[Added 9-9-1991 by L.L. No. 2-1991]
As used in this article, the following terms
shall have the meanings indicated:
When applied to a farm worker residence maintained in conjunction with a working farm, shall be defined as an accessory building in accordance with § 125-3D of this chapter and permitted as such.
As set forth in the New York State Uniform Fire and Building
Code, as now constituted or hereafter amended.
Any lot where two or more mobile homes are located for the
purpose of occupancy, regardless of whether or not a charge is made
for such occupancy.
A vehicle or portable structure designed and intended for
use as a temporary dwelling for travel, recreation, vacation or other
short-term use and which may or may not have sanitary facilities.
A.
A mobile home placed on a separate lot shall comply
with the foundation area and front foundation length standards for
the district in which it is located. It shall be a double wide and
have a main roof that is pitched at a one-foot rise for four feet
of horizontal run, rather than flat. Porches or attached garages may
have flat roofs.
B.
Skirting.
(1)
A mobile home placed on a separate lot shall be equipped
with skirting to fully close off the area between the mobile home
body and the foundation or slab upon which it is placed. Said skirting
shall be made of a durable, fire-retardant material assembled specifically
for application to mobile homes as skirting or made of metal.
(2)
The skirting shall be capable of instant removal at
any point to provide access to the closed off area or contain two
diagonally located doors, on hinges, of a minimum of three feet to
provide such access. Said doors shall be marked or identified as points
of access.
(3)
If a continuous concrete foundation is installed,
the skirting requirement shall not apply. However, access requirements
are not waived or amended.
C.
A mobile home placed on a separate lot shall be anchored
to either a concrete slab, concrete foundation or in-ground piers.
Such base shall be capable of containing the mobile home in a stable
position and of appropriate size to contain the unit.
(1)
A slab shall be reinforced concrete, at least six
inches thick with a compacted gravel base of at least three inches.
Such base shall be capable of containing the mobile home in a stable
position and of appropriate size to contain the unit.
(2)
A foundation shall be of concrete block construction
to stabilize the structure; such foundation will have suitable footings.
(3)
A pier system (in-ground) will be 32 inches deep,
18 inches square or 24 inches in diameter.
D.
The provisions of this section are hereby declared
to be exempted from the authority of the Zoning Board of Appeals to
vary.
A.
No mobile home shall be placed within a mobile home park without issuance of a permit under the terms of § 125-102 of this chapter.
B.
No mobile home park shall be established without issuance
of a special permit under the terms of this chapter. No lots therein
shall be sold or rented or otherwise used until a certificate of occupancy
has been issued and is valid for the mobile home park.
C.
All lots within a mobile home park shall comply with
the standards set forth within this chapter.
A.
A mobile home park shall only be established by special
permit issued in accordance with this chapter and any other applicable
provisions of this or other laws of the Town of Brutus, County of
Cayuga or State of New York.
B.
A mobile home park shall only be established in the
area bounded by Cooper Road on the west, East Brutus Street Road (Route
31B) on the north, the Town boundary on the east and Route 5 and Stevens
Road on the south. This area shall henceforth be known as the R-2,
High Density Residential District and so indicated on the Zoning Map.[1]
[1]
Editor's Note: The Zoning Map is on file and
available for inspection in the office of the Town Clerk.
C.
In reviewing a proposal to establish a mobile home park, in accordance with its responsibilities as set forth in § 125-92 of this chapter, the Planning Board shall not recommend approval of a special permit until a plan showing the following information has been submitted and found to be consistent with the requirements of this chapter and the objectives of Town plans.
(1)
Property boundaries of the proposed mobile home park.
(2)
Entrances, exits, walkways and driveways.
(3)
Mobile home sites or lots.
(4)
A method and plan of sewage disposal.
(5)
A method and plan of garbage disposal.
(6)
Water supply.
(7)
Electrical lighting (outdoors).
(8)
The owners' and operators' names and addresses (if
a corporation, the names and addresses of the officers of said corporation).
(9)
A method and plan of stormwater disposal.
(10)
The location of garbage receptacles, and a plan
for ultimate disposal of garbage generated by residents of the park.
(11)
A mobile home park grounds maintenance plan.
(12)
A landscape plan.
D.
The following design standards and specifications
shall be met by any mobile home park plan.
(1)
A mobile home park shall have an area of not less
than 10 acres, and no mobile home lot or office or service building
shall be closer to the street line or other property line than 100
feet.
(2)
A mobile home park shall be located on a well-drained
site suitable for the purpose with an entrance road at least 33 feet
in width and paved. Interior streets or roads shall be a minimum of
22 feet wide and shall be paved. Each street or road within the mobile
home park, including the entrance road, shall have an eight-inch subbase
of boney gravel, topped with three inches of fine gravel, or crushed
run. The shoulders shall be graveled to a minimum three-inch depth.
(3)
Each mobile home lot within the park shall have an
area not less than 6,000 square feet with a minimum width of 60 feet.
(4)
No mobile home or portion thereof shall be placed
closer to any other mobile home or portion thereof than 50 feet. Each
mobile home must be a minimum of 24 feet from the highway right of
way. (This is not the edge of the pavement.) Town, county and state
requirements vary. Right-of-way requirements shall not be waived.
(5)
The total number of mobile home lots shall not exceed three per gross acre, exclusive of the one-hundred-foot boundary area requirement in Subsection D(1) above in area devoted to roads and recreation.
[Amended 1-13-1992 by L.L. No. 1-1992; 5-11-1992 by L.L. No.
2-1992]
(6)
Each mobile home shall have at least two parking spaces
measuring 12 feet by 24 feet each.
(7)
Provisions shall be made for recreation areas, open
space, greenbelt or other similar amenity equal to or greater than
a total area not less than 8% of the total area of the mobile home
park.
(8)
At the main entrance to a mobile home park, a layout
map showing the location of each lot by number shall be displayed.
Each lot within the park shall permanently display the assigned number
so that it is visible from the roadway upon which it fronts. Street
names should not duplicate the names of other streets or roads in
the town.
(9)
Unless provision is made for an area specifically
designated on the plan for storage of boats, campers, travel trailers,
recreational vehicles, unregistered or unlicensed vehicles or similar
items, no such item shall be stored or parked in the mobile home park.
(10)
No more than one accessory building having a
total area no greater than 120 square feet shall be permitted on any
mobile home lot in a mobile park. No enclosure or addition to a mobile
home in a mobile home park shall be permitted except a carport, porch
or patio, none of which shall be used as habitable space.
A.
The Planning Board may, at its discretion, accept
the plan as meeting the requirements for consideration of a special
permit or may require such additional information as set forth within
the special permit procedures of this chapter.
[Amended 5-11-2015 by L.L. No. 1-2015]
B.
It shall be a requirement of this chapter that any
special permit issued for establishment of a mobile home park shall
have as a condition of approval the requirement that the Code Enforcement
Officer and such other Town officials as he deems appropriate shall
at least annually inspect said mobile home park to determine compliance
with this chapter and the terms of the special permit. Any violations
noted during such inspection shall be deemed just cause for the revocation
of the certificate of occupancy of the subject mobile home park.
C.
It shall be a requirement of this chapter that any
special permit issued for establishment of a mobile home park shall
have as a condition of approval the requirement that the owner or
operator of said mobile home park be responsible for prompt notification
in writing to the Code Enforcement Officer of the removal of any mobile
home unit from said park and that said owner or operator prohibit
the installation of any mobile home unit until such time as the Code
Enforcement Officer is notified in writing of said installation and
a permit is issued by him. Failure to so notify the Code Enforcement
Officer of removal or installation shall be deemed just cause for
the revocation of the certificate of occupancy of the subject mobile
home park.
D.
Upon satisfactory completion of the installation of
a mobile home or the construction of a mobile home park, and upon
proof of compliance with the terms of this chapter, a certificate
of occupancy shall be issued by the Code Enforcement Officer.
E.
Any expansion, reduction or change to the physical
design of an existing mobile home park established prior to this chapter's
enactment or to a mobile home park established under the terms of
this chapter shall be subject to all applicable provisions of this
chapter and shall not be undertaken until a permit is issued by the
Code Enforcement Officer.
A.
All mobile homes and mobile home parks that have been
approved by the town, to the extent that they are established at the
time this article takes effect, that do not meet the requirements
set forth in this article shall be deemed preexisting, nonconforming
uses and shall be subject to the regulations of this section. This
section shall supersede any other section of this chapter regarding
preexisting, nonconforming uses to the extent that such sections may
apply to mobile homes and mobile home parks.
B.
As preexisting, nonconforming uses, mobile homes and
mobile home parks now established in the Town may continue, and routine
maintenance may be performed upon the same.
C.
Within 90 days of the enactment of this chapter, all mobile homes, whether in parks or upon individual lots, which are deemed to be preexisting, nonconforming uses shall comply with the requirements for skirting set forth in § 125-101B of this article.
D.
When a preexisting, nonconforming mobile home located
upon a lot within a mobile home park is removed from said lot, it
may be replaced in kind or in compliance with the terms of this article.
Said replacement must occur within 30 days of the event or forfeit
the ability to replace in kind. However, any mobile home so placed
shall comply in all ways with the applicable standards of the New
York State Uniform Fire Prevention and Building Code.
E.
When a preexisting, nonconforming mobile home located
upon a separate lot is removed from said lot, it may be replaced in
kind or in compliance with the terms of this article. Said replacement
must occur within 30 days of the event or forfeit the ability to replace
in kind. However, any mobile home so placed shall comply in all ways
with the applicable standards of the New York State Uniform Fire Prevention
and Building Code.
F.
When a preexisting, nonconforming mobile home located
upon a separate lot is destroyed by fire, flood or other acts of God,
then said mobile home may be replaced in kind. Said replacement must
occur within 30 days of the event or forfeit the ability to replace
in kind.
This article shall supersede any reference made
to or regulation governing mobile homes and mobile home parks found
elsewhere in this chapter.
Except for regulations concerning mobile homes
and mobile home parks set forth in this article, the uses permitted
in the R-2 District shall be those permitted in the R District. The
dimensional standards applicable to the R-2 District shall be those
applicable to the A-R District except where this chapter specifically
establishes other requirements for a particular use.[1]
