It is the intent of this article to provide
for manufactured home parks that have attractive, uncongested, well
laid out amenities and which provide high quality of life to their
residents. The Town of Lockport has historically and continues to
encourage the establishment of quality manufactured home parks within
the Town. The demand for manufactured homes (also referred to as "mobile
homes") can best be satisfied by the designation of manufactured home
parks specifically for the residential uses and amenities that would
normally be found in a residential neighborhood. Manufactured home
parks are a medium-density development typically located adjacent
to existing highways near supportive commercial or employment development,
and containing open space, recreation and other amenities, similar
to a cluster subdivision. It is the further intent of this article
to regulate "house trailer camps, tourist camps and house trailers"
pursuant to Town Law § 130, Subdivision 21.
No building, structure or lands within the Manufactured
Home Park (MHP) Use District shall be constructed, erected or used
for other than one of the following specified purposes:
[Amended 5-5-2010 by L.L. No. 2-2010]
The following uses may be permitted upon obtaining
a special use permit:
A.
Nursing homes and adult-care facilities.
B.
Fire halls, rescue squad, and public safety buildings.
C.
Public utilities, including poles, lines, distribution
transformers, pipes, meters and other facilities necessary for the
provision and maintenance of public utilities, including water, sewerage,
cable and satellite, communications and other utilities.
D.
Off-street parking, parking structures.
E.
Golf courses, private recreation centers.
Any of the following uses may be allowed as
accessory and clearly subordinate to the dwelling or principal structure:
A.
Area. The minimum area for any manufactured home park
shall be 10 acres. There shall be an identified lot for each mobile
home within the park, which shall be a minimum of 5,000 square feet
for each dwelling unit, except that corner lots shall be a minimum
of 6,000 square feet. Maximum density in a mobile home park shall
be eight units per acre of total development.
B.
Lot width. The minimum width for each mobile home
lot shall be 40 feet, except that for any mobile home unit greater
than 12 feet in width, the minimum lot width shall be 60 feet.
C.
Lot coverage. The lot coverage of a mobile home, together
with an expansion or accessory structure permitted thereto by this
chapter, shall not exceed 35% of the total mobile home lot area.
D.
Yard areas. No mobile home shall be located within
15 feet of another mobile home; provided, however, that with respect
to mobile homes parked end to end, the distance between mobile homes
so parked shall be no less than 10 feet.
E.
Height. No mobile home shall exceed 14 feet in height
nor shall any storage or other accessory structure permitted in this
chapter exceed the height of any mobile home which it serves, utilities,
television antennas and radio aerials exempted.
F.
Setback. The first lot structure or paved area, other
than access roads, within a mobile home park shall be located no less
than 75 feet from any public right-of-way.
G.
Mobile homes within the park shall be set back no
less than 20 feet from the right-of-way of any street, lane or driveway
as depicted on the approved site plan.
H.
No structure or paved area in the MHP District shall
be located closer than 50 feet to the lot line of an adjacent property
that is in the Agricultural or Residential Districts.
I.
Except for transient mobile homes permitted for two
weeks or less, no dwelling unit shall be located in the MHP District
which is less than eight feet in width and 40 feet in length.
A.
Location. Each mobile home lot shall be located on
a well-drained site to ensure rapid drainage and freedom from stagnant
pools of water.
B.
Markers for mobile home lots. Every mobile home lot
shall be clearly defined by markers posted and maintained in a conspicuous
place on each lot corresponding to the number of each lot as shown
on the site plan.
C.
Patio. A patio of 100 square feet shall be installed
for each mobile home. Said patio shall be constructed of concrete
and shall be no less than three inches thick.
D.
Garbage container. Each mobile home lot within the
park shall be provided with at least one tight-fitting, closed-top
garbage or trash container with disposal provided at a frequency to
assure it will not overflow.
E.
Parking. Each mobile home park shall provide for adequate
vehicle parking at the rate of two car spaces per mobile home lot,
either on each lot or in common parking areas within the park conveniently
located to the mobile home lot(s) served. All parking areas must be
paved.
F.
Maintenance. All improvements required for site plan
approval of a manufactured home park, regardless of whether an easement
has been granted to the Town, shall be maintained by the park owner
or management.
A.
Minimum width. The minimum street, lane or driveway
right-of-way on which an individual mobile home within a mobile home
park fronts shall be 40 feet in width. In cases where the street,
lane or driveway ends, a cul-de-sac with a minimum turning radius
of 100 feet shall be constructed.
B.
Surface. All streets, lanes and driveways shall be
surfaced and maintained for a width of 20 feet thereof with a durable
dustproof surface. The minimum material which meets these requirements
will be a two-shot bituminous treatment applied to a base of not less
than six inches of compacted bank gravel or equivalent.
C.
Access to public street. All streets, lanes or driveways
shall have an unobstructed access to a public street or highway. Driveway
entrances to a mobile home park from any public street or highway
shall conform to the current construction standards of the New York
State Department of Transportation.
A.
Water supply. Each mobile home lot shall be provided
with an adequate supply of public water as authorized by the Town
of Lockport, which shall be furnished to each lot in conformance with
all applicable laws, regulations, resolutions or ordinances. All water
lines shall be constructed frost-free.
B.
Sewerage facilities. All waste and wastewater from
a faucet, toilet, tub, shower, sink, slop sink, drain, washing machine,
garbage disposal unit or laundry from any mobile home lot or common
area within the mobile home park shall be collected and conveyed to
a public sewer system within the mobile home park which is installed
in accordance with regulation and specifications of the Town of Lockport.
Public areas of mobile home parks shall be adequately
lighted so as to permit safe movement of vehicles and pedestrians
at night.
Each mobile home park shall provide park and/or
playground space, specifically and exclusively for that purpose, at
a rate of 2,000 square feet per mobile home lot and a minimum of 20,000
square feet per park. Said park or playground shall at all times be
maintained in usable condition with all landscaping and green areas
kept trimmed and all equipment and amenities in clean, safe and attractive
condition by the park management; they shall not be Town facilities.
No structure shall be affixed to any mobile
home in a manufactured home park nor shall any accessory structure
be permitted on any manufactured home lot except those structures
as required by this chapter. The prohibition herein against any addition
or accessory to a manufactured home shall not apply to a canopy or
awning designed for use with a manufactured home, nor to any expansion
unit or accessory structure specifically manufactured for manufactured
homes.
It shall be the responsibility of the park management
to keep a register containing a record of all manufactured home owners
and occupants within the park.
A.
The register shall consist of the following information:
(1)
The name and address of the owner; the make, model,
dimensions, year and registration number of the mobile home; and last
place of location of each manufactured home.
(2)
The state where each manufactured home is registered.
(3)
The lot to which each manufactured home is assigned.
(4)
The date of arrival and departure of each manufactured
home.
B.
The mobile home park shall keep the register available
for inspection at all times by law enforcement officers, public health
officials, Town Building Inspectors and Assessors, and other officials
whose duties necessitate acquisition of the information contained
in the register.
C.
A copy of said register shall be submitted to the
Town Assessor of the Town of Lockport each year, current as of the
taxable status date (March 1) on or before April.
No building permit shall be issued or construction
begun on any permitted use in this district until detailed site plans
indicating compliance with the substantive provisions of this chapter
shall be submitted to the Planning Board and approved in accordance
with this chapter, relating to site plan approval.
No manufactured home shall be placed in a manufactured
home park until a building permit has been obtained from the Building
Inspector.
