Ballston Town City Zoning Code
ARTICLE XXIII
Mobile Homes and Mobile Home Parks
§ 138-111 Requirements for mobile home parks.
A.
Site.
(1)
The park shall be located in areas where areas and soil conditions are suitable for use as mobile home sites.
(2)
The park shall be located on a well-drained site which is properly graded to ensure rapid drainage and shall be free at all times from stagnant pools of water.
(3)
The park shall be free from heavy or dense growth of brush and woods.
(4)
The park shall be at least 15 acres in size, including 140 feet continuous frontage on a public road.
B.
Mobile home lot.
(1)
Each mobile home park shall be marked off into mobile home lots conspicuously identified with consecutive numbers.
(2)
No portion of any mobile home shall be within a distance of 200 feet of a right-of-way line or a public street or highway.
(3)
Each mobile home lot shall have a total area of not less than 15,000 square feet with a lot width of not less than 100 feet at the mobile home front location and with dimensions such that the provisions contained in Subsection C are met.
C.
Mobile home.
(1)
Only one mobile home shall be permitted to occupy any one mobile home lot, and no mobile home shall occupy any land area within the park not designated as a mobile home lot.
(2)
No mobile home shall be parked or otherwise located:
(a)
Less than 12 feet from the adjacent mobile home lot sideline.
(b)
Less than 50 feet from any boundary of the mobile home park.
(c)
Less than 15 feet from the rear lot line.
(d)
Less than 40 feet from the nearest edge of any roadway location within the park.
D.
Mobile home stand.
(1)
Each mobile home lot shall have a mobile home stand that will provide for the practical placement on and removal from the lot of the mobile home.
(2)
Stands shall be of sufficient size to fit the dimensions of the anticipated mobile homes and their appurtenant structures or appendages.
(3)
Stands shall be constructed of an appropriate material which is durable and adequate for the support of the maximum anticipated loads.
(4)
Stands shall be suitably graded to permit rapid surface drainage.
E.
Stand clearances. Mobile home stands shall be located on the following minimum clearances:
(1)
Sides: 25 feet from adjacent stands or access roads.
(2)
Ends: 20 feet from adjacent stands and 15 feet from access roads.
(3)
Lot lines: 30 feet from exterior lot lines of the park.
F.
Accessibility.
(1)
Street layout within the mobile home park shall conform to Chapter 104, Subdivision of Land, § 104-13G, Streets, of the Code of the Town of Ballston.
(2)
Each park shall have improved streets to provide for the convenient access to all mobile home lots and other important facilities within the park. Streets shall be improved to conform to Chapter 104, Subdivision of Land, of the Code of the Town of Ballston.
(3)
An improved driveway shall be provided for each mobile home lot. This driveway shall have a minimum width of 12 feet.
G.
Parking. Additional off-street parking spaces shall be provided at strategic and convenient locations.
H.
Utilities and service facilities.
(1)
The following utilities and service facilities shall be provided in each mobile home park, which shall be in accordance with the regulations and requirements of the New York State Department of Health and the Sanitary Code of New York State:
(a)
An adequate supply of pure water for drinking and domestic purposes shall be supplied by pipes to all mobile home lots and buildings within the park to meet the requirements of the park. Each mobile home lot shall be provided with proper water connections.
(b)
Each mobile home lot shall be provided with a sewer, which shall be connected to the mobile home situated on the lot, to receive the waste from the shower, tub, flush toilets, washing machine, lavatory and kitchen sink in such home. The sewer shall be connected to a public or private sewer system so as not to present a health hazard. Sewer connection in unoccupied lots shall be so sealed to prevent the emission of any odors and the creation of breeding places for insects.
(c)
Metal garbage cans with tight-fitting covers shall be provided in quantities adequate to permit the disposal of all garbage and rubbish.
(2)
Unless adequate laundry facilities are available within five miles of the park, laundry facilities shall be provided at strategic location or locations for the convenience of the occupants of the mobile homes. Such facilities shall be equipped with at least one washing machine and one dryer per 16 mobile homes. Such facilities shall be housed in a permanent structure or structures which shall be adequately lighted, heated, ventilated and maintained in a sanitary manner.
(3)
Other service buildings shall be provided as deemed necessary for the normal operation of the park; however, such buildings shall be maintained by the owner or manager of the park in a clean, sightly and sanitary condition.
(4)
Each mobile home lot shall be provided with weatherproof electric service connections and outlets of a type approved by the New York State Board of Fire Underwriters.
I.
Open space.
(1)
Each mobile home park shall provide common open space for the use by the occupants of such park.
(2)
Such open space shall be conveniently located in the park. Such space shall have a total continuous area equal to at least 5% of the gross land area of the park.
J.
Landscaping.
(1)
Lawn and ground cover shall be provided on those areas not used for the placement of mobile homes and other buildings, walkways, roads and parking areas.
(2)
Planting shall be provided to the extent needed in order to provide for the screening of objectionable views, adequate shade and suitable setting for the mobile homes and other facilities.
(a)
Screen planting shall be provided to screen objectionable views. Views which shall be screened include laundry facilities, other nonresidential uses, garbage storage and collection areas and all abutting yards of adjacent properties.
(b)
Other planting shall be provided along those areas within the park which front existing public highways and streets to reduce glare and provide pleasant outlooks for the living units.
K.
Record of occupancy.
(1)
The owner or operator of each mobile home park shall keep a written record of all persons occupying or using the facilities of such park. This record shall be available for a period of at least one year from date of occupancy.
(2)
This record shall include:
(a)
The names and addresses of the occupant of each mobile home.
(b)
The names and addresses of the owner of each mobile home unoccupied by the owner.
§ 138-112 Individual mobile homes.
A.
No mobile home shall be placed on any lot outside of a mobile home park other than in accordance with the provisions of this section except for farm worker housing located on a farm operation within the certified New York State Agricultural District.
B.
Except for farm worker housing, an individual motor home, mobile home, travel trailer or similar type structure shall be permitted to be occupied in all districts only upon the issuance of a temporary certificate of occupancy, which shall be valid for six months and may be renewed for another three additional consecutive six months. The temporary certificate of occupancy will be issued only after a building permit has been issued. The site must meet all appropriate state and town requirements for health and sanitation. The purpose of permitting such motor homes, mobile homes and/or travel trailers shall be to permit temporary occupancy while the owner constructs a permanent dwelling on the same lot in accordance with this chapter. It must be shown that reasonable progress has been made upon such construction prior to renewal of the temporary certificate of occupancy. The determination is to made by the Building Inspector.
C.
Occasional overnight occupancy of an individual motor home, mobile home, travel trailer or similar type structure is permitted on a lot upon which a permanent dwelling exists, by the owner of such lot or such owner's guests. This type occupancy shall not exceed 72 hours in any thirty-day period.
D.
Farm worker housing. Single- and double-wide manufactured homes may be used for farm worker housing. All housing proposed for farm workers shall be required to obtain Planning Board approval pursuant § 138-156, Modified site plan review for certain agricultural activities, prior to approval of a building permit. Further, all New York State Fire Prevention and Uniform Building Code requirements for manufactured homes shall be met. Farm worker housing shall meet all Board of Health requirements for water and septic systems.
(1)
All modular, double-wide manufactured, and stick-built housing to be erected for farm worker housing shall be sited so that all density, frontage and setback regulations of this chapter shall be met so that a future subdivision would result in a conforming lot.
(2)
Single-wide manufactured homes may be used only for farm worker housing as an accessory use to an active farm operation. In that circumstance, such structures do not need to meet density requirements but shall be set back a minimum of 100 feet from all side and rear property lines, 50 feet from public road rights-of-way, and 50 feet from other dwelling units or agricultural structures. Any single-wide manufactured home used for farm worker housing shall be removed from the premises within six months of cessation of a farm operation, or when such housing no longer is needed for farm workers.