It shall be unlawful to locate, use or maintain a mobile home
as a temporary residence on residentially-zoned or residentially-utilized
property except as permitted in this article.
The owner or person-in-charge of property shall register a mobile
home being used as a temporary residence with the Director of Engineering
Services within ten (10) days of locating the mobile home on the lot.
Failure to register the mobile home shall be deemed a violation of
this chapter.
The Director of Engineering Services may condition or restrict
the placement, location and maintenance of temporary residences as
is necessary or advisable to safeguard life or property in the judgment
of the Director. The Director shall consider the intended use of the
mobile home, the function or use of the area within the lot where
placement is requested, the impact if any on public health and safety,
and other reasonable factors warranted by the circumstances.
Any mobile home used as a temporary residence shall be located
and maintained so that it can be occupied safely without endangering
life or property, or the public health and welfare, and shall comply
with the following standards. The Director of Engineering Services
may modify or waive a standard, in whole or in part, or condition
the location and placement of a mobile home on compliance with other
requirements, as in the judgement of the Director is necessary to
maintain safety or alleviate a possible hazard. Failure to comply
with any one of the following requirements shall be deemed a violation
of this Chapter.
(A) HUD Certification. A valid manufacturer's label shall be permanently
affixed to the unit.
(B) Snow Load Certification. The mobile home shall be certified to sustain
the appropriate snow load for the region.
(C) Location. A mobile home used as temporary residence shall be placed
as close to the exiting sanitary waste facilities as possible, but
in no event shall it be located within ten (10) feet of the main residence
or within six (6) feet of an accessory building or structure. A mobile
home shall not be located or maintained on any sidewalk, street, roadway
or public right-of-way.
(D) Installation and maintenance. Mobile homes used as temporary residences
shall be located, installed and maintained in accordance with the
Residence Code of the State of New York and the National Fire Association
Standard 501.
(E) Anchoring. The temporary residence shall be anchored to the ground
in accordance with manufacturer's specifications and in conformance
with state, county and local standards.
(F) Landing and stairs. Landings, stairs and railings shall be installed
and securely fastened at all exterior doors and shall comply with
all federal, state, and local requirements.
(G) Electrical. The electrical connection shall comply with all state,
county and local, codes and regulations.
(H) Water. The water connection shall be made using piping approved by
all state, county and local codes and regulations for drinking water
and shall be protected from physical damage and freezing.
(I) Waste. The sanitary waste system shall be connected to the existing
sanitary system located on the property in compliance with all applicable
laws, rules and regulations. The piping shall be so braced and supported
to prevent sagging and shall be protected from physical damage and
freezing.
(J) Good repair. Mobile homes used as temporary residences shall be kept
in good repair and shall be safe for habitation.
(K) Any other condition or restriction established by the Director of
Engineering Services.
Any mobile home placed, located or maintained on a sidewalk,
street, roadway or public right-of-way shall be deemed abandoned and
a nuisance and hazard to the general public, and the code officer
shall be authorized to impound such units with or without notice to
the owner or person-in-charge of the property, who shall be liable
to the Town for the costs of disconnecting and removing the mobile
home, transportation, storage at a cost of fifty ($50) dollars a day
or part thereof, and other direct and incidental expenses, including
an administrative fee equal to twenty-five (25%) percent of the total
cost of the removal process. Said administrative fee is intended to
reimburse the Town for the time expended by its employees in disconnecting
and removing the mobile home, transportation, storage, notifying the
appropriate party, certifying the amounts due to the Town and taking
other action in furtherance of this section.
Permission to place a mobile home for use as a temporary residence
may be revoked by the Director of Engineering Services and upon reasonable
notice, the mobile home removed from the lot, transported and stored
at the direction of the Director at the sole cost and expense of the
owner or person-in-charge of the property, under the following circumstances:
(A) If it is found by the code officer that work has not commenced after
a reasonable period of time or has been started but unreasonably delayed,
due in whole or in part to the actions of the property owner, person-in-charge
of or having an interest in the property; or
(B) One or more of the conditions or restrictions established for the
placement of a mobile home have been violated by the property owner
or person-in-charge of the property, or there has been a violation
of any provision of this chapter.
Any person who fails, neglects or refuses to remove a mobile
home after permission has been revoked shall be deemed to be in violation
of this chapter.