Town of Salina, NY
Onondaga County
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Table of Contents
Table of Contents
[HISTORY: Adopted by the Town Board of the Town of Salina 11-7-1946; amended in its entirety at time of adoption of Code (see Ch. 1, General Provisions, Art. I). Subsequent amendments noted where applicable.]
Electrical code — See Ch. 105.
Fire prevention and building construction — See Ch. 121.
Property maintenance — See Ch. 180.
Subdivision of land — See Ch. 210.
Zoning — See Ch. 235.
This chapter shall be known as the "Manufactured Home Community Law of the Town of Salina."
It is the purpose of this chapter to promote the health, safety, morals and general welfare of the inhabitants of the Town of Salina, including those residents living in manufactured homes, in the following manner:
By the regulation of manufactured homes in communities and the requirement that all such communities be properly licensed by the Town of Salina.
By the requirement that manufactured home communities be established in accordance with the plans approved by the Planning Board.
By the promulgation of standards and regulations for the design, operation and maintenance of manufactured home communities.
As used in this chapter, the following terms shall have the meanings indicated:
A subordinate building located on the same lot as the home.
The plan required of an applicant for a license to establish, maintain or operate a manufactured home community pursuant to the standards enumerated in this chapter. Such plan shall show in sufficient detail, as required by the local reviewing authority, all of the information pertaining to the proposed layout of a premises for the community in compliance with this chapter and shall be filed in the office of the Town Clerk and in the Department of Planning and Development.
A private way which affords a principal means of access to an individual home site or buildings.
The Department of Planning and Development, which shall be the enforcement agency for this chapter.
A hard-surface private way of at least 10 feet in width, used by vehicles and pedestrians on individual home sites. This area may constitute off-street parking.
A masonry foundation wall extending below the finished grade of the adjacent ground surface and supported by footings installed below the frost line.
A written permit or plan approval issued by the Town of Salina, permitting the construction, operation, alteration and/or extension of a manufactured home community under the provisions of this chapter.
Any person licensed to operate and maintain a manufactured home community under the provisions of this chapter.
A year-round residential dwelling unit fabricated in an off-site manufacturing facility for installation or assembly at the building site, bearing a label certifying it is built in compliance with the Federal Manufactured Home Standards contained in CFR 3280.
A parcel of land which has been designed and improved for the placement of manufactured homes for residential use.
Any area of land with the appropriate overlay zone allowing multi-use applications, such as but not limited to, retail, high- and low-density residential and recreational uses.
An area of land in an approved community site plan designated for the installation of a single-family home and such accessory structure(s), including any open space required in connection with the placement of such home. The area of such space is to be measured from the pavement line of the community street.
That part of an individual site which has been reserved for the installation of a single-family home, exclusive of any accessory building(s).
A surfaced outdoor living space designed and intended to supplement the interior home living area on a seasonal, warm-weather basis.
Any vehicle, self-propelled or otherwise, used for sleeping purposes and including wheels to allow such vehicles to be moved from location to location.
A structure housing sanitary, operational, office, recreational, maintenance or other facilities as may be required or allowed.
A structure arranged to enclose the vertical space between the ground and the underside of a manufactured home at its perimeter and made of weather-resistant material such as vinyl, aluminum or other commercially produced material designed specifically for such use.
A use which, because of its unique characteristics, requires individual consideration in each case by the Zoning Board of Appeals, as specified in Chapter 235, Zoning, of the Town of Salina, as amended.
Manufactured homes shall be permitted in the Town of Salina when located in a duly licensed manufactured home community or when installed on individual lots in accordance with Chapter 235, Zoning.
The Planning Board may, after receipt and review of an application, establish a manufactured home community within a Manufactured Home Community Overlay District established in accordance with Chapter 235, Zoning.
Community plan; required information. The park plan is to be submitted together with the application herein and is to be drawn to scale on a survey map, drawn by a land surveyor, landscape architect or engineer, which shall show the following:
The proposed park name.
The extent and area used for park purposes.
The date, approximate true North point and scale.
The name, address and the signature of the owner and licensed engineer or land surveyor.
The names of owners of record of abutting properties or developments.
The locations and widths of existing and proposed streets, roadways, driveways, walkways, easements, building lines, parks and other public property.
The location of sites or units for manufactured homes with lot areas indicated in square feet.
The lot lines with accurate dimensions and bearings of angles, together with the location of parking facilities for automobiles.
The location, material and approximate size of all monuments and the location and number of sanitary conveniences, including toilets, washrooms, laundries and utility rooms.
The method and detailed engineer's plan of sewage disposal.
The method and plan of garbage disposal and/or removal.
The method and detailed engineer's plan for water supply.
A plan for electrical lighting of units and park roadways and walkways.
An accurate outline of all recreational areas and open spaces.
An accurate outline of all property which is offered or to be offered for dedication for public use, with the purpose indicated thereon, and of all property that is proposed to be reserved by deed covenant for the common use of the owners or users of the community.
The existing and proposed topography, including drainage plans.
Fire-protection features.
A landscaped plan drawn at approximate scale to show the improvements required by § 150-9 of this chapter.
Such additional information as the Planning Board may require for adequate review of the proposed community.
The Planning Board for the Town of Salina shall review the application pursuant to Chapter 235, Zoning, considering the requirements of this chapter, including:
Whether satisfactory ingress and egress exists and the effect of increased traffic on area roads and highways.
The design adequacy of community streets, parking areas and driveways.
Landscaping, open spaces and recreation.
The impact upon schools, public services and utilities.
The Planning Board shall either approve, approve with modifications or disapprove such application determined to be complete, pursuant to Article 16 of the Town Law.
Approval of an application for a manufactured home community shall include approval of the site plan, which shall thereafter be filed in the office of the Town Clerk. Changes in the configuration of the community shall be made upon application to the Planning Board to amend the site plan as previously approved and filed.
It shall be unlawful for any person to establish, construct, maintain or operate or permit to be established, constructed, maintained or operated upon any property owned or controlled by him/her a manufactured home community within the Town of Salina without having first secured a license therefor in compliance herewith. Such license shall expire on December 31 following the date of issuance and must be renewed annually under the provisions of this chapter.
Application procedure.
Applications for licenses or renewal thereof shall be filed with the Town Clerk and shall be accompanied by the fee established by resolution of the Town Board. The application shall include:
The name and the address of the applicant; in the case of a corporation, the name and the address of the principal of said corporation must be supplied.
The nature and extent of the applicant's interest in the business for which a license is desired and whether he/she is the owner of the property (if the applicant is not the owner, the owner must provide by affidavit that the applicant is authorized to construct or maintain a manufactured home community and is authorized to make the application).
Two copies of the park plan, drawn to scale on a survey map prepared by a New York State licensed land surveyor.
Upon receipt of any new or revised application by the Town Clerk, the Clerk shall immediately submit such application to the Department, which shall set a hearing before the Planning Board, pursuant to § 150-9 of this chapter.
If the application is approved, the license shall be issued by the Town Clerk. If the application is denied by the Planning Board, the applicant shall be notified, together with the reasons for such denial. Any person aggrieved by such denial may, within 30 days of such decision, reapply to the Planning Board for review of such action. The Planning Board may then reaffirm, reverse or modify its determination and may direct the Town Clerk to issue or refuse to issue such license.
License renewals will only be issued if the community has been constructed in accordance with the approved site plan and if all conditions attached to the initial approval have been met.
Every manufactured home community shall contain at least 50 sites, except that existing manufactured home communities containing less manufactured homes shall be allowed to continue subject to the other provisions contained in this chapter.
A licensee of a manufactured home community shall assure that the essential community services, such as a mail drop, police and fire protection, are adequately accommodated.
The manufactured home community shall contain adequate fire hydrants as required by the Fire Marshal of the Town of Salina.
The licensee shall be obligated to remove snow and maintain all community streets in a manner which allows free access by emergency vehicles.
The community shall not be subject to hazards such as objectionable smoke, noxious odors, unusual noises or flooding.
The condition of soil, groundwater level, drainage, rock formations and topography shall be such as not to create hazards to the property or the health and safety of the occupants or to adjacent property owners.
The storage, collection and disposal of refuse in the manufactured home community shall be so managed as to create no health or accident hazards, rodent harborage, insect breeding area or pollution of air or water. All refuse shall be stored in flytight, watertight, rodentproof containers, which shall be provided in sufficient number and capacity to prevent refuse from overflowing.
Manufactured home community site drainage shall be properly designed to ensure adequate drainage during and following rainfall.
The number of home sites shall not exceed eight per acre of the community.
Homes shall be located a minimum of 50 feet from the nearest public road or highway boundary and not less than 25 feet from any property line of adjoining parcels.
Communities located adjacent to existing manufacturing, business or single-family residential land use shall be screened from said use by a line of major evergreen trees, such as Australian pine, spruce, fir or ornamental bushes, as an effective barrier which must have a minimum average height of three feet measured from the ground to the highest point of the tree at the time of planting or other buffer acceptable to the Planning Board.
Homes shall be located a minimum of 15 feet from the nearest pavement edge of any community street.
The layout and design of individual sites, streets and recreation areas must preserve as much as practical of the existing topography to include features such as mature trees, rock outcroppings or other significant and beneficial aesthetic features.
All home sites shall have an area of not less than 4,000 square feet, of which no more than 25% shall be occupied by the home itself, and shall be situated so as to conform to the following requirements:
Each home shall maintain a minimum of 15 feet clear yard space in the rear of the site, and the minimum width of any side yard shall be five feet. The total minimum width of both side yards shall be 20 feet.
There shall be a minimum of 20 feet between each home.
All home sites shall provide a frost-free foundation to accommodate and secure the home structure.
The home shall be provided with anchors or tie-downs capable of securing the stability of the home.
Home sites shall be suitably graded to provide adequate drainage.
The perimeter of each manufactured home shall be provided with a continuous, enclosed, solid skirting, in conformity with industry standards.
Parking, roadways and access roads shall meet or exceed the following requirements:
A main access road with a hard surface width of at least 24 feet shall be provided for a primary entrance from the public road, which shall run within the community.
Except for the main access road, each other community street shall be at least 18 feet in width and shall be improved and maintained with an all-weather surface according to standards found in Chapter 210, Subdivision of Land.
Adequate lighting shall be provided, with style and location of lighting fixtures in accordance with the approved community site plan.
Two off-street parking spaces shall be provided for each home site. Parking spaces shall meet the requirements of Chapter 235, Zoning, and may be grouped with others in a common or semicommon parking bay, as indicated on the approved plan. Parking on access roads and community streets is prohibited.
An area or areas shall be provided solely for visitor parking. The minimum shall be one space for each four or fraction thereof home sites. Each parking space shall meet the requirements of Chapter 235, Zoning.
An area or areas shall be provided solely for the parking and storage of any recreational vehicles, boats, travel trailers and other equipment as may be owned by the residents of the community. Such area or areas shall be suitably designed, enclosed and screened by fencing or landscaping. No uninsured vehicles shall be permitted.
A community building shall be provided, as provided in the site plan approval, based on either the Town of Salina requirements or for communities of less than 100 sites, a minimum of 20 square feet of space per site; if greater than 100 sites, an appropriate formula agreed to at the time of community site plan approval.
Utilities shall conform to the following requirements:
Water and sewer service. Each manufactured home community shall be provided with approved sewer and water connections to existing public sanitary sewer and water systems. No manufactured home park shall be permitted in any area of the town where public water service is not available. All manufactured home parks shall be connected to existing sanitary sewer systems or, where such system is not available, the manufactured home park shall be provided with suitable and adequate sewage disposal systems constructed in a manner approved by the Onondaga County Department of Health.
An electrical connection shall be provided each site. The installation of said connection shall comply with the National Electrical Code and the provisions of Chapter 105, Electrical Code, of this Code.
All utility distribution lines shall be placed below ground. No overhead distribution lines shall be allowed.
An adequate system of storm drainage pipes, ditches and appurtenances shall be provided and shall be approved at the time of the community site plan approval. All runoff shall be conducted to suitable natural stream or outlet where the community has rights of discharge, in accordance with recognized engineering standards.
Exposed ground surfaces in all parts of any community shall be paved, surfaced with crushed stone or other material approved by the Planning Board or protected with grass or plant material capable of preventing erosion and of eliminating objectionable dust.
Each site shall be provided with at least one living tree, the kind, size and location to be designated on the approved landscape plan.
All proposed landscaped areas shall be clearly indicated on the plan and the type of treatment (grass, shrubs, ground cover, etc.) shall be specified.
All storage on the home site shall be limited to an accessory building containing not more than 150 square feet of space. Such building shall be restricted to rear or side yard locations. Minimum setbacks for an accessory building shall be five feet from a side or rear site line and a minimum of 10 feet from the manufactured home.
No home site construction, such as an increase of living space, erection of a storm shelter, seasonal enclosure, separate awnings, canopies or unenclosed patios shall be allowed without first securing a permit from the Code Enforcement Officer after approval from the community owner or operator.
Each site in the manufactured home park shall be provided with a platform not larger than four feet by eight feet in size, with steps and rails to provide access to the manufactured home, except as otherwise allowed in Subsection P of this section.
The provisions of this section shall be applicable to both existing and new manufactured home communities.
Every manufactured home community shall maintain records in accordance with the requirements of the New York State Division of Housing and Community Renewal.
In every community, there shall be a building in which shall be located the office of the operator or person in charge of the community. A manufactured home may be approved by the Planning Board to serve as said office instead of a separate building; however, it must be clearly identified as such.
It is hereby made the duty of the operator or person in charge, together with the licensee, to:
Keep the records as per Subsection B of this section.
Maintain the community in a clean, orderly and sanitary condition at all times.
Prohibit the permanent use of any home by a greater number of persons than it is designed to accommodate.
The management shall inform occupants of their rights and responsibilities regarding any restrictions, rules, regulations and lease covenants and facilitate strict compliance with all such conditions.
Before a community commences operation, the Fire Marshal and the Code Enforcement Officer shall make an inspection of the site. They shall determine that all requirements of the community plan approval have been complied with and shall issue a certificate of compliance before they approve the license application.
If the Fire Marshal and/or the Code Enforcement Officer finds that a community is not being maintained in a clean, orderly and sanitary condition or that such community is not being operated in accordance with the provisions of this chapter, he/they shall serve upon the licensee, his agent or employee an order, in writing, directing that conditions therein specified be remedied within 15 days after service of such order. If, after the expiration of said period, such conditions are not corrected in accordance with said order, the Fire Marshal or the Code Enforcement Officer shall serve a notice, in writing, upon such community licensee requiring the licensee to appear before the Town Board at a time to be specified in such notice and show cause why such license should not be otherwise revoked.
An exception to any condition or standard of any provision pertaining to a manufactured home community may be granted by the Zoning Board of Appeals, pursuant to the provisions of Chapter 235, Zoning, where said Board finds that, because of unusual circumstances of the shape of premises, the topography of premises or other existing conditions, extraordinary hardship would result from strict compliance. In such case, the Zoning Board of Appeals may vary the applicability of said standards so that substantial justice may be done and the public interest served. No variance shall be granted which will have the effect of nullifying the intent or purpose of this chapter.
Any manufactured home community lawfully established as of the date of adoption of this chapter and made nonconforming by the provisions of this chapter may be continued, subject to the restrictions contained in the original site approval and license or other provisions made applicable to existing uses, except as otherwise provided in § 133 of the Town Law.
The Planning Board may require reservation of such areas or sites of a character, extent and location suitable to meet the needs created by development for open space, park, recreational facilities and other neighborhood purposes equal to 10% of the gross site area of the manufactured home community. If the provisions of such facilities is impractical because of the particular layout of the community or for other reasons, a recreation fee established by the Town Board shall be submitted prior to approval of the community, unless such terms and conditions entered into, in writing, between the applicant and the Town Board.
Expansion of existing manufactured home communities shall be in accordance with this chapter with the exception that expansion of sites will be at a minimum of 25 sites per application. Enlargement of an existing community shall follow the same procedure as required for a new community development.
Penalties for failure to comply with the provisions of this chapter or any rules and regulations adopted pursuant hereto or failure to comply with a notice of violation shall be deemed a violation, and the violation shall be punished as provided in Chapter 1, Article II, General Penalty, and each day such violation shall continue shall constitute a separate violation.
An action in the name of the Town of Salina may be commenced in any court of competent jurisdiction to compel compliance with or restrain by injunction the violation of any provision of this chapter or of a notice of violation. Such remedy shall be in addition to penalties otherwise prescribed by law.