Cobleskill Village City Zoning Code
§ 160-6.4
Standards for mobile homes.
A.
Permanent mobile home. No permanent mobile home shall be located within the Village of Cobleskill unless located in an approved mobile home park or on a farm.
B.
Mobile home parks.
(1)
It shall be unlawful to construct or operate a mobile home park without first securing a special use permit pursuant to this section.
(2)
Every mobile home park shall contain at least two sites.
(3)
Any special use permit issued for the construction or operation of a mobile home park shall be issued for a period not to exceed one year. The special use permit shall be eligible for renewal upon expiration, provided that the subject mobile home park has been constructed and operated in compliance with its previous permit.
(4)
Enlargement of an existing mobile home park shall be subject to the same procedures and requirements as a new mobile home park development.
(5)
The original application for the special use permit shall be submitted to the Code Enforcement Officer and shall be accompanied by a fee to be determined by the Village Board. Thereafter, each home shall be assessed on the tax rolls of the Village of Cobleskill against the owner of the mobile home park and/or the qualified homeowners applying for either a senior or veterans exemption under the Real Property Tax Law, as appropriate.
(6)
Purposes of the special use permit process as applied to mobile home parks:
(a)
To promote the health, safety, protection and general welfare of the residents of the Village of Cobleskill, including those living in mobile homes.
(b)
To provide for review and approval of the site design of all mobile home parks proposed for the Village of Cobleskill prior to their construction or expansion.
(c)
To establish appropriate supplemental standards and regulations for the design and operation of mobile home parks.
(d)
To assure that the standards for operation of the mobile home park are maintained through required annual renewal of the special use permit.
(7)
Supplemental design standards for mobile home parks.
(a)
Mobile home park site drainage shall be properly designed to ensure adequate drainage during and following rainfall and snowmelt.
(b)
The number of home sites shall not exceed six per gross acre of the park.
(c)
All homes shall be located not less than 30 feet from the right-of-way of any public highway or street and not less than 15 feet from any property line of adjoining parcels.
(d)
Mobile home parks located adjacent to existing commercial, manufacturing, or residential land uses shall be visually screened from such uses by major evergreen trees, such as Australian pine, spruce, fir or ornamental bushes which must have a minimum average height of three feet measured from the ground to the highest point of the tree at the time of planting and which must be capable of reaching a minimum height of 10 feet at maturity.
(e)
Mobile homes shall be located a minimum of 15 feet from the edge of any mobile home park street.
(f)
The layout and design of individual sites, streets and recreation areas shall preserve as much as practical of the existing topography and existing natural features (such as mature trees, rock outcroppings or other significant and beneficial aesthetic features).
(g)
All home sites shall have an area of not less than 5,000 square feet, of which no more than 25% shall be occupied by the home itself, and shall conform to the following requirements:
[1]
Each home shall provide a minimum yard space of 15 feet in the rear; the minimum width of any side yard shall be five feet. The total width of both side yards combined shall not be less than 20 feet.
[2]
There shall be a minimum of 20 feet between homes.
[3]
All home sites shall have a foundation to accommodate and secure the home structure in accordance with the New York State Uniform Fire Prevention and Building Code.
[4]
All home sites shall be provided with anchors or tie-downs capable of securing the stability of the home.
[5]
All home sites shall be suitably graded to provide adequate drainage.
[6]
The perimeter of each home shall be enclosed with skirting.
(h)
Parking, roadways and access roads shall meet or exceed the following requirements:
[1]
A primary access road with a dust control width of at least 30 feet shall be provided for a minimum distance of 100 feet from the public road.
[2]
Each internal park street shall have a dust control surface width of at least 20 feet and shall be constructed and maintained with a dust control surface on a suitable base according to local requirements.
[3]
Adequate lighting shall be provided, with the style and location of lighting fixtures in accordance with the site plan as approved by the Planning Board.
[4]
Two off-street parking spaces shall be provided for each home site. Each parking space must have minimum of 200 square feet and may be grouped with others in a common or in semicommon parking areas, subject to approval of the Planning Board. One additional parking space for guest parking shall be provided for each four home sites.
[5]
Any area or areas provided solely for the parking and/or storage of recreational vehicles, boats, trailers and other equipment owned by the residents of the park shall be suitably designated, enclosed and screened from view from public roads and adjacent properties.
(i)
Any mobile home park development shall set aside a minimum of 10% of the total acreage for the provision of park and/or recreational facilities. If the conditions of the proposed site make the provision of such recreation area impossible, the Planning Board may, in its sole discretion, accept a cash contribution to the Village of Cobleskill for the development of recreational facilities in another appropriate location, such contribution to be reserved by the Village solely for such purpose.
(j)
Utilities shall conform to the following requirements:
[1]
Every site shall be serviced by a private or public potable water supply approved by the New York State Department of Health.
[2]
An electrical connection shall be provided at each site. The installation of said connection shall comply with national, state and local electrical codes.
[3]
All utility distribution lines shall be placed below the ground, including telephone and cable TV. No overhead distribution lines shall be allowed.
(k)
An adequate system of storm drainage pipes, ditches and appurtenances shall be provided. All runoff shall be conducted to a suitable natural stream or outlet where the park has rights of discharge.
(l)
Exposed ground surfaces in all parts of the park shall be paved, surfaced with crushed stone or other material approved by the Planning Board, or protected with grass or plant material capable of preventing erosion and eliminating dust and mud.
(m)
Each home site shall be provided with at least one living tree or shrub, the kind, size and location thereof to be designated on the site plan approved by the Planning Board.
(n)
All proposed landscaped areas shall be clearly indicated on the site plan, and the type of treatment (grass, shrubs, ground cover, etc.) shall be specified.
(o)
Storage on each home site shall be limited to an accessory building containing not more than 150 square feet of space.
(p)
All accessory structures shall be located in the rear or side yard of the individual home site. Minimum setback for an accessory building shall be three feet from rear and side site lines of the individual home site.
(q)
Home site additions, including but not limited to the increase of living space, erection of a storm shelter, a seasonal enclosure, separate awnings, canopies or unenclosed patios are prohibited unless and until a permit has been secured from the Code Enforcement Officer after prior written approval has been granted by the mobile home park permittee or his designated representative.
(8)
Supplemental standards for operation and maintenance of mobile home parks.
(a)
All landscaping features incorporated into the site plan as approved by the Planning Board shall be maintained in a healthy condition. Trees, grass or shrubs that die shall be replaced as promptly as possible, considering seasonal conditions.
(b)
The permittee or his designated representative shall remove snow and ice from primary access roads and all internal park streets within 24 hours of the cessation of any snowfall and shall maintain all roads and streets in a manner which allows full access to emergency vehicles at all times.
(c)
The storage, collection and disposal of refuse in the park shall be so managed as to create no health or accident hazards, rodent harborage, insect breeding area or pollution of air or water. All refuse shall be stored in flytight, watertight, rodent-proof containers, which shall be provided in sufficient number and capacity to prevent any refuse from overflowing.
(d)
Parking on all access roads and internal park streets shall be prohibited, and the permittee or his designated representative shall enforce such prohibition.
(e)
In every park, there shall be a building in which shall be located the office of the operator or person in charge of the said park. A mobile home may be approved by the Planning Board to serve as said office instead of a separate building, but it must clearly be identified as such.
(f)
The permittee or his designated operator of the mobile home park shall:
[1]
Maintain records in accordance with requirements of the New York State Division of Housing and Park Renewal.
[2]
Maintain the park in a clean, orderly and sanitary condition at all times.
[3]
Prohibit the permanent use of any home by a greater number of persons than it is designed to accommodate.
[4]
Inform occupants of their rights and responsibilities regarding any restrictions, rules, regulations, and/or lease covenants and facilitate strict compliance with all such conditions.
[5]
Assure that essential park services, such as a mail drop and police and fire protection, are provided.
(g)
Any change to lot locations, additions or tenant changes requires the issuance of two copies of the park lot layout, which shall identify lot locations and the associated 911 addresses. One copy shall be used for Village records and the other shall be provided to the Village of Cobleskill Fire Department.
(h)
Before an approved mobile home park commences operation, the Code Enforcement Officer shall inspect the site to verify that all requirements and conditions of the special use permit have been satisfied. Operations shall not commence until such inspection has been completed to the satisfaction of the Code Enforcement Officer.
(i)
Failure to maintain mobile home park; order to remedy; notice.
[1]
If the Code Enforcement Officer finds that a mobile home park is not being maintained in a clean, orderly and sanitary condition or that such mobile home park is not being operated in accordance with the provisions of this chapter or its special use permit, he shall serve upon the permittee or his agent an order in writing directing that condition(s) therein specified be remedied within 15 working days of service of such order.
[2]
If, after the expiration of said time period, such conditions are not corrected in accordance with the said order, the Code Enforcement Officer shall serve a notice in writing upon such mobile home park permittee, requiring the permittee to appear before the Planning Board, at a time to be specified in such notice, to show cause why said special use permit should not be revoked.