Dalton City Zoning Code
ARTICLE XIII
Mobile Home Park Regulations
§ 350-64 Intent and purpose.
§ 350-65 Definitions.
As used in this section, the following terms shall have the meanings indicated:
A building for the use of the residents of the park containing facilities such as a community room, kitchen, laundry solely for the use of the residents, emergency toilet and lavatory, etc.
A vehicular, portable, completely enclosed structure built on a permanent chassis, designed as a one-family dwelling unit to be transported after fabrication on its own wheels or on a flatbed or detachable wheels.
A parcel of land under single ownership which has been planned and improved for the placement of mobile homes for nontransient use.
An area of land designated on the mobile home park site plan for the placement of a mobile home and the exclusive use of its occupants.
That part of a mobile home site which is reserved for the mobile home.
Any person, firm or corporation receiving a permit to conduct, operate, or maintain a mobile home park.
Includes individuals, corporations, owners, lessees, licensee, and the agents for each of them.
§ 350-66 Procedure.
A.
Notice of intent. Prior to the submission of an application for a special permit, the applicant shall file, at a regularly scheduled Planning Board meeting, a notice of intent to apply for a special permit under this section. Said notice of intent shall be accompanied by a list of abutters to the affected property.
B.
Preliminary site plan. At a subsequent regularly scheduled Planning Board meeting, the developer shall submit a preliminary site plan containing the following information:
(1)
Names of all abutters, as determined from the most recent tax list, to be provided and certified by the Board of Assessors;
(2)
The name of the nearest existing way abutting the land under consideration;
(3)
All existing and proposed buildings, structures, parking areas, driveways, service areas and other open uses;
(4)
Preliminary architectural drawings;
(5)
A statement of intent or drawing of proposed elevations with regard to the exterior architecture of any proposed buildings;
(6)
A key map at a scale of not less than one inch to 800 feet showing the relation of the subject property to adjoining properties, existing streets, roads, and railroad right-of-way within 1,000 feet of any part of the property;
(7)
A map indicating the uses of all property within 200 feet of the proposed site, including any subdivided lands, parks, or other open spaces or uses, residences, businesses, industries, or other buildings or structures, such uses to be shown on a drawing to scale;
(8)
Topographic map of the property at two-foot contour intervals, showing the existing and proposed grades and the location of natural features, such as streams, wetlands, rock outcrops and major trees 12 inches or more in diameter at a point four feet above ground level;
(9)
All facilities for sewage, refuse and other waste disposal;
(10)
Location of all existing and proposed site improvements including surface water drainage, water supply and sewerage facilities;
(11)
Computation used in designing storm drainage system, sewage and water system;
(12)
Proposed location of hydrants;
(13)
Landscape features, including lawns, recreation areas, fences, walls, screening, walks, and proposed outdoor lighting and signs;
(14)
The approximate boundary lines of proposed lots; each lot shall be numbered;
(15)
A detailed computation of total lot area, and lot coverage by any buildings, structures, internal ways and parking areas;
(16)
Existing and proposed lines of streets, ways, easements and common areas within or adjacent to the complex in a general manner.
C.
The site plan, or any portion thereof, involving engineering, architecture or land surveying, shall be prepared by a duly registered Massachusetts engineer, architect, landscape architect or land surveyor. A site plan may be prepared on one or more sheets to show clearly the information required herein and to facilitate the review and approval of the plan. Every site plan shall show the name of the development, the name and address of the record owner or developer, north point, scale, date, all easements or rights-of-way provided for public services or utilities. It shall reserve a blank space in the upper right corner three inches wide and five inches high for the use of the approving authority. Site plans shall be prepared to scale of not smaller than one inch equals 100 feet.
D.
Preliminary site plan review and approval.
(1)
A preliminary site plan for mobile home park development must be submitted at a regularly scheduled Planning Board meeting. Fourteen copies shall be submitted.
(2)
Once a preliminary site plan is approved, the Planning Board shall schedule a public hearing for a special permit under this section, pursuant to requirements set forth in MGL c. 40A, § 9, and the "Dalton Planning Board Subdivision Rules and Regulations."
(a)
Any mobile home park development authorized under this section of the bylaw shall be subject to site plan review by the Conservation Commission and the Traffic Commission and to the approval of the Board of Health. The Planning Board shall not render any decision on the application for a special permit unless and until the Board of Health has approved those aspects of the development which come under its jurisdiction.
(b)
In considering an application for a special permit under this section, the Planning Board will give serious consideration to the facts and information contained in the site plan, and the impact statement verified by the concerned Town agencies, and especially to the reports and recommendations as related to the impact statement from various boards and agencies.
(c)
The Conservation Commission, Traffic Commission and the Board of Health may recommend and the Planning Board may impose such additional reasonable conditions on any such development as it finds necessary in the interests of Town and public health, safety and welfare, including but not limited to fencing, screening and greater setback requirements for the protection of abutting uses.
(d)
Any site plan may be revised by following the same procedure as required for the original approval.
(e)
A site plan, once approved, shall become a part of the special permit application.
E.
Application for special permit.
(1)
Any application is to be accompanied by a filing fee, the same as that specified for the submission of definitive plans in the Rules and Regulations Governing the Subdivision of Land in Dalton, Massachusetts, payable to the Town of Dalton to cover the cost of advertising and notices and inspections by the Planning Board.
(2)
Any application for a special permit under this section shall be accompanied by 14 copies of the plans and specifications as are required by the Planning Board in order that the proposal of the applicant may be clearly understood and compliance with the provisions, intent and purpose of this bylaw can be established.
(3)
Applicant shall provide such maps, plans, drawings or reports as are necessary to indicate that the proposed development shall be so located as not to create traffic hazards, and that essential community services shall be available and adequate for the development or that suitable provisions will be made assuring these services at the developer's expense.
(4)
Any application for a special permit under this section must be accompanied by an Impact Statement which details the probable effects of the proposed mobile home park development on the following aspects of concern to the Town:
(a)
Load on municipal utilities or future demand for them;
(b)
Increase in vehicular traffic and public safety;
(c)
Provisions for off-street parking and for off-street loading and unloading of vehicles incidental to the servicing of the buildings and related uses within the complex;
(d)
Adequacy of all other municipal facilities relative to fire and police protection, and other municipal services to meet the needs of the residents to be housed on the site;
(e)
Attendance at public schools;
(f)
Land erosion, loss of tree cover, and pollution of water;
(g)
Disturbances of other aspects of the natural ecology, and relationship to the Natural Resources Inventory of the Town;
(h)
Relationship with the character of surrounding development.
F.
Conditions, safeguards, and limitations. Special permits issued under this section are subject to such conditions, safeguards or limitations as the Planning Board may impose for the protection of neighboring uses or otherwise serving the purposes of this bylaw. Such conditions, safeguards or limitations may include but are not limited to the following:
(1)
Front, side and rear yards greater than the minimum required by this bylaw; screening buffers or planting strips, fences or walls as specified by the Planning Board;
(2)
Limitations upon the size, number of occupants, method and time of operation or extent of facilities;
(3)
Regulations of number and location of driveways, or other traffic features, and off-street parking or loading or other special features beyond the minimum required by this bylaw.
G.
Decisions and vote requirements. The Planning Board shall act within 90 days following the closing of the public hearing. Failure to take final action upon an application for special permit within the 90 days shall be deemed to be a grant of the permit applied for.
H.
Expiration of special permit. A special permit shall lapse in one year if construction has not begun under the permit by such date except for good cause.
I.
Bond required. Unless the installation of public services and construction of common facilities such as internal streets, walkways, parking and play areas, drainage, landscaping and screening has been completed, no certificate of occupancy shall be issued by the Inspector of Buildings for any part of the development until the applicant shall have filed in the office of the Town Clerk a bond with surety satisfactory to the Planning Board and approved as to form and legality by the Town Counsel. Such bond shall be in the amount sufficient in the judgment of the Planning Board to secure the completion of such work in compliance with the approved site plan.
J.
Certificate of occupancy. No certificate of occupancy shall be issued for the use of land under this Section, unless the land is developed in conformity with an approved site plan or any amendment of such plan. A certified copy of an as-built site plan must be filed prior to the issuance of the certificate of occupancy.
§ 350-67 Development standards.
A.
Maximum number of mobile homes permitted in any one mobile home park shall be 100.
B.
Minimum total complex area required shall equal 10 acres.
C.
Minimum site area per unit shall be 6,000 square feet. Maximum site coverage for buildings shall not exceed 25% and maximum site coverage shall not exceed 30%.
D.
Maximum site density shall be no more than one mobile home per site. Off-street parking shall be required for each mobile home site and shall conform with Article X, Off-Street Parking and Loading.
E.
All mobile homes sites shall have vehicular access from a road within the park. All roads within the park shall conform to Subdivision Regulations, and shall be maintained in good and proper condition. All roads, utilities and drainage shall be installed and approved by the Planning Board before occupancy will be allowed in said park. The Planning Board may approve said park in sections for occupancy. Completion of the park must be in or within eight years of the Planning Board's final approval.
F.
No mobile home site shall be located closer than 300 feet from any public highway and shall be properly screened therefrom. The remaining perimeter of the mobile home park shall be screened for a minimum width of 20 feet with natural growth, hedges and the like. All screening shall be established and maintained in a manner satisfactory to the Planning Board. No mobile home lot shall be located within the screening area.
G.
Electricity: Each mobile home site shall be provided with an approved underground electrical connection specifically metered unless such underground electrical connection is waived by the Planning Board.
H.
Streetlights: Streetlights of not less than 3,000 lumen shall be installed by the developer at intervals of not more than 150 feet apart.
I.
No occupied travel trailer, pickup coach, motor home, or camping trailer shall be permitted in a mobile home park as a dwelling.
J.
Each building and mobile home stand shall be an element of an overall plan of site development.
K.
Where possible, mobile home stands shall be oriented with respect to scenic vistas, natural landscape features, topographic and natural drainage areas. Development proposals shall include a landscape program to illustrate the proposed treatment of space, roads, paths, service, and parking areas. Screening devices shall not impair pedestrian or vehicular safety.
L.
All utilities shall be installed underground wherever possible. All transformer boxes, substations, pumping stations and meters shall be located and designed so as not to be unsightly or hazardous to the public.
M.
Visitor parking space: Off-street visitor parking shall be provided at a ratio of at least one parking space for each three mobile home sites and shall be located within 300 feet of said sites.
N.
Recreation space: Recreation space equal to 500 square feet for each mobile home site shall be provided within the mobile home park at a common recreation area. The common recreation area shall be designated as such on the site plan for the proposed development. Common recreation areas shall not be located within the screening areas.
O.
After approval of a proposed mobile home park there shall be no further division of land within the proposed development which would increase the allowable net density.
P.
Mobile home stands shall be provided with a minimum of 12 piers resting on a cement footing set at a minimum depth of 36 inches. The area between the piers must be gravel or sand treated to prevent the growth of grass or vegetation. There shall be no storage of any material whatsoever underneath the perimeter of the mobile home.
Q.
All individual mobile homes shall be equipped with aluminum slat skirts or other suitable type of enclosure and must be maintained in a suitable condition at all times. A mobile home owner, after having established his mobile home in a mobile home park, shall have 30 days to conform with the requirements.
R.
Enclosed tenant storage must be provided for material which is used only seasonally or infrequently, and which cannot be conveniently stored in a mobile home. The permittee may provide community storage or may provide storage by constructing individual storage buildings for mobile home sites. Such individual storage buildings must be uniformly constructed, must be of fireproof construction, must be erected on a concrete slab with an approved concrete wall and the outside dimensions must be a minimum of five feet by seven feet or a maximum of six feet by eight feet along the sides and eight feet in height. Such storage buildings shall be located in the rear corner of the unit space, and where possible, two or four storage buildings, may be combined. In the event the permittee elects to combine the storage buildings, the outside dimensions, except for height, may be increased by the number of buildings being combined. Except for doghouses, no other accessory buildings are allowed.
S.
No permanent additions, such as lean-tos, enclosures, or rooms shall be added to any mobile home provided however that open porches with awnings and removable skirting may be installed. Such additions shall not infringe on the screening area of the park.
T.
A one-family dwelling may be permitted in the Mobile Home Park provided that such dwelling is limited to the management's residence. A portion of such dwelling may be utilized for the management office. Such dwelling shall occupy its own lot of 20,000 square feet minimum area.
U.
Waste disposal: There shall be satisfactory design and location of collection points for disposal of solid wastes.
V.
Screening: Screen fences or walls shall be provided around laundry yards, refuse collection points and playgrounds in accordance with reasonable site planning standards.
W.
The Conservation Commission and the Traffic Commission may recommend and the Planning Board may impose such additional reasonable conditions on any such development as it finds necessary in the interest of the Town and the public health, safety and welfare, including but not limited to fencing, screening and greater setback requirements for the protection of abutting uses.
X.
Fuel supply and storage: Natural gas and liquefied petroleum gas systems shall comply with all applicable codes and regulations. All fuel oil supply systems shall be constructed and installed underground in each mobile home site in accordance with all applicable codes and regulations.
§ 350-68 Responsibilities of park operator.
A.
The permittee shall operate the park in compliance with all regulations, and provide adequate supervision to maintain the park, its facilities, and equipment in good order and in clean and sanitary condition.
B.
The sale of mobile homes shall be limited to mobile homes being placed within the park. Mobile homes which are for sale shall be placed on individual mobile home sites as if to be used as a residence.
C.
All roads in the mobile home park shall be maintained by the permittee. They shall be kept passable and in good condition at all times. Snow and ice removal shall be done by the permittee at his expense. If at any time internal roadways are deemed by the police and/or fire departments to be hazardous to public health, safety or welfare, appropriate remedies may be undertaken by the Town at the expense of the permittee.
§ 350-69 Floodplain regulations.
The placement of mobile home parks is prohibited in the floodplain and floodway.