It is the purpose of this chapter to promote the health, safety and general welfare of the community and to protect and preserve the property of the Town of Riga and its inhabitants by regulating mobile home parks in the Town of Riga, in accordance with the Town Law.
As used in this chapter, the following terms shall have the meanings indicated:
MOBILE HOME A detached single-family dwelling unit with any or all of the following characteristics: manufactured as a relocatable dwelling unit intended for year-round occupancy and for installation on a site without a basement or permanent foundation; designed to be transported after manufacture on its own chassis and connected to utilities after placement on a mobile home stand; designed to be installed as a single-wide or double-wide unit with only incidental unpacking and assembly; and/or designed and manufactured as the type of unit which would require, after January 15, 1974, a seal as provided for in the New York State Code for Construction and Installation of Mobile Homes. For the purposes of this chapter, dwelling units which are prebuilt in two parts and transported to and assembled on a permanent foundation are not considered "mobile homes."
MOBILE HOME LOT A lot or site within a mobile home park on which not more than one mobile home may be placed. Said lot shall conform to all dimensional requirements set forth elsewhere within this chapter.
MOBILE HOME PARK A contiguous parcel of land under one ownership or management used or designed to be used for the location of more than one mobile home.
MOBILE HOME STAND Includes any concrete slab, piers, tie-downs or other anchoring devices, walkways, utility connections or other permanent fixtures of the mobile home lot. The "mobile home stand" shall conform to all applicable requirements of the New York State Uniform Fire Prevention and Building Code.
PARK OCCUPANT Any person who shall occupy a mobile home within the boundaries of a mobile home park.
PARK OPERATOR The person to whom a mobile home park permit or permit is issued or his representative on the premises of the mobile home park.
PERSON An individual, trustee, executor, other fiduciary, corporation, firm, partnership, association, organization or other entity acting as a unit.
ZONING ENFORCEMENT OFFICER The enforcement official designated by the Town Board to administer and enforce the provisions of this chapter. In the absence of any other legislation specifically designating such individual, said position shall be held by the Building Inspector.
As of the effective date of this chapter, all new mobile home parks and mobile homes located in the Town of Riga shall conform to the following regulations. Any mobile home parks or mobile homes existing at the time this chapter became effective may continue and will be issued a
permit subject to the provisions of §
62-6. Any additions or extensions to existing mobile home parks shall be subject to the same regulations and requirements as new mobile home parks. Those regulations which apply to county sanitary and state and local building and fire code regulations shall apply to all existing mobile homes and parks, as well as to new mobile homes and parks or additions thereto.
A. No new mobile homes shall be situated in the Town of Riga unless as part of a mobile home park, except as specifically permitted by this section.
B. Mobile home parks shall meet all the requirements of the New York State Uniform Fire Prevention and Building Code, the County Health and Sanitary Codes.
C. Each mobile home placed within a mobile home park shall have a minimum floor area of 600 square feet.
D. The display and commercial sale of mobile homes shall not be permitted within a mobile home park.
E. Dimensional requirements.
(1) A mobile home park shall contain a minimum of 10 acres.
(2) The minimum width of any mobile home park shall not be less than 500 feet.
(3) The minimum width of each mobile home lot shall be 60 feet, with a minimum depth of 100 feet. The minimum width of each corner lot shall be 70 feet.
(4) The density of development in a mobile home park shall not exceed 5.5 units per gross acre.
(5) No individual mobile home lot line shall be closer than 60 feet from any arterial or collector highway. All mobile homes and any attachment thereto shall have a front setback of at least 20 feet from any interior project road and minimum side and rear setbacks of 10 feet.
(6) No mobile home shall be nearer than 20 feet to any park boundary nor further than 30 feet from a park street.
(7) The boundaries of the park shall be clearly delimited by suitable permanent markers for reference by the occupants and the Zoning Enforcement Officer. The park operator is responsible for prompt replacement of damaged or lost markers.
F. Street, parking and walkway requirements.
(1) Road construction. Construction specifications and design standards for interior roads within mobile home parks shall be approved by the Planning Board. Park roads are intended to be dedicated to and maintained by the public, and construction specifications and right-of-way requirements as specified by the Town of Riga shall prevail. In addition, street names shall be prominently displayed at each intersection, and the number of each mobile home lot shall be clearly visible from the road.
(2) Parking. Two off-street parking spaces shall be provided for each mobile home site. Such spaces shall be located on the individual lot; and, in addition, supplemental parking for visitors shall be provided throughout the park, grouped in nearby locations to serve several mobile home sites. The minimum number of such parking spaces shall be one for every two mobile homes within the park.
(3) Auxiliary vehicle storage. A storage building for travel trailers, campers, snowmobiles and similarly auxiliary vehicles shall be provided for the use of the park residents. No auxiliary vehicle may be parked or stored on a mobile home site, parking area, driveway or roadway.
(4) Park entrance roads. Mobile home parks shall provide for a minimum of two independent connections with existing public streets. Such connections shall be designed to allow continuous access to the park, even if one connection is closed. Park entrance roads shall meet all construction requirements and design specifications of the Town of Riga.
(5) Mobile home lots adjacent to park entrance. No mobile home lot shall be located closer than 50 feet to the intersection of a park entrance road or any public highway. No private mobile home driveway shall have a direct connection with any preexisting public road.
(6) Sidewalks. Hard-surfaced stable-base individual walks shall be constructed to each mobile home stand from a street, driveway or parking space connected to a street. Common walks shall be provided in areas where pedestrian traffic is concentrated or special hazards exist, such as at the entrance to the park, along major roads and to the office and other important facilities.
(7) Prior to issuing a permit for a mobile home park, the site plan shall be reviewed and approved by the Fire Chief or Fire Marshal in order to ensure accessibility for emergency vehicles.
G. Foundation and anchoring.
(1) Each mobile home shall be installed on a wire-mesh-reinforced concrete slab, at least four inches thick, which extends to at least the periphery of the mobile home.
(2) Each mobile home shall have support and anchoring systems which, when properly designed and installed, will resist overturning and lateral movement (sliding) from windstorms. Adequate tie-down facilities shall be constructed and located in accordance with the New York State Uniform Fire Prevention and Building Code but shall at least include anchors and tie-downs, such as cast-in-place concrete dead-men eyelets embedded in the concrete runways. Skirting shall completely enclose the base of all mobile homes within a park. Such skirting shall be similar in character to the material used in the mobile home.
H. Utility and service requirements.
(1) All areas of a mobile home park shall be graded in a manner so that there will be no poorly drained areas. Grading shall not obstruct the natural drainage of surrounding properties.
(2) All mobile home parks shall be connected to an adequate public water and public sewer system.
(3) The storage and collection of garbage and refuse within each mobile home park shall be conducted so as to create no health hazards, rodent harborage, insect breeding area, fire hazards or air pollution. All garbage shall be stored in flytight, rodentproof containers.
(4) Each park street shall be well marked in the daytime and lighted from dusk to daylight. Signs shall be posted denoting the names of the streets within the park, and the number of each mobile home lot shall be indicated as well.
(5) All entrances and exits from a mobile home park shall be well marked and shall be arranged so that no traffic hazard is created.
(6) A sufficient supply of water shall be provided to each mobile home.
(7) The electrical and other utility lines shall be buried and shall conform to all local and state health and safety regulations.
(8) All fuel systems shall be installed and maintained in accordance with all applicable codes and regulations governing the same. If a gas line is available, connection shall be required.
(9) The sewer system shall be installed and maintained in accordance with all applicable codes and regulations governing the same.
I. Supplementary regulations.
(1) At least 10% of the gross land area of any new mobile home park shall be used for recreation and/or open space uses. Maintenance of said area shall be the responsibility of the park operator. The allocation of the recreational or open space usage is at the discretion of the Planning Board.
(2) The outer boundaries of a mobile home park shall contain a buffer zone. This buffer zone shall be composed of a green strip, not less than 20 feet in depth, located along all park boundaries. The buffer zone shall contain natural growth or screen plantings or a combination thereof, which shall be effective to a height of six feet. The Town Board shall approve the type, size and density of the screening so as to accomplish the stated purpose thereof in a reasonable period of time allowing for growth. The buffer zone shall have no other use other than a footwalk or bicyclepath. It shall be maintained in a neat and attractive condition by the park owner.
(3) Landscaping shall be provided by the park operator to ensure an attractive setting for mobile homes. All exposed ground area of a park unit shall be seeded with grass. Bushes or other vegetation may also be planted. The park owner shall maintain or require that the occupant shall maintain these in a neat and attractive condition.
(4) Each mobile home shall be provided with a patio not less than 10 feet in width and 200 square feet in area. The patio shall be constructed with sufficient base material to ensure stability and surfaced with paving stones, reinforced concrete or similar material. In addition, entrance steps as needed shall be installed at all doors leading to the inside of the mobile home. Such steps shall be constructed of weather-resistant and permanent materials and shall be equipped with a handrail adequate to provide support for users. Step design is to be in accordance with the provisions of the Uniform Fire Prevention and Building Code.
(5) The mobile home park operator shall provide each site with a paved concrete slab for the purpose of erecting an accessory storage building. Such building shall not exceed 100 square feet in area and shall be of a design and materials to be approved at the time of the initial application for a park permit. Locations for such buildings shall be identified on sketch plans submitted with the permit application. No such building shall be placed on the front half of any mobile home lot. No other permanent structures shall be erected or attached to any mobile home without the additional specific permission of the Town Board.
(6) If community facilities, such as laundry rooms, swimming pools, meeting rooms and recreation buildings, are to be provided as part of the park, plans indicating design, landscaping, parking and circulation and provisions for adequate supervision and management of such facilities shall be included as part of the application for a permit.
(7) All mobile home park roads, lots and facilities shall be furnished with adequate lights to ensure the safe movement of vehicles and pedestrians at night.
(8) Property used for a mobile home park shall be adequately drained, of ample size and free from heavy or dense growth of brush or weeds. The surface shall be properly graded so as to ensure rapid drainage during and following rainfall and shall at all times be so drained as to be free from stagnant pools. The drainage from the site shall be handled in such a way that the town can be assured that there will not be an increase in the rate of runoff leaving the site. Downstream impacts and necessary mitigation measures should be considered.
Existing mobile home parks shall comply with all of the conditions listed in this chapter, except for the following:
A. Existing mobile home parks shall submit an application for a mobile home park
permit, as specified in §
62-3B, and said application shall include a site plan, as specified in §
62-3B(2); but the provisions of §
62-3C and
D, as to the review and granting of new park permits, shall not apply.
B. Section
62-4C shall not apply, except to any new placements of mobile homes within the park, which would be required to conform.
C. Section
62-3F(2)(a) shall apply; and, in addition, the operator shall be responsible for snow removal over the full width of the roadway, and no snow or any other obstruction, except for parked vehicles, shall encroach upon the roadway. In no event shall the clear passageway be less than 12 feet, including any vehicles that may be parked along the road; and in no event shall a clear turning radius of less than 38 feet be maintained at any corners or intersections.
E. Section
62-4E(5) and
(6) shall not apply to any existing placements within the park, but any new placements of mobile homes would be required to conform.
G. Section
62-4G(1) shall not apply to any existing placements within the park, but any new placements of mobile homes would be required to conform.
H. Section
62-4H(2) shall not apply to any existing mobile home parks, but all existing mobile home parks shall have an adequate sanitary sewage disposal system as approved by the Monroe County Department of Health.
I. Section
62-4H(7) shall not apply only insofar as it requires burial of electrical and other utility lines.
K. Section
62-4I(4) and
(5) shall not apply to any existing placements within the park, but any new placements of mobile homes would be required to conform.
Any person committing an offense against any provision of this chapter shall, upon conviction, be guilty of a violation, pursuant to the Penal Law of the State of New York, punishable by a fine not exceeding $250 or by imprisonment for a term not exceeding 15 days, or by both such fine and imprisonment. The continuation of an offense shall constitute, for each day that the offense is continued, a separate and distinct violation.