Ithaca Town City Zoning Code
ARTICLE XI
Mobile Home Park Zones
§ 270-87 Purpose.
The purpose of the Mobile Home Park Zone is to provide an area in which concentrated development utilizing mobile homes may occur to encourage alternative and less costly housing accommodations in the Town.
§ 270-88 Minimum area.
A minimum tract of at least five acres is required for a mobile home park.
§ 270-89 Permitted principal uses.
Only the following buildings or uses are permitted as a matter of right in a Mobile Home Park Zone:
A.
Mobile homes, each to be occupied by not more than:
(1)
One family, or
(2)
One family plus no more than two boarders, roomers, lodgers, or other occupants.
B.
Not more than one one-family dwelling (other than a mobile home) to be occupied by no more than one family.
C.
Publicly owned park or playground including accessory buildings and improvements.
D.
Any municipal or public utility purpose necessary to the maintenance of utility services except that substations and similar structures shall be subject to the same setback requirements as apply to residences in the zone in which the substations or similar structures are constructed.
E.
Day-care homes, family day-care homes and group family day-care homes.
F.
Community residence.
G.
Small wind energy facilities, subject to the limitations on small wind energy facilities set forth in § 270-219.4.
[Added 8-11-2008 by L.L. No. 13-2008]
§ 270-90 Principal uses authorized by special permit only.
The following uses are permitted in a Mobile Home Park Zone, but only upon receipt of a special permit for same from the Planning Board in accordance with the procedures set forth in this chapter:
A.
Child day-care center.
§ 270-91 Permitted accessory uses.
The following accessory buildings or uses are permitted as of right in a Mobile Home Park Zone:
A.
Automobile parking and garages, subject to the further requirements of this article.
B.
Structures and open land for recreation, intended for use by the residents of the mobile home park.
C.
Such areas and structures as may be necessary for housekeeping activities, such as a common laundry or garden plots. The use of any such area or structure may be limited to residents of the mobile home park.
D.
Storage buildings for storage of belongings of the residents of the mobile home park.
E.
Maintenance buildings, storage buildings, and one central office building, all of which must be utilized solely in connection with the operation of the mobile home park.
F.
Community building for use by the residents of the mobile home park and their guests.
G.
The keeping of household pets in a dwelling unit or other location adjacent to or accessory to a dwelling unit (e.g., outside doghouse, etc.) provided that no more than three household pets shall be kept outside of dwelling units unless a greater number is authorized by special approval of the Zoning Board of Appeals.
H.
Home occupations, subject to the limitations on home occupations set forth in § 270-219.2.
[Added 2-12-2007 by L.L. No. 1-2007]
I.
Amateur radio facilities, subject to the limitations on amateur radio facilities set forth in § 270-219.3.
[Added 8-13-2007 by L.L. No. 7-2007]
J.
Small wind energy facilities, subject to the limitations on small wind energy facilities set forth in § 270-219.4.
[Added 8-11-2008 by L.L. No. 13-2008]
K.
Electric vehicle charging station.
[Added 8-12-2024 by L.L. No. 7-2024]
§ 270-92 (Reserved) [1]
[1]
Editor's Note: Former § 270-92, Accessory buildings and uses authorized by special approval only, was repealed 2-12-2007 by L.L. No. 1-2007.
§ 270-93 Height limitations.
In Mobile Home Park Zones the following height restrictions shall apply:
A.
No mobile home or one-family dwelling shall be erected, altered, or extended to exceed 38 feet in height from the lowest interior grade or 36 feet in height from the lowest exterior grade, whichever is lower.
B.
No other building shall be erected, altered, or extended to exceed 15 feet in height from the lowest exterior grade.
C.
No structure other than a building shall be erected, altered, or extended to exceed 30 feet in height from the lowest exterior grade.
§ 270-94 Yard regulations.
In Mobile Home Park Zones the following yard regulations shall apply:
A.
Mobile homes shall have the following minimum yard sizes:
(1)
Front yard: If on a public road, not less 20 feet in depth from the highway right-of-way line; if on an interior private road at least 20 feet in depth from the edge of such road if paved, and if not paved, at least 25 feet from the edge of the traveled way.
(2)
Rear yard: Not less than 10 feet in depth.
(3)
Side yards: Each not less than 10 feet in width.
B.
A one-family dwelling and accessory buildings related to the one-family dwelling, shall be subject to the minimum yard sizes set forth in the High Density Residential Zone unless adjacent to a mobile home, in which event the size of the yard adjacent to the mobile home shall be reduced to the minimum yard size required for a mobile home above.
C.
In Mobile Home Park Zones accessory buildings may occupy any open space beyond the minimum yards set forth above.
D.
Notwithstanding the foregoing, any special yard requirements for specific uses or buildings set forth elsewhere in this chapter shall, if more restrictive, supersede the above yard provisions.
§ 270-95 Building area.
The maximum building area shall not exceed 40% of the gross area of the mobile home park. Projections described in § 270-224 are not to be included in computing the percentage.
§ 270-96 Lot area.
Each mobile home lot shall have a minimum lot area of 5,000 square feet The arrangement of lots in the park shall facilitate the efficient development of land and permit the convenient access of emergency vehicles.
§ 270-97 Special requirements.
Mobile home parks shall be subject to the following special requirements:
A.
Stand location. The location of the mobile home stand on each lot shall be identified on the site plan.
B.
Anchors. The mobile home stand shall be provided with anchors and other fixtures capable of securing and stabilizing the mobile home. These anchors shall be placed at least at each corner of the mobile home stand.
C.
Skirting. Each mobile home owner, within 30 days after the arrival of the mobile home in the park, shall be required to enclose the bottom space between the edge of the mobile home and the mobile home stand with a skirt of metal, wood or other suitable material. This skirt shall be properly ventilated and securely attached to the mobile home.
D.
Parking. Parking requirements shall be as set forth in Article XXVII.
E.
Buffer yards. A buffer yard at least 50 feet wide shall be provided around the perimeter of the mobile home park. No structures are permitted in the buffer yard and the Planning Board may require that suitable landscaping be provided in order to effectively screen the mobile home park from adjacent properties. Parking spaces are not permitted in the buffer yards.
F.
Access drives and walkways. Access drives shall be paved with blacktop, concrete, or other solid material. Driveways and walkways shall provide safe access, egress, and traffic circulation within the site. The placement, size, and arrangement of access to public ways shall be subject to the approval of the appropriate highway authority. Where the density of population or school bus routes make it necessary, sidewalks and bus shelters may be required.
G.
Open space and recreation areas. The mobile home park owner shall provide recreation areas on the premises, including but not limited to, play areas. The Planning Board shall review and approve all such areas. Ten percent (10%) of the gross lot area of the mobile home park, exclusive of the area reserved for buffer yards, shall be permanently maintained as open space.
H.
Storage space. The mobile home park owner shall provide storage space in convenient locations for each mobile home lot. This storage space shall be contained in an enclosed and secure structure. Several storage structures may be located in a common building. The minimum dimensions of storage space per lot shall be eight feet high, eight feet deep, and four feet wide.
I.
Screening of waste and refuse. One or more common areas shall be provided for the disposal of waste, refuse and recyclables. These areas shall contain secure bins of a suitable size. These areas shall be screened from public view by shrubbery or a fence.
J.
(Reserved)[1]
[1]
Editor’s Note: Former Subsection J, Signs, was repealed 8-7-2017 by L.L. No. 12-2017.
K.
Operating permits. An operating permit shall be required for all mobile home parks. This permit shall be renewable annually. The Code Enforcement Officer shall make periodic inspections of the mobile home park to determine whether such park is in compliance with the terms and conditions of the permit, the Zoning Ordinance and the site plan approval. The fee for the operating permit shall be set from time to time by Town Board resolution.
[Amended 12-7-2009 by L.L. No. 27-2009[2]]
[2]
Editor’s Note: This local law also provided for an effective date of 1-1-2010.
L.
Building permits. Notwithstanding any other provision of this chapter of the Building Code, a building permit shall be required for each mobile home and/or structure to be sited or constructed.
§ 270-98 Site plan approvals.
No building permit shall be issued for a structure in a Mobile Home Park Zone unless the proposed structure is in accordance with a site plan approved by the Planning Board and, if required, by the Tompkins County Health Department. No subdivision of a mobile home park site plan is permitted without approval of the Town Board, following Planning Board review. No alteration, amendment or change in a mobile home park site plan is permitted without approval of the Planning Board.