[Added 5-3-2011 by L.L. No. 17-2011]
It shall be unlawful to locate, use or maintain a mobile home as a temporary residence on residentially-zoned or residentially-utilized property except as permitted in this article.
(1) 
As long as no hazard or nuisance is created, the owner or person-in-charge of property used as a one or two family home may place no more than one (1) mobile home in the case of a one-family, and no more than two (2) mobile homes in a two-family, on the same lot as the main building for use as temporary residences, if the main building on the lot is uninhabitable in the judgment of the Director of Engineering Services and has been placarded due to fire or other casualty rendering it uninhabitable. The main dwelling must have been lawfully in use and must have been residentially occupied as a one or two family home immediately before becoming uninhabitable. In a two-family home, only one of the two dwelling units must have been residentially occupied immediately prior to the casualty. In such case only one (1) mobile home will be permitted on the lot. For the purpose of this section only, main buildings containing accessory apartments for which accessory apartment permits are current and valid shall be treated the same as legal two-family homes.
(2) 
Burden of proof. The owner or person-in-charge of the property shall bear the burden of establishing the loss or casualty and occupancy of the building to the satisfaction of the Director of Engineering Services.
The owner or person-in-charge of property shall register a mobile home being used as a temporary residence with the Director of Engineering Services within ten (10) days of locating the mobile home on the lot. Failure to register the mobile home shall be deemed a violation of this chapter.
(A) 
It shall be unlawful to keep, use or maintain a mobile home as a temporary residence for more than one hundred and eighty (180) days without the prior approval of the Director of Engineering Services.
(B) 
A mobile home may remain beyond one hundred eighty (180) days upon good cause shown if, in the judgement of the Director, work has been started and the delay, if any, is not under the control of or due to the actions of the property owner, person-in-charge of or having an interest in the property.
The Director of Engineering Services may condition or restrict the placement, location and maintenance of temporary residences as is necessary or advisable to safeguard life or property in the judgment of the Director. The Director shall consider the intended use of the mobile home, the function or use of the area within the lot where placement is requested, the impact if any on public health and safety, and other reasonable factors warranted by the circumstances.
Any mobile home used as a temporary residence shall be located and maintained so that it can be occupied safely without endangering life or property, or the public health and welfare, and shall comply with the following standards. The Director of Engineering Services may modify or waive a standard, in whole or in part, or condition the location and placement of a mobile home on compliance with other requirements, as in the judgement of the Director is necessary to maintain safety or alleviate a possible hazard. Failure to comply with any one of the following requirements shall be deemed a violation of this Chapter.
(A) 
HUD Certification. A valid manufacturer's label shall be permanently affixed to the unit.
(B) 
Snow Load Certification. The mobile home shall be certified to sustain the appropriate snow load for the region.
(C) 
Location. A mobile home used as temporary residence shall be placed as close to the exiting sanitary waste facilities as possible, but in no event shall it be located within ten (10) feet of the main residence or within six (6) feet of an accessory building or structure. A mobile home shall not be located or maintained on any sidewalk, street, roadway or public right-of-way.
(D) 
Installation and maintenance. Mobile homes used as temporary residences shall be located, installed and maintained in accordance with the Residence Code of the State of New York and the National Fire Association Standard 501.
(E) 
Anchoring. The temporary residence shall be anchored to the ground in accordance with manufacturer's specifications and in conformance with state, county and local standards.
(F) 
Landing and stairs. Landings, stairs and railings shall be installed and securely fastened at all exterior doors and shall comply with all federal, state, and local requirements.
(G) 
Electrical. The electrical connection shall comply with all state, county and local, codes and regulations.
(H) 
Water. The water connection shall be made using piping approved by all state, county and local codes and regulations for drinking water and shall be protected from physical damage and freezing.
(I) 
Waste. The sanitary waste system shall be connected to the existing sanitary system located on the property in compliance with all applicable laws, rules and regulations. The piping shall be so braced and supported to prevent sagging and shall be protected from physical damage and freezing.
(J) 
Good repair. Mobile homes used as temporary residences shall be kept in good repair and shall be safe for habitation.
(K) 
Any other condition or restriction established by the Director of Engineering Services.
Any mobile home placed, located or maintained on a sidewalk, street, roadway or public right-of-way shall be deemed abandoned and a nuisance and hazard to the general public, and the code officer shall be authorized to impound such units with or without notice to the owner or person-in-charge of the property, who shall be liable to the Town for the costs of disconnecting and removing the mobile home, transportation, storage at a cost of fifty ($50) dollars a day or part thereof, and other direct and incidental expenses, including an administrative fee equal to twenty-five (25%) percent of the total cost of the removal process. Said administrative fee is intended to reimburse the Town for the time expended by its employees in disconnecting and removing the mobile home, transportation, storage, notifying the appropriate party, certifying the amounts due to the Town and taking other action in furtherance of this section.
(A) 
Mobile homes used as temporary residences shall be removed no later than ten (10) days of the issuance of a certificate of completion, certificate of occupancy or other final approval evidencing that the repair or replacement work resulting from the casualty has been completed to state and local standards, and the main building is habitable. Failure to remove the mobile home shall be deemed a violation of this chapter.
(B) 
In the judgment of the Director of Engineering Services, the owner or person-in-charge of property may retain a mobile home on the lot beyond ten (10) days, if actions to remove the mobile home have been started and the delay, if any, is not under the control of or due to the conduct of the property owner, person-in-charge of or having an interest in the property.
(C) 
No mobile home shall be in place for a period of time greater than approved by the Director of Engineering Services. Any mobile home not so removed shall be deemed to be in violation of this chapter and shall be removed by the town, upon reasonable notice, and the costs of disconnecting and removing the mobile home from the property, transportation, storage at a cost of fifty ($50) dollars a day or part thereof, and other direct and incidental expenses, including an administrative fee equal to twenty-five (25%) percent of the total cost of the removal process shall be borne by the owner or person-in-charge of the property. Said administrative fee is intended to reimburse the Town for the time expended by its employees in disconnecting and removing the mobile home, transportation, storage, notifying the appropriate party, certifying the amounts due to the Town and taking other actions in furtherance of this chapter.
Permission to place a mobile home for use as a temporary residence may be revoked by the Director of Engineering Services and upon reasonable notice, the mobile home removed from the lot, transported and stored at the direction of the Director at the sole cost and expense of the owner or person-in-charge of the property, under the following circumstances:
(A) 
If it is found by the code officer that work has not commenced after a reasonable period of time or has been started but unreasonably delayed, due in whole or in part to the actions of the property owner, person-in-charge of or having an interest in the property; or
(B) 
One or more of the conditions or restrictions established for the placement of a mobile home have been violated by the property owner or person-in-charge of the property, or there has been a violation of any provision of this chapter.
Any person who fails, neglects or refuses to remove a mobile home after permission has been revoked shall be deemed to be in violation of this chapter.