A.
Preexisting mobile home parks, manufactured home communities,
new development or expansions therein and shall conform to the following standards.
(1)
Violations. No person, firm, corporation or partnership
shall be issued a special use permit, building permit or certificate of occupancy
for a property where there is an existing violation of the codes of the Town
of Manchester. Before any special use permit shall be issued, the Planning
Board shall make written findings to certify compliance with the specific
rules governing individual special permit uses, i.e., that satisfactory compliance
or corrections are accomplished.
(2)
Parking areas and/or driveways. Two off-street parking
spaces must be provided for each manufactured home lot. The parking space
shall be not less than 18 feet wide by 20 feet long and shall be constructed
of concrete, bituminous asphalt or equivalent, at least a minimum of five
inches of compacted gravel base with three inches of asphalt. Each manufactured
home lot shall be provided with separate and independent parking/driveway
area.
(3)
Entrance platform. Each manufactured home shall be provided
with an entrance platform of concrete, bituminous asphalt or two-by-two hydra-press
concrete patio block, at least four feet by eight feet and four inches in
depth. The platform is to be located at the main entrance to the manufactured
home and may act as a base for railings and steps for the manufactured home.
This platform may be part of the patio area.
(4)
Skirts. Each manufactured home owner shall be required
to enclose the bottom portion of the mobile home with noncombustible material
or an enclosure which shall be uniform in appearance, design and type as the
manufactured home within 30 days after arrival in the park.
(5)
Walkway. Each manufactured home and/or mobile home stand shall be provided with hard-surfaced walkway leading from the stand to the street or to the driveway. Applicable provisions of Chapter 275, Subdivision of Land, shall be followed.
(6)
Soil and ground cover requirements, exposed ground surfaces
in all parts of any manufactured home community or preexisting mobile home
park shall be paved, or protected with grass or plant material capable of
preventing erosion and of eliminating dust.
B.
Improvements required. Prior to the placement of any
mobile home in the mobile home park, manufactured home, manufactured home
community all improvements must be completed. (See the definition of "improvement"
in § 325-4.)
An adequate supply of water shall be provided for all manufactured homes,
service buildings and other accessory buildings as required by this chapter.
Where a public water supply is available, a connection thereto shall be used
exclusively. If a public water supply is not available, a private water supply
system shall be constructed and maintained to the standards required by the
New York State Department of Health. Such private system shall be constructed
so that it may be connected with a public water supply when shall become available.
A.
An adequate and approved system for the maximum number
of manufactured home stands shall be provided in all manufactured home communities
and mobile home parks for conveying and disposing of sewage from manufactured
homes, service buildings and other accessory facilities where public sewerage
is available, connection there to shall be used exclusively.
B.
Such systems must be constructed and maintained in accordance
with the standards and the regulations of the Town of Manchester and the New
York State Department of Health and the New York State Department of Environmental
Conservation. Where the sewer lines of a manufactured home community are not
connected to a public sewer all proposed disposal facilities shall be approved
by the Engineer for the Town of Manchester and state agencies having jurisdiction.
A.
Every manufactured home community shall contain an electrical
wiring system consisting of wiring fixtures, equipment and appurtenances which
shall be installed and maintained in accordance with local electric power
company's specifications and regulations.
B.
All wiring fixtures and connections must have the New
York State Board of Underwriters' approval. Specific regulations shall be
as follows:
All manufactured home communities and/or mobile home parks shall be
provided with facilities for the safe storage of necessary fuels. All systems
shall be installed and maintained in accordance with applicable codes and
regulations governing such systems.
A.
Natural gas installations shall be planned and installed
so that all components and workmanship comply with the requirements of the
American Gas Association, Inc., and conform to the requirements, inspections
and approval of the utility which will supply this product.
B.
Fuel oil systems with either common or individual supplies
shall be Designed, constructed, inspected and maintained in conformance with
the provisions of the National Fire Protection Association, Standard 30, and
the New York State Uniform Fire Prevention and Building Code. All fuel oil
storage tanks, whether provided as a bulk supply for a group of manufactured
homes or on each individual manufactured home lot, shall be located underground
and shall be supplied with permanently installed and secured piping.
C.
Liquefied petroleum gas systems shall be selected, installed
and maintained in compliance with the requirements the National Fire Protection
Association, Standard 58,. and the New York State Uniform Fire Prevention
and Building Code. Liquefied petroleum gas tanks shall be located at the rear
of the manufactured home site and shall be landscaped and screened from public
view.
D.
The Planning Board or reviewing board may require landscaping
or screening from view of any fuel supply or storage facility.
Manufactured home stands in the Town of Manchester shall comply with
the requirements of this chapter and the Residential Code of New York State.
Permanent street signs of the same type an design in general use throughout
the Town, showing the name of the intersecting streets, shall be allowed at
each intersection. Traffic control signs, including speed control signs, shall
conform to and be established and maintained at each intersection as set forth
in the Uniform Manual of Traffic Control Devices of the State of New York.
Adequate lighting shall be provided at each intersection from dusk to dawn, with such lighting meeting the recommendations of the utility company, and lawn lights and/or post light shall be provided at each manufactured home lot. All lighting shall conform to Chapter 325, Zoning, § 325-43, Exterior lighting, of the Code of the Town of Manchester.
A.
Each manufactured home community or mobile home park
shall make provisions for sanitary equipment to prevent littering of the grounds
and premises with rubbish, garbage and refuse. Each individual manufactured
home shall have containers with tightly fitting covers. Disposal shall be
provided for all rubbish, trash and garbage at least once weekly by the park
owner or his agent and in conformance with Town requirements.
B.
Dumpsters and trash holding facilities, including storage
facilities, accessory structures or other areas, maintained and managed by
the park or community owner shall comply with the following requirements:
(1)
Dumpsters, trash facilities, storage areas, maintenance
facilities or equipment areas shall be shielded from view by fencing and landscaping
or other appropriate and approved measures. The enclosure may be of brick,
solid wood, mortar not less than six feet in height and shall not be closer
than 100 feet to a residential property line and shielded from view, with
approved tree planting of trees no less than six feet in height or other such
approved landscaping planted and perpetually maintained.
(2)
All accessory structures, dumpsters and trash holding
facilities shall be not less than 30 feet from any other nonresidential structure
on the premises.
(3)
Accessory structures, dumpsters and trash holding facilities,
including storage facilities or areas, maintained and managed by the park
or community owner shall be not less than 50 feet from the lot line of any
manufactured home stand.
(4)
A manufactured home lot shall be shielded from storage
areas or facilities, including equipment or maintenance facilities, by an
approved tree planting no less than six feet in height, and/or other approved
landscaping which shall be perpetually maintained. A berm not less than five
feet in height may also be required. There shall be no certificate of occupancy
or permits issued until the buffer and or berm is in place and planted.
(5)
Accessory structures, dumpsters and trash holding facilities,
including maintenance buildings, equipment or storage facilities or areas,
maintained and managed by the park or community owner shall conform to the
following:
A.
One accessory building not to exceed 120 square feet
and 10 feet in height shall be permitted. The accessory structure shall be
separated from any manufactured home or any auxiliary structure by not less
than 15 feet.
B.
Accessory structures shall be to the rear of and not
extend beyond the front line of the principal structure.
C.
Corner lots. Accessory structures shall be to the rear
of and not extend beyond the front line or side building line of the principal
structure along each public right-of-way or community street. Setback shall
be maintained.
Structural additions shall comply with all New York State and Town of
Manchester applicable codes.
A.
No enclosure or addition having a ground area greater
than 25% of the ground area of the manufactured home shall be constructed
on or added or attached to the exterior of any manufactured home, and it must
be compatible with the manufactured home.
B.
Such enclosure or addition must be portable as a unit
or in sections.
C.
Such enclosure or addition shall be no closer to the
public right-of way than the allowable distance permitted for the principal
structure.
D.
Written consent of the manufactured home community or
mobile home park owner must be obtained prior to construction of any enclosure
or addition.
Storage space shall be provided for auxiliary vehicles. No travel trailer,
camper, boat, snowmobile or similar auxiliary vehicle or conveyance shall
be stored on any mobile home lot. A supplemental parking area shall be provided
in each park for the storage of temporary parking of all auxiliary vehicles.
The community or park occupant shall be responsible for the maintenance
of his manufactured home and any appurtenances thereto and shall keep all
yard space on his site in a neat sanitary condition, free of litter, rubbish,
unused vehicles and equipment or parts thereof.
The manufactured home community or park owner, agent or operator shall comply with Chapter 252, Property Maintenance, of the Code of the Town of Manchester and the following requirements.
A.
Every roadway within a manufactured home community or
park shall be maintained in good repair and shall be open at all times reasonably
possible for travel by occupants of the community and necessary fire, police,
ambulance, public utility maintenance and fuel supply vehicles. The community
owner shall be responsible for providing and paying the cost of such maintenance
and all necessary snow removal. The provisions of this subsection shall apply
to existing manufactured home community and mobile home parks, manufactured
home community hereafter expanded within the Town of Manchester.
B.
The person to whom a permit for a manufactured home community
or mobile home park is issued shall operate the community or park in compliance
with this chapter and shall provide supervision, personnel and maintenance
to maintain the community, its common grounds, streets, facilities and equipment
in good repair and in a clean sanitary condition.
C.
It shall be the responsibility of the park owner to control
the growth of brush, weeds and grass to prevent harborage of ticks, chiggers
and other noxious insects, rodents and nondomestic animals. Manufactured home
communities and parks shall be so maintained as to prevent the growth of ragweed,
poison ivy, poison oak, poison sumac and other noxious weeds considered detrimental
to health.
D.
The owner, and/or tenant or occupant of property located
within a manufactured home community or park, is required to keep all property,
including vacant lots or other parcels of land, exit-entrance sight distance
along the public highway, mowed. Said owner, tenant or occupant shall cut
or mow such property at least once each 14 days beginning April 1 of each
year and running through October 31 of each year.
E.
The community or park owner, agent or operator shall
notify park occupants of all applicable provisions of this chapter and inform
them of their responsibilities and any regulations issued thereunder.
F.
The community or park owner, agent or operator shall
supervise the placement of each manufactured home on its manufactured home
stand in compliance with this chapter to ensure its stability, the installation
of all tie downs and the installation of all utility connections.
G.
The community or park owner, agent or operator shall supervise the installation and placement of each enclosure or addition. The written consent of the park owner and or operator shall require said owner or operator to comply with § 217-27, Enclosures or additions, of this chapter. At such time the applicant or tenant ceases to reside for a period exceeding 30 days within the manufactured home or mobile home to which the application was granted, the enclosure or addition compliance shall become the responsibility of the community or park owner, agent or operator.
H.
The community or park owner, agent or operator shall
promptly notify the Town of changes of ownership or management of the community
or park.
I.
The community or park owner, agent or operator shall be responsible for property maintenance of each park lot, including manufactured homes, enclosures or additions or lot owned by said park owner. Chapter 252, Property Maintenance, of the Town of Manchester, the New York State Uniform Fire Prevention and Building Code and other applicable laws and codes shall apply to all manufactured home communities or parks.
J.
The community or park operator shall be required to develop
and maintain a central dispersal point for mail delivery in compliance with
the United States Post Office.
A.
Uninhabited or uninhabitable manufactured homes or manufactured
home stands shall be the responsibility of the manufactured home community
owner, park owner, owner's designated agent and/or manager to remove or maintain
in accordance with applicable federal, state and local standards, laws or
codes. Manufactured homes not habitable or uninhabited and/or not in compliance
for a period of 30 days shall be deemed the responsibility of the manufactured
home community owner, owner's designated agent and/or manager to remove, maintain
and or bring said manufactured home into compliance.
B.
Inspection and notification. Manufactured homes upon
inspection, complaint or review found by the Code Enforcement Officer to be
uninhabited or uninhabitable and not in compliance with applicable statutes
shall, within 90 days of notification, become compliant. Notice of violation
or violations shall be in writing upon the owner, park owner, owner's designated
agent and/or manager by personal service, or certified mail. The owner may
be required to file a compliance plan with Code Enforcement Officer stating
repairs to be made, contractors making repairs, schedule for compliance, or
removal of said manufactured home. Permits and inspections certificates shall
be provided to the Town of Manchester. No certificate of occupancy shall be
issued without Code Enforcement Officer inspection for compliance and certification
of compliance and receipt of permits and inspection certificates.
A.
This article shall be enforced as set forth in Article VII, Enforcement, of this chapter, and by the New York State Department of Health.
B.
Enforcement officers and their inspectors shall be authorized
and have the right in the performance of duties to enter any manufactured
home community or mobile home park and make such inspections as are necessary
to determine satisfactory compliance with this chapter and regulations issued
thereunder. Such entrance and inspection shall be accomplished at reasonable
times, after prior notice to the community or park operator and, in emergencies,
whenever necessary to protect the public interest. Owners, agents or operators
of a manufactured home community or mobile home park shall be responsible
for providing access to all parts of the premises within their control to
the enforcement officers or to their inspectors, acting in accordance with
the provisions of this chapter and applicable laws, requirements and codes.
The owner of every manufactured home community or mobile home park shall
keep a record of the occupants and a site map of manufactured homes located
within the park. The copy of such register shall be made available to the
Code Enforcement Officer upon his demand. Such register shall contain the
following:
Any sale of a manufactured home space or spaces or portion of a manufactured
home community or mobile home park, other than the entire manufactured home
community or mobile home park, as shown on the plan of such park approved
by the Town, shall thereupon immediately invalidate the permit for such community
approved by the Town Board. Any use of any of the premises within the manufactured
home community or mobile home park other than as a park shall thereupon immediately
invalidate the permit of such park approved by the Town Board.
Fee reimbursement set forth in Chapter 175, Fees, Article II, Fee Reimbursement, of the Code of the Town of Manchester shall be applicable to all reasonable administrative costs, expenses and disbursements incurred by the Town of Manchester in reviewing and processing municipal applications which may or may not be approved.
