Greenwich Town City Zoning Code
ARTICLE XIV
Manufactured Home Parks
[Added 9-6-2012 by L.L. No. 3-2012[1]]
[1]
Editor's Note: This local also renumbered former Art. XIV as Art. XVI.
§ 190-97 Applicability.
This article applies to the use of land for manufactured home parks. All manufactured home parks shall be subject to the requirements and standards of this article. No manufactured home shall be placed within the Town outside of a manufactured home park except as provided for in § 190-101 below.
§ 190-98 Special use permit required.
A.
All manufactured home parks shall be subject to the special use permit requirements and procedures of Article V of this chapter. Any additions to or modifications of a manufactured home park shall also be subject to the special use permit requirements of this article. Special use permits for manufactured home parks must be renewed annually.
B.
Licenses for manufactured home parks issued by the Town Board that are in effect at the time of enactment of this article shall remain in effect until the end of the calendar year in which they were issued. The owner(s) of such manufactured home park(s) shall be required to apply for a special use permit within 30 days of the end of the calendar year in which the Town Board permit was issued. No Town Board license for a manufactured home park shall thereafter be required.
§ 190-99 Requirements for manufactured home parks.
A.
Every manufactured home park shall be at least eight acres in size and shall be located in an area where grades and soil conditions are suitable for use as manufactured home sites, on a well-drained site properly graded to insure rapid drainage, and be free at all times from stagnant pools of water. The park shall be free or shall be made free from heavy or dense growth of brush and woods.
B.
Every manufactured home park shall be marked off into manufactured home plots.
(1)
The total number of manufactured home plots in a manufactured home park shall not exceed five per gross acre.
(2)
Each manufactured home plot shall have a total area of not less than 7,500 square feet, and no boundary line thereof shall be less than 75 feet in length.
C.
No manufactured home shall be parked or otherwise located elsewhere than upon a manufactured home stand.
(1)
No such stand shall be nearer than a distance of:
(a)
Thirty feet to an adjacent manufactured home in any direction.
(b)
Fifty feet to the manufactured home park property line.
(c)
Within the Rural Agricultural District, 50 feet from the right-of-way line of any village, town or county street and 75 feet from the right-of-way line of any state highway.
(d)
Within the Hamlet/Mixed-Use District, 50 feet from the right-of-way line of any street.
(e)
Twenty feet to the nearest edge of any right-of-way boundary of any street within the park.
(2)
Only one manufactured home shall be permitted to occupy any one manufactured home plot.
D.
Each manufactured home plot shall have a manufactured home stand that shall:
(1)
Permit the practical placement on and removal from the plot of a manufactured home and its appurtenant structures, and the retention of the home on the plot in a stable condition.
(2)
Be of sufficient size to fit the dimensions of any manufactured home placed thereon, together with its appurtenant structures or appendages.
(3)
Be constructed of an appropriate durable nonporous material that is adequate for the support of any load which may reasonably be expected to be placed thereon.
(4)
Have a durable surface and be suitably graded to permit rapid surface drainage.
E.
Every manufactured home park shall be easily accessible from a public highway or street.
(1)
Any manufactured home park containing more than 16 manufactured homes shall have two points of entry and exit, but no manufactured home park shall have more than four entry and exit points.
(2)
Every entrance to and exit from a manufactured home park shall be so designed and located as to provide safe and convenient movement of persons and vehicles into and out of the park, and to minimize conflict with the free movement of traffic on the public highways and streets to which it connects. Every such entrance and exit shall:
(a)
Be at right angles to the public highway or street to which it connects.
(b)
Be free of any material which would impede the visibility of a driver on a public highway or street.
(c)
Be of sufficient width to facilitate the turning movements of vehicles with manufactured homes attached.
(3)
Each manufactured home park shall have streets providing convenient access to all manufactured home plots and other important facilities within the park. All such streets shall:
(a)
Be improved to not less than the minimum street specifications of the Town of Greenwich.
(b)
Be so designed as to permit safe and convenient vehicular circulation within the park.
(c)
Be adapted to the topography and have suitable alignment and gradient for traffic safety.
(d)
Intersect at right angles.
(e)
Have a fifty-foot minimum width right-of-way.
(f)
Be paved to a minimum width of:
[1]
If for one-way traffic movement, only 12 feet.
[2]
If for two-way traffic movement, 20 feet.
F.
Except in case of emergency, delivery and service vehicles, no parking shall be allowed on any street in any manufactured home park.
(1)
At least two off-street parking spaces shall be provided on each manufactured home plot. Each space shall:
(a)
Have a minimum length of 20 feet; and
(b)
Be connected to the street providing access to the manufactured home plot by a driveway having a minimum width of nine feet.
(2)
Additional off-street parking spaces shall be provided within the manufactured home park at convenient locations for guests and delivery and service vehicles.
(a)
There shall be one such parking space for each two manufactured home plots within the park.
(b)
Such parking spaces shall be in bays which provide adequate maneuvering space.
(3)
Every such parking space and driveway shall:
(a)
Be constructed of an appropriate durable nonporous material adequate for the support of any load reasonably expected to be placed thereon.
(b)
Have a durable surface and be suitably graded to permit rapid surface drainage.
G.
The following utilities and service facilities shall be provided in each manufactured home park and shall be constructed and maintained in accordance with the regulations and requirements of the New York State Department of Health and the Sanitary Code of New York State:
(1)
An adequate supply of pure water for drinking and domestic purposes supplied by pipes to all manufactured home plots and service buildings within the park, with proper connections to each building and manufactured home.
(2)
A sewage system connected to each manufactured home and service building situated in the park, to receive the waste from showers, tubs, toilets, lavatories and sinks therein, and dispose of the same in a sanitary manner. Sewer connections in unoccupied plots shall be tightly sealed to prevent emission of gas or odors and the breeding or harboring of insects or vermin.
(3)
Metal garbage cans with tight-fitting covers, in quantities adequate to permit the disposal of all garbage and rubbish from the park. Such cans shall be kept covered and in sanitary condition at all times. An adequate supply of such cans shall be kept within 100 feet of each manufactured home plot. Garbage and rubbish shall be collected and disposed of outside of the park as frequently as may be necessary to insure that such cans shall not overflow.
(4)
Laundry facilities at suitable locations for the convenience of the occupants of the park. Such facilities shall be equipped with at least one washing machine and one dryer for each 16 manufactured homes. Such facilities shall be housed in a permanent structure or structures which shall be adequately lighted, heated and ventilated and maintained in a clean, orderly and sanitary condition.
(5)
Other service buildings as deemed necessary for the normal operation of the park. Such buildings shall be maintained in a clean, orderly and sanitary condition.
(6)
Weatherproof electric service connections and outlets of a type allowed under the National Electric Code for the provision of electric service to each manufactured home located or to be located in such park.
(7)
A storage building suitable for the secure and orderly storage of personal property, such as bicycles, baby carriages, lawn furniture and the like, shall be placed on each manufactured home plot for the use of the occupants of the manufactured home thereon.
(8)
No combustible or noxious material shall be stored beneath any manufactured home, nor shall any personal property be so stored beneath a manufactured home so as to constitute a health hazard or other public nuisance.
H.
Each manufactured home park shall provide common open space conveniently located for the use of the occupants of such park. Such space shall have a total area equal to at least 10% of the gross land area of the park.
I.
Every manufactured home park shall have lawn or other suitable vegetative ground cover on all areas not used for the placement of manufactured homes and other buildings, walkways, roads and parking areas. Trees or shrubs shall be provided to the extent necessary to screen views as provided for in Subsection I(2), and to provide adequate shade and a suitable setting for the manufactured homes and other facilities in the park.
(1)
Views which will be screened include, but are not limited to, laundry facilities, gas tanks, service buildings and other nonresidential uses, garbage storage and collection areas, and all abutting yards of adjacent properties.
(2)
Other planting shall be provided along those areas within the park which front upon public highways and streets to reduce glare from automobile headlights.
J.
No manufactured home shall be placed in any manufactured home park unless the same shall have a flush toilet, tub or shower, a sink, cooking and heating facilities, and plumbing and electrical systems for connection to outside systems, all of which comply with applicable laws, rules and regulations.
K.
Every manufactured home park shall be sufficiently lighted during hours of darkness to provide for the movement of pedestrian occupants of the park to and from manufactured homes and service buildings.
L.
The owner or operator of each manufactured home park shall, on a form to be supplied by the Town, make a permanent record of all persons occupying each manufactured home in a manufactured home park. Such form shall be submitted to the Town Clerk within 30 days of the initial occupancy of a manufactured home, within 30 days of any change of occupancy and within 30 days of a request therefor in writing by the Code Enforcement Officer. This information shall only be used for tax assessment purposes.
(1)
Such form shall be signed by the owner or operator of the manufactured home park and shall contain the following information:
(a)
The name and address of each occupant of the manufactured home, together with the age of all who are minors.
(b)
The date of arrival of the manufactured home at the park.
(c)
The name and address of the owner of the manufactured home.
(d)
The make or factory name, the year of manufacture, the color and the overall dimensions of the manufactured homes.
(e)
The registration year and number of the manufactured home and the state in which it was so registered.
(f)
The number of the manufactured home lot upon which such manufactured home is located.
(2)
Within 30 days after the departure of any manufactured home, the owner or operator of the park shall notify the Town Clerk in writing of the date of such departure.
§ 190-100 Existing manufactured home parks.
Manufactured home parks in existence on the date of enactment of this article may continue in operation. Any modifications to such existing manufactured home parks shall comply with the review and design standards of this article.
§ 190-101 Existing manufactured or mobile homes.
A.
Any mobile home or manufactured home which was lawfully in existence prior to January 1, 1999, but not located within a manufactured home park, may continue to be occupied by the current owner or any subsequent owner.
B.
Any owner of a mobile home or manufactured home or the owner of the land on which such a home is located may upgrade by replacing the mobile or manufactured home with a newer manufactured home. The newer manufactured home shall be required to pass inspection by the Code Enforcement Officer.
C.
The provisions of Subsections A and B are applicable for as long as the mobile home or manufactured home remains on the land it occupies. Ownership of the land and/or the mobile home or manufactured home may be transferred by inheritance, gift or conveyance; provided, however, that if for any reason the land does not have a mobile home or manufactured home thereon for a period of 30 consecutive days, then no manufactured home shall be placed on said lands except in strict conformance with this chapter.
§ 190-102 Maintenance of mobile or manufactured home outside of manufactured home park.
If the Code Enforcement Officer, or any authorized representative of the Town of Greenwich finds that any mobile or manufactured home outside a manufactured home park is not being maintained in a clean and sanitary condition or is not being maintained in accordance with the provisions of this chapter, such facts shall thereupon be reported to the Town Board, and the Town Board may direct the Code Enforcement Officer to serve an order in writing upon the owner of the mobile or manufactured home, or the owner of the premises on which it is located, or any or all thereof, directing that the condition therein specified be remedied within five days after the date of service of such order. If such conditions are not corrected after the expiration of said five-day period, the Town Board may cause a notice in writing to be served upon the person or persons upon whom such order was served requiring the appearance of the person so served before the Town Board at a time to be specified in such notice and show cause why the manufactured or mobile home should not be brought into a clean and sanitary condition. The Town Board may, after a hearing at which testimony of witnesses may be taken and the person or persons so served shall be heard, cause the manufactured or mobile home to be brought into a clean and sanitary condition. If the Town Board finds that the manufactured home is not being maintained in a clean and sanitary condition or if it finds that any provision of this chapter has been violated or that any fee provided in this chapter has not been paid or for any other sufficient cause, it may require or cause the mobile or manufactured home to be removed forthwith from the premises.
§ 190-103 Compliance with other laws.
The issuance of any approval pursuant to the provisions of this article shall not be deemed to waive compliance by any person with any statute of the State of New York or law, ordinance or health regulation of the Town of Greenwich of the County of Washington.
§ 190-104 Exceptions.
None of the provisions of this article shall be applicable to the following:
A.
The storage or garaging of travel trailers, not being used for living or sleeping purposes, within a building or structure or to the storage of one unregistered, unoccupied travel trailer on premises occupied as the principal residence of the owner of such travel trailer, or to the storage of one unoccupied, registered travel trailer on any property owned by the owner of the travel trailer or for which permission for placement of the travel trailer has been granted.
B.
A manufactured home, construction trailer or travel trailer located on the site of a construction project, survey project or other similar work project and which is used solely as a field office or work or tool house in connection with such project, provided that such manufactured home, construction trailer or travel trailer complies with all setback requirements and is removed from such site within 30 days after the completion of such project.
C.
Manufactured homes with a living space of at least 1,000 square feet and which are a minimum of 24 body feet wide for their entire length and a minimum of 40 body feet in length and which are placed on either (1) a concrete slab with footings below the frost line in accordance with the New York State Building Code and which have a cemented-together permanent concrete block or poured cement enclosure between the top of the slab and the bottom of the manufactured home; or (2) a full basement foundation of cemented-together permanent concrete block or poured concrete walls which rise to the bottom of the manufactured home. Any such manufactured home shall be a new manufactured home, shall have never before been used as a residence, and shall have been built within the five years preceding its placement on the land.
D.
Farm worker housing. Any manufactured home used for farm worker housing which is not occupied by an employee of the farm for a period of more than one year shall be removed within a thirty-day period.
E.
Any owner of a residence which has been destroyed by fire, flood or other natural disaster may make application to the Town Board for a permit for the temporary placement of a manufactured home or travel trailer to be used as shelter until the residence is rebuilt. Such permit shall be for a period of six months, renewable for up to another six months as is deemed necessary by the Town Board upon good cause shown. Permits shall be granted only upon a showing of hardship. Hardship may be demonstrated by showing that temporary use of the manufactured home or travel trailer is the most cost-effective method, or that use of the manufactured home or travel trailer will avoid the dislocation of school-age children to another school district, or for other good cause shown. The manufactured home or travel trailer shall conform to all applicable building and sanitation codes when installed on the plot. Failure to remove a manufactured home or travel trailer upon expiration of a permit shall be a violation of this chapter and the penalty provisions of § 190-92 shall apply.