A.Â
General. Condition of soil, groundwater level, drainage
and topography shall not create hazards to the property or the health
or safety of the occupants. The site shall not be exposed to objectionable
smoke, noise, odors or other adverse influences, and no portion subject
to unpredictable and/or sudden flooding, subsidence or erosion shall
be used for any purpose which would expose persons or property to
hazards.
B.Â
Soil and ground cover. Exposed ground surfaces in
all parts of every mobile home park shall be paved or covered with
stone screenings or other solid material, or protected with a vegetative
growth that is capable of preventing soil erosion and of eliminating
objectionable dust.
C.Â
Site drainage requirements. The ground surface in
all parts of every mobile home park shall be graded and equipped to
drain all surface water in a safe, efficient manner.
D.Â
Nonresidential uses.
E.Â
Minimum site size and lot size.
F.Â
Separation between mobile homes.
(1)Â
Mobile homes shall be separated from each other and
from other buildings and structures by at least 30 feet; provided
that mobile homes placed end-to-end may have a clearance of 20 feet
where opposing rear walls are staggered.
(2)Â
An accessory structure which has a horizontal area
exceeding 25 square feet, is attached to a mobile home or located
within 10 feet of its window, and has a top or roof that is higher
than the nearest window shall, for purposes of all separation requirements,
be considered to be part of the mobile home.
G.Â
Recreation areas.
(1)Â
In all parks there shall be one or more recreation
areas which shall be easily accessible to all park residents.
(2)Â
The size of such recreation areas shall be based upon
a minimum of 200 square feet for each lot. No outdoor recreation area
shall contain less than 5,000 square feet.
(3)Â
Recreation areas shall be so located as to be free
of traffic hazards and should, where the topography permits, be centrally
located.
(4)Â
Playground equipment shall be installed in each required
recreation area.
H.Â
Setbacks, buffer strips and screening.
(1)Â
All mobile homes shall be located at least 75 feet
from any park property boundary line abutting upon a public street
or highway and at least 50 feet from other park property boundary
lines.
(2)Â
There shall be a minimum distance of 15 feet between
an individual mobile home and adjoining pavement of a park walk, street
or common parking area or other common areas.
(3)Â
All mobile home parks shall be provided with screening
such as attractive and well-maintained fences or natural growth along
the property boundary line separating the park and adjacent uses.
I.Â
Street systems.
(1)Â
General requirements. All mobile home parks shall
be provided with safe and convenient vehicular access to abutting
public streets or roads to each mobile home lot. Alignment and gradient
shall be properly adapted to topography.
(2)Â
Access. Access to mobile home parks shall be designed
to minimize congestion and hazards at the entrance or exit and allow
free movement of traffic on adjacent streets. The entrance road connecting
the park streets with a public road or street shall have a minimum
road pavement width of 34 feet where parking is permitted on both
sides, or a minimum road pavement width of 27 feet where parking is
limited to one side. Where the primary entrance road is more than
100 feet long and does not provide access to abutting mobile home
lots within such distance, the minimum road pavement width may be
24 feet, provided parking is prohibited at both sides.
(3)Â
Internal streets. Surfaced roadways shall be of adequate
width to accommodate anticipated traffic, and in any case shall meet
the following minimum requirements:
(a)Â
All streets, except minor streets, 24 feet.
(b)Â
Minor streets, no parking, 18 feet. (Acceptable
only if less than 500 feet long and serving less than 25 mobile homes,
or of any length if one-way and providing access to abutting mobile
home lots on one side only.)
(c)Â
Dead-end streets shall be limited in length
to 1,000 feet and shall be provided at the closed end with a turnaround
having an outside roadway diameter of at least 60 feet.
(4)Â
Required illumination of park street systems. All
parks shall be furnished with lighting units so spaced and equipped
with luminaries placed at such mounting heights as will provide safe
movement of pedestrians and vehicles at night.
(5)Â
Street construction and design standards.
(a)Â
Pavement. All streets shall be provided with
a smooth, hard and dense surface which shall be durable and well drained
under normal use and weather conditions. Pavement edges shall be protected
to prevent traveling of the wearing surface and shifting of the pavement
base. Street surfaces shall be maintained free of cracks, holes and
other hazards.
(b)Â
Grades. Grades of all streets shall be sufficient
to ensure adequate surface drainage, but shall be not more than 8%.
Short runs with a maximum grade of 10% may be permitted, provided
traffic safety is assured by appropriate paving, adequate leveling
areas and avoidance of lateral curves.
(c)Â
Intersections. Within 100 feet of an intersection,
streets shall be at approximately right angles. A distance of at least
150 feet shall be maintained between center lines of offset intersecting
streets. Intersections of more than two streets at one point shall
be avoided.
J.Â
Off-street parking.
(1)Â
Off-street parking areas shall be provided in all
mobile home parks for the use of park occupants and guests. Such areas
shall be furnished at the rate of at least 1.25 spaces for each mobile
home lot.
(2)Â
Required car parking spaces shall be so located as
to provide convenient access to the mobile home, but shall not exceed
a distance of 200 feet from the mobile home it is intended to serve.
K.Â
Walks.
(1)Â
General requirements. All parks shall be provided
with safe, convenient, all-season, dust-free, pedestrian access of
adequate width for intended use, durable and convenient to maintain
between individual mobile homes, the park streets and all community
facilities provided for park residents. Sudden changes in alignment
and gradient shall be avoided.
(2)Â
Common walk system. A common walk system separated
from the road system by a minimum of two feet shall be provided and
maintained between locations where pedestrian traffic is concentrated.
Such common walks shall have a minimum width of 3 1/2 feet.
(3)Â
Individual walks. All mobile home stands shall be
connected to common walks, to paved streets or to paved driveways
or parking spaces connecting to a paved street. Such individual walks
shall have a minimum width of two feet.
L.Â
Landscaping. Trees and shrubs shall be provided along
all walks and streets, around the recreation areas and along the outer
property line at the mobile home park. Trees shall be planted at an
interval of not less than 50 feet where feasible.
M.Â
Mobile home stands. The area of the mobile home stand
shall be improved to provide an adequate foundation as set forth in
the Building Code of the Town of Williamson for the placement and
tie-down of the mobile home, thereby securing the superstructure against
uplift, sliding, rotation and overturning. (See Appendix hereto.[1])
(1)Â
The mobile home stand shall not heave, shift or settle
unevenly under the weight of mobile home due to frost action, inadequate
drainage, vibration or other forces acting on the superstructure.
(2)Â
The mobile home stand shall be provided with anchors
and tie-downs such as cast-in-place concrete dead-men eyelets embedded
in concrete foundations or runways, screw augers, arrowhead anchors
or other devices securing the stability of the mobile home.
(3)Â
Anchors and tie-downs shall be placed at least at
each corner of the mobile home stand, and each shall be able to sustain
a minimum tensile strength of 2,800 pounds.
[1]
Editor's Note: The Appendix is included at the end of this chapter.
N.Â
Waiver of requirements.
(1)Â
Upon a finding of the Town Board that, due to special
conditions particular to the site, taking into consideration all factors
relevant thereto, any requirement of this section is inappropriate
or unnecessary or that strict compliance may cause extraordinary or
unnecessary hardship, the Town Board may vary or waive such requirement
whenever, in the opinion of the Board, such waiver shall not:
(a)Â
Be detrimental to the public health, safety,
welfare, comfort, or convenience of the neighborhood and/or the town;
(b)Â
Have a potential impact on the character of
the neighborhood, its orderly development, the orderly and/or reasonable
use of adjacent properties, the general harmony of the neighborhood
in relation to its orderly development and/or in relation to the reasonable
use of the adjacent properties; and
(c)Â
Have the effect of nullifying the intent of
this section.
(2)Â
A request for such a waiver shall be made in writing
to the Town Board, which shall refer the request to the Planning Board
for recommendation and hold a public hearing before the Town Board
on such request.
[Added 9-24-1996 by L.L. No. 4-1996]
A.Â
General. An accessible, adequate, safe and potable
supply of water shall be provided in each mobile home park. Where
a public supply of water of satisfactory quantity, quality and pressure
is available, connection shall be made thereto and its supply used
exclusively. When a satisfactory public water supply is not available,
a private water supply system may be developed and used as approved
by the New York State Department of Health.
B.Â
Source of supply.
(1)Â
The water supply shall be capable of supplying a minimum
of 150 gallons per day per mobile home.
(2)Â
Every well or suction line of the water supply system
shall be located and constructed in such a manner that neither underground
nor surface contamination will reach the water supply from any source.
The following minimum distances between wells and various sources
of contamination shall be required:
Contamination Sources
|
Well or Suction Line (distance in feet)
|
Building sewer
|
50
|
Septic tank
|
50
|
Disposal field
|
100
|
Seepage pit
|
100
|
Dry well
|
50
|
Cesspool
|
150
|
(3)Â
No well casings, pumping machinery or suction pipes
shall be placed in any pit, room or space extending below ground level
nor in any room or space above-ground which is walled in or otherwise
enclosed, unless such rooms, whether above or below ground, have free
drainage by gravity to the surface of the ground.
(4)Â
The treatment of a private water supply shall be in
accordance with applicable New York State laws and regulations.
C.Â
Storage facilities. All water storage reservoirs shall
be covered, watertight and constructed of impervious material. Overflows
and vents of such reservoirs shall be effectively screened. Manholes
shall be constructed with overlapping covers so as to prevent the
entrance of contaminated material. Reservoir overflow pipes shall
discharge through an acceptable air gap.
D.Â
Distribution system.
(1)Â
The water supply system of the mobile home park shall
be connected by pipes to all mobile homes, buildings and other facilities
requiring water.
(2)Â
All water piping, fixtures and other equipment shall
be constructed and maintained in accordance with state and local regulations
and requirements and shall be of a type and in locations approved
by the health authority.
(3)Â
The water piping system shall not be connected with
nonpotable or questionable water supplies and shall be protected against
the hazards of backflow or back siphonage.
(4)Â
The system shall be so designed and maintained as
to provide a pressure of not less than 20 pounds per square inch under
normal operating conditions at service buildings and other locations
requiring potable water supply.
E.Â
Water risers.
(1)Â
Individual water riser pipes shall be located within
the confined area of the mobile home stand at a point where the water
connection will approximate a vertical position.
(2)Â
Water riser pipes shall extend at least four inches
above ground elevation. The pipe shall be at least 3/4 inch. The water
outlet shall be capped when a mobile home does not occupy the lot.
(3)Â
Adequate provisions shall be made to prevent freezing
of service lines, valves and riser pipes and to protect risers from
heaving and thawing actions of ground during freezing weather. Surface
drainage shall be diverted from the location of the riser pipe.
(4)Â
A shutoff valve below the frost line shall be provided
near the water riser pipe on each mobile home lot.
(5)Â
Underground stop and waste valves shall not be installed
on any water service.
A.Â
General. An adequate and safe sewerage system shall
be provided in all mobile home parks for conveying and disposing of
all sewage. Such system shall be designed, constructed and maintained
in accordance with state and local laws.
B.Â
Sewer lines. All sewer lines shall be located in trenches
of sufficient depth to be free of breakage from traffic or other movements
and shall be separated from the park water supply system at a safe
distance. Sewers shall be at a grade which will ensure a velocity
of two feet per second when flowing full. All sewer lines shall be
constructed of materials approved by the New York State Health Department,
shall be adequately vented and shall have watertight joints.
C.Â
Sewer connections.
(1)Â
Each mobile home stand shall be provided with at least
a four-inch-diameter sewer riser pipe. The sewer riser pipe shall
be so located on each stand that the sewer connection to the mobile
home drain outlet will approximate a vertical position.
(2)Â
The sewer connection (see definition, § 113-5) shall have a normal inside diameter of at least three inches, and the slope of any portion thereof shall be at least 1/4 inch per foot. The sewer connection shall consist of one pipeline only without any branch fittings. All joints shall be watertight.
(3)Â
All materials used for sewer connections shall be
semirigid, corrosive resistant, nonabsorbent and durable. The inner
surface shall be smooth.
(4)Â
Provision shall be made for plugging the sewer riser
pipe when a mobile home does not occupy the lot. Surface drainage
shall be diverted away from the riser. The rim of the riser pipe shall
extend at least four inches above ground elevation.
D.Â
Treatment and discharge. Where the sewer lines of
the mobile home park are not connected to a public sewer, all proposed
sewage disposal facilities shall conform to the regulations of the
State Health Department prior to construction. Effluents from sewer
treatment facilities discharged into any waters of the state shall
conform to the regulations of the State Health Department.
A.Â
General. Every park shall contain an electrical wiring
system consisting of wiring, fixtures, equipment and appurtenances
which shall be installed and maintained in accordance with applicable
codes and regulations governing such systems.
B.Â
Electrical and telephone utilities.
(1)Â
The mobile home park operator shall arrange with the
serving utility for underground installation of the utilities, distribution
supply lines and service connections.
(2)Â
All direct burial conductor or cable shall be buried
in accordance with the practice and provisions of the serving utilities.
C.Â
Electrical connections.
(1)Â
Each mobile home lot shall be provided with an approved
disconnecting device and over-current protective equipment. The minimum
service per outlet shall be 120 / 240 volts AC, 100 amperes.
(2)Â
Where the calculated load of the mobile home is more
than 100 amperes, either a second outlet receptacle shall be installed
or electrical service shall be provided by means of permanently installed
conductors.
D.Â
Grounding. All exposed, non-current-carrying metal
parts of mobile homes and all other equipment shall be grounded by
means of an approved grounding conductor with branch circuit conductors
or other approved method of grounded metallic wiring. The neutral
conductor shall not be used as an equipment ground for mobile homes
or other equipment.
B.Â
Community sanitary facilities. Each park shall be
provided with the following emergency sanitary facilities: for every
50 mobile home lots, there shall be one flush toilet, one lavatory
and one shower for each sex. The building containing such emergency
sanitary facilities shall be accessible to all mobile homes.
C.Â
Structural requirements.
(1)Â
All portions of the structure shall be properly protected
from damage by ordinary uses and by decay, corrosion, termites and
other destructive elements. Exterior portions shall be of such materials
and be so constructed and protected as to prevent entrance or penetration
of moisture and weather.
(2)Â
All rooms containing sanitary or laundry facilities
shall:
(a)Â
Have sound-resistant walls extending to the
ceiling between male and female sanitary facilities. Walls and partitions
around showers, bathtubs, lavatories and other plumbing fixtures shall
be constructed of dense, nonabsorbent, waterproof material or covered
with moisture-resistant material.
(b)Â
Have at least one window or skylight facing
directly to the outdoors. The minimum aggregate gross area of windows
for each required room shall be not less than 10% of the floor area
served by them.
(c)Â
Have at least one window which can be easily
opened, or a mechanical device which will adequately ventilate the
room.
(3)Â
Toilets shall be located in separate compartments
equipped with self-closing doors. Shower stalls shall be of the individual
type. The rooms shall be screened to prevent direct view of the interior
when the exterior doors are open. Toilet areas shall be lighted.
(4)Â
Hot and cold water shall be furnished to every lavatory,
sink, bathtub, shower and laundry fixture; and cold water shall be
furnished to every water closet and urinal.
D.Â
Fireplaces, etc. Cooking shelters, barbecue pits,
fireplaces and wood-burning stoves shall be so located, constructed,
maintained and used as to avoid fire hazards and smoke nuisance both
on the property on which used and on neighboring property. No open
fire shall be permitted except in facilities provided. No open fire
shall be left unattended. No fuel shall be used and no material burned
which emit dense smoke or objectionable odors. No refuse shall be
burned at any time.
A.Â
The storage, collection and disposal of refuse in
the mobile home park shall be so conducted as to create no health
hazards, rodent harborages, insect breeding areas, accident or fire
hazards or air pollution.
B.Â
All refuse shall be stored in flytight, watertight,
rodent-proof containers, which shall be located not more than 150
feet from any mobile home lot. Containers shall be provided in sufficient
number and capacity to properly store all refuse.
C.Â
Refuse collection stands shall be provided for all
refuse containers. Such container stands shall be so designed as to
prevent containers from being tipped, to minimize spillage and container
deterioration and to facilitate cleaning around them.
D.Â
All refuse containing garbage shall be collected at
least twice weekly. Where suitable collection service is not available
from municipal or private agencies, the mobile home park operator
shall provide this service. All refuse shall be collected and transported
in covered vehicles or covered containers.
E.Â
Where municipal or private disposal service is not
available, the mobile home park operator shall dispose of the refuse
by transporting to the town disposal site.
F.Â
Refuse incinerators shall be operated only when attended
by some person specifically authorized by the owner or operator of
the mobile home park.
A.Â
Grounds, buildings and structures shall be maintained
free of insect and rodent harborage and infestation. Extermination
methods and other measures to control insects and rodents shall conform
with the requirements of the health authority.
B.Â
Park, shall be maintained free of accumulations of
debris which may provide rodent harborage or breeding places for flies,
mosquitoes and other pests.
C.Â
Storage areas shall be so maintained as to prevent
rodent harborage: lumber, pipe and other building materials shall
be stored at least one foot above the ground.
D.Â
All exterior openings in or beneath any structure
shall be appropriately screened with wire mesh or other suitable materials.
E.Â
The growth of brush, weeds and grass shall be controlled
to prevent harborage of ticks, chiggers and other noxious insects.
Parks shall be so maintained as to prevent the growth of ragweed,
poison ivy, poison oak, poison sumac and other noxious weeds considered
detrimental to health. Open areas shall be maintained free of heavy
undergrowth of any description.
A.Â
Natural gas system.
(1)Â
Natural gas piping systems shall be installed and
maintained in accordance with applicable codes and regulations governing
such systems.
(2)Â
Each mobile home lot provided with piped gas shall
have an approved manual shutoff valve installed upstream of the gas
outlet. The outlet shall be equipped with an approved cap to prevent
accidental discharge of gas when the outlet is not in use.
B.Â
Liquefied petroleum gas systems.
(1)Â
Liquefied petroleum gas systems shall be installed
and maintained in accordance with applicable codes and regulations
governing such systems.
(2)Â
Systems shall be provided with safety devices to relieve
excessive pressures and shall be arranged so that the discharge terminates
at a safe location.
(3)Â
Systems shall have at least one accessible means for
shutting off gas. Such means shall be located outside the mobile home
and shall be maintained in effective operating condition.
(4)Â
All liquefied petroleum gas piping outside of the
mobile homes shall be well supported and protected against mechanical
injury. Undiluted liquefied petroleum gas in liquid form shall not
be conveyed through piping equipment and systems in mobile homes.
(5)Â
Liquefied petroleum gas containers installed on a
mobile home lot shall be securely but not permanently fastened to
prevent accidental overturning. Such containers shall not be less
than 12 nor more than 60 United States gallons' gross capacity.
(6)Â
No liquefied petroleum gas vessel shall be stored
or located inside or beneath any storage cabinet, carport, mobile
home or any other structure, unless such installations are approved
by the health authority.
C.Â
Fuel oil supply systems.
(1)Â
All fuel oil supply systems shall be installed and
maintained in accordance with applicable codes and regulations governing
such systems.
(2)Â
All piping from outside fuel storage tanks or cylinders
to mobile homes shall be permanently installed and securely fastened
in place.
(3)Â
All fuel oil storage tanks or cylinders shall be securely
fastened in place and shall not be located inside or beneath any mobile
home or less than five feet from any mobile home exit.
(4)Â
Storage tanks located in areas subject to traffic
shall be protected against physical damage.
B.Â
Mobile home parks shall be kept free of litter, rubbish
and other flammable materials.
C.Â
Portable fire extinguishers of a type approved by
the fire prevention authority shall be kept in service buildings and
at all other locations designated by such fire prevention authority
and shall be maintained in good operating condition.
D.Â
Fires shall be made only in stoves, incinerators and
other equipment intended for such purposes.
E.Â
Fire hydrants.
(1)Â
Fire hydrants shall be installed if the park water
supply system is capable of serving them in accordance with the following
requirements:
(a)Â
The water supply system shall permit the operation
of a minimum of two one-and-one-half hose streams.
(b)Â
Each of two nozzles, held four feet above the
ground, shall deliver at least 75 gallons of water per minute at a
flowing pressure of at least 30 pounds per square inch at the highest
elevation point of the park.
(2)Â
Fire hydrants, if provided, shall be located within
500 feet of any mobile home, service building or other structure of
the park.