[Adopted 1-26-1995[1]]
[1]
Editor's Note: This ordinance superseded the former Mobile
Home Ordinance of the Town of LeRoy, adopted 2-10-1976.
A.Â
Regular housing situation.
(1)Â
Single mobile homes may be permitted temporarily on a lot in
the R+A, R-1 and R-2 Districts, upon the issuance of a temporary use
permit. In order to apply for such a temporary use, there must first
be a valid zoning permit issued for the erection of a residential
dwelling on that lot, and the mobile home unit must comply with the
current construction and safety standards set forth by the United
States Department of Housing and Urban Development. Such mobile home
shall be removed from the lot upon expiration of the temporary use
permit or upon completion of the dwelling, whichever condition comes
first.
B.Â
Emergency housing situation. Single mobile homes or recreational
vehicles may be permitted as a temporary residence in any district
upon the determination that an emergency housing situation exists.
Such emergency housing situation shall be limited to either man-made
or natural disasters (i.e. fire, flooding, hazardous material incidents,
etc.) which rendered existing housing units uninhabitable. The location
of such emergency housing is not limited to the site containing the
uninhabitable housing unit. The Code Enforcement Officer may grant
a nonrenewable temporary emergency housing permit for a period of
time not exceeding 90 days. Any extension of an emergency housing
permit past this initial ninety-day period shall only be granted by
the Town Planning Board. Such mobile home shall be removed from the
lot upon expiration of the emergency housing permit.
C.Â
Single mobile home; replacement of existing unit.
(1)Â
An existing mobile home which is occupied as a one-family dwelling
on any lot in a R+A, R1, R2 or C District may be replaced with another
mobile home, provided that the following criteria are met:
(a)Â
The replacement mobile home unit shall be constructed in accordance
with regulations set forth in the Compilation of Federal Regulation
(CFR), Title 24, Housing and Urban Development, Chapter XX, Office
of Assistant Secretary for Housing-Federal Housing Commissioner, Department
of Housing and Urban Development, Part 3280, Manufactured Home Construction
and Safety Standards.
(b)Â
The location of the replacement mobile home shall not increase
the degree of nonconformity (other than unit size and square footage)
relative to the area requirements that exist with the current mobile
home.
(c)Â
The mobile home shall be installed in compliance with the New
York State Uniform Fire Prevention and Building Code and shall be
protected from ground frost heaves by one of the following methods:
(d)Â
The mobile home shall be skirted with a noncombustible material
so as to enclose the area between the floor of the mobile home and
the ground. Such skirting is to be properly ventilated and must be
completed within 30 days after arrival.
(e)Â
The water supply system and sewage disposal system for the mobile
home shall be approved by the County Health Department.
(f)Â
The mobile home shall have a minimum floor area of 800 square
feet.
Mobile home parks may be permitted in the R+A, R-1 and R-2 Districts
upon the issuance of a special use permit, provided that the following
standards and requirements are complied with. Any changes to the approved
mobile home site plan must be presented to and approved by the Town
Planning Board.
A.Â
Size. The size of all mobile home parks shall be a minimum of 15
acres.
B.Â
Construction and safety standards. All mobile homes within the park
shall comply with the current construction and safety standards set
forth by the United States Department of Housing and Urban Development.
C.Â
Layout and design.
(1)Â
Double access. All mobile home parks containing 20 or more units
shall have access to a public highway at two points, with such points
being separated by at least 200 feet. This provision may be waived
by the Town Planning Board if the applicant's proposal contains acceptable
alternatives for emergency access.
(2)Â
Buffer zones. The site shall be located and laid out so that
no mobile home is located within 100 feet of any adjacent public highway
right-of-way or within 100 feet of any other adjoining property line.
Additional buffer areas may be required by the Town Planning Board
if deemed necessary in order to avoid potential conflicts with existing,
permitted or planned adjacent land uses.
(3)Â
Other principal structures. A private conventional residence
may be located within the confines of the mobile home park only to
the extent that it is used as an office. Lot location and minimum
distances shall be fixed by the Town Planning Board after due consideration
of each case.
(4)Â
Interior roadways. The layout of interior roadways, driveways
and walkways shall be designed and maintained in such a manner as
to provide for safe, efficient and orderly vehicular and pedestrian
traffic acceptable to the Planning Board after a written report from
the Highway Superintendent. In addition, all interior roadways shall
be clearly identified by signs at each intersection. Such signs shall
be acceptable to the Town Planning Board.
(5)Â
Roadway (or driveway) clear zone width. All roadways shall have
a minimum clear zone width of 40 feet which is completely clear of
obstructions to a height of 12 feet.
(6)Â
Roadway grades. The maximum roadway grade shall be 7%. Entrance
gradients shall be less than 3% for a distance of 75 feet from the
edge of the right-of-way of the public highway.
(7)Â
Minimum radius. The minimum radius of curvature for any street
shall be 50 feet.
(8)Â
Alignment. Roadways shall be laid out so as to intersect as
nearly as possible at right angles, and in no case shall any angle
or intersection be less than 75°. Roadways in four-way intersections
shall be directly across from one another or offset a minimum of 125
feet.
(9)Â
Roadways. Roadway or driveway pavement shall be located in the
center of the roadway clear zone and shall be at least 20 feet wide
with five-foot wide shoulders. If parking provision is made within
the roadway clear zone, such parking shall be off the pavement, and
the clear zone shall be increased accordingly.
(10)Â
Parking. Two parking spaces shall be provided for each mobile
home lot to meet the needs of occupants of the mobile home park and
their guests without interference with normal movement or vehicular
or pedestrian traffic. Such parking may be in tandem. Each parking
space shall have minimum dimensions of at least 10 feet by 20 feet
per vehicle and shall have concrete or blacktop surfacing.
(11)Â
Auxiliary parking. Auxiliary parking areas for motor vehicles
shall be provided at a ratio of one parking space to every three mobile
home units. Additional auxiliary parking areas are to be provided
for parking trucks, maintenance equipment, boat trailers, utility
trailers and similar such equipment and vehicles as may be determined
by the Town Planning Board.
(12)Â
Mobile home lot size. All lots shall be a minimum of 10,000
square feet, exclusive of any common areas, and shall have a minimum
dimension of 80 feet across the lot. No common areas such as buffer
zones, roadway clear zones, auxiliary parking lots, recreational areas,
service buildings and areas, etc., shall be counted towards required
individual mobile home lot areas.
(13)Â
Walkways. Walkways shall be laid out so as to connect service
buildings, dry yards and storage lockers with roadways. Walkways shall
also provide access to recreation areas if such areas are not located
adjacent to a roadway. Each roadway shall have a walkway running parallel
to it, separated from the roadway by a minimum distance of seven feet.
Additional walkways may also be placed along the rear of each lot.
All walkways shall be a minimum of three feet wide and thickness of
four inches over four inches of ROB gravel and shall be provided with
joints so designed as to minimize cracking. All walkways shall be
made of concrete or blacktop or other similar material approved by
the Town Planning Board.
(14)Â
Recreation areas. Recreation areas shall be provided in central
locations at a minimum of 5% of the total park area or as required
by the Planning Board. Recreational areas shall include playgrounds
for children and separate areas for more passive enjoyment by adults.
The playgrounds shall be equipped with play equipment for children
under 10 years of age and should be away from traffic.
(15)Â
Public telephones. If public telephones are provided within
the court, they shall be located directly adjacent to service buildings.
(16)Â
Mailboxes. Mailboxes shall be located in compliance with United
States Postal regulations and shall not be placed in any location
where they constitute a safety hazard to pedestrians or to vehicles.
(17)Â
Trees. All existing trees shall be preserved insofar as possible
in the design of the park.
D.Â
Siting of mobile homes. Mobile homes shall be so situated within
the mobile home park in conformance with the following:
(2)Â
In cases of irregularly shaped lots, the Planning Board may
modify and vary the above provisions and shall determine the application
of the above listed provisions, but in no case shall any two mobile
homes be closer than 20 feet from one another.
(3)Â
No mobile home shall be located less than 50 feet from any service or storage building other than approved accessory buildings located on and serving the specific mobile home lot as set forth in § 165-41.6L of this chapter.
(4)Â
The percent lot coverage for an individual mobile home lot shall
be no greater than 25%.
(6)Â
Every mobile home lot shall be clearly identified by a number
located on a sign or light post located on the lot.
A.Â
Water and sewer systems. Water supply and sewage treatment facilities
shall be installed and maintained in compliance with the requirements
of the New York State Health Department, Department of Environmental
Conservation and the Genesee County Health Department.
B.Â
Underground utilities. Electrical systems, gas piping systems, cable
and telephone wires and community and individual fuel storage shall
be installed underground and maintained in compliance with the New
York State Uniform Fire Prevention and Building Code.
C.Â
Artificial lighting. Artificial lighting shall be provided from dusk
to dawn to illuminate walks, driveway, roadways and parking spaces
for the safe movement of pedestrians and vehicles. Specifically, roadway
lighting shall be provided as follows:
(1)Â
Overhead roadway lighting shall have a minimum clearance above
the pavement of 12 feet and shall have a minimum power capacity necessary
to meet acceptable industry standards.
(2)Â
Service buildings shall have sufficient exterior lighting fixtures
so as to properly illuminate entrances and side yards connected therewith.
D.Â
Refuse disposal. It shall be the responsibility of the park owner
to ensure that garbage and rubbish shall be collected and properly
disposed of outside the park as frequently as may be necessary to
ensure that garbage receptacles do not overflow, but at least every
seven days. This responsibility shall include either the provision
of garbage cans with tight-fitting covers to each unit or dumpsters
which service a number of units. Exterior property areas shall be
maintained free from organic and inorganic material that might become
a health, incident or fire hazard. Suitable screening shall be provided
for all community refuse (dumpster) areas.
E.Â
Roadway paving. All roadways within the park shall be paved for a
minimum width of 20 feet, with a five-foot shoulder, in accordance
with specifications acceptable to the Town Planning Board.
F.Â
Parking area paving. Areas for motor vehicle parking and access driveways
shall be surfaced with asphalt or concrete.
G.Â
Mobile home lot. Each mobile home lot shall contain a mobile home
stand to provide adequate support for the placement and tie-down of
the mobile home. The stand shall not heave, shift or settle unevenly
under the weight of the mobile home as a result of any frost action,
inadequate drainage, vibration or other such forces. The material
used in constructing the stand should be durable and capable of supporting
the expected load, regardless of the weather, and shall be constructed
in compliance with the New York State Uniform Fire Prevention and
Building Code. In addition, the footings and the load-carrying portion
of the ground anchors shall extend below the frost line.
H.Â
Patios and/or decks. Mobile home lots may be provided with patios
and/or decks. If installed, patios and/or decks may be covered and
shall conform to distance separations, lot setbacks and percent lot
coverage requirements and shall not be enclosed (insect screening
is allowable). No permanent or habitable additions shall be allowed.
I.Â
Stormwater drainage. Mobile home parks shall have adequate facilities
for drainage of surface and subsurface water. The entire mobile home
park shall be graded to facilitate the safe and efficient drainage
of surface water and so as to prevent ponding or accumulation of water
which could become a health, safety or other hazard. The applicant/owner
shall also be required to comply with any and all rules and regulations
of the New York State Department of Environmental Conservation regarding
stormwater discharge. All ditches, culverts or other drainage facilities
shall be maintained in such a manner as to function as designed. Any
such drainage facilities as are designed to cross or run adjacent
to any Town, county or state highway shall have the design thereof
approved by the appropriate Highway Superintendent or Engineer. Drainage
ditches shall be provided where necessary to provide for the removal
of surface drainage. Such ditches shall be provided in such a way
as not to constitute a hazard to pedestrians. Gutters, culverts, catch
basins, drain inlets, stormwater sewers or other satisfactory drainage
systems shall be utilized where deemed necessary and shall be acceptable
for a size specified by the Town Planning Board and the Genesee County
Soil and Water Conservation District.
J.Â
Service buildings. The developer shall be required to furnish service
buildings in conformance with the following:
(1)Â
Service buildings shall be located in such a way as to prohibit
primary access directly adjacent to a mobile home lot.
(2)Â
Service buildings housing sanitation and laundry facilities
or any other facilities shall be permanent structures complying with
the New York State Uniform Fire Prevention and Building Code and the
New York State Sanitary Code.
(3)Â
The service buildings shall be well lighted at all times from
dusk to dawn; be well ventilated with screened openings; be constructed
of such moisture-proof material, including painted woodwork, as shall
permit repeated cleaning and washing; and be maintained at a temperature
of at least 68° F. during the period of October 1 to June 1. The
floors of such buildings shall be of concrete and supplied with drains.
K.Â
Additional structures on mobile home lots. Additional structures
on mobile home lots are subject to the following:
(1)Â
No nonintegral structural addition or other accessory building
or structure in excess of 100 square feet shall be permitted on any
mobile home lot.
(2)Â
Accessory buildings and awnings shall conform to distance separations,
lot setbacks and percent lot coverage requirements.
(3)Â
Accessory buildings shall not be placed in front yards.
L.Â
Mobile home park owner obligations. In general, home parks shall
be properly maintained so as to ensure the desirable residential character
of the property. Specifically, the following shall apply:
(1)Â
Yard maintenance. Mobile home parks shall be maintained reasonably
free from holes and excavations, sharp protrusions and other objects
or conditions which might be a potential cause of personal injury.
Walks, steps, driveways and roadways that contain holes or tripping
hazards shall be filled, repaired or replaced as the need indicates.
Trees or limbs of trees that constitute a hazard shall be removed.
Snow removal is the responsibility of the mobile home park owner.
Buffer areas shall be mowed and maintained by the mobile park owner.
(2)Â
Noxious weeds. Ragweed and other noxious weeds considered detrimental
to health, such as a poison ivy or poison sumac, shall be completely
eliminated from all areas of the mobile home park. Open areas shall
be maintained free of heavy undergrowths of any description.
(3)Â
Accessory structures. All accessory buildings or structures
shall be kept in good repair, free from health, fire and accident
hazards. They shall be of durable construction and appropriate for
intended use and location. Exterior wood surfaces of all structures
that are not inherently resistant to deterioration shall be periodically
treated with a protective coating or paint or other suitable preservative.
(4)Â
Gravel areas. All areas surfaced with gravel shall be kept clear
of all forms of vegetation.
(5)Â
Infestation. Grounds and structures shall be maintained free
of insect, vermin and rodent harborage and infestation. Methods used
for purposes of extermination shall conform to generally accepted
practice.
M.Â
Mobile home park plans and registration of mobile home park occupants.
It shall be the duty of each mobile home park owner/operator to keep
a register containing a record of all mobile home owners and occupants
located within the park. This register shall contain the following: