All manufactured home parks constructed after the adoption of
this chapter shall conform to the following standards:
A.
Density. Housing density for manufactured home parks shall not exceed
the housing density normally allowed by the underlying zone.
B.
Age. All manufactured homes shall bear an insignia of compliance
indicating compliance with the Federal Manufactured Home Construction
and Safety Standards and bear a date of manufacture.
C.
Minimum dwelling unit size. All manufactured homes shall exceed 700
square feet of gross floor area.
D.
Design requirements. All manufactured home parks shall be subject to site plan review. In addition to the site plan requirements of Chapter 201, Article X, of this Code, manufactured home parks shall be further subject to the following requirements:
(1)
Design team. All manufactured home parks shall be designed by a design
team, which shall include an architect or landscape architect and
a civil engineer, all licensed by the State of New York.
(2)
Minimum lot size/minimum frontage. The minimum site area shall be
20 acres for a manufactured home park. Said parcel shall have a minimum
frontage of 100 feet on a public street.
(3)
Lot coverage. The maximum lot coverage of structures in the park
shall not exceed 50% of the gross site area.
(4)
Common recreation area. A minimum of 25% of the site area of the
manufactured home park shall be reserved for recreation facilities
to be used in common by park residents.
(5)
Yard requirements: perimeter. The minimum yard requirements for the
perimeter of a manufactured home park shall be as follows:
(6)
Yard requirements: interior. The minimum yard and separation requirements
for individual manufactured home lots not within the perimeter yards
of a manufactured home park shall be as follows:
(7)
Streets and sidewalks. All private streets within a manufactured
home park shall conform to the below table:
|
Paving Width for Private Streets
(curb to curb)
| |||||
|---|---|---|---|---|---|
|
Culs-de-Sac*
| |||||
|
Number of Dwelling Units on a Street
|
Entry
(feet)
|
Loop
(feet)
|
Less than 300 Feet Long
(feet)
|
More than 300 Feet Long
(feet)
| |
|
0 to 120
|
32
|
28
|
24
|
28
| |
|
121 and over
|
36
|
32
|
24
|
28
| |
|
NOTES:
| ||
|
*
|
A cul-de-sac shall have a maximum length of 500 feet. Each cul-de-sac
shall have a turnaround area at its terminus with a minimum radius
of 30 feet.
| |
(a)
Street construction. All private streets shall have a crowned
profile and shall be constructed of asphaltic concrete or Portland
cement.
(b)
Curbs. All private streets shall be bordered by a continuous
concrete curb with a minimum height of two inches above the street
surface. Curbs shall be a minimum of six inches wide.
(c)
Sidewalks. All private streets shall have a sidewalk on one
side of the street, excepting streets 36 or more feet wide which shall
have a sidewalk on both sides of the street. All sidewalks shall have
a minimum width of five feet. Mailboxes, light poles, or other obstructions
shall be located in a manner that provides an unobstructed sidewalk
of five feet.
(8)
Utilities.
(b)
Storm drainage. All stormwater shall be collected on the site
in a piped storm drainage system, unless otherwise approved by the
Town Board. Underground service connection shall be made from each
manufactured home to the street gutter. Stormwater from the manufactured
home park shall be piped to a public storm drain line, if available.
The developer may be required to construct an off-site storm drainage
system acceptable to the Town Board.
(c)
Electricity, telephone and television cable. All electrical,
telephone and television cable lines shall be located underground.
(9)
Parking. Off-street parking spaces shall be required as follows:
one space per lot or unit, whichever is greater. In addition, one
space shall be provided for each vehicle used in connection with the
facility. If no parking is provided on private streets, the one space
must be provided for each five dwelling units for guest parking. Allowable
on-street parking as described below may be counted as guest parking.
All driveways for individual manufactured homes and off-street parking
areas shall be paved with asphaltic concrete or Portland cement. No
parking shall occur in a perimeter yard. Parking shall be allowed
on private streets only in accordance with the below table:
|
Parking on Private Streets
| ||
|---|---|---|
|
Street Width
(feet)
|
Parking Allowed
| |
|
36
|
Both sides
| |
|
32
|
Both sides
| |
|
28
|
One side
| |
|
24
|
No parking
| |
(10)
Recreational vehicles. Storage areas for vehicles, including
motor homes, recreation trailers, boats, boat trailers or other similar
vehicles or equipment shall not be located within 100 feet of the
perimeter lot lines of a manufactured home park site. Recreation vehicle
storage areas shall have a ten-foot yard between the storage area
and the nearest structure. Said storage areas shall be screened from
the view of adjacent structures by a sight-obscuring fence and landscaping
as required in §§ 201-51 and 201-52 of this Code.
(11)
Landscaping. All land within a manufactured home park not paved
or containing a structure shall be landscaped with grass, trees, shrubs
or flowers in a manner that will enhance the residential character
of the manufactured home park and surrounding neighborhood. All landscaping
shall be maintained, said maintenance to include regular irrigation,
mowing, removal of weeds and trimming and pruning as necessary.
(12)
Fencing. All yards, except the front yard, shall have a continuous
permanently maintained perimeter fence separating the manufactured
home park from the adjacent property. Said fence shall have a minimum
height of 42 inches and a maximum height of 72 inches.
(13)
Manufactured home design. All manufactured homes within a manufactured
home park shall conform to the following design standards:
(a)
Removal of towing equipment. All wheels, running lights and
other towing-related equipment shall be removed within 30 days after
installation of the manufactured home.
(b)
Exterior design. All roof areas shall have gutters with runoff
draining through piped connections to the adjacent street gutter or
to the manufactured home park storm drainage system. Manufactured
homes and manufactured home decks shall be skirted to blend with the
color and texture of the manufactured home exterior. Skirting shall
be installed within 30 days of setup.
(c)
Minimum roof pitch. The pitch of the main roof shall not be
less than three feet of rise for each 12 feet of horizontal run.
(d)
Storage sheds. One storage shed shall be allowed for each manufactured
home. Storage sheds shall not exceed 200 square feet of gross floor
area and shall be located adjacent to and designed as an integral
part of the manufactured home, deck, or carport.
(e)
Antennas. Satellite signal receiving antennas greater than three
feet in diameter shall not be allowed unless such antenna is used
to serve a centralized television signal distribution system in the
manufactured home park. Home television antennas and any satellite
receiving antennas less than three feet in diameter shall be installed
at the rear of the manufactured home to a height not to exceed five
feet above the roof peak. No antennas shall be located in a perimeter
yard.
No person or persons who are the owners or occupants of any
land or premises within the Town of Coxsackie shall use or permit
the use of such land or premises for the establishment or maintenance
of a manufactured home park until a license for the establishment
or maintenance of such manufactured home park has been obtained as
hereinafter provided, and after the issuance of such license, such
park shall not be maintained or operated other than in accordance
with the applicable terms of this article.
A license for the establishment and operation of a manufactured
home park in the Town of Coxsackie shall be issued or denied in accordance
with the procedure herein specified. The applicant who proposes to
operate or maintain the said manufactured home park must file with
the Town Clerk a written application for such license, and if such
applicant is not the owner of the property upon which it is proposed
to operate said park, such application shall also be signed by the
owner or owners of the property. Such application shall be accompanied
by a certified check for the amount of the fee required and must contain
the following information:
A.
The name and address of the applicant; the names and addresses of
the partners, if a partnership; and the names and addresses of the
officers, if a corporation, and its principal place of business.
B.
The name and address of each owner of the premises upon which the
park is proposed to be located and the present use which is being
made of the premises.
C.
The interest of the applicant in said premises if not the owner thereof.
D.
A description of the boundaries of the lands or premises upon which
the park is proposed to be located, in a manner sufficient to identify
the lands or premises, as in a deed of conveyance.
E.
A park plan in the form of a land survey by a licensed surveyor,
showing the direction of magnetic North and drawn to scale, which
plan must show the following:
(1)
Location and names of all adjacent or adjoining streets, rights-of-way
or highways and their existing widths and nature of construction.
(2)
Names of record title holders of all adjacent land.
(3)
The exact layout and dimensions of each manufactured home space.
(4)
The exact layout of all streets and driveways, their widths and the
specifications of proposed construction.
(5)
The location of all required services and other improvements and
facilities, such as playgrounds, swimming pools or recreation areas.
(6)
A complete statement showing the proposed method of sewage disposal,
water supply and electric and gas service.
A.
Upon receipt of an application, the Town Clerk shall immediately
send a copy thereof to the New York State Department of Health and
request that it make an investigation of the proposed project for
the purpose of determining if it would meet the standards required
by the State Sanitary Code for Temporary Residences.
B.
The Town Clerk also shall immediately present a copy of said application
to the Town Board, which is hereby directed to make a study thereof
to ascertain if the plan seems suitable for the operation and maintenance
of a manufactured home park; if the driveways, streets and walkways
are of suitable grade and required width; and if adequate recreational
facilities and area are provided for the comfort, convenience, safety,
health and welfare of the occupants of the park and the inhabitants
of the Town; and to submit written recommendations based on its study.
C.
Upon receipt of the recommendations from the State Department of
Health, the Town Clerk shall immediately notify the Town Board, which
shall call a public hearing to consider the application. The Town
Board shall give the applicant at least five days' notice of
the time and place of the public hearing.
D.
Upon approval of the application by the Town Board, the Town Clerk
shall forthwith issue a license, to be effective from and after the
date of issuance to and including the 31st day of December next succeeding
the date of issuance. If such application is not approved, the Town
Board shall certify the reason for its action, and such decision shall
be filed with the Town Clerk, who shall immediately notify the applicant
of the decision of the Town Board.
A license issued pursuant to the terms of this article shall
be assignable only with the consent of the Town Board.
The holder of a license may, between the first and the 31st of December of each year, file with the Town Clerk an application for a renewal thereof for the following year. If it shall appear that any change or alteration has been made in the park plan as filed with the Town Clerk, no renewal license shall be issued until such time as the Town Board shall approve such change or alterations. The Town Board, in considering approval, may follow the procedure provided in § 136-10 for the issuance of a license.
A.
If the Building Inspector, being directed by the Town Board to inspect
a manufactured home park, finds that such park is not being maintained
in a clean and sanitary condition or that it is not being conducted
in accordance with the regulations applicable to such park and the
provisions of this article, he shall serve upon the holder of the
license or upon the person in charge of such park an order in writing
directing that the conditions therein specified be remedied within
five days after the service of such order. If, after the expiration
of such period, such conditions remain unchanged or are not corrected
in accordance with said order, the Building Inspector shall serve
a notice in writing upon the park owner or the person in charge of
such park, requiring the holder of the license to appear before the
Town Board at a time to be specified in such notice and show cause
why such license should not be revoked.
B.
The Town Board may, after a hearing at which testimony and witnesses
of the Building Inspector and of the holder of such license have been
heard, revoke such license if the conditions described in the original
order have not been corrected in accordance with the terms of such
order or if the holder of such license has violated the regulations
applicable to such park or has violated any of the provisions of this
article or for other sufficient cause. Upon the revocation of such
license, the premises shall forthwith cease to be used for the purpose
of such park, and all manufactured homes shall be removed therefrom.
C.
The commission of a felony or a misdemeanor on the licensed premises
herein automatically suspends the licensee described herein. The licensee
shall be entitled to a hearing before the Town Board on said suspension
within seven days after the service of a notice of such suspension
upon him, at which time evidence shall be taken and the licensee given
opportunity to be heard and appear by his attorney, and after hearing
the evidence the Town Board may, on the record of the hearing and
all the facts brought forth, determine to suspend, revoke or restore
said license. Such notice to the licensee shall be given to him personally
or, in his absence, by posting said notice of suspension in a conspicuous
place on the licensed premises.
A.
The Town Clerk shall receive a fee as set forth in a Fee Schedule[1] as adopted by the Town of Coxsackie per manufactured home
space for each license or renewal thereof issued by him, provided
that if the original license is issued on or after April 1, the fee
shall be 3/4 of the fee herein provided, and if issued on or after
July 1, the fee shall be 1/2 of the fee herein provided, and if issued
on or after October 1, the fee shall be 1/4 of the fee herein provided.
[1]
Editor's Note: The Fee Schedule is on file in office of the
Building Inspector/Code Officer.
