Islip City Zoning Code
ARTICLE XVII
Use District Regulations: General Service F District
§ 68-223 Permitted uses.
In a General Service F District, no building, structure or premises shall be used or occupied and no building or part thereof or other structure shall be so erected or altered, except for one or more of the following purposes:
§ 68-224 Uses permitted by special permit from Town Board after public hearing.
Shall be the same as those permitted in a Residence AAA District when authorized by a special permit from the Town Board after a public hearing, and no other.
§ 68-225 Uses permitted as special exception by Board of Appeals after public hearing.
Shall be the same as those permitted in a Residence AAA District when authorized as a special exception by the Board of Appeals, and no other.
§ 68-226 Accessory uses.
No accessory use or structure shall be permitted in a General Service F District except those permitted in a Residence AAA District.
§ 68-226.1 Prohibited uses.
[Added 4-8-1997]
All uses not expressly permitted are prohibited.
§ 68-227 Definitions.
For the purpose of this ordinance, the terms used herein are defined as follows:
A mobile home without inside toilets and bath and is prohibited in a mobile home park as defined in this ordinance.
Any person licensed to operate and maintain a mobile home park under the provisions of this ordinance.
Any vehicle or similar portable structure having been constructed with wheels (whether or not such wheels have been removed) and having no foundation other than wheels, jacks or skirtings and so designed or constructed as to permit occupancy for dwelling or sleeping purposes, being not less than 10 feet by 50 feet in dimensions.
Any plot of ground upon which two or more mobile homes, occupied for dwelling or sleeping purposes, are located, regardless of whether or not a charge is made for such accommodation.
A plot of ground within a mobile home park designed for the accommodation of one mobile home.
A prefabricated dwelling unit which is permanently affixed to a continuous foundation with no wheels or axles anywhere on the structure.
[Added 1-3-1984]
Any plot of ground upon which two or more modular homes, occupied for dwelling or sleeping purposes, are located.
[Added 1-3-1984]
A mobile home park.
Any natural individual, firm, trust, partnership, association or corporation.
The word "shall" is always mandatory and not merely directory.
§ 68-228 License.
It shall be unlawful for any person to maintain or operate a mobile home park within the limits of the Town of Islip unless such person shall first obtain a license therefor, except that the construction, maintenance or operation of a mobile home park in existence on the effective date of this ordinance may be continued.
§ 68-229 License fees.
§ 68-230 Application for license.
[Amended 6-8-2010]
A.
Application for initial license, Application for an initial mobile home park license shall be filed with the Building Division. The application shall be in writing, signed by the applicant and shall include the following:
(1)
The name and address of the applicant.
(2)
The location and legal description of the mobile home park.
(4)
Plans and specifications of all buildings, improvements and facilities constructed or to be constructed within the mobile home park.
(5)
Such further information as may be requested by the Building Division to enable them to determine if the proposed park will comply with legal requirements. The application and all accompanying plans and specifications shall be filed in triplicate. If the application and proposed plans and specifications are found to be in compliance with all provisions of this ordinance and all other applicable ordinances and statutes, the Chief Building Inspector shall approve the application and issue a building permit, and, upon completion of the park according to the plans, shall issue the license.
(6)
A minimum fee of $50, plus $5 for each mobile home in excess of 20 homes, as shown on the proposed plans and specifications.
B.
Application for renewal license. Upon application, in writing, by a licensee for renewal of a license, and upon payment of the annual license fee, a certificate renewing such license for another year shall be issued by the Building Division.
C.
Application for transfer of license. Upon application, in writing, for transfer of a license and payment of the transfer fee, the Building Division shall issue a transfer.
§ 68-231 Location.
A.
Mobile homes.
[Added 2-28-1978]
(1)
Any mobile home park or individual mobile home which is located within Zones AL-30 on the Department of Housing and Urban Development, Federal Insurance Administration, Flood Hazard Boundary Maps must have:
(a)
The elevation of the lots elevated to or above the base flood level.
(b)
Adequate access and drainage provided.
(c)
If pilings are used for elevation, the lot must be large enough to permit steps and such pilings must be placed in stable soil no more than 10 feet apart and reinforcement must be provided for pilings more than six feet above the ground.
(2)
These standards are in accordance with the Department of Housing and Urban Development Regulation, Chapter X, Subchapter B, Part 1910.3(c)(5)(iii). Said regulation and any amendments thereto are incorporated by reference into this section.
B.
Where any boundary of a park directly abuts property which is improved with a permanent residential building located within 25 feet of such boundary, or directly abuts unimproved property which may under existing laws and regulations be used for permanent residential construction, a fence or other form of screening or buffer shall be provided along such boundary as the Engineering Division may require.
[Amended 6-8-2010]
C.
All mobile homes to be placed within Zone A on the Town of Islip Flood Hazard Boundary Map shall be anchored to resist flotation, collapse or lateral movement by providing over-the-top and frame ties to ground anchors. Special requirements shall be that over-the-top ties be provided at each of the four corners of the mobile home, with two additional ties per side at intermediate locations, mobile homes less than 50 feet long requiring one additional tie per side; frame ties be provided at each corner of the home with five additional ties per side at intermediate points, mobile homes less than 50 feet long requiring four additional ties per side; all components of the anchoring system be capable of carrying a force of 4,800 pounds; and any additions to the mobile home be similarly anchored.
[Added 7-11-1978]
§ 68-232 Mobile home park plan.
The mobile home park shall conform to the following requirements:
A.
The park shall be located on a well-drained site, properly graded to insure rapid drainage and free from stagnant pools of water, and shall be a minimum of 10 acres.
B.
Each park shall provide mobile home spaces and each such space shall have an area of not less than 5,000 square feet, except that the Planning Board is authorized to permit a cluster arrangement of said mobile homes to enable and encourage flexibility of design and development of the land in such a manner as to promote most appropriate use of land and to preserve the natural and scenic qualities of open land: provided, however, that the number of mobile homes shall in no case exceed the number which could be permitted under the terms of this ordinance; and be it further provided, however, that mobile home parks which, at the time of the adoption of this ordinance, existed lawfully with mobile home spaces that do not comply with any of the foregoing minimum area and width or minimum average area and average width requirements may continue to operate and shall be excused from such compliance.
C.
Mobile homes shall be so located on each space so that there shall be at least a twenty-foot clearance between mobile homes. No mobile home shall be located closer than 10 feet to any building or roadway within the park. No mobile home shall be located closer than 25 feet to any property line of the park abutting upon a public street or highway, except for such other distance as may be established by ordinance as a front yard or setback requirement with respect to conventional buildings in the district in which the mobile home park is located.
D.
All roadways and walkways within the park shall be hard-surfaced and lighted at night.
E.
An electrical outlet supplying at least 100-115/220-250 volts, 100 amperes, shall be provided for each mobile home space.
F.
Each mobile home space shall be provided with two off-street parking spaces, and no on-street parking shall be permitted. Accessory camper vehicles, travel vehicles, boats or other vehicles and cars shall not be stored or parked on individual mobile home spaces or in any street or roadway, public or private, but shall be stored or parked in a screened central storage area within the boundaries of the park.
§ 68-233 Water supply.
An adequate supply of pure water for drinking and domestic purposes shall be supplied by pipes to all buildings and mobile home spaces within the park.
§ 68-234 Service buildings.
A.
Service buildings, if provided, housing sanitation facilities, shall be permanent structures complying with all applicable ordinances and statutes regulating buildings, electrical installations and plumbing and sanitation systems.
B.
The service buildings shall be well-lighted at all times of the day and night, shall be well-ventilated with screened openings, shall be constructed of such moisture-proof material, which may be painted woodwork, as shall permit repeated cleaning and washing, and shall be maintained at a temperature of at least 68° F. during the period from October 1 to May 1. The floors of the service buildings shall be of water-impervious material.
C.
All service buildings and the grounds of the park shall be maintained in a clean, sightly condition and kept free of any condition that will menace the health of any occupant or the public or constitute a nuisance.
§ 68-235 Sewage and refuse disposal.
Waste from showers, bathtubs, flush toilets, urinals, lavatories and slop sinks in service and other buildings within the park shall be discharged into a public sewer system in compliance with applicable ordinances or into a private sewer and disposal plant or septic tank system of such construction and in such manner as will present no health hazard and which is approved by the Suffolk County Department of Environmental Control and the Suffolk County Department of Health.
§ 68-236 Garbage receptacles.
Metal garbage cans with tight-fitting covers shall be provided in quantities adequate to permit disposal of all garbage and rubbish. Garbage cans shall be located on the mobile home space. The cans shall be kept in a sanitary condition at all times. Garbage and rubbish shall be collected and disposed of as frequently as may be necessary to ensure that the garbage cans shall not overflow.
§ 68-237 Fire protection.
Every park shall provide and be equipped with fire extinguishing equipment in good working order, such as hydrants, fire extinguishers, warning and alarm signals, to the satisfaction of the Fire Prevention Officer of the Town of Islip.
§ 68-238 Roadways within mobile home parks.
All roadways in every park must be maintained in a passable and dust-free condition at all times and shall have a minimum width of 24 feet. Said roadways shall be kept unobstructed at all times.
§ 68-239 Rentals.
Rental of mobile homes shall not be permitted within a park.
§ 68-240 Revocation of license.
[Amended 6-8-2010]
The Chief Building Inspector, or his designee, may revoke any license to maintain and operate a park when the licensee has been found guilty by a court of competent jurisdiction of violating any provision of this ordinance. After such conviction, the license shall be reissued if the circumstances leading to conviction have been remedied and the park is being maintained and operated in full compliance with the law.
§ 68-241 Posting of license.
The license certificate shall be conspicuously posted in the office of, or on the premises of, the mobile home park at all times.
§ 68-241.1 Severability.
Should any section or provision of this ordinance be declared invalid, such decision shall not affect the validity of the remaining portions of this ordinance.
§ 68-241.2 Penalties for offenses.
The violation of any provision of this ordinance shall be an offense which shall be punishable by a fine of not less than $25 nor more than $250 or imprisonment for a period not exceeding 15 days, or both for a second or subsequent offense.
§ 68-241.3 Exterior site improvements and land clearing.
[Added 4-8-1997]
A.
Parking, curbing, sidewalks, drainage, screen planting, buffers, street trees, dumpster enclosures, lighting, public improvements and all other applicable requirements of the Town Code and the Subdivision and Land Development Regulations shall be maintained unless otherwise modified or waived by the Planning Board or Town Board.
B.
The exterior site improvements and improvement of property shall be regulated under Article XXXI of this ordinance.
[Amended 8-12-2003]
C.
A minimum buffer area of 25 feet in width in accordance with Town standards shall be provided and maintained adjacent to any residential use or zone.