL SUPPLY AND STORAGE 14.1 Natural Gas System (a) Natural gas piping systems shall be installed and maintained in accordance with applicable codes and regulations governing such systems. lb) Each mobile home lot provided with piped gas shall have an approved manual shutoff valve in- stalled upstream of the gas outlet. The outlet shall be equipped with an approved cap to pre- vent accidental discharge of gas when the out— let is not in use. 14.2 Liquified Petroleum Gas Systems (a) Liquified petroleum gas systems shall be in- . stalled and maintained in accordance with ap— plicable codes and regulations governing such systems. (b) Systems shall be Drovided with safety devices to relieve excessive pressures and shall be ar- ranged so that the discharge terminates at a safe location. (c) Systems shall have at least one accessible means for shutting off gas. Such means shall be located outside the mobile home and shall be main- tained in effective operating condition. All LPG piping outside of the mobile homes shall be well supported and protected against mechanical injury. Undiluted liquified petroleum gas in liquid form shall not be conveyed through piping equipment and systems in mobile homes. (0) Liuqified petroleum gas containers installed on a mobile home lot shall be securely but not per- manently fastened to prevent: accidental over- turning. Such containers shall not be less than 12 nor more than 60 U. S. gallons gross capacity. (f) No liquilied petroleum gas vessel shall be stored or located inside or beneath any storage cabinet, carport. mobile home, or any other structure, unless such installations are approved by the health authority. ( d 14.3 Fuel Oil Supply Systems Ia) All fuel oil supply systems shall be installed and maintained in accordance with applicable codes and regulations governing such systems. lb) All piping from outside fuel storage tanks or cylinders to mobile homes shall be permanently installed and securely fastened in place. tC) All fuel oil storage tanks or cylinders shall be securely fastened in place and shall not be lo- cated inside or beneath any mobile home or less than five feet from any mobile home exit. Storage tanks located in areas subject to traffic shall be protected against physical damage. «(1 v SECTION 15: FIRE PROTECTION 15.1 The mobile home area shall be subject to the rules and regulations of the (name of municipality) tire prevention authority. 15.2 Mobile home parks shall be kept free of litter, rubbish and other flammable materials. 15.3 Portable fire extinguishers of a type approved by the fire prevention authority shall be kept in service buildings and at all other locations designated by such fire prevention authority and shall be main- tained in good operating condition. 15.4 Fires shall be made only in stoves, incinerators and other equipment intended for such purposes. 15.5 (a) Fire hydrants shall be installed if the park wa- ter supply system is capable to serve them in accordance with the following requirements: 1.The water supply system shall permit the operation of a minimum of two one and one- half inch hose streams. 2. Each of two nozzles, held four feet above the ground, shall deliver at least 75 gallons of water per minute at a flowing pressure of at least 30 pounds per square inch at the high- est elevation point of the park. ib) Fire hydrants, if provii‘led. shall be located with- in :300 feet of any mobile home, service building or other structure in the park. SECTION 16: MISCELLANEOUS REQUIREMENTS 16.1 Responsibilities of the Park Management la) The person to whom a license for a mobile home park is issued shall operate the park in com- pliance with this Ordinance and regulations is- sued hereunder and shall provide adequate su- pervision to maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition. (b) ‘The park management shall notify park occu- pants of all applicable provisions of this Ordi- nance and inform them of their duties and res- ponsibilities under this Ordinance and regula- tions issued hereunder. (cl The park management shall supervise the place- ment of each mobile home on its mobile home stand which includes securing its stability and installing all utility connections. (d _r The park management shall maintain a register containing the names of all park occupants. Such register shall be available to any author- ized person inspecting the park. ie) The park management shall notify the health authority immediately of any suspected com- municable or contagious disease within the park. 162. Responsibilities of Park Occupants (a) The park occupant shall comply with all applic- able requirements of this Ordinance and regu- lations issued hereunder and shall maintain his mobile home lot, its facilities and equipment in good repair and in a clean and sanitary condi- tion. (b) The park occupant shall be responsible for pro- per placement of his mobile home on its mobile home stand and proper installation of all utility connections in accordance with the instructions of the park management. \ (c; No owner or person in charge of a dog, cat or other pet animal shall permit it to run at large or to commit any nuisance within the limits of any mobile home lot. 16.3 Restrictions on Occupancy A mobile home shall not be occupied for dwelling purpose unless it is properly placed on a mobile home stand and connected to water, sewerage and electri- cal utilities. SECTION 11: PENALTIES‘ Any person who violates any provision of this Ordinance shall upon conviction be punished by a fine of not less than .......... dollars nor more than .......... dollars; and each day’s failure of com-. pliance with any such provision shall constitute a separate violation. SECTION 18: CONFLICT OF ORDINANCES: EFFECT OF PARTIAL INVALIDITY 18.1 In any case where a provision of this Ordinance is found to be in-confiict with a provision of any other ordinance or code of this (name of municipal- ity) existing on the effective date of this Ordinance, the provision which, in the judgment of the health authority, establishes the higher standard for the promotion and protection of the health and safety of the people shall prevail. In any case where a provi- sion of this Ordinance is found to be in conflict with a provision of any other ordinance or code of this (name of municipality) existing on the effective date of this Ordinance which establishes a lower standard for the promotion and protection of the health and safety of the people, the provisions of this Ordinance shall be deemed to prevail, and such other ordinances or codes are hereby declared to be repealed to the extent that they may be found in conflict with this Ordinance. 18.2 If any section, subsection, paragraph, sentence, clause or phrase of this Ordinance should be de- clared invalid for any reason whatsoever, such deci- sion shall not affect the remaining portions of this Ordinance which shall remain in full force and ef- fect; and to this end the provisions of this Ordi- nance are hereby declared to be severable. SECTION 19: EFFECTIVE DATE2 This Ordinance shall be effective on and after the ........ dayof....................,19..... ‘Since the penalties which may be prescribed for violations will be governed by state constitutional or statutory limitations which vary from state to state, blank space in the Penalty Section of this Ordinance must be filled in by local authorities. ‘-'In many states a local ordinance cannot become effective until it has been published or until a spe- cific period of time after adoption has elapsed, etc. Even in the absence of such requirements, how- ever, it will probably be considered advisable to prescribe an effective date which is at least 30 to 60 days later than the date of adoption of this Or- dinance to give ample time for compliance. specting the mobile home park and should be preserved for a period designated by the health authorny. Communicable Disease Control The owner or Operator of a mobile home park, must notify the health authority immediately of any known or suspected case of a communicable disease. In the case of diseases that are diagnosed as quarantinable, the mobile home and its occu- pants should not be allowed to depart from the park and clothing or other articles that have been exposed to the infection should not be removed, without the approval of the health authority. Pets No dogs, cats, or other domestic animals should be permitted unrestricted freedom in a parking area. Any kennels, pens, or other facilities pro- vided for such pets should be maintained in a sanitary condition at all times. REFERENCES 1. American Standards Association: AMERICAN STANDARD INSTALLATIONS OF PLUMBING, HEATING, AND ELECTRICAL SYSTEMS IN MOBILE HOMES, A 119.1-1963, 10 East 40th Street, New York 16, New York, 1963. 2. Mobile Homes Manufacturers Association: MOBILE HOMES AND THE GENERAL HOUS- ING SUPPLY—PAST, PRESENT AND OUT- LOOK, by Frederick H. Bair, Jr., MHMA, 20 North Wacker Drive, Chicago, Illinois, 1965. 3. Joint Committee on Swimming Pools and Bathing Places, The American Public Health Association, Conference of State Sanitary En- gineers and Conference of Municipal Public Health Engineers in cooperation with the Pub- blic Health Service: SUGGESTED ORDI- NANCE AND REGULATIONS COVERING PUB- LIC SWIMMING POOLS, APHA, 1790 Broad- way, New York 19, New York, 1964. 4. U. S. Department of Health, Education and Welfare, Public Health Service: PUBLIC HEALTH SERVICE DRINKING WATER STAND- ARDS, Publication No. 956, Washington, D.C., 1962. 5. U. S. Department of Health, Education and Welfare, Public Health Service: REPORT OF PUBLIC HEALTH SERVICE TECHNICAL COM- MITTEE ON PLUMBING STANDARDS —— A PROPOSED REVISION OF THE NATIONAL PLUMBING CODE, ASA A-40.8-1955, Publica- tion No. 1038, Washington D. C., 1962. 6. U. S. Department of Health, Education and Welfare, Public Health Service: MANUAL OF INDIVIDUAL WATER-SUPPLY SYSTEMS, Pub- lication No. 24, Washington, D. C., 1962. 7. American Standards Association: NATIONAL ELECTRICAL CODE, Cl-1962, 10 East 40th Street, New York 16, New York, 1962. 8. American Standards Association: AMERICAN STANDARD OUTLET RECEPTACLES, AT- TACHMENT PLUG CAPS, AND APPLIANCE PLUGS, C 73.1-1961, 10 East 40th Street, New York 16, New York, 1961. 9. Illuminating Engineering Society: IES LIGHT- ING HANDBOOK-_THE STANDARD LIGHT- ING GUIDE, 3rd Edition, 1860 Broadway, New York 23, New York, 1959. 10. National Fire Protection Association: STAND- ARD FOR FIRE PROTECTION IN TRAILER COURTS, NFPA No. 510A, 60 Batterymarch Street, Boston 10, Massachusetts, 1964. 11. National Fire Protection Association: STAND- ARD FOR FIRE PROTECTION IN MOBILE HOMES AND TRAVEL TRAILERS, NFPA No. 501B, 60 Batterymarch Street, Boston 10, Massachusetts, 1964. 13. 14. 15. 16. 17. 18. Fl S DE‘EYEUfFTTODT of Health, Education and Welfare, Public Health Service: MANUAL OF SEPIIC-TANK PRACTICE, Publication No. 53?). ‘v‘v’iisiilfltltl‘uli, D. C., 1963. U. S. Department of Health, Education and Welfare, Communicable Disease Center: PUB- LIC HEALTH PESTICIDES, Annual Release, Atlanta, thtorgia. U. S. Department of Health, Education and Welfare, Public Health Service: WATER SUP- PLY AND PLUMBING CROSS-CONNECTIONS, Publication No. 957, Washington, D. C., 1963. 'u. s. Department of Health, Education and Welfare, PleiIt‘, Health Service: FOOD SANI- TATION MANUAL. Publication No. 934, Wash- ington, D. C., 1962. Michigan Department Of Health: MICHIGAN’S TRAILER PARK LAW, Act No. 243, P.A. of 1959, Lansing, Michigan, 1959. Federal Housing Administration: MINIMUM PROPERTY STANDARDS FOR MOBILE HOME COURTS. Publication No. 2424, Washington, D. C., 19612. New Jersey State Department of Health: NEW 19. 20. 21. 22. 23. JERSEY STATE SANITARY CODE—CHAPTER IX, MOBILE HOME PARKS, Trenton, New Jersey, 1963. B. Hodes and G. G. Roberson: THE LAW OF MOBILE HOMES, Commerce Clearing House, Inc., Chicago, Illinois, 1965. Mobile Homes Manufacturers Association: HOW TO BUILD AND OPERATE A MOBILE HOME PARK, by L. C. Michelson, MHMA, 20 North Wacker Drive, Chicago, Illinois, 1965. Mobile Homes Manufacturers Association: COMPREHENSIVE APPROACH TO MOBILE HOME PARK FINANCING, MHMA, 20 North Wacker Drive, Chicago, Illinois, 1965. Mobile Homes Manufacturers Association: LOCAL REGULATION OF MOBILE HOME PARKS, TRAVEL TRAILER PARKS, AND RE- LATED FACILITIES, by Frederick H. Bair, Jr., MHMA, 20 North Wacker Drive, Chicago, Illinois, 1965. Mobile Homes Manufacturers Association: MOBILE HOME PARKS AND COMPREHEN- SIVE COMMUNITY PLANNING, by Ernest R. Bartley and Frederick H. Bair, Jr., MHMA, 20 North Wacker Drive, Chicago, Illinois, 1960. APPENDIX III 218 TABLE III-l.--Population: and 65-74, 219 Age Groups 10-10, 1950 and 1960. IGIONS l STATES 9321:2514“; SOUIH y . "NI SI NOCLN. L‘s: ' 99'"?! Mocn. NOV Wk". Vol-out Nanci-mun Ihodr hlmd kmhufl M'M'L ‘Hawh- ~29: In" N‘- Jrnc) 'rmvy’vonun f¢| Noah ( ontral Ind-arm Ill-non) Michigan WI‘LUHH' WI MOM ( pnhul ”Mums—20M lama M22200:- Noflh notch 5042* 042-020 Nebrmbo Innu- bv'h Allfmllrc Dela-04¢ Maryland 0 f V liqut\2,. 'Wtfl Vur’un-O '40: 9|» r aloiinn $292.02 2 .quIm) (9(4‘2434‘. flour 0.; [an Myth 2 onlml 0 ("NC“) "'\nn‘f' AIM-(m Muuuippi We“ Smflh‘ unbul Ashllnm [aunt-mo (film '14“ Mooam-n Mon'orm Idaho Wyovmm; Coiovodo N424: Mo-iw Arum Uioh Numb 9244222: Vic-him 009m Colifunic Aloha M4 2020 42.! GROUP i WNWKL- _ - —— —- 2-—--—~~iL-V~ 1 22, 034, 799 29, 992, 735 4,253,934,370, r~~9 ..- _-__4,._-.,_, 2‘4—2 23,230,722 23,334,413 4,985,922 _._4 m 20.7 2.2/4.022 43.229 2U. :4: 83‘) 2442,43 24,433 "I a 74,7212 200,804 26,074 34 9 54,238 49,223 22,505 29.0 404,023 820,409 ”2,396 3] '2 202,754 237,037 34,282 33.4 243,244 392,422 2422.350 41.0 3,550,022 5 2.4 22’ I ,3?4 105 35.! 2, ’90,)Ifl 2 4922, 4‘79 702, 242 3922 $84,402 vN,/4J 334,10 57.0 I,44/,422 I,m4,925 337,304 23.0 ,JIIS 507 5 881,239 '71,“ 677 42.. I,Dfifi,084 I, 5425 ms ‘ “525 ,7? 4‘3 555,507 34,582 720,075 4I.0 I ,20',o2.' ,554.933 442124 40 4 902, 077 2,127 428 404,402 44 a 474,247 455,208 258,942 32.0 2 04 ,225 2‘, 542 2475 497,92! 24,2 "422:2? 575, 04.2 24478—212 5‘3'4‘ 222.2,292l 442, '59 78,344 20.4 552,544 485,524 03,640 24 2 205,492 224,502 22,009 20 4 204,240 227,509 25,240 I4.6 294,9'5 229,490, 33,525 27.2 274,045 352,402 02,324 29.7 U‘tm‘z‘o‘i "fits—or}; 247310;) 4....4._ .L__l.._- ,IJ__4_.._ — 302,925 4,4/l,4452 l,l98,687 14 5 ‘4‘2,.'5‘2 ' "70"[4‘7‘2 ”‘27,?‘2’5 4‘49 JIX,JII )NJ‘Q 107.929 M 0 22: 442 202,429, 24,292 289 522 vnxl '23,)?“ 270,243 It 4 I.'_42:7' 25s '42: 2,342 224 ’41’,?I0l 2294, '25? 24 ,50'. I9 ' 404,5'. 49 ,749 92,! 4 22.4 402,099 7421042 240,205 PI 2 279,245 72,700 392,905 03.2! 2,042,040 2,709,254 244, 294 22.2 "524,222? "455,229 '50 442 9.3 237,02) 052,:"2) 92!, '1) H.’ 5524,01” IV, ”'1 12,092 I'?./ 427,5.22 428,552 225,020 4 ‘I .,t L54, 2») 2,024,025 459 2024 27,9 229 750 22s 7542 992 h '3 “5,2222 599,202 252,85) )4 0 244,572 404,524 37,953 20.4 I,2I.2,00> 2,432,251 449,060 18.7 u2u40mymmeag 222,,0527 2,227,870 413,122 _5.I_,_2 8.‘,I/4 II'.RO° ”.635 35.I 9’,282 I25,” 20,57) 29.] 45,292 52,440 22,249 27.2 295,684 291,412 IOI,I'08 52.0 222,342 279,499 57,357 44.9 224,442 234,237 209,595 227.9 “9,357 Um”) 5|,446 43.1 20,300 44,402 24,2!4 P01 1,107,825 _3, 455, 252 2, 5_47 334 ,8_2‘._2_ Jl?,390 484, 0‘55 I64, 695 52.5 124,070 132,742 94,843 47.3 2,202,424 2,523,744 2,232,252 94.0 ”.473 34,720 I0,047 94.6 04,200 “0,039 34,579 42.0 2029 462 (599229 _5544 not 23922229 __ ...“ M 455:7: _AQEPGROUO ..-.- 242244449 9444402 A Nome} H: 2442464 :Numn CHANGE "_2‘920 I (940' 4‘43. I ‘x‘ “ ‘ 29.50 i940 j N. 54 2933 2940 No. 54 >— — 1'~—-— r- -: 2 97 -. h» ~~~~~ i— —-—- 23,033.16 L2|,4-69,003 ,—2,20$,42|, -9.2 23, 334, 07 ilsf— 572, 3|) 2,242,43 I6.0 I. 432, 690 to,996,042 2,144,I44 3.4 i 7_ fl , , __ .... -..-_.. ___... ..... ... ....-- - -»- —- -m 7 - ___—”2‘...— 22,999,‘qu;2 L2,274,4_5_4 ”2,222,541 24.0 8,274,093 8_,952,27_2 777,379 9.5 5,044,053 6,362,072 2,324,028 22 2 436 243 | 205 902 211,202 24.0 913, 752 m 922 30,!00 6 2 0m 526/ 73” I43 I!) 276 2|.6 299293241425 24,424 23.9 32‘ 737 47‘, 725' mm 4.6 9‘37: 2'67: “fists 76.": 3,404 49,299 4,447 .97 52,445 57,322 4,474 8.9 34,824 42,982 4,254 I6.7 54,272 43,454 40,8” 7729.9 34,239 35,281 2,040 3.2 25,072 24,959 I,007 7.5 725,149 592,908 433,44” 48.4 482,170 500,904 l0,520 18 JII,083 373,200 6|,5TI 29,0 I35,225 I02,454 - 23.459 ~24.9 74,002 82,055 5,274 4.7 47,792 59,445 II,454 24.4 322,903 285,520 ~24,455 -0.5 202,072 225,420 23,738 22.8 220,224 242,923 42,699 35.5 4,729,405 2,907, 724 424,724 275 2,980,457 3,249,942 389,244 23.2 2, I47 2204 32109233]. 534, 023 30.12 272902125 272142422 4337222 -2‘4‘“5 T327302 2742,2722 2222,2274 2‘5‘72‘ ' 8222‘ 5‘42 2,242,255 27°, 4‘23 Ti‘.‘ 740,293 403,427 —74,844 -20.: 479,042 544,849 87,827 28.2 274,342 385,404 222,244 40.5 2,477,377 2,240,074 —4I4,50I —24.0 900,493 Loans/4 72,332 7.4 420,9m 756,006 245,244 23.0 4, 742,730 4, 292, 949 -449,749 ~9.9 2, 094, 745 3,244,232 249,443 9_ .2 | ,74.’ 429 3,331,743 9,24 2440 ‘72‘522 522 ,2‘42 344' 95,244 7714‘ "‘7§3‘,472 "824,854 “42,2222 8 4 ‘42:) 750 585,848 204,228 22.2 420, 082 54 ,053 53,4529 8.0 359,902 $294,070 24,249 95 242,024 235,482 44,459 23.5 2,252,975 2,290,440 —242,]25 —22,9 000,257 947,025 .740 7.», 524,942 455,423 I34,482 26.3 2,029,240 920,922| —2m,329 -—20.5 544,442 445,434 722, 973 23 9 329,453 435,004 225,340 34.2 502, 209 450,009 - 52,200 20.2 334,474 270,850 24,274' 7.9 208,052 265,168 57,727 27.7 2,072 425 I,.'73,’8) -7'7-,t 828 24.3 I, 348, 729 2,429,284 250,44" 4 41, 5209, '42 2,098,75n 289, 495 20 8 414, 492 388,053 -4-0, 449 —I0 7 4292, '244 “5,894 273:3'22' 4 .4 2722, 5293' “233302 '54, 500 753 382,432, 137,090,497 , 29.7 259,290 259,242 »- 29', o o ‘ 2’4, 449i 205,448 29,229 24.4 574,785 500,452, «74,223 43.2 390,854 425,074 34,222 22.8 .240, .22] 329,872. 49,349 28.2 92,1282 74,0292 —-28,799 --19.8 50,972 52,722 740 I 5 22, 257, 27,344, 4,487 24.2 99,8922' 74,9822 -2I,920 — 22.2 40,444 40,0422 39,402 7 27,572. 47,222: 9,539 25.4 299,022 I45,599 02,422 -24.4 232,345 I32, 215 220 7 05,440I 205,!4’92 29,489 22.0 208,479 243, 237 45,242 42.7 202,249 294,422 22, 372, 4.8 277,020. 249,7.4; 22, 704 27.9 I .- ~- —»-—» i ~~~ . ..-.-- >-——— r~-~4r——-——~——— >—————— —~ >—- — ———--- 2i“ -—- 5425,20) 4, 942, 223 -—49.‘,957 3 3,383,040 4,314,432 2,0“),772 L71:- 2 245 029, 2 0'0 227': 7225 MM )4 I 3, 549, 0222 .2, 245,937 —2(_12, 2924 -5.7 2,437,998 2,032,382 543,294.! 24 -. 9220, 299i 2 A“: 729 442,320i45 2 49, 997 ' 54,2249 ' 4,8 2 23“? “" 27,982 T34,4'2o "41424. 73.0 70‘5 ‘,23 505 ‘5,‘sfin 3‘2 22 402,257 304,394 44,242 -4.2 Is4,4.24 240,239 55,505I 'n 2 :i2,22922 252,233 40,335 .24 22 254,270, 224,947 42,122 24 4 49,249 74,004 .o,-.8.. 9 9 ., 022.1 44,3224 7,295 2227 584,090 542,202) 44,222 I.) 270,754 290,922 42,:77227,2 i422, v,0222ti 292,279 43,095 29,2 3222,2472 205,272 —t22,075 35.5 244,742 240,474 25,924} II o 2534, 222,454 25,922 22. 7 4922.442 420,129 422,922 22.4 743,077 325,522 7!,444l II 2 2:09:25 220,454 49,749 32 0 349,441' 224,259 I-,7Hfl 20 2 ”2,201 I-'I,9«9 22,/.52 25 0 04,2228 203,429 "7,242 ‘29 552,453 532,922 29,487 -5 ‘2 275,405 2227,: 40, "0 24.8 24,242 294,792 28,429 24 7 437, 5’7/ 594.425: 255,824 2.5 3 234,024 442,543 224, 577 94.0 2:.7,055 529,249 222,234 2.220 2,779,922 “449,144 0055' 27.5 2118,44“ 972,047! I42,'-A'- 20 I 513,245‘ 4.2023. n ”8,433 20.8 "420294 248,422 22: 5‘82 222.7 229,077 254,882 222 805: 2‘2 '4 20,5222? Inn, 202 23,/2‘22 222 7 537,280 4425230 424,400 25.9 227,245 793,250 55,9225 23.5 zany/04 2222,2242 29,257 24.2 47",74. 407,522 74,735 -25 7 200,007 240,979 48,972 74.5 242,574 272,790 32,224 22.0 320,299 250,528 --49,442 22.8 243,234 272,03! 28,80} 20.I 207,324 224,524 27,240 24.0 2, 205, 442 2, I27, 02! 270,424 7.7 2081239. I, 2222,0222 7574,2222 7/2 .',24 372 9.19, 4922 225,205 .2I.5 245, 0214 292 ,‘499 74,385 70—0 250, 552 ‘245‘,4.2‘2 25,0722 20 0 204‘ 2134 2:., 522 72,527 22 ‘4‘ 425,887 03,447 “22,440 ~5.J I84,9I3 246,425 43,700 54.4 225,240 242,37. 35,5// 262 .‘2 335,095 202,20 ~53,294 725.9 285, 279 224, 0245 20.857 24. 227,252 2.334". 222,234 22.22 2,274,575 2,250,22!) 28,295 72.2 244, 544 752, ,72-7J 285,285 37.7, 355,422 492, 249 227,477 .222 8 . . _ . . _ 2 . ,___ ___ . 2 I.-. - 2, ._ _.._4 3,222,275 3,552,223 330,082 2&2 I ,,74s 334 2,235,424 447,200 32.1 ~,222,424 2,583,894 44242422 31 790,345 2379, 922 222,544 20.2 398,422 492, 254 94,724 '73 s 24.3 422 349, .524 202,002 4i .2 ”85,897 78, 440 £7,437 --‘8‘ ‘7‘ ”541757 5i‘ 950‘ £47802 8 5 .2‘5 307‘ ‘42,‘9‘t54 7‘,‘2‘o‘9 2‘9‘78‘ 85,485 76,357 "9,220 -20./ 44,952 50,244 3,293 4.8 20,345} 2,717 7,352 24.2 40,405 40,522 4,943 -I4.4 23,499 25,455 2,954 a.) 22,2290 27,5220 4,741) 34,5 2”,!” 224,875 ”.648 6.0 I|5,I03 ”4,99; ”3,894 21.3 77,0I8 I00,/32 23,7I3 20.8 “5,052 l34,425 I9,J7J 10.8 0,225 54,043 I4,8I8 33.9 22,723 34,948 I2,225 53.0 225,992 249,407 52,424 44.2 53,482 92,672 39,290 73.0 32,447 63,634 32,!87 122.4 220,834 ”7,542 4,707 4.2 47,452 54,982 22,530 24.3 29,405 39,390 9,985 34.0 24,374 34,224 23,250 54.4 23,740 22,725 0,955 45.2 7,907 22,438 4,732 59.8 2 422, 700 26 It 297 240 '2” I .3 369, N? 142,430 312 546 27.2 OIJL 994 I 214 200 360 266 4|.) 432227762; 4342' 275 :sfm $2 “02977: 239, 659‘ 291377 Tr 2422, is "”‘m,§7 W 2T0 222,774 292, 090 —1|,6/8 —23. 0 240,073 I60, 346 |4,27J 9.0 9|, 550 ”0,536 2'9,” 3|.) 2,499,000 2,999,743 30t,443 27.0 972,325 2,294,224 323,789 33.3 428,425 9:0,725 292,290 47.3 3|,27'a 44,227 22,939 4|.s 4,2I4 9,244 2,932 47.2 3,424 3,745 332 9.7 200,040 95,259 -4,802 «4.9 24,070 37,783 22,705 44.9 24,399 I9,447 5,244 34.4 Source: U. S. Census. 20—29, 55-64, 220 (‘I‘I 3.2 .. N2: . . 4.44 4 2 u. fi4 2" \ wa ,— '2 I ,4 (‘1 amma {24.2%. v r ..‘l Hfl. ,Orb ..rJh. . .mmmaiamma mmpam mmcmofiq mo hmnasz m¢m2m mCHmcmq 05» CH mxhwm 080m mafinozii.m2HHH mqm¢e 221 TABLE III—3.--Population forecasts by age-sex groups for the Lansing tri—county region. Ago Group 1980* 1985 1970 1975 1980 1C85 1990 Male Population 0—2 18)) 20880 238§,0 20810 30590 33570 38830 -9 10u‘1 18120 1 -10 21010 23150 "70 288'0 16-12 11625 18720 181819380 207 0 2.8/0 25960 15-19 12890 17850 23180 51270 28230 30920 33110 2 -22 11818 17750 25300 (051 32230 34500 3898 25-29 10198 10700 15320 1872 2M10 M1Llo 25550 30-32 9780 9730 9870 122150 15820 18110 20730 35-39 9397 9930 9830 9210 12270 15?0018280 20-22 8220 9270 9810 9820 9130 12120 12780 25-29 7829 3>80 9220 9580 9200 8830 11590 50-52 8803 7130 8030 9020 9170 8910 8380 55-59 8188 8350 7120 7500 8330 8580 8300 80-82 2825 5500 5570 8270 8880 7520 7700 85—89 3972 2100 2880 2810 518 5700 6220 70-72 2912 3170 3230 3780 3850 2250 2580 75-79 1919 2020 2220 2330 2700 2770 3200 80-82 1125 1320 1390 1800 1820 1010 1990 85 552 850 700 890 850 1000 1130 Total Male 128128 170278197110 220200 211700 270510 298170 Fonulo POpulation 0-2 18387 19785 22280 75170 '88 30 31720 32900 5-9 18208 17700 18110 20000 1818 25070 27280 10-12 13802 18520 17890 18220 19310 21570 22830 15-1913097 18000 23100 25280 27020 29020 31280 20—22 11878 15720 22380 28530 29580 31770 33750 25-29 5, 10 70 12230 18230 21 :10 23010 23700 30-32 9798 9720 10551 12770 18530 19130 20180 35-39 9727 10020 10020 10000 12880 18280 18770 20-22 8832 9810 10130 7820 10280 1222‘ 15800 25-29 7926 72 < a7>0 97f0 9810 9920 11220 *) _,_,) 8 ./f‘—- ,ljv , 5 .1, j 50- -52 7120 7850 8000 9090 9690 9320 9730 55— 59 8301 8780 7210 8270 9100 9280 8960 80- 82 5217 5920 8330 7090 7730 8880 8820 85- 69 2200 ’1850 5510 0000 8570 7280 8150 70-72 3827 3720 2110 2820 5190 5780 8380 55-78 2588 2870 2950 32 20 3870 2280 2750 -‘¢ 212 9 2-11 223 2 r” 2 0 221 Q? 04 l r) 1' .601 16’ )J0 555790 lY/R 3120(- U) 92.0 101-16 ll (U l 110 1560 l/ob l) )0 Total Female 150801 171955 56C 60 tleBO‘ 223110 26 8830 292280 Grand Total 298929 322225 9373 239730 287870 539100 590850 Employment 111200 119800 31000 127800 158800175700 193700 MSU Enrollment 17272 28582 22500 52500 80000 85000 7500 *Figures from 1960 Census BIBLIOGRAPHY 222 BIBLIOGRAPHY "A Brand New Home for $6,000," Changing Times (April, 1968), p- 39. Abrams, Charles. Man's Struggle for Shelter in an Urban- izing,World. Cambridge: Massachusetts Institute of Technology Press, 1966. Backler, Alan. "The Effects of Restrictive Zoning on Mobile Home Living in the Detroit Metropolitan Area." Unpublished Master's thesis, Department of Geography, University of Michigan, 1966. Bair, Frederick H. Jr. Mobile Homes and the General Housing Supply. Chicago: Mobile Homes Manufacturers Association, May, 1966. Barlowe, Raleigh. Land Resource Economics. Englewood Cliffs, New Jersey: Prentice-Hall, Inc., 1958. Bartley, Ernest R. and Frederick H. Bair, Jr. Mobile Home Parks and Comprehensive Community Planning. Public Administration Clearing Service, University of Florida, Studies in Public Administration No. 19. Gainsville, Florida: University of Florida, 1960. Berney, Robert E. and Arlyn J. Larson. "Micro-Analysis of Mobile Home Characteristics with Implications for Tax Policy," Land Economics, November, 1966. Candiano, Vincent. The Mobile Home Industry. New York: An Institutional Report for P. W. Brooks and Co., November, 1965. Cited by Margaret Drury, in "Some Social and Institutional Factors Relating to the Increased Utilization of Mobile Industrialized Housing During the Decade from 1955 to 1965." Un- published Master's thesis, Cornell University, Department of Housing and Design, 1967. Cohen, Morris. "The Coming Boom in Housing," Fortune (May, 1967), p. 137. Drury, Margaret. "Some Social and Institutional Factors Relating to the Increased Utilization of Mobile Industrialized Housing During the Decade from 1955 to 1965." Unpublished Master's thesis, Cornell University, Department of fbusing and Design, 1967. 223 22A Edwards, Carleton M. A Manufactured Homes Development for PittsfieldgTownship. By the author, 1967. . "A Survey of the Mobile Home Consumer," Trailer Topics Magazine. Chicago: Trailer TOpics Magazine, 1965, p. 3. . "Housing is Family's Largest Expense." Michigan State University, Agricultural Engineering Department, Information Series #197, 1967. (Mimeograph.) . Mobile Life Consumer Survey. New York: Davis Publications, Inc., 1965. . "Taxation and Mobile Homes," Mobile Home/Travel Trailer Dealer Magazine, April 5, 1966, p. 15 Elrick and Lavidge, Inc. Market Report #89igLansingJ Michigan. Chicago: Mobile Homes Manufacturers Association, 196“. Federal Housing Administration. Analysis of the Lansing, Michigan Housing Market. Washington, D. 0.: Federal Housing Administration, 1965. "Housing Starts vs. Mobile Home Shipments." Monthly Reports. Chicago: Marketing Information Associates. Jones, Leslie. Mobile Home Park Financing. Chicago: Mobile Homes Manufabturers Association, 1966. Marketing Information Associates. Market Report to Mobile Homes Manufacturers Association. Chicago: Marketing Information Associates, 1968. Meridian Charter Township, Ingham County, Michigan. "Recommended Mobile Home Park, Subdivision Ordinance." Haslett, Michigan: Meridian Charter Township. Michigan Department of Health. Mobile Home Parks in the Lansing SMSA: Number of Licensed Sites 1951-1968. Lagsing, Michigan: Michigan Department of Health, 19 8. Michigan Department of Public Health. Michigan Population Handbook, 1965. Lansing, Michigan: Department of Public Health, 1965. Minnesota, State of. Statutes, 196;J as Amended 0168,9114L subd. 8. Cited by Leigh Grosenick. "Municipal Regulation of Mobile Homes in Minnesota." Unpublished Plan B Master's Paper, Department of Public Adminis- tration, University of Minnesota, 1965. 225 Mobile Homes Manufacturers Association. 15th Annual Industry Review: 1966. Chicago: Mobile Homes Manufacturers Association, 1966. . 14th Annual IndustryiReport: 1965. Chicago: Mobile Homes Manufacturers Association, 1965. "Mobile Home Sales Show Increasing Market Vigor," Savings and Loan News (November, 1965), p. l. "Mobile Home Standards, Sign of a Maturing Industry," Automation in Housing. Reprint; Chicago: Mobile Homes Manufacturers Association. New Concepts in Low Cost Residential Housing. Pittsburgh: Jones & Laughlin Steel Corporation, 1967. New Housing System Concepts. Prepared by MHMA for the Office of Science and Technology, Executive Office of the President. Washington, D. C.: U. S. Govern- ment Printing Office, February, 1967. "One Housing Boom That Is Growing," U. S. News and World Report (March 11, 1968), p. 82. Philbrick, Allen. "Geographical Patterns of Gross Land Uses in Relation to Major Highways in the Southern Half of the Lower Peninsula of Michigan," Economic and Social Effects of Highway Improvements. Joint Research, Michigan State University Highway Traffic Safety Center, Michigan Department of Highways, U. S. Department of Commerce, Bureau of Public Roads. East Lansing, Michigan: Michigan State University Press, 1961. Randall, William J. Appraisal Guide for Mobile Home Parks. Chicago: Mobile Homes Manufacturers Association, 1966. Site Planning Kit. Chicago: Land Development Division, Mobile Home Manufacturers Association, 1967. "Some New Approaches to Industrialized Housing," Journal of Housing, no. 8 (1967), p. 432. "Stable Homes," Progressive Architecture (May, 1966), p. 187. State of Minnesota. Mobile Homes and the Mobile Home Industry. Report of the Highway Interim Commission. St. Paul, Minnesota: Consulting Services Corp., 1967. 226 Township of Farmington, Oakland County, Michigan. Zoning Ordinance, Sec. lHO9, Subsec. 3, "Trailercourts. Trailer Coach Association. The Investment Potential of Mobile Home Parks. Los Angeles: Trailer Coach Association, 1960. U. S. Bureau of Census. City and County Data Book, 1967. Waghington, D. C.: U. S. Government Printing Office, 19 7. . Current Population Report. Series P-25. Washington, D. C.: U. S. Government Printing Office, March, 1968. . 1950 and 1960 Current Population Rgports. Series P—25, No. 286 and No. 293. Washington, D. C.: U. S. Government Printing Office, 1961. . Mobility of Population of the United Stgtes, 1962. Washington, D. C.: U. S. Government Printing Office, 1963. Population Estimates. Series P-25, No. 381. Washington, D. C.: U. S. Government Printing Office, December 18, 1967. . Statistical Abstract of United States: 1965. Waggington, D. C.: U. S. Government Printing Office, 19 . Statistical Abstract of United States: 1968. Washington, D. C.: U. S. Government Printing Office, 1968. Summary of Population: 1960. Washington, D. C.: U. S. Government Printing Office, 1960. . U. S. Census of Housing: 1960. Washington, D. C. Government Printing Office, 1960. Wehrly, Max S. "The Evolution of the House Trailer," Urban Land (March, 1967), p. 5. "What the Construction Strike Means; Higher Housing Prices," Detroit Scope Magazine (May 11, 1968), p. 6. "Where Housing Market Has Lots of Life," Business Week (September 3, 1966), p. 150. 227 White, James L. "A Study of Mobile Homes, Their Tax Levy and Contributions to the Community with a Direct Relationship to Density." Unpublished Master's thesis, Department of Urban Planning, Wayne State University, 1965. White, James. "Mobile Homes vs. Non-Mobile Homes." Unpublished Master's thesis, Department of Urban Planning, Wayne State University, 1965. "Why U. Sé Housing Costs Too Much," Time (June 7, 1968, p. 9. IE5 "‘W‘jfiyujufllfiyfllll'li’llflm "