Stafford Town City Zoning Code
ARTICLE V
Manufactured Homes and Manufactured Home Parks
§ 182-28 Single manufactured homes.
Regular housing situation. Single manufactured homes may be permitted temporarily on a lot in the A-R and R Districts upon the issuance of a temporary use permit by the Planning Board. In order to apply for such a temporary use there must first be a valid zoning permit issued for the erection of a residential dwelling on that lot and the manufactured home unit must comply with the current construction and safety standards set forth by the U.S. Department of Housing and Urban Development. Such manufactured home shall be removed from the lot upon expiration of the temporary use permit, or upon completion of the dwelling, whichever condition comes first.
Emergency housing situation. Single manufactured homes, mobile homes or recreational vehicles (RV) may be permitted as a temporary residence in any district upon the determination that an emergency housing situation exists. Such emergency housing situation shall be limited to either man-made or natural disasters (i.e., fire, flooding, hazardous material incidents, etc.) which rendered existing housing unit(s) uninhabitable. The location of such emergency housing is not limited to the site containing the uninhabitable housing unit(s). The Zoning Enforcement Officer may grant a nonrenewable temporary emergency housing permit for a period of time not exceeding 90 days. Any extension of an emergency housing permit past this initial ninety-day period shall only be granted by the Planning Board as set forth under § 182-48 of this chapter. Such manufactured home, mobile home or RV shall be removed from the lot upon expiration of the emergency housing permit.
Single mobile home; replacement of existing unit.
An existing mobile home which is occupied as a one-family dwelling on any lot in a R, A-R, C or PUD District may be replaced with another mobile home, provided the following criteria are met:
The replacement mobile home unit shall be constructed in accordance with regulations set forth in the Code of Federal Regulations (CFR), Title 24, Housing and Urban Development, Chapter XX, Office of Assistant Secretary for Housing-Federal Housing Commissioner, Department of Housing and Urban Development, Part 3280, Manufactured Mobile Home Construction and Safety Standards.
The location of the replacement mobile home shall not increase the degree of nonconformity (other than unit size, square footage) relative to the area requirements that exist with the current mobile home.
The mobile home shall be installed in compliance with the NYS Uniform Fire Prevention and Building Code.
§ 182-29 Manufactured home parks.
Manufactured home parks may be permitted in the A-R and R Districts upon the issuance of a special use permit, provided the following standards and requirements are complied with:
Size. The size of all manufactured home parks shall be a minimum of 10 acres.
Construction and safety standards. All manufactured homes within the park shall comply with the current construction and safety standards set forth by the U.S. Department of Housing and Urban Development.
Layout and design.
Double access. All manufactured home parks containing 20 or more units shall have access to a public highway at two points, with such points being separated by at least 100 feet. This provision may be waived by the Town Board if the applicant's proposal contains acceptable alternatives for emergency access.
Buffer area. The site shall be located and laid out so that no manufactured home is located within 300 feet of any adjacent public highway right-of-way or within 100 feet of any other adjoining property line. Additional buffer areas may be required by the Planning Board if deemed necessary in order to avoid potential conflicts with existing or planned land uses.
Sales area. Commercial areas may be provided for the display and sales of manufacture homes within the confines of the manufactured home park, except on the frontage established in the buffer area. Model units shall only be placed upon individual lots, limited to one unit per lot.
Other principal structures. A private conventional residence may be located within the confines of the manufactured home park. Lot location and minimum distances shall be fixed by the Town Board after due consideration of each case.
Interior roadways. The layout of interior roadways, driveways, and walkways shall be designed and maintained in such a manner as to provide for safe, efficient and orderly vehicular and pedestrian traffic acceptable to the Town Board. In addition, all interior roadways shall be clearly identified by signs at each intersection. Such signs shall be acceptable to the Town Board.
Roadway (or driveway) clear zone width. All roadways shall have a minimum clear zone width of 40 feet which is completely clear of obstructions to a height of 12 feet.
Roadway grades. The maximum roadway grade shall be 7%. Entrance gradients shall be less than 3% for a distance of 75 feet from the edge of the right-of-way of the public highway.
Minimum radius. The minimum radius of curvature for any street shall be 75 feet.
Alignment. Roadways shall be laid out so as to intersect as nearly as possible at right angles, and in no case shall any angle or intersection be less than 75°. Roadways in four way intersections shall be directly across from one another or offset a minimum of 125 feet.
Roadways. Roadway or driveway pavement shall be located in the center of the roadway clear zone and shall be at least 20 feet wide. If parking provision is made within the roadway clear zone such parking shall be off the pavement and the clear zone shall be increased accordingly.
Parking. Two parking spaces shall be provided for each manufactured home lot to meet the needs of occupants of the manufactured home park and their guests without interference with normal movement of vehicular or pedestrian traffic. Such parking may be in tandem. Each parking space shall have minimum dimensions of at least 10 feet by 20 feet per vehicle and shall have an all-weather surfacing.
Auxiliary parking. Auxiliary parking areas for motor vehicles shall be provided at a ratio of one parking space to every five manufactured home units. Additional auxiliary parking areas are to be provided for parking trucks, maintenance equipment, boat trailers, utility trailers, and similar such equipment and vehicles.
Manufactured home lot size. All lots shall be a minimum of 8,000 square feet exclusive of any common areas and shall have a minimum dimension of 80 feet across the lot. No common areas such as buffer areas, roadway clear zones, auxiliary parking lots, recreational areas, service buildings and areas, sales areas, etc., shall be counted towards required individual manufactured home lot areas.
Walkways. Walkways shall be laid out so as to connect service buildings, dry yards, and storage lockers with roadways. Walkways shall also provide access to recreation areas if such areas are not located adjacent to a roadway. Each roadway shall have a walkway running parallel to it, separated from the roadway by a minimum distance of seven feet. Additional walkways may also be placed along the rear of each lot. All walkways shall be a minimum of three feet wide and thickness of four inches and shall be provided with joints so designed as to minimize cracking. All walkways shall be made of concrete or blacktop or other similar material approved by the Planning Board.
Recreation areas. Recreation areas shall be provided in central locations at an amount equal to 10% of the total park area. Recreational areas shall include playgrounds for children and separate areas for more passive enjoyment by adults. The playgrounds shall be equipped with play equipment for children under 10 years of age and should be away from traffic.
Public telephone. If public telephones are provided within the court, they shall be located directly adjacent to service buildings.
Mailboxes. Mailboxes shall be located in compliance with U.S. Postal Service regulations and shall not be placed in any location where they constitute a safety hazard to pedestrians or to vehicles.
Trees. All existing trees shall be preserved insofar as possible in the design of the park.
Siting of manufactured homes. Manufactured homes shall be so situated within the manufactured home park in conformance with the following:
The following minimum distances shall be maintained when providing specific locations of manufactured homes as related to each other within the park:
In cases of irregularly shaped lots, the Town Board shall determine the application of the above-listed provisions but in no case shall any two manufactured homes be closer than 20 feet from one another.
No manufactured home shall be located less than 50 feet from any service or storage building other than approved accessory buildings located on and serving the specific manufactured home lot as set forth in Subsection E(12) of this section.
The minimum setback from the roadway line (clear zone rather than pavement) shall be 15 feet. Minimum setback from all interior lot lines shall be five feet.
The percent lot coverage for an individual manufactured home lot shall be no greater than 25%.
The minimum distance between a manufactured home and a parking space for motor vehicles shall be 10 feet.
No occupied travel or vacation trailer or other form of temporary type living units shall be permitted in a manufactured home park.
Every manufactured home lot shall be clearly identified by a number located on a sign or light post located on the lot.
Required improvements.
Water and sewage system. Water supply and sewage treatment facilities shall be installed and maintained in compliance with the requirements of the New York State Health Department, Department of Environmental Conservation and the Genesee County Health Department.
Underground utilities. Electrical systems, gas piping systems, cable and telephone wires, and community and individual fuel storage shall be installed underground and maintained in compliance with the NYS Uniform Code.
Artificial lighting. Artificial lighting shall be provided from dusk to dawn to illuminate walks, driveways, roadways and parking spaces for the safe movement of pedestrians and vehicles. Specifically, roadway lighting standards shall be provided as follows:
Overhead roadway lighting standards shall be placed no farther than 100 feet apart, have a minimum clearance above the pavement of 12 feet and shall have a minimum capacity of 100 watts or as specified by the Town Board.
Service buildings shall have sufficient exterior lighting fixtures so as to properly illuminate entrances and drying yards connected therewith.
Refuse disposal. It shall be the responsibility of the park owner to insure that garbage and rubbish shall be collected and properly disposed of outside the park as frequently as may be necessary to insure that garbage receptacles do not overflow. This responsibility shall include either the provision of garbage cans with tight fitting covers to each unit or dumpsters which service a number of units. Exterior property areas shall be maintained free from organic and inorganic material that might become a health, incident or fire hazard. Suitable screening shall be provided for all community refuse (dumpster) areas.
Roadway paving. All roadways within the park shall be paved for a minimum width of 20 feet in accordance with specifications acceptable to the Town Board.
Parking area paving. Areas for motor vehicle parking and access driveways shall be surfaced with asphalt or concrete.
Manufactured home lot. Each manufactured home lot shall contain a manufactured home stand to provide adequate support for the placement and tiedown of the manufactured home. The stand shall not heave, shift, or settle unevenly under the weight of the manufactured home as a result of any frost action, inadequate drainage, vibration or other such forces. The material used in constructing the stand should be durable and capable of supporting the expected load regardless of the weather, and shall be constructed in compliance with the NYS Uniform Fire Prevention and Building Code. In addition, the footings and the load-carrying portion of the ground anchors shall extend below the frost line.
Patios/decks. Manufactured home lots may be provided with patios and/or decks. If installed, patios and/or decks may be covered and shall conform to distance separations, lot setbacks and percent lot coverage requirements, and shall not be enclosed (insect screening is allowable).
Stormwater drainage. Manufactured home parks shall have adequate facilities for drainage of surface and subsurface water. The entire manufactured home park shall be graded to facilitate the safe and efficient drainage of surface water and to permit no ponding areas where water will stand for lengths of time so as to constitute a health or other hazard. Drainage ditches shall be provided where necessary to provide for the removal of surface drainage. Such ditches shall be provided in such a way as not to constitute a hazard to pedestrians. Gutters, culverts, catch basins, drain inlets, stormwater sewers or other satisfactory drainage systems shall be utilized where deemed necessary and shall be acceptable for a size specified by the Town Board and the Genesee County Soil and Water Conservation District.
Landscaping. Each manufactured home lot shall be provided with at least two shade trees with trunks not less than 1 1/2 inches in diameter as measured three feet from the ground. Poplars, silver or soft maples, box elders, catalpas, and horse chestnuts shall not be planted. Shade trees shall also be planted at intervals of not less than 50 feet within the buffer areas to the sides and rear of the manufactured home court. Shade trees are recommended in the buffer area between the public highway and the adjacent manufactured home lots. Due regard shall be had to the obstructive qualities of limbs and branches along manufactured home movement and accessways.
Service buildings. The developer shall be required to furnish service buildings in conformance with the following:
Service buildings shall be located in such a way as to prohibit primary access directly adjacent to a manufactured home lot.
Service buildings housing sanitation and laundry facilities or any other facilities shall be permanent structures complying with the NYS Uniform Code and the New York State Sanitary Code.
The service buildings shall be well lighted at all times from dusk to dawn and shall be well ventilated with screened openings, shall be constructed of such moisture proof material, including painted woodwork, as shall permit repeated cleaning and washing, and be maintained at a temperature of at least 68° F. during the period of October 1 to June 1. The floors of such buildings shall be of concrete and supplied with drains.
Additional structures on manufactured home lots. Additional structures on manufactured home lots are subject to the following:
No nonintegral structural addition or other accessory building or structure in excess of 100 square feet shall be permitted on any manufactured home lot.
Structural additions, accessory buildings, and awnings shall conform to distance separations, lot setbacks and percent lot coverage requirements.
Accessory buildings shall not be placed in front yards.
Manufactured home park owner obligations. In general, manufactured home parks shall be properly maintained so as to insure the desirable residential character of the property. Specifically, the following shall apply:
Yard maintenance. Manufactured home parks shall be maintained reasonably free from holes and excavations, sharp protrusions, and other objects or conditions which might be a potential cause of personal injury. Walks, steps, driveways and roadways that contain holes or tripping hazards shall be filled, repaired, or replaced as the need indicates. Trees or limbs of trees that constitute a hazard shall be removed. Snow removal is the responsibility of the manufactured home park owner.
Noxious weeds. Ragweed and other noxious weeds considered detrimental to health such as a poison ivy or poison sumac shall be completely eliminated from all areas of the manufactured home park. Open areas shall be maintained free of heavy undergrowths of any description.
Accessory structures. All accessory buildings or structures shall be kept in good repair, free from health, fire and accident hazards. They shall be of durable construction and appropriate for intended use and location, exterior wood surface of all structures that are not inherently resistant to deterioration shall be periodically treated with a protective coating or paint or other suitable preservative.
Gravel areas. All areas surfaced with gravel shall be kept clear of all forms of vegetation.
Infestation. Grounds and structures shall be maintained free of insect, vermin, and rodent harborage and infestation. Methods used for purposes of extermination shall conform with generally accepted practice.
Skirts. Skirts for individual manufactured homes are required and shall conform to the New York State Uniform Fire Prevention and Building Code. Such skirting shall be installed within 30 days of the installation of the manufactured home and must be maintained.
Manufactured home park plans and registration of manufactured home park occupants. It shall be the duty of each manufactured home park owner/operator to keep a register containing a record of all manufactured home owners and occupants located within the park. This register shall contain the following: