The purpose of the Mobile Home Park Zone is
to provide an area in which concentrated development utilizing mobile
homes may occur to encourage alternative and less costly housing accommodations
in the Town.
A minimum tract of at least five acres is required
for a mobile home park.
Only the following buildings or uses are permitted
as a matter of right in a Mobile Home Park Zone:
B.
Not more than one one-family dwelling (other than
a mobile home) to be occupied by no more than one family.
C.
Publicly owned park or playground including accessory
buildings and improvements.
D.
Any municipal or public utility purpose necessary
to the maintenance of utility services except that substations and
similar structures shall be subject to the same setback requirements
as apply to residences in the zone in which the substations or similar
structures are constructed.
E.
Day-care homes, family day-care homes and group family
day-care homes.
F.
Community residence.
The following uses are permitted in a Mobile
Home Park Zone, but only upon receipt of a special permit for same
from the Planning Board in accordance with the procedures set forth
in this chapter:
A.
Child day-care center.
The following accessory buildings or uses are
permitted as of right in a Mobile Home Park Zone:
A.
Automobile parking and garages, subject to the further
requirements of this article.
B.
Structures and open land for recreation, intended
for use by the residents of the mobile home park.
C.
Such areas and structures as may be necessary for
housekeeping activities, such as a common laundry or garden plots.
The use of any such area or structure may be limited to residents
of the mobile home park.
D.
Storage buildings for storage of belongings of the
residents of the mobile home park.
E.
Maintenance buildings, storage buildings, and one
central office building, all of which must be utilized solely in connection
with the operation of the mobile home park.
F.
Community building for use by the residents of the
mobile home park and their guests.
G.
The keeping of household pets in a dwelling unit or
other location adjacent to or accessory to a dwelling unit (e.g.,
outside doghouse, etc.) provided that no more than three household
pets shall be kept outside of dwelling units unless a greater number
is authorized by special approval of the Zoning Board of Appeals.
H.
Home occupations, subject to the limitations on home occupations set forth in § 270-219.2.
[Added 2-12-2007 by L.L. No. 1-2007]
[1]
Editor's Note: Former § 270-92,
Accessory buildings and uses authorized by special approval only,
was repealed 2-12-2007 by L.L. No. 1-2007.
In Mobile Home Park Zones the following height
restrictions shall apply:
A.
No mobile home or one-family dwelling shall be erected,
altered, or extended to exceed 38 feet in height from the lowest interior
grade or 36 feet in height from the lowest exterior grade, whichever
is lower.
B.
No other building shall be erected, altered, or extended
to exceed 15 feet in height from the lowest exterior grade.
C.
No structure other than a building shall be erected,
altered, or extended to exceed 30 feet in height from the lowest exterior
grade.
In Mobile Home Park Zones the following yard
regulations shall apply:
A.
Mobile homes shall have the following minimum yard
sizes:
(1)
Front yard: If on a public road, not less 20 feet
in depth from the highway right-of-way line; if on an interior private
road at least 20 feet in depth from the edge of such road if paved,
and if not paved, at least 25 feet from the edge of the traveled way.
(2)
Rear yard: Not less than 10 feet in depth.
(3)
Side yards: Each not less than 10 feet in width.
B.
A one-family dwelling and accessory buildings related
to the one-family dwelling, shall be subject to the minimum yard sizes
set forth in the High Density Residential Zone unless adjacent to
a mobile home, in which event the size of the yard adjacent to the
mobile home shall be reduced to the minimum yard size required for
a mobile home above.
C.
In Mobile Home Park Zones accessory buildings may
occupy any open space beyond the minimum yards set forth above.
D.
Notwithstanding the foregoing, any special yard requirements
for specific uses or buildings set forth elsewhere in this chapter
shall, if more restrictive, supersede the above yard provisions.
The maximum building area shall not exceed 40% of the gross area of the mobile home park. Projections described in § 270-224 are not to be included in computing the percentage.
Each mobile home lot shall have a minimum lot
area of 5,000 square feet The arrangement of lots in the park shall
facilitate the efficient development of land and permit the convenient
access of emergency vehicles.
Mobile home parks shall be subject to the following
special requirements:
A.
Stand location. The location of the mobile home stand
on each lot shall be identified on the site plan.
B.
Anchors. The mobile home stand shall be provided with
anchors and other fixtures capable of securing and stabilizing the
mobile home. These anchors shall be placed at least at each corner
of the mobile home stand.
C.
Skirting. Each mobile home owner, within 30 days after
the arrival of the mobile home in the park, shall be required to enclose
the bottom space between the edge of the mobile home and the mobile
home stand with a skirt of metal, wood or other suitable material.
This skirt shall be properly ventilated and securely attached to the
mobile home.
E.
Buffer yards. A buffer yard at least 50 feet wide
shall be provided around the perimeter of the mobile home park. No
structures are permitted in the buffer yard and the Planning Board
may require that suitable landscaping be provided in order to effectively
screen the mobile home park from adjacent properties. Parking spaces
are not permitted in the buffer yards.
F.
Access drives and walkways. Access drives shall be
paved with blacktop, concrete, or other solid material. Driveways
and walkways shall provide safe access, egress, and traffic circulation
within the site. The placement, size, and arrangement of access to
public ways shall be subject to the approval of the appropriate highway
authority. Where the density of population or school bus routes make
it necessary, sidewalks and bus shelters may be required.
G.
Open space and recreation areas. The mobile home park
owner shall provide recreation areas on the premises, including but
not limited to, play areas. The Planning Board shall review and approve
all such areas. Ten percent (10%) of the gross lot area of the mobile
home park, exclusive of the area reserved for buffer yards, shall
be permanently maintained as open space.
H.
Storage space. The mobile home park owner shall provide
storage space in convenient locations for each mobile home lot. This
storage space shall be contained in an enclosed and secure structure.
Several storage structures may be located in a common building. The
minimum dimensions of storage space per lot shall be eight feet high,
eight feet deep, and four feet wide.
I.
Screening of waste and refuse. One or more common
areas shall be provided for the disposal of waste, refuse and recyclables.
These areas shall contain secure bins of a suitable size. These areas
shall be screened from public view by shrubbery or a fence.
K.
Operating permits. An operating permit shall be required
for all mobile home parks. This permit shall be renewable annually.
The Code Enforcement Officer shall make periodic inspections of the
mobile home park to determine whether such park is in compliance with
the terms and conditions of the permit, the Zoning Ordinance and the
site plan approval. The fee for the operating permit shall be set
from time to time by Town Board resolution.
[Amended 12-7-2009 by L.L. No. 27-2009[2]]
[2]
Editor’s Note: This local law also provided for an effective
date of 1-1-2010.
L.
Building permits. Notwithstanding any other provision
of this chapter of the Building Code, a building permit shall be required
for each mobile home and/or structure to be sited or constructed.
No building permit shall be issued for a structure
in a Mobile Home Park Zone unless the proposed structure is in accordance
with a site plan approved by the Planning Board and, if required,
by the Tompkins County Health Department. No subdivision of a mobile
home park site plan is permitted without approval of the Town Board,
following Planning Board review. No alteration, amendment or change
in a mobile home park site plan is permitted without approval of the
Planning Board.
