A. 
Neighborhood. Manufactured home parks shall be located in those areas specified in Chapter 135, Zoning, of the Town of Sodus. In no case shall a site be approved in an area subject to objectionable smoke, odor or other similar adverse environmental influence.
B. 
Neighborhood facilities. Manufactured home park plans shall include a statement concerning the availability of shopping facilities and fire-protection services in relation to the location of the proposed park. A statement from the appropriate school district official shall also be included, indicating that school bus service will be provided, if necessary, and evaluating the impact of the park on the school system.
C. 
Relationship to major roads. Manufactured home park plans shall include a sketch of the site as it relates to major traffic arteries, with indications of anticipated traffic patterns to the park. Direct connections onto major highways shall be in accordance with the standards set forth in § 83-17 of this article.
A. 
General requirements. Topography, groundwater level, surface drainage and soil conditions shall not be such as to create hazards to the property or to the health and safety of the occupants. No developed portion of the site shall be subject to excessive settling or erosion. A sloping site should be graded to produce terraced lots for placement of the manufactured home units and, in general, units should be placed parallel rather than perpendicular to the slope.
B. 
Surface drainage. Manufactured home park plans shall show all proposals for changes in existing surface drainage patterns. All parks shall be graded to prevent ponding of surface water. If any part of the site is located in a floodplain, no structure or manufactured home shall be located on any land designated as a 100-year floodplain area, as determined by the United States Corps of Engineers or other official agencies.
C. 
Soils. Soils should have sufficient bearing and stability properties to provide adequate support for manufactured home installations. Topsoil should be of sufficient depth to sustain lawns, trees and other vegetation.
D. 
Natural features. Manufactured home park plans shall show existing tree masses or trees over six inches in diameter at breast height, hedgerows and other notable existing natural features such as streams or rock formations. Such natural features shall be retained as much as possible in the site plan, and densities shall be reduced, if necessary, to permit such retention.
A. 
Overall considerations.
(1) 
Required separation. Manufactured home units may be positioned in a variety of ways within a park, provided that a separation of at least 30 feet is maintained between units. A drawing showing proposed layout of manufactured home units shall be prepared.
(2) 
Setback. No manufactured home shall be located less than 25 feet from the pavement edge of a private park street or 50 feet from the right-of-way of any public street within a manufactured home park. A minimum of 100 feet shall be maintained between a manufactured home unit and any property line abutting an external public road or highway.
B. 
Density. The density of development in a manufactured home park shall not exceed 5.0 units per gross acre.
C. 
Minimum lot size. Generally, manufactured home lots shall be a minimum of 6,000 square feet in area and shall have a minimum width of 55 feet. In special cases, where unusual park design provides for wider streets or a greater amount of usable recreation or public open space than required by this chapter, or when other special conditions exist, the Town Board may approve a modification of lot size. In no case, however, shall the gross density, as specified in Subsection B, above, be exceeded; nor shall the lot area be reduced below 5,000 square feet nor the lot width be reduced below 50 feet.
A. 
Park road layout. A drawing of the proposed park road layout, including connections to be made to adjacent existing roads or highways, shall be included in all manufactured home park plans. Straight, uniform, gridiron road patterns should be avoided unless they can be relieved by manufactured home clustering, landscaping and an interesting open space system.
B. 
Park road construction. Roads within a manufactured home park shall conform to the construction specifications outlined in the table below. If such roads are to be dedicated to and maintained by the public, the construction specifications[1] and right-of-way requirements of the Town of Sodus shall prevail.
Construction Standards for Park
Roads and Parking Areas
Base
Surface Material
Total Width1
Grading
Finish
Park Roads2
6 in. minimum
2 1/2 in. minimum
Two-way
Gravel
20 ft.
(Crowned to drain)
Fine
One-way
Gravel
14 ft.
Fine
Cul-de-sac
Gravel
20 ft.
Fine
Driveways
4 in. minimum
1 1/2 in. minimum
Private
Gravel
10 ft.
Grade+
Fine
Grouped parking
Gravel
16 ft.
Grade+
Fine
Parking Areas
4 in. minimum
1 1/2 in. minimum
Passenger cars
Gravel
180 sq. ft. per space
Grade+
Fine
Auxiliary Vehicles
Space provided shall be well-drained and adequately surfaced to support vehicles.
Notes:
1 Measured from pavement edge to pavement edge.
2 Unless waived by the Planning Board, curbs and gutters should be provided on park roads.
[1]
Editor's Note: See Ch. 107, Street Specifications.
C. 
Off-street parking. Two off-street parking spaces shall be provided for each manufactured home site. Such spaces may be located on the individual lot or grouped to serve two or more manufactured home sites. The construction standards outlined in the table above shall be applicable.
D. 
Storage space for auxiliary vehicles. No travel trailer, camper, boat, snowmobile or similar auxiliary vehicle or conveyance shall be stored on any manufactured home lot. Off-street parking space required by § 83-16C of this chapter shall be used by passenger vehicles only, and a supplemental parking area shall be provided in each park for the storage or temporary parking of all auxiliary vehicles. Construction standards outlined in the table above shall be applicable.
A. 
Entrance roads.
(1) 
A manufactured home park containing more than 20 units shall provide for two independent connections with existing public streets, such connections to be designed so that traffic can be maintained even though one access may be temporarily closed. A divided entrance road providing at least 10 feet between entrance and exit lanes that are at least 15 feet wide shall satisfy the requirements of this section.
(2) 
At points where traffic enters or leaves the park, regardless of widths specified in the table in § 83-16B, road widths shall be sufficient to permit free movement to or from the public street, and in no case shall a park entrance road be less than 30 feet wide for a distance of 50 feet from the pavement edge of the existing public street. In all other particulars, entrance roads shall conform to the specifications outlined in the table in § 83-16B or to the street construction standards imposed by the Town of Sodus,[1] whichever is applicable.
[1]
Editor's Note: See Ch. 107, Street Specifications.
B. 
Entrance signs. Any sign located within a manufactured home park shall comply with existing regulations and shall be located so as not to obstruct the visibility of motorists entering or leaving the park. If no sign regulations exist, the manufactured home park identification sign shall be one in number, no larger than 32 square feet in area, nonblinking and located no less than 10 feet from any property line.
C. 
Manufactured home lot adjacent to park entrance. No manufactured home lot shall be located less than 100 feet from the intersection of a park entrance road and a public highway and no private manufactured home driveway shall make a direct connection with an existing public highway.
A. 
The display and sale of manufactured homes shall not be permitted in any area where manufactured home parks are permitted and which is zoned for residential development at densities greater than two dwelling units per acre, unless such sales area is located within the manufactured home park itself and not adjacent to a public street. In this case, no more than six manufactured homes may be displayed at one time.
B. 
In any zone where manufactured home sales are permitted, such sales area shall be surfaced with asphalt or other hard, dust-free surface and should contain a minimum of six off-street parking spaces for customers. No display unit shall be located less than 75 feet from a public right-of-way.
C. 
Where existing controls permit, curbs shall be constructed adjacent to all sales areas located along a street or highway. Curb cuts shall be well-defined and designed to reduce hazard to those entering or leaving the main traffic stream.
D. 
All sales areas shall be landscaped and buffered from adjacent manufactured home units and other residential areas by a dense hedge or similar landscape screen which will rapidly reach a height of at least six feet. A combination of landscaping and decorative fencing may be substituted, provided that the height requirement is met and considerable landscaping is used.
A. 
If community facilities and activities, such as meeting rooms, recreation buildings, laundry rooms and swimming pools, are to be included in the manufactured home park, the plan shall include details of these facilities and the owner's statement of intent to provide adequate supervision and management of such facilities and activities.
B. 
All community facilities and activities shall be landscaped with trees, shrubs and grass and shall provide adequate paved off-street parking space.
C. 
Community facilities and activities shall be located and designed in a manner that will be a visual asset to the manufactured home park and shall be constructed of material that will be compatible with the residential character of the park.
A. 
Open space and developed recreation areas. In all manufactured home parks a variety of open spaces shall be provided so as to be usable by and easily accessible to all park residents. Such open space shall be provided on the basis of 1,000 square feet for each manufactured home unit with a total minimum requirement of 50,000 square feet for each manufactured home park. Part or all of such open space shall be in the form of developed recreation areas located in such a way, and of adequate size and shape, as to be usable for active recreation purposes. All open spaces shall be stabilized by grass or other forms of ground cover which will prevent dust and muddy areas.
B. 
Buffer zones. Manufactured home parks located adjacent to an industrial or commercial development or a heavily traveled highway shall be buffered from such development or highway by a hedge or similar landscape screen which will rapidly reach a height of at least six feet. A combination of landscaping and decorative fencing may be substituted, provided that the height requirement is met and considerable landscaping is used.
C. 
Soil and ground cover requirements. Exposed ground surfaces in all parts of any manufactured home park shall be paved, surfaced with crushed stone or other solid material or protected with grass or plant material capable of preventing erosion and of eliminating objectionable dust.
D. 
Trees. At least one tree shall be planted on each manufactured home lot if no such tree already exists. Planted trees shall have a caliper of at least two inches.
E. 
Walkways. Each manufactured home stand shall be provided with a walkway leading from the stand to the street or to a driveway or parking area connecting to the street. Such walkway shall be constructed in accordance with the following specifications:
Base
Surface Material
Dimension
Elevation
Finish
3 inches No. 2 crushed stone
Concrete or paving stones
3-foot width, 4-inch depth
Grade+
Float
If common walkways are provided, they shall meet the same specifications, with the exception of width, which shall increase to four feet.
F. 
Fencing. If fencing of individual lots within the manufactured home park is to be provided by the manufactured home occupant, standards shall be provided by the park operator so that consistency can be maintained.
G. 
Park lighting. All manufactured home parks shall be furnished with adequate lights to illuminate streets, driveways and walkways for the safe movement of vehicles and pedestrians at night. Electric service to such lights shall be installed underground, and decorative lighting fixtures shall be used where possible.
A. 
Support of the manufactured home unit.
(1) 
Each manufactured home site shall be provided with a stand which will give a firm base and adequate support for the manufactured home. Such stand shall have a dimension approximating the width and length of the home and any expansions or extensions thereto. Well-anchored tie-downs shall be provided at least on each corner of the stand. Stands shall be a full concrete slab at least six inches thick.
(2) 
The stand area shall be graded to ensure adequate drainage, but in no event shall the grade variance exceed six inches from one end of the stand to the other.
B. 
Patio. Each manufactured home site shall be provided with a patio with a minimum width of 10 feet and a total area of at least 200 square feet. Such patio shall be constructed in accordance with the following specifications and shall be located so that good access to the front door of the manufactured home can be obtained.
Base
Surface Material
Minimum Dimension
Elevation
Finish
3 inches
Reinforced concrete or paving stones
10-foot width
Grade+
Float
200 sq. ft. in area
C. 
Accessory buildings. The manufactured home park operator shall provide each occupant with an accessory storage building. Such building shall not exceed 100 square feet in size, shall be a standard prefabricated product and shall be installed on a poured concrete slab provided by the park operator. The location of the accessory building shall be determined by the park operator either at the time the park is developed or as sites are occupied.
A. 
Unit installation and skirting. At the time of installation of the manufactured home, the tires and wheels, and the hitch if possible, shall be removed, and the unit shall be securely blocked, leveled, tied down and connected to the required utility systems and support services. The manufactured home shall be completely skirted within 90 days of occupancy. Materials used for skirting shall provide a finished exterior appearance and shall be similar in character to the material used in the manufactured home.
B. 
Expansions and extensions. Expandable rooms and other extensions to a manufactured home unit shall be supported on a stand constructed in accordance with construction standards for the manufactured home stand. Skirting shall be required around the base of all such expansions or extensions.
C. 
Entrance steps. Entrance steps shall be installed at all doors leading to the inside of the manufactured home. Such steps shall be constructed of materials intended for permanence, weather resistance and attractiveness and shall be equipped with handrails which will provide adequate support for users.