Mobile homes shall be prohibited except when located in the following circumstances:
A. 
In an approved mobile home park.
B. 
In an approved mobile home sales lot.
C. 
In a zone specifically allowing mobile homes as a dwelling.
D. 
In any location in a case of special necessity. Upon proof of special necessity for an agricultural use where an additional dwelling is needed for a farm employee, tenant or family members, the Planning Board may grant a special permit for the installation of a single mobile home to be placed on the same individual lot as an existing conventional single-family dwelling conditioned upon the following:
(1) 
The mobile home shall not be occupied by persons other than employee, tenant or family members; and
(2) 
The mobile home shall be removed within six months from the date when the special necessity ceases.
E. 
In any location as an interim dwelling. The Planning Board may grant a special permit for the installation of a mobile home as an interim dwelling on an individual lot during the construction of a conventional single-family dwelling on such lot conditioned on the following:
(1) 
The approval shall be temporary for a period not to exceed one year from the date of issuance of the permit for the conventional single-family dwelling except that the Planning Board may grant as many as two extensions of six months each as circumstances warrant.
(2) 
On or before the date of expiration of the temporary approval and extensions thereto, if any, use of the mobile home as an interim dwelling shall cease and the mobile home shall be removed.
F. 
In any location as an emergency dwelling. A mobile home may be temporarily placed and occupied as an emergency dwelling on any property in the Town, regardless of prior development on or current use of such property, provided that:
(1) 
The need for such emergency dwelling resulted from the loss by flood, fire or other disaster of an existing dwelling within the Town;
(2) 
Temporary arrangements for safe access to the property, adequate potable water supply, sanitary disposal of sewage, safe storage of liquefied petroleum gas and anchoring are provided within 48 hours of such placement and occupancy by means either on site or off site;
(3) 
A temporary permit is obtained for the emergency dwelling within 48 hours of such placement and occupancy;
(4) 
Such temporary permit shall expire and the emergency dwelling shall be removed from the property within 60 days of such placement and occupancy; and
(5) 
Except as provided herein, no other improvements to or alteration or disturbance of the property shall be caused by such placement and occupancy of an emergency dwelling and no rights to develop such property shall be thus established other than as are permitted in full compliance with the provisions, regulations, standards and procedures of this chapter.
The following standards shall apply to all mobile homes which are located outside of mobile home parks.
A. 
All lot area, yard size, lot coverage, building height and supplementary regulations of this chapter shall apply to mobile homes.
B. 
Sewer, water supply and waste disposal must meet New York State Department of Health standards.
C. 
Units must be skirted, landscaped and maintained in a neat and orderly manner.
A. 
No structural additions shall be made to a mobile home except for a single entranceway which meets the following requirements:
(1) 
The maximum floor dimensions shall be 100 square feet.
(2) 
All roofing, siding and outside materials shall be compatible with the roofing, siding and outside materials of the remainder of the mobile home.
(3) 
There shall be one exterior door.
(4) 
There shall be at least one interior light.
(5) 
There shall be at least one window no smaller than 18 inches by 18 inches.
(6) 
The foundation shall be constructed of solid materials in a manner approved by the Zoning Officer.
B. 
Upon replacement of a mobile home, any nonconforming additions may remain as they existed prior to the replacement.
C. 
Replacement of additions to mobile homes shall comply with the zoning regulations as herein set forth, and as provided for in other sections of this chapter.
A. 
No person shall locate or expand a mobile home park unless a special permit has first been issued pursuant to this chapter.
B. 
No person shall operate a mobile home park unless a license to operate has first been issued pursuant to this chapter.
C. 
A license to operate a mobile home park shall be applied for coincident with an application for a special permit and shall be granted coincident to the final approval of a mobile home park special permit.
D. 
All licenses shall be issued for a period of one year, after which time renewal shall be required.
E. 
Prior to license renewal, all parks shall be inspected by the Zoning Officer. Such license shall not be renewed until certified by the Zoning Officer as operating in compliance with this chapter.
F. 
The Town Board may revoke a mobile home park license upon reasonable cause should the applicant fail to comply with any provision of this chapter. Before license may be revoked, a public hearing shall be held by the Town Board. Notice of the hearing shall be made in the official newspaper at least five days prior to the date thereof. The license holder shall be notified of the hearing by certified mail at least five days prior to the hearing. At the hearing the Town Board shall hear the license holder and all other persons wishing to be heard on the revocation of the mobile home park license. Should the Town Board decide to revoke a license, the reasons for such revocation shall be stated in the Town Board minutes. The license holder shall be immediately notified of the revocation by certified mail.
G. 
Should any mobile home park license be revoked or fail to be renewed, the operator shall cease and desist from operating a mobile home park and shall remove all mobile homes and appurtenant structures from the premises.
A. 
Parks shall be located where orderly development can be undertaken in harmony with development of the surrounding area in terms of traffic generation, ease and safety of vehicular access to and circulation within the park, safety of pedestrian movement, location of structures, adequacy of off-street parking, placement and sizing of sewage treatment and water supply systems and other utilities, safety of fuel storage and supply, provision of open space, recreation facilities or areas, delivery of services and adequacy of landscaping and buffering.
B. 
Parks shall have generally level to gently rolling topography over an area of sufficient size to allow development without significant alteration or disturbance of existing natural features such as stands of mature trees, stream courses, shorelines, wetlands or bedrock outcroppings.
C. 
Parks shall be free from adverse, unsafe or unhealthful conditions, including but not limited to flooding, ponding, poor drainage, erosion, slumping or other soil instability, breeding areas for insects or rodents, smoke, noise, odors, heat, glare or toxic or volatile substances.
D. 
Parks shall be five acres in size, minimum.
A. 
Parks shall be divided, exclusive of internal roads, open space or common areas, and marked off into sites numbered consecutively, the number being conspicuously posted on each site with such number to correspond to the site shown on the site plan submitted.
B. 
Sites shall be a minimum of 9,000 square feet, be at least 70 feet wide and be at least 125 feet in depth.
C. 
All mobile homes, including expansions, extensions or other additions thereto, patios, porches or garages and all other structures, shall satisfy the following setback requirements:
(1) 
Minimum of 100 feet from the road line of any public road.
(2) 
Minimum of 30 feet from the center line of any internal road.
(3) 
Minimum of 10 feet from all side and rear site lines.
D. 
No site, internal road, parking lot, recreation area or storage facility for fuels, supplies or equipment shall be located within 25 feet of external boundaries of the park.
A. 
Access roads and entrances.
(1) 
Access roads connecting internal roads with public roads shall be required to serve any park having three or more mobile homes, and at least two independent access roads shall be required to serve any park having 20 or more mobile homes.
(2) 
Access roads shall intersect public roads at right angles and at compatible grades. Access road right-of-way shall be at least 30 feet wide, 20 feet of which must be of a durable surface compacted to a twelve-inch depth.
(3) 
Access roads shall be at least 75 feet in length from the intersection of public roads.
(4) 
Entrances shall be located directly opposite or at least 200 feet from the nearest intersection of public roads, if any, and at least 150 feet from any other entrances to the park, if any.
(5) 
Entrances shall have sufficient width to allow reasonable turning movements of vehicles with mobile homes attached and of service or delivery vehicles.
(6) 
Entrances shall be located to allow safe line-of-sight distances to and from their points of intersection with the public road.
B. 
Internal roads.
(1) 
Internal roads shall be privately owned and maintained and shall provide for the safe and convenient movement of vehicles, with or without mobile homes attached.
(2) 
All sites shall face on and be serviced by internal roads.
(3) 
All internal roads shall be provided with a durable surface of either blacktop, gravel or concrete and shall be designed, graded and leveled so as to permit the safe passage of emergency and other vehicles at a speed of 15 miles per hour.
(4) 
Culs-de-sac shall be provided in lieu of closed-end roads, with a turnaround having an outside roadway character of at least 90 feet.
(5) 
All internal roads shall have a minimum thirty-foot right-of-way, 16 feet of which must be of a durable surface.
C. 
Recreational areas and open space. Easily accessible and usable open spaces shall be provided in all parks. Such open space shall have a total area equal to at least 15% of the gross land area of the park and shall be fully maintained by the park owner. Part or all of such space shall be in the form of developed recreation areas to be usable for active recreation purposes.
D. 
Walkways. A four-foot-wide hard-surfaced pedestrian walkway shall be provided along and at least five feet from each access road between the entrance to the public highway and either the first unit or such location within the park as may be required by the Planning Board to assure pedestrian safety.
E. 
Water supply and sewage disposal. Systems shall be designed and constructed in compliance with all New York State Health Department and Environmental Conservation Department requirements.
F. 
Fuel oil.
(1) 
All fuel oil tanks shall be placed at the rear of mobile homes and not located less than five feet from any exit.
(2) 
Supports or standards for fuel oil storage tanks shall be of a noncombustible material.
G. 
Liquefied gas.
(1) 
Systems shall be provided with safety devices to relieve excessive pressures and shall be arranged so that the discharge terminates at a safe location.
(2) 
Systems shall have at least one accessible means for shutting off gas. This means shall be located outside of mobile homes.
(3) 
All liquid propane gas piping shall be well supported and protected against mechanical injury.
(4) 
Storage tanks shall not be less than 100 pounds and must be located at the rear of mobile homes and no closer than five feet to any exit.
(5) 
Supports or standards for gas storage tanks shall be of a noncombustible material.
H. 
Park office. The owner or manager of a park shall maintain an office in the immediate vicinity of the park.
I. 
Storage facilities. Each mobile home park shall provide 125 cubic feet of secure storage space for each mobile home. Such facilities shall be located either on each site or be a permanent structure within the park which is easily accessible to the park residents at all times.
J. 
Service buildings. Service buildings, if provided, housing sanitation facilities and/or laundry shall be permanent structures complying with all applicable ordinances and statutes regulating buildings, electrical installations and plumbing and sanitation systems. All service buildings and the grounds of the park shall be well lighted.
K. 
Screening. The entire park shall be screened from the view of adjacent properties and roadways by the planting of shrubbery. Such shrubbery shall be of a species suitable to the Planning Board and shall mature to at least an eight-foot height.
A. 
The park operator shall operate the park in compliance with the standards set forth in this chapter and shall provide adequate supervision to maintain the park, its common grounds, roads, facilities and equipment in good repair and in a clean and sanitary condition.
B. 
The park operator shall place or supervise the placement of each mobile home on its mobile home pad, which includes ensuring its stability by securing all tie-downs and installing all utility connections.
C. 
The park operator shall maintain a register containing the names of all occupants and the make, year and serial number, if any, of each mobile home. Such register shall be available to any authorized person inspecting the park.
D. 
The park occupant shall be responsible for the maintenance of his mobile home and any appurtenances thereto and shall keep all yard space on his site in a neat and sanitary condition.
E. 
A list of operator and occupant responsibilities shall be posted in the park office or made available upon request.
F. 
Recreational vehicles shall not be used for residential purposes, whether permanently or temporarily, within any park.
G. 
No open fires shall be permitted any place within the park with the exception of outdoor grills used for the preparation of foods.
H. 
All receptacles, including cans and dumpsters, shall be kept in a sanitary condition at all times. It shall be the responsibility of the park owner to ensure that garbage and rubbish shall be collected and properly disposed of outside of the park. All areas of the park shall be maintained free from organic and inorganic material that might become a health, accident or fire hazard.
I. 
No additions shall be made to a mobile home except a canopy and/or porch open on three sides, a private garage or an addition made by the mobile home manufacturer.