Walton Village City Zoning Code
ARTICLE X
Mobile Homes and Mobile Home Parks
§ 260-28 Mobile homes not in mobile home park.
A mobile home located on a private lot and not in a mobile home park will be permitted in the Village of Walton, in the R-R District only, when the following standards have been met:
All mobile homes shall receive site plan approval in accordance with Article XIV of this chapter before installation and issuance of a certificate of occupancy.
All of the area requirements (lot area, lot width, yards) have been complied with. Expandable rooms, enclosed patios and garages, and structural additions shall be included as part of the mobile home in determining yard size.
The mobile home is provided with potable water and a safe and adequate sewage disposal system. All NYCDEP and the NYSDOH requirements for soil percolation, septic tank capacity and installation, separations, well location and similar factors which apply to conventional housing shall apply to all mobile homes that are not utilizing municipal water and septic.
The mobile home is provided with a permanent foundation with footers below the frost line or with a stand and support capable of providing a firm base and containing the mobile home in a stable position. Such stand shall have a dimension equal to the width and length of the home and any expansions or extensions thereto and shall be a full-size concrete slab at least six inches thick.
The mobile home shall be provided with anchors or tiedowns, at least at the corners, attached to concrete footings installed below the frost line or embedded in concrete runners or a concrete slab that may be provided as the mobile home stand.
Tires and wheels shall be removed from the mobile home. If practical, the hitch shall also be removed.
The mobile home will be provided with skirts to screen the space between the mobile home and the stand. Such skirts shall be of concrete block or permanent material similar to that used in the mobile home and providing a finished exterior appearance and shall be installed within 60 days from the date of issuance of a certificate of occupancy for the mobile home.
Any mobile home with its length as much as three times its width shall be placed with the long axis perpendicular to the front lot line or, if otherwise placed than to provide a side yard on each side, at least 1/2 as great as the length of the unit.
Any construction of storage space, additional rooms, or enclosed patios or carports shall have a finished exterior appearance. No exposed building paper, wallboard or other impermanent and unfinished material will be permitted.
The mobile home bears the seal required by the State of New York or an equivalent acceptable to the State of New York.
Other appropriate environmental standards that may be imposed by the Planning Board.
§ 260-29 Issuance of permits.
Upon receipt of a written application, the Code Enforcement Official shall issue a building permit for the installation of a mobile home not located in a mobile home park when it has been determined that the standards set forth in § 260-31 have been complied with.
The application for a mobile home building permit shall provide:
The name and address of the applicant.
The street and number where such mobile home is to be located.
Evidence that mobile home bears the seal required by the State of New York or an equivalent.
A drawing showing placement of the mobile home on the lot and location of the water supply and sewage disposal system.
§ 260-30 Certificate of occupancy.
Before any mobile home, for which a permit has been issued in accordance with § 260-31 of this chapter, is occupied, a certificate of occupancy shall be issued by the Code Enforcement Official certifying that the mobile home has been installed in accordance with the provisions of Article X of this chapter. A temporary certificate may be issued to allow occupancy while nonessential improvements, such as skirting, are being made. Such temporary certificate shall be valid for 60 days, after which time any remaining noncompliance shall constitute a violation of this Zoning chapter.
§ 260-31 Mobile home parks.
Location. A mobile home park shall be permitted conditionally in the Village of Walton only in R-R and I-G Districts if the Village Planning Board has approved an acceptable site plan and the Code Enforcement Official has been authorized to issue a mobile home park permit.
Permit application. Application for a permit for a mobile home park shall be submitted to the Code Enforcement Official in triplicate and shall include:
The name and address of the applicant.
The name and address of the owner of land upon which the park is to be located.
A location map showing how the park relates to the existing road system.
A preliminary plan of the park showing how the overall design is in accordance with the standards set forth in this article.
Provisions for a hookup to the Village municipal water supply and sewage disposal have been approved by the Superintendent of Public Works, the NYCDEP and the NYSDOH.
Topography and soils of the site, including all areas that are wet or subject to flooding, are properly mitigated.
Proposed cross-section design of park roadways to be designed to the minimum Village road standards.
A statement of all contemplated rules, regulations, restrictions and covenants applying in the park, including requirements to get into the park, management and tenant responsibilities, entrance or departure fees, utility connection fees and security deposits.
A long form environmental assessment form has been submitted.
Any additional information that the developer feels will help the Planning Board in its review of the proposed park.
Procedure.
The Code Enforcement Official shall have 15 days to review the complete application and site plan prior to submitting it to the Village Planning Board.
The Code Enforcement Official shall submit one copy of the application to the Village Planning Board for site plan review at least 10 days before the regular Planning Board meeting.
Within 30 days from receipt of a complete application, the Planning Board shall have a conference with the developer to discuss the preliminary plan and the required environmental review applicable thereto.
Within 30 days of the conference with the developer, the Planning Board shall hold a public hearing, complete the long form EAF and make a SEQRA determination.
The public hearing shall be advertised in the official Village newspaper at least 10 days prior to the hearing, and the applicant shall notify all property owners within 500 feet of the parcel by certified mail.
Within 62 days of the public hearing, the Planning Board shall act on the site plan application.
Upon final site plan approval by the Village Planning Board, a mobile home park permit shall be issued by the Code Enforcement Official. Such permit shall be temporary and must be renewed every two years after issuance.
The site plan approval shall be valid for a period of six months. If construction has not begun within six months, the approval shall become null and void.
When construction is completed in accordance with the final plan as approved by the Village Planning Board, the Code Enforcement Official shall issue a certificate of occupancy.
Environmental standards. In reviewing proposed mobile home park site plans, the Planning Board shall use the following environmental standards as guidelines:
Density and lot size. The density of development in a mobile home park shall not exceed five units per gross acre of site to be developed. Mobile home lots shall have a minimum area of 7,000 square feet and a minimum width of 55 feet.
Separation. Mobile home units may be positioned in a variety of ways within a park if a separation of at least 30 feet is maintained between the extremities of any two units.
Setback. No mobile home shall be located less than 25 feet from the pavement edge of a private street or 25 feet from the right-of-way of any public street within the mobile home park. A minimum of 30 feet shall be maintained between mobile home units and all park boundary lines, except that at least 60 feet shall be maintained between all units and any park boundary abutting an existing single-family residence, public road, highway or railroad.
Road layout and construction. A drawing of the proposed park layout, showing connections to be made to existing roads, shall be included as part of the mobile home park plans. Attempts should be made to avoid long straight stretches and gridiron systems when possible. The paved surface of all private roads within a mobile home park shall be at least 20 feet wide, and the Village Superintendent of Public Works shall approve construction specifications. Any public roads that may fall within the park shall have a fifty-foot right-of-way and be constructed to Village road specifications.
Parking. Two off-street parking spaces shall be provided for each mobile home site. Such spaces may be located on the individual lot or grouped to serve two or more mobile home sites. Off-street parking spaces shall be constructed of at least a four-inch compacted gravel base with a one-inch hard surface material.
Recreation and open space. Usable and easily accessible recreation areas shall be provided for park occupants. At least 400 square feet of open space per mobile home unit shall be included in the plan, with a total minimum requirement of 10,000 square feet.
Mobile home stand. Each mobile home site shall be provided with a permanent foundation with footers below the frost line or with a stand and support capable of providing a firm base and containing the mobile home in a stable position. Such stand shall have a dimension equal to the width and length of the home and any expansions or extensions thereto and shall be a full-size concrete slab at least six inches thick.
Tie-downs. Each mobile home stand shall be provided with anchors or tie-downs, at least at the corners, attached to concrete footings installed below the frost line or embedded in concrete runners or a concrete slab that may be provided as the mobile home stand.
Patio. Each mobile home site shall be provided with a concrete patio with a minimum width of 10 feet and a total area of at least 120 square feet.
Walkways. Each mobile home site shall be provided with a walkway from the stand or patio to the street or to a driveway or to a parking area connecting to the street. Such walkway shall be at least 18 inches wide and four inches deep constructed with a crushed-stone base and a hard surface.
Landscaping. Exposed ground surfaces in all parts of a mobile home park shall be paved, surfaced with crushed stone or other solid material, or protected with grass or plant material to prevent erosion and reduce dust. At least one tree shall be planted on each mobile home lot if no such tree already exists. Planted trees shall have a caliper of at least two inches three feet above the ground.
Mobile home installation. At the time of installation, the mobile home unit shall be securely blocked, leveled, tied down, and connected to the required utility systems and support services. The mobile home shall be completely skirted within 60 days of occupancy. Materials used for skirting shall provide a finished exterior appearance, and no exposed wallboard, building paper or similar unfinished material will be permitted.
Water supply. If public water is within 500 feet and available, the mobile home park must be hooked to such system. When a public water supply is not available, an approved private supply and system shall be established in accordance with the following standards:
A minimum rate of 200 gallons per day per mobile home site shall be provided at a minimum pressure of 20 pounds per square inch at peak demand.
A water service connection consisting of a service box with a shutoff valve installed below the frost line and a three-quarter riser pipe shall be supplied to each mobile home site. Surface drainage shall be diverted from the connection. The design and construction of all components of such systems shall be subject to the inspection and approval of the Code Enforcement Official and the NYSDOH.
Sewage disposal. If public sewerage is within 500 feet and available, the mobile home park must be hooked to such system. When public sewage disposal is not available, an approved private system shall be established in accordance with the following standards:
Sewage disposal systems shall be designed to accommodate a minimum flow of 200 gallons of wastewater per day per mobile home site.
Each mobile home site shall be provided with a four-inch sewer line below the ground surface and a riser pipe. A noncollapsible and semirigid connecting pipe shall be provided from the riser pipe to the mobile home. All connections shall be watertight. The design and construction of all components of such system shall be subject to the inspection and approval of the Code Enforcement Official, the NYCDEP and the NYSDOH.
Solid waste disposal. Provisions shall be made and approved for the storage, collection, and disposal of solid waste in a manner that will cause no health hazards, rodent harborage, insect breeding areas, fire hazards or air pollution. Storage areas for solid waste containers shall be enclosed or otherwise screened from public view.
Lighting. Mobile home parks shall be provided with lighting sufficient to illuminate streets, driveways and walkways. Decorative lighting fixtures shall be used wherever possible.
Electricity and telephone. The distribution system for electrical and telephone service shall be installed underground and shall comply with the requirements of the utility and telephone companies.
Fuel systems. Mobile home parks shall be provided with facilities for the safe storage of necessary fuels. Natural gas installations, if used, shall be planned and installed so that components and workmanship comply with the requirements of the American Gas Association, Inc. Fuel oil systems shall be designed, constructed, inspected and maintained in conformance with the provisions of National Fire Protection Association Standard 30. Liquefied petroleum gas systems shall be selected, installed and maintained in compliance with the requirements of National Fire Protection Association Standard 58.
Fire protection. If public water is available, fire hydrants shall be installed in accordance with the requirements of the Village Board and fire department of jurisdiction.
Mail service. Mailbox location shall provide safe and easy access for the pickup and delivery of mail. Mailboxes grouped for cluster delivery shall be located so that stopping for pickup and delivery will not occur on the public right-of-way.
In reviewing the site plan for a mobile home park, the Planning Board may approve changes in the environmental standards of this section if the Board is satisfied that the spirit and intent of this article is not being violated and that any proposed change is equivalent to, or better than, the standards set forth herein.
Renewal of mobile home park permit. Renewal of the mobile home park permit shall be applied for every two years from the date of first issuance. Application for renewal shall be filed with the Village Clerk, who shall renew such permit only if the Code Enforcement Official has certified in writing that no violations of this article or the conditions of said permit have been found. If such violations or unapproved changes have occurred, the mobile home park permit will not be renewed until said mobile home park has been brought into compliance. In such case, the Code Enforcement Official shall serve an order upon the holder of the mobile home park permit in accordance with the provisions of § 260-31G of this article.
Park operation and maintenance.
Occupancy. No space shall be rented in any mobile home park for placement of a travel or camping trailer or a recreation vehicle. No mobile home shall be admitted to any park unless it bears the seal required by the State of New York or an equivalent acceptable to the State of New York.
Responsibilities of park operator. The person to whom a mobile home park permit is issued shall be responsible for operation of the park in compliance with this article and shall provide adequate supervision to maintain the park, its common grounds, streets, facilities and equipment in good repair and in a clean and sanitary condition. The park operator shall maintain a register containing the following information for each mobile home in the park:
The name of the occupant.
The name and address of the owner if different from the occupant.
The date of arrival of the mobile home and occupant.
The date of departure of the mobile home and occupant.
The make of the mobile home and evidence that it bears a New York seal or equivalent the (serial number, etc.).
Such register shall be available to any authorized person inspecting the park.
Responsibility of park occupants. Each park occupant shall be responsible for the maintenance of the mobile home occupied and any appurtenances thereto and shall keep all yard space on the rented site in a neat and sanitary condition.
A list of owner and occupant responsibilities shall be posted in the park rental office.
Inspection and enforcement.
Inspection. It shall be the duty of the Code Enforcement Official to make the inspections required for a certificate of occupancy and for renewal of the mobile home park permit every two years. Such inspection shall be carried out at reasonable times, after prior notice to the park operator, and in emergencies, whenever necessary to protect the public health, safety or welfare.
Order. Upon determination by the Code Enforcement Official that there has been a violation of any provision of this article, he shall serve upon the holder of the mobile home park permit an initial order, in writing, directing that the conditions therein specified be corrected within a time period to be specified by the Code Enforcement Official but in no case more than 90 days after the date of delivery of such order. The order shall also contain an outline of remedial action that, if taken, will effect compliance. A copy of such order shall be transmitted to the Village Board.
Notice. If, after the expiration of such ninety-day or other relevant time period, such violations are not corrected, the Code Enforcement Official, if so authorized by the Village Board, shall serve notice in writing upon such mobile home park operator requiring the holder of the mobile home park permit to appear before the Village Board, at a time to be specified in such notice, to show cause why the mobile home park permit should not be revoked. Such hearing before the Village Board shall occur not less than 72 hours, or more than 10 days, after the date of service of said notice by the Code Enforcement Official.
Within 30 days after the hearing at which the testimony of the Code Enforcement Official and the holder of the mobile home park permit shall be heard, the Village Board shall make a determination sustaining, modifying, or withdrawing the order issued by the Code Enforcement Official. Failure to abide by any Village Board determination to sustain or modify the initial order and to take corrective action accordingly shall be cause for the revocation of the mobile home park permit affected by such order and determination and the closing of the mobile home park.
§ 260-32 Health Department approval.
Any provision of this article to the contrary notwithstanding, no building permit for a mobile home park or a single mobile home not in a mobile home park will be issued until NYSDOH and NYCDEP approvals have been obtained for the design of any private water system or sewage disposal system involved.