A.
Regular housing situation. Single manufactured homes may be permitted
temporarily on a lot in the A-R and R Districts upon the issuance
of a temporary use permit by the Planning Board. In order to apply
for such a temporary use there must first be a valid zoning permit
issued for the erection of a residential dwelling on that lot and
the manufactured home unit must comply with the current construction
and safety standards set forth by the U.S. Department of Housing and
Urban Development. Such manufactured home shall be removed from the
lot upon expiration of the temporary use permit, or upon completion
of the dwelling, whichever condition comes first.
B.
Emergency housing situation. Single manufactured homes, mobile homes or recreational vehicles (RV) may be permitted as a temporary residence in any district upon the determination that an emergency housing situation exists. Such emergency housing situation shall be limited to either man-made or natural disasters (i.e., fire, flooding, hazardous material incidents, etc.) which rendered existing housing unit(s) uninhabitable. The location of such emergency housing is not limited to the site containing the uninhabitable housing unit(s). The Zoning Enforcement Officer may grant a nonrenewable temporary emergency housing permit for a period of time not exceeding 90 days. Any extension of an emergency housing permit past this initial ninety-day period shall only be granted by the Planning Board as set forth under § 182-48 of this chapter. Such manufactured home, mobile home or RV shall be removed from the lot upon expiration of the emergency housing permit.
C.
Single mobile home; replacement of existing unit.
(1)
An existing mobile home which is occupied as a one-family dwelling
on any lot in a R, A-R, C or PUD District may be replaced with another
mobile home, provided the following criteria are met:
(a)
The replacement mobile home unit shall be constructed in accordance
with regulations set forth in the Code of Federal Regulations (CFR),
Title 24, Housing and Urban Development, Chapter XX, Office of Assistant
Secretary for Housing-Federal Housing Commissioner, Department of
Housing and Urban Development, Part 3280, Manufactured Mobile Home
Construction and Safety Standards.
(b)
The location of the replacement mobile home shall not increase
the degree of nonconformity (other than unit size, square footage)
relative to the area requirements that exist with the current mobile
home.
(c)
The mobile home shall be installed in compliance with the NYS
Uniform Fire Prevention and Building Code.
Manufactured home parks may be permitted in the A-R and R Districts
upon the issuance of a special use permit, provided the following
standards and requirements are complied with:
A.
Size. The size of all manufactured home parks shall be a minimum
of 10 acres.
B.
Construction and safety standards. All manufactured homes within
the park shall comply with the current construction and safety standards
set forth by the U.S. Department of Housing and Urban Development.
C.
Layout and design.
(1)
Double access. All manufactured home parks containing 20 or more
units shall have access to a public highway at two points, with such
points being separated by at least 100 feet. This provision may be
waived by the Town Board if the applicant's proposal contains acceptable
alternatives for emergency access.
(2)
Buffer area. The site shall be located and laid out so that no manufactured
home is located within 300 feet of any adjacent public highway right-of-way
or within 100 feet of any other adjoining property line. Additional
buffer areas may be required by the Planning Board if deemed necessary
in order to avoid potential conflicts with existing or planned land
uses.
(3)
Sales area. Commercial areas may be provided for the display and
sales of manufacture homes within the confines of the manufactured
home park, except on the frontage established in the buffer area.
Model units shall only be placed upon individual lots, limited to
one unit per lot.
(4)
Other principal structures. A private conventional residence may
be located within the confines of the manufactured home park. Lot
location and minimum distances shall be fixed by the Town Board after
due consideration of each case.
(5)
Interior roadways. The layout of interior roadways, driveways, and
walkways shall be designed and maintained in such a manner as to provide
for safe, efficient and orderly vehicular and pedestrian traffic acceptable
to the Town Board. In addition, all interior roadways shall be clearly
identified by signs at each intersection. Such signs shall be acceptable
to the Town Board.
(6)
Roadway (or driveway) clear zone width. All roadways shall have a
minimum clear zone width of 40 feet which is completely clear of obstructions
to a height of 12 feet.
(7)
Roadway grades. The maximum roadway grade shall be 7%. Entrance gradients
shall be less than 3% for a distance of 75 feet from the edge of the
right-of-way of the public highway.
(8)
Minimum radius. The minimum radius of curvature for any street shall
be 75 feet.
(9)
Alignment. Roadways shall be laid out so as to intersect as nearly
as possible at right angles, and in no case shall any angle or intersection
be less than 75°. Roadways in four way intersections shall be
directly across from one another or offset a minimum of 125 feet.
(10)
Roadways. Roadway or driveway pavement shall be located in the
center of the roadway clear zone and shall be at least 20 feet wide.
If parking provision is made within the roadway clear zone such parking
shall be off the pavement and the clear zone shall be increased accordingly.
(11)
Parking. Two parking spaces shall be provided for each manufactured
home lot to meet the needs of occupants of the manufactured home park
and their guests without interference with normal movement of vehicular
or pedestrian traffic. Such parking may be in tandem. Each parking
space shall have minimum dimensions of at least 10 feet by 20 feet
per vehicle and shall have an all-weather surfacing.
(12)
Auxiliary parking. Auxiliary parking areas for motor vehicles
shall be provided at a ratio of one parking space to every five manufactured
home units. Additional auxiliary parking areas are to be provided
for parking trucks, maintenance equipment, boat trailers, utility
trailers, and similar such equipment and vehicles.
(13)
Manufactured home lot size. All lots shall be a minimum of 8,000
square feet exclusive of any common areas and shall have a minimum
dimension of 80 feet across the lot. No common areas such as buffer
areas, roadway clear zones, auxiliary parking lots, recreational areas,
service buildings and areas, sales areas, etc., shall be counted towards
required individual manufactured home lot areas.
(14)
Walkways. Walkways shall be laid out so as to connect service
buildings, dry yards, and storage lockers with roadways. Walkways
shall also provide access to recreation areas if such areas are not
located adjacent to a roadway. Each roadway shall have a walkway running
parallel to it, separated from the roadway by a minimum distance of
seven feet. Additional walkways may also be placed along the rear
of each lot. All walkways shall be a minimum of three feet wide and
thickness of four inches and shall be provided with joints so designed
as to minimize cracking. All walkways shall be made of concrete or
blacktop or other similar material approved by the Planning Board.
(15)
Recreation areas. Recreation areas shall be provided in central
locations at an amount equal to 10% of the total park area. Recreational
areas shall include playgrounds for children and separate areas for
more passive enjoyment by adults. The playgrounds shall be equipped
with play equipment for children under 10 years of age and should
be away from traffic.
(16)
Public telephone. If public telephones are provided within the
court, they shall be located directly adjacent to service buildings.
(17)
Mailboxes. Mailboxes shall be located in compliance with U.S.
Postal Service regulations and shall not be placed in any location
where they constitute a safety hazard to pedestrians or to vehicles.
(18)
Trees. All existing trees shall be preserved insofar as possible
in the design of the park.
D.
Siting of manufactured homes. Manufactured homes shall be so situated
within the manufactured home park in conformance with the following:
(1)
The following minimum distances shall be maintained when providing
specific locations of manufactured homes as related to each other
within the park:
(2)
In cases of irregularly shaped lots, the Town Board shall determine
the application of the above-listed provisions but in no case shall
any two manufactured homes be closer than 20 feet from one another.
(3)
No manufactured home shall be located less than 50 feet from any service or storage building other than approved accessory buildings located on and serving the specific manufactured home lot as set forth in Subsection E(12) of this section.
(4)
The minimum setback from the roadway line (clear zone rather than
pavement) shall be 15 feet. Minimum setback from all interior lot
lines shall be five feet.
(5)
The percent lot coverage for an individual manufactured home lot
shall be no greater than 25%.
(6)
The minimum distance between a manufactured home and a parking space
for motor vehicles shall be 10 feet.
(7)
No occupied travel or vacation trailer or other form of temporary
type living units shall be permitted in a manufactured home park.
(8)
Every manufactured home lot shall be clearly identified by a number
located on a sign or light post located on the lot.
E.
Required improvements.
(1)
Water and sewage system. Water supply and sewage treatment facilities
shall be installed and maintained in compliance with the requirements
of the New York State Health Department, Department of Environmental
Conservation and the Genesee County Health Department.
(2)
Underground utilities. Electrical systems, gas piping systems, cable
and telephone wires, and community and individual fuel storage shall
be installed underground and maintained in compliance with the NYS
Uniform Code.
(3)
Artificial lighting. Artificial lighting shall be provided from dusk
to dawn to illuminate walks, driveways, roadways and parking spaces
for the safe movement of pedestrians and vehicles. Specifically, roadway
lighting standards shall be provided as follows:
(a)
Overhead roadway lighting standards shall be placed no farther
than 100 feet apart, have a minimum clearance above the pavement of
12 feet and shall have a minimum capacity of 100 watts or as specified
by the Town Board.
(b)
Service buildings shall have sufficient exterior lighting fixtures
so as to properly illuminate entrances and drying yards connected
therewith.
(4)
Refuse disposal. It shall be the responsibility of the park owner
to insure that garbage and rubbish shall be collected and properly
disposed of outside the park as frequently as may be necessary to
insure that garbage receptacles do not overflow. This responsibility
shall include either the provision of garbage cans with tight fitting
covers to each unit or dumpsters which service a number of units.
Exterior property areas shall be maintained free from organic and
inorganic material that might become a health, incident or fire hazard.
Suitable screening shall be provided for all community refuse (dumpster)
areas.
(5)
Roadway paving. All roadways within the park shall be paved for a
minimum width of 20 feet in accordance with specifications acceptable
to the Town Board.
(6)
Parking area paving. Areas for motor vehicle parking and access driveways
shall be surfaced with asphalt or concrete.
(7)
Manufactured home lot. Each manufactured home lot shall contain a
manufactured home stand to provide adequate support for the placement
and tiedown of the manufactured home. The stand shall not heave, shift,
or settle unevenly under the weight of the manufactured home as a
result of any frost action, inadequate drainage, vibration or other
such forces. The material used in constructing the stand should be
durable and capable of supporting the expected load regardless of
the weather, and shall be constructed in compliance with the NYS Uniform
Fire Prevention and Building Code. In addition, the footings and the
load-carrying portion of the ground anchors shall extend below the
frost line.
(8)
Patios/decks. Manufactured home lots may be provided with patios
and/or decks. If installed, patios and/or decks may be covered and
shall conform to distance separations, lot setbacks and percent lot
coverage requirements, and shall not be enclosed (insect screening
is allowable).
(9)
Stormwater drainage. Manufactured home parks shall have adequate
facilities for drainage of surface and subsurface water. The entire
manufactured home park shall be graded to facilitate the safe and
efficient drainage of surface water and to permit no ponding areas
where water will stand for lengths of time so as to constitute a health
or other hazard. Drainage ditches shall be provided where necessary
to provide for the removal of surface drainage. Such ditches shall
be provided in such a way as not to constitute a hazard to pedestrians.
Gutters, culverts, catch basins, drain inlets, stormwater sewers or
other satisfactory drainage systems shall be utilized where deemed
necessary and shall be acceptable for a size specified by the Town
Board and the Genesee County Soil and Water Conservation District.
(10)
Landscaping. Each manufactured home lot shall be provided with
at least two shade trees with trunks not less than 1 1/2 inches
in diameter as measured three feet from the ground. Poplars, silver
or soft maples, box elders, catalpas, and horse chestnuts shall not
be planted. Shade trees shall also be planted at intervals of not
less than 50 feet within the buffer areas to the sides and rear of
the manufactured home court. Shade trees are recommended in the buffer
area between the public highway and the adjacent manufactured home
lots. Due regard shall be had to the obstructive qualities of limbs
and branches along manufactured home movement and accessways.
(11)
Service buildings. The developer shall be required to furnish
service buildings in conformance with the following:
(a)
Service buildings shall be located in such a way as to prohibit
primary access directly adjacent to a manufactured home lot.
(b)
Service buildings housing sanitation and laundry facilities
or any other facilities shall be permanent structures complying with
the NYS Uniform Code and the New York State Sanitary Code.
(c)
The service buildings shall be well lighted at all times from
dusk to dawn and shall be well ventilated with screened openings,
shall be constructed of such moisture proof material, including painted
woodwork, as shall permit repeated cleaning and washing, and be maintained
at a temperature of at least 68° F. during the period of October
1 to June 1. The floors of such buildings shall be of concrete and
supplied with drains.
(12)
Additional structures on manufactured home lots. Additional
structures on manufactured home lots are subject to the following:
(a)
No nonintegral structural addition or other accessory building
or structure in excess of 100 square feet shall be permitted on any
manufactured home lot.
(b)
Structural additions, accessory buildings, and awnings shall
conform to distance separations, lot setbacks and percent lot coverage
requirements.
(c)
Accessory buildings shall not be placed in front yards.
(13)
Manufactured home park owner obligations. In general, manufactured
home parks shall be properly maintained so as to insure the desirable
residential character of the property. Specifically, the following
shall apply:
(a)
Yard maintenance. Manufactured home parks shall be maintained
reasonably free from holes and excavations, sharp protrusions, and
other objects or conditions which might be a potential cause of personal
injury. Walks, steps, driveways and roadways that contain holes or
tripping hazards shall be filled, repaired, or replaced as the need
indicates. Trees or limbs of trees that constitute a hazard shall
be removed. Snow removal is the responsibility of the manufactured
home park owner.
(b)
Noxious weeds. Ragweed and other noxious weeds considered detrimental
to health such as a poison ivy or poison sumac shall be completely
eliminated from all areas of the manufactured home park. Open areas
shall be maintained free of heavy undergrowths of any description.
(c)
Accessory structures. All accessory buildings or structures
shall be kept in good repair, free from health, fire and accident
hazards. They shall be of durable construction and appropriate for
intended use and location, exterior wood surface of all structures
that are not inherently resistant to deterioration shall be periodically
treated with a protective coating or paint or other suitable preservative.
(d)
Gravel areas. All areas surfaced with gravel shall be kept clear
of all forms of vegetation.
(e)
Infestation. Grounds and structures shall be maintained free
of insect, vermin, and rodent harborage and infestation. Methods used
for purposes of extermination shall conform with generally accepted
practice.
(f)
Skirts. Skirts for individual manufactured homes are required
and shall conform to the New York State Uniform Fire Prevention and
Building Code. Such skirting shall be installed within 30 days of
the installation of the manufactured home and must be maintained.
(14)
Manufactured home park plans and registration of manufactured
home park occupants. It shall be the duty of each manufactured home
park owner/operator to keep a register containing a record of all
manufactured home owners and occupants located within the park. This
register shall contain the following:
