[Adopted 6-26-1971 by Ord. No. 71-2]
This article shall be known and cited as the Town of Dryden
Mobile Home Park Ordinance.
As used in this article, the following terms shall have the
meanings indicated:
HEALTH AUTHORITY
The legally designated health authority or its authorized
representative of the Town of Dryden.
MOBILE HOME
A.
A portable unit designed and built to be towed on its own chassis,
comprised of frame and wheels, connected to utilities, and designed
without a permanent foundation for year-round living. A unit may contain
parts that may be folded, collapsed or telescoped when being towed
and expanded later to provide additional cubic capacity as well as
two or more separately towable components designed to be joined into
one integral unit capable of being again separated into the components
for repeated towing.
B.
A mobile home should not be confused with a travel trailer which
is towed by an automobile, can be operated independently of utility
connections, is limited in width to eight feet, in length to 32 feet,
and is designed to be used principally as a temporary vacation dwelling.
MOBILE HOME LOT
A parcel of land for the placement of a single mobile home and the exclusive use of its occupants. Allowable structures in addition to the mobile home shall be as follows: a one-car garage or a one-car carport; a patio, either open or enclosed; an addition attached or connected to the mobile home, but such addition shall not exceed more than 30% of the total square footage of the mobile home proper; and one storage building which shall not exceed 120 square feet in dimension. There will be no separate structures other than those hereinabove specified. All structures shall be subject to set-back requirements and lot area as specified in §
183-5A of this article.
MOBILE HOME PARK
A parcel of land under single ownership which has been planned
and improved for the placement of two or more mobile homes for nontransient
use.
MOBILE HOME STAND
That part of an individual lot which has been reserved for
the placement of the mobile home, appurtenant structures or additions.
PERMIT
A written permit issued by the authority permitting the construction,
alteration, and extension of a mobile home park under the provisions
of this article and regulations issued hereunder and the Zoning Ordinance
of the Town of Dryden.
PERSON
Any individual, firm, trust, partnership, public or private
association or corporation.
RIGHT-OF-WAY
That portion of designated land set aside for the installation
of utilities and/or sidewalks, curbs, gutters or other unrestricted
uses.
SERVICE OR RECREATIONAL BUILDING
A structure housing operational office, recreational, park
maintenance and other facilities built to conform to required standards.
No mobile home park shall hereafter be established, located
maintained, altered or expanded in any district of the Town of Dryden
except in the specified districts as defined and established by the
Zoning Ordinance of the Town of Dryden as it may from time to time
be amended, and upon compliance with all the provisions of this article.
A. Size of lots and yards. Every lot shall meet the following minimum
requirements:
(1) Lot area per mobile home - 5,000 square feet.
(2) Front yard set-back from mobile home lot line, 20 feet.
(3) Side yard set-back depth from mobile home lot line, 10 feet.
(4) Rear yard set-back depth from mobile home lot line, 10 feet.
(5) All mobile homes shall be located at least 90 feet from the center
line of any State Road and at least 70 feet from the center line of
any other public road.
(6) The mobile home lot line hereinabove referred to shall be the boundary
line as established on the engineering plans.
(7) All mobile homes shall be located at least 25 feet from the mobile
home park property lines.
B. Skirts. Each mobile home owner shall be required to enclose the bottom
portion of the mobile home with either a metal or wood skirt or other
durable material, properly ventilated, within 60 days after arrival
in park.
C. Landscaping. The appropriate landscaping requirements for the mobile
home park shall be determined by mutual agreement between the Town
Planning Board and the applicant.
Every park shall contain an electrical wiring system consisting
of wiring fixtures, equipment and appurtenances which shall be installed
and maintained in accordance with local electric power company's specifications
and regulations.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
After such time that all rules, regulations, codes and provisions
of the Mobile Home Park Ordinance have been met, the Code Enforcement
Officer of the Town of Dryden will issue a license for operation and
maintenance of a mobile home park. Said applicant will file a licensing
fee of $25 for every 10 homes or portion thereof. Said license is
for twelve-month period.
A. Renewal of license. Approval of the license renewal shall be automatic
upon demonstration that the design and maintenance of the park is
in accordance with the requirements at the time of approval of the
initial permit.
B. Transfer of license. All licenses are transferable upon written notification
to the Zoning Officer.
A violation of this article is an offense punishable by a fine
not exceeding $50 or by imprisonment for a period not exceeding 60
days or both. Each week's continued breach shall constitute a separate
additional violation. In addition, the Town Board shall have such
other remedies as are provided by law to enforce the provisions of
this article.
If a term, part, provisions, section, subsection or paragraph
of this article shall be held unconstitutional, invalid, or ineffective,
in whole or in part, such determination shall not be deemed to invalidate
the remaining terms, parts, provisions and paragraphs.
This article shall be in force and effect immediately upon adoption
and publication as provided by law.
This article shall be cited as the "Town of Dryden Mobile Home
Ordinance."
It is the purpose of this article to promote the health, safety
and general welfare of the inhabitants of the Town of Dryden, Tompkins
County, New York, by the regulation of site design for mobile home
lots, and the establishment of site installation and occupancy standards
for all mobile homes located on mobile home lots in the Town. This
article does not apply to mobile homes in mobile home parks or to
mobile home parks.
As used in this article, the following terms shall have the
meanings indicated:
AMERICAN CONCRETE INSTITUTE (ACI)
The organization which publishes standards for concrete foundations
and other concrete structures. Such standards may be different from
local building code requirements, in which case, the more stringent
requirements will control.
ANSI-NFPA STANDARDS
The standards and/or specification promulgated by the National
Fire Protection Association and National Conference of States on Building
Codes and Standards, Inc., and published as ANSI A225.1 NFPA 501 A
Manufactured Home Installations 1982, or its most recent counterpart,
however identified.
COMMERCIALLY MANUFACTURED AND INSTALLED
Designed and intended for use with a mobile home and installed
according to manufacturer's instructions and complying with all appropriate
codes, laws, rules, regulations, ordinances, and local laws.
CONSTRUCTION PERMIT
A permit issued by the Town authorizing the construction
of a mobile home lot.
ENFORCEMENT OFFICER
The person or persons, by whatever title designated by the
Town Board, charged with the enforcement and inspections required
under this article.
FRONT SETBACK LINE
A line marking the minimum distance from the center of the
road right-of-way. (Also see "yards.")
HOUSE ROOF SYSTEMS
Designed and constructed of materials permitted in the construction
of single-family dwellings by the New York Uniform Fire Prevention
and Building Code.
HOUSE SIDING SYSTEM
Designed and constructed of materials permitted in the construction
of single-family dwellings by the New York Uniform Fire Prevention
and Building Code.
INSTALLATION PERMIT
A permit issued by the Town authorizing the installation
of an individual mobile home.
MOBILE HOME
A structure, transportable in one or more sections, and while
being transported is eight body feet or more in width or 40 body feet
or more in length or, when installed on a lot, is at least 320 square
feet, and which is built on a permanent chassis and designed to be
used as a dwelling with or without a permanent foundation when connected
to the required utilities, and includes the plumbing, heating, air-conditioning
and electrical systems contained therein. The term shall include any
structure which meets the size requirements herein set forth, and
for which the manufacturer has filed the certification required by
the United States Department of Housing and Urban Development and
which structure complies with the National Manufactured Home Construction
and Safety Standards. A mobile home is identified as such by the existence
of the seal required by the United States Department of Housing and
Urban Development. Unless the context requires otherwise, the term
"mobile home" shall include a double-wide mobile home, but the term
"double-wide mobile home" shall not include a single-wide mobile home.
A double-wide mobile home includes at least two such sections transported
separately and designed and intended to be joined together as a single
dwelling unit when placed on a site. A mobile home should not be confused
with a travel trailer, which is towed by a motor vehicle and which
can be operated independently of utility connections and is limited
in width while being transported to eight body feet in length to 32
body feet and is designed to be used principally as a temporary dwelling
and does not require a HUD seal.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
MOBILE HOME LOT
A parcel of land (outside a mobile home park) for the placement of one mobile home for the exclusive use of the owners. All placements and structures shall be subject to set back requirements and lot area as specified in this article, and in Chapter
270, Zoning, whichever is more restrictive.
MOBILE HOME STAND
A.
That part of a mobile home lot which has been constructed for
the placement of the mobile home and accessory buildings or structures.
A mobile home stand shall be constructed and consist of either:
(1)
Ten inches of compacted gravel;
(2)
A concrete slab at least six inches thick and reinforced according
to the standards of the American Concrete Institute (ACI);
(3)
Six inches of compacted gravel with a reinforced concrete runner
on each side of the stand to provide support, such a runner to be
a minimum of two feet wide, four inches thick and the length to extend
to within two feet of each end of the home body;
(4)
Masonry piers installed into the ground at least three feet
below grade; or
(5)
A stand as defined in ANSI-NFPA standards of installation of
manufactured homes.
B.
A mobile home stand shall not have an elevation exceeding 1.5
feet from the surrounding mean elevation and the site shall be sloped
to provide drainage away from the stand. All stands shall be suitably
graded to permit the rapid surface drainage of water.
MOBILE HOME SUPPORT SYSTEM
Installation instructions provided by the manufacturer of
a mobile home, or if unavailable, designed by a registered professional
engineer, architect, or as set forth in NFPA-ANSI Standards.
OCCUPANCY CERTIFICATES
Written authorization from the Enforcement Officer to occupy
a mobile home lot and the mobile home placed thereon.
PARKING SPACE
An off-street space available for parking of one motor vehicle
and which is an area at least nine feet wide and 20 feet long, not
including maneuvering area and access drives.
PERSON
An individual, partnership, corporation or association.
PROFESSIONALLY DESIGNED AND BUILT
A.
Designed and built according to plans prepared and sealed by
a licensed professional engineer or architect; or
B.
Designed and built according to plans so that upon completion
the construction will be architecturally consistent with the design
of other buildings on said lot and be aesthetically pleasing.
REAR SETBACK LINE
A line marking the minimum distance from the rear lot line
(also see "yards").
ROAD
Road, street, avenue, right-of-way or other public line marking
the exterior boundary of the public ownership or right-of-way. (Not
to be confused with the traveled or maintained portion of a road.)
SECONDARY ADDITIONS
Expanded rooms, enclosed patios, or structural additions
that are added to the mobile home on the mobile home stand.
SIDE SETBACK LINE
A line marking the minimum distance from the side lot lines.
(Also see "yards.")
SINGLE OWNERSHIP
Refers to any individual, partnership or corporation owning
a parcel of land.
SKIRTING (MANUFACTURED)
A new durable vinyl or aluminum product sold commercially
and designed and intended as an enclosure for the space between the
mobile home and mobile home stand.
SKIRTING WALL
Material of a weatherproof nature that is used to enclose
the space between the mobile home and the mobile home stand. Skirting
wall shall be masonry, or pressure-treated lumber or other material
that would be permitted by the New York State Uniform Fire Prevention
and Building Code for enclosing a crawl space of a single-family home
with no cellar. The skirting wall shall be installed with its bottom
edge below the frost line to eliminate any frost heave.
STORAGE
Refers to the placement of articles not in use.
STORAGE BUILDINGS
A.
PORTABLEA structure with less than 150 square feet of floor space, manufactured or sold in kit form, is easily movable on its own support system not requiring a permanent foundation and not requiring a building permit.
B.
PERMANENTA structure over 150 square feet for which a building permit is required and which must comply with the New York Uniform Fire Prevention and Building Code and Chapter
270, Zoning.
YARD
A yard is an open space other than a court on a lot, unoccupied
and unobstructed from the ground upwards, except as otherwise permitted
(See illustration for location of front, side and rear yards.)