Requirements applicable to manufactured homes
and manufactured home parks.
A. Permits required. No new MHP may be developed or sited
within the Town without obtaining necessary permits.
B. Location in manufactured home park required. No MH
shall be located within the Town on or after the effective date of
this article unless either the MH unit is located within an MHP and
that MHP is operating consistent with the provisions of this article
or the MH unit is located pursuant to this article.
C. Standards for manufactured home park development.
No new MHP may be developed within the Town unless it shall conform
to the following standards.
(1)
Permitted uses. The uses within any MHP are
to be determined by the provisions of this section, as well as the
conditions of the approval of any specific MHP project. The only permitted
uses within an MHP shall be:
(c)
A storage area for oversized recreational vehicles
or commercial vehicles of MHP residents only;
(d)
Uses accessory to an MH unit; and
(e)
An MHP maintenance facility.
(2)
General requirements.
(a)
The MHP shall conform in all respects to applicable
provisions of this chapter.
(b)
The MHP shall conform to the Town Official Highway
Map and to any comprehensive planning document or map as may be prepared
at the direction of the Town Board.
(c)
All MH lots shall be laid out to provide sufficient
buildable area.
(d)
In accordance with the State of New York Town
Law, each MH lot shall have direct frontage of at least 15 feet on
a public highway and provision for direct vehicular access to said
highway.
(e)
As far as is practical, natural features of
the property to be developed shall be preserved and enhanced.
(f)
Adequate buffering shall be established to mitigate
the impacts of visual and noise pollution to the satisfaction of the
Planning Board.
(g)
All lots shall be graded to provide positive
drainage of surface water from all points on the lot to a stormwater
disposal system or drainage channel. The elevation at any opening
into a habitable building shall be raised at least 18 inches from
the elevation of the point of inlet to the storm system, and a minimum
slope of 1% shall be maintained between the opening and the point
of inlet.
(h)
The applicant shall comply with all applicable
federal, state and local laws, rules and regulations, including but
not limited to the State Environmental Quality Review Act (SEQR),
freshwater wetlands permit regulations, the grading, watercourse area
management and floodplains management provisions contained herein,
and all other provisions of this article.
(i)
All restrictive covenants proposed by the applicant
shall be submitted to the Planning Board for the Board's information.
(j)
All streets and drainage systems shall be designed
and constructed in accordance with the Town of Colonie Highway Law
and Highway and Drainage Standards.
(k)
All water and sanitary sewer lines shall be
designed and installed in accordance with the Latham Water District
Standard Specifications for Water Distribution Systems and the rules
and regulations of the Pure Waters Department, respectively.
(l)
All streets shall be deeded in fee to the Town
of Colonie.
(m)
All streets shall be laid out to provide a convenient
system of traffic flow, without causing undue hardship to adjoining
properties. The street layout shall provide for the extension of existing
major streets and future access to adjoining undeveloped lands.
(n)
Lots adjacent to a major street shall be laid
out to avoid adverse effects due to traffic on the street. Protective
measures may include the provision of marginal access streets, driveway
backarounds or creation of deep lots with buffer strips.
(o)
Streets and lots should be laid out with consideration
to existing topography to minimize clearing and grading and to obtain
building sites at or above street grade where possible.
(p)
Blocks shall be laid out to avoid long or short
street runs which might hamper convenient traffic flow or emergency
access.
(q)
The applicant shall submit a drainage report
and stormwater management plan in accordance with the Town Highway
and Drainage Standards.
(3)
Minimum area. The minimum area requirements
for consideration for an MHP shall be five contiguous acres of land.
(4)
Ownership. The tract of land under application
for consideration for an MHP shall, upon approval for development
as an MHP, be owned or leased by a single person or entity or group.
An application must be filed by the owner or jointly by the owners,
or their agent(s), of all property included in the project.
(5)
Minimum number of units constituting an MHP.
No MHP shall be approved for less than 10 MH units.
(6)
Minimum MHP lot requirements. Each lot within
an MHP shall contain:
(a)
At least 10,000 square feet in area; and
(b)
Be a minimum of 75 feet wide at the building
setback line.
(7)
Buffer areas. Each MHP shall contain an area
around its perimeter at least 25 feet in width, which shall not be
built upon or used for parking and which shall not be included within
any area designated as an MH lot.
(8)
Utilities.
(a)
No MHP may be developed unless it is connected
to public sewers and public water.
(b)
All utilities must be placed underground, including
telecommunications.
(c)
Any device, such as communication dishes, shall
be landscaped in such a manner as to screen such devices.
(d)
No antennas may exceed 40 feet in height measured
from the ground after the device has been mounted.
(e)
Every MH lot shall have its utility connections
designed to have the shutoff connections near the street curb and
not under or at the MH unit or at the rear of the lot.
(9)
Refuse disposal and laundry. Centralized refuse
collection and laundry facility areas shall not be permitted within
MHPs.
(10)
Height limitations. No MH unit in an MHP shall
exceed 20 feet in height.
(11)
Stacking. No MH shall be placed or constructed
above another MH unit.
(12)
Parking.
(a)
Each MHP with an office must provide at least
five parking spaces for said office;
(b)
Three parking spaces must be provided for each
MH lot within the MHP; and
(c)
A parking space equals an area nine feet by
18 feet.
(13)
Miscellaneous amenities; playgrounds. Each MHP
shall provide such recreational space for its inhabitants as may be
required by the Planning Board.
(14)
Signs. No signs shall be permitted except those
provided for in the sign regulations of this chapter.
(15)
Snow removal. Each MHP must contain an area
or areas set aside for the disposal of snow during snow removal operations.
(16)
Architectural review control. Review and control
of the architecture is hereby reserved to the Planning Board for each
MH unit and all MHPs.
(17)
Manufactured home lot. Each MH unit located
within an MHP shall be placed on its own MH lot, which lot shall comply
with the following:
(a)
Each MH lot must be surveyed and have a metes
and bounds description developed for identification of the lot.
(b)
Each MH lot shall, at a minimum:
[1] Contain 10,000 square feet;
[2] Be 75 feet wide at the building
setback point;
[3] Contain three off-street paved
or gravel public parking spaces; and
[4] Contain a driveway from a street,
which driveway shall not exceed 20 feet in width.
(c)
All structures placed on said MH lot, accessory
and primary, must have a minimum:
[1] Front yard setback of 30 feet;
[2] Rear yard setback of 20 feet; and
[3] Side yard setback of 10 feet.
(d)
No MH lot shall be developed in such a manner
as to:
[1] Have any paved surface within 10
feet of the front yard with the exception of the driveway.
[2] Have any pavement within 10 feet
of the side yard lot lines.
[3] Contain less than 60% green space.
[4] Have hard surface areas, including
pavement, patios and all structure foundations, in excess of 40% of
its total lot area.
[5] Contain any accessory structure
not built on a concrete pad and which is less than 50 square feet
in size.
[6] Contain any structure for which
a permit has not been obtained from the Town of Colonie Building Department.
(e)
No MH unit shall be placed or maintained in
any new MHP developed under the provisions of this article unless
said unit:
[1] Does not exceed 20 feet in height
measured from grade level.
[2] If reasonably possible, has the
drawbar and running lights removed.
[3] Is installed upon a foundation
provided to support the MH unit, which foundation shall be constructed
to a depth of a minimum of 42 inches below grade.
[4] Is skirted with material and in
a manner approved by the Planning Board.
[5] Is anchored as required by the
New York State Uniform Fire Prevention and Building Code.
[6] Is connected to public sewers and
water.
[7] Has the location and quality of
its utility connections and their shutoffs approved.
[8] Contains, at a minimum, a kitchen
and a bathroom as defined by the New York State Uniform Fire Prevention
and Building Code.
[9] Displays the manufacturer's certification
label as required by federal regulation.
[10] Complies with the provisions of
1OA NYCRR 17 and the New York State Uniform Fire Prevention and Building
Code.
[11] Contains a minimum of 500 square
feet of living area.
[12] Has any fuel-oil tanks buried
and any propane tanks landscaped, screened or placed in a wooden shed.
[13] Has received a Town of Colonie
Building Department permit for any proposed additions to said MH unit
and said additions are constructed consistent with the provisions
of said permit. No living area additions or structural modifications
which are likely to preclude the MH unit from maintaining its mobile
nature or which may affect the structural integrity of the MH unit
shall be permitted.
The provisions of this article shall be primarily
administered and enforced by the PEDD and the Building Department,
which shall have the power to make necessary inspections.