The size of all mobile home parks shall be a minimum of 10 acres
and a maximum of 100 acres, provided that the location and construction
of such park is reviewed by the Planning Board.
[Amended 3-10-1988 by L.L. No. 1-1988; 4-23-2009 by L.L. No. 1-2009]
A. Double access. All mobile home parks containing 20 or more mobile
home lots shall have access from two points along a single public
street or highway, or, if bordering on two streets, there shall be
at least one access for each street, such access points being separated
by at least 100 feet.
B. Public highway frontage. Each mobile home park shall have frontage
on an existing public highway equal to not less than 80% of the maximum
dimension of the park measured parallel to such highway. In the event
that a park is located at the intersection of two public highways,
this frontage is applicable to one of the highways, and the frontage
on the second shall be equal to at least 35% of the maximum dimension
of the court as measured parallel to the second highway.
C. Block lengths. The layout of interior roadways shall be such that
no block is longer than 500 feet; provided, however, that this may
be extended to 750 feet if an interior walkway is provided for pedestrian
access across the center block.
D. Street widths. All streets shall have a minimum paved width of 20
feet which is completely clear of obstructions to a height of 12 feet
and at such width shall exclude any parking.
E. Street grades. The maximum street grades 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.
F. Minimum radius. The minimum radius of curvature for any street shall
be 30 feet from inside the curbline.
G. Alignment. Streets shall be laid out so as to intersect as nearly
as possible at right angles, and in no case shall any angle of intersection
be less than 75°.
H. Driveway parking areas. If parking provision is made along the driveway, such parking area may be off the pavement (street width) and shall conform to the requirements of § 106-18 of Chapter
106, Zoning. If parking provision is made in parking areas for three
or more vehicles in nodes through the park, such areas shall be located
off the pavement and in such manner as not to encroach upon the area
considered to be the mobile home lot. Provision shall be made for
the parking of two motor vehicles for each mobile home lot and be
located either on that lot or adjacent thereto.
I. Auxiliary parking. Central auxiliary parking areas shall be provided
at a ratio of 100 square feet per mobile home. Such areas shall be
screened from lots and public highways by a coniferous hedge or other
effective vegetation. Auxiliary parking areas are to be provided for
parking trucks, maintenance equipment, boat trailers, utility trailers,
incapacitated or unregistered vehicles and similar such equipment
and vehicles.
J. Mobile home lot size. All lots within a mobile home park shall be
a minimum of 9,600 square feet with the exception of corner lots,
which shall be a minimum of 12,000 square feet. Except as otherwise
stated herein, said lots shall have a minimum width of 80 feet and
a minimum depth of 120 feet. Lot width for any lot situated on a curve
shall be measured at the front line of the manufactured home structure
to be placed thereon. Lot width for all other lots shall be the width
of the lot as measured at the street line.
K. Permitted deviation from mobile home lot size. A maximum deviation
of 10% from the required lot depth shall be permitted in instances
where the required lot depth cannot be achieved but the overall square
footage of the lot meets or exceeds the required square footage.
L. Mobile home size. Mobile home size shall be limited to "double wide,"
defined as consisting of no less than 1,232 square feet and requiring
on-site, two-section assembly.
M. Maximum lot coverage. Maximum lot coverage for each mobile home lot
shall not exceed 25%.
N. Walkways. Common walkways shall be laid out so as to connect service
buildings, dry yards and storage lockers with streets. Such walkways
shall also provide access to recreation areas if such areas are not
located adjacent to a street. Such walkways shall be at least four
feet wide.
O. Recreation space. Recreation space shall be provided in a central
location and at a ratio of at least 10% of the gross acreage of the
park as approved by the Planning Board.
P. Mailboxes. Mailboxes shall be located in places suitable to the local
post office but shall not be placed in any location where they constitute
safety hazards to pedestrians or to vehicles.
Q. Trees. All existing trees shall be preserved insofar as possible
in the design of the park.
R. Utilities. All utilities will be buried underground.
[Amended 4-23-2009 by L.L. No. 1-2009]
Mobile homes shall be situated within the mobile home park in
conformance with the following:
A. The following minimum distances shall be maintained when providing
specific locations of mobile homes and shall include any attachment
on the mobile home:
(1) The minimum front yard will be 25 feet.
(2) The minimum for each side (lateral) yard will be at least 10 feet.
(3) The minimum rear yard will be at least 10 feet.
(4) All units must be tied down in an approved manner.
(5) All units shall be skirted with weathertight material.
B. A maximum of 30% of all mobile homes may be situated on their individual
lots in a manner perpendicular to the connecting roadway; otherwise,
all other homes shall be situated in a parallel fashion.
C. No occupied travel or vacation trailer, or other form of temporary-type
living unit, shall be permitted in a mobile home park.
Mobile home parks shall have adequate facilities for drainage
of surface and subsurface water. The entire mobile 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 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 of a size specified by the Town Superintendent
of Highways.
Each mobile home lot shall be provided with 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. The planting of
elms is not recommended. The 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 mobile home park. Shade trees are recommended
in the buffer area between the public highway and the adjacent mobile
home lots. Due regard shall be had to the obstructive qualities of
limbs and branches along mobile home movement and access ways.
Monuments shall be provided at all corners of mobile home park.
The monuments shall be of material and size approved by the Town Engineer
or other appropriate authority.
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 mobile home lot. Service buildings will
be situated on lots at least 1 1/2 times the size of the regular
lots, with a minimum of 40 feet from the street line and with a minimum
side yard of 10 feet each and minimum rear yard of 20 feet.
B. Service buildings housing sanitation and laundry facilities or any
other facilities shall be permanent structures complying with the
New York State Uniform Fire Prevention and Building Code and the New
York State Sanitary Code and/or all other applicable ordinances and
statutes regulating buildings, electrical installations and plumbing,
fire protection and sanitation systems.
[Amended 3-10-1988 by L.L. No. 1-1988]
The developer of the mobile home park may provide laundry facilities
for his tenants, subject to the above regulations.
To ensure adequate fire protection and control, the following
rules shall apply:
A. Suitable provisions shall be made for fire protection and source
of water supply in case of fire, and such provisions shall be subject
to the approval of a duly qualified officer of the Fire Department
servicing the district wherein said mobile home park is located.
B. No grill fires shall be left unattended at any time.