Site planning should adapt to individual site conditions and the type of market to be served, reflect advances in site planning techniques and be adaptable to the trends in design of the mobile home itself. An informal park-type of site planning which conforms to terrain, existing trees, shrubs and rock formations is preferred. Adoption of a stylized pattern should be avoided. (See § 64-29.)
Site planning and improvements should provide for:
A. 
Facilities and amenities appropriate to the needs of the occupants.
B. 
The safe, comfortable and sanitary use by the occupants under all weather conditions.
C. 
Practical and efficient operation and maintenance of all facilities at reasonable costs.
The minimum number of mobile home stands per mobile home court shall be 100. The objective of this requirement is to assure a court under full-time operation and supervision.
The site, including mobile home stands, patios, structures and all site improvements, should be harmoniously and efficiently organized in relation to topography, the shape of the plot and the shape, size and position of structures and common facilities and with full regard to use, appearance and livability. Special attention should be given to new mobile home designs and the common appurtenances that are available.
The mobile home unit should be fitted to the terrain with a minimum disturbance of the land. Existing trees, rock formations and other natural site features shall be preserved to the extent practical. Favorable views or outlooks should be emphasized by the plan.
Adequate protection should be provided against any undesirable off-site views or any adverse influence from adjoining streets and areas.
Court facilities should be arranged to create a homelike atmosphere. This objective is achieved by variations in the street pattern, block shapes and location of mobile home stands. Excessive repetition of the principal elements of the plan is not acceptable.
All site improvements should be appropriate to the type of development and durable under the use and maintenance contemplated.
A. 
Objectives. The objective of the stand requirement is to provide for:
(1) 
Practical placement on and removal from the lot of both the mobile home and its appurtenant structures.
(2) 
Retention of the home on the lot in a stable condition and in satisfactory relationship to its surroundings.
B. 
Size. Minimum dimensions shall be 25 feet by 60 feet.
C. 
The mobile home stand area shall be of such additional size as may be necessary to fully accommodate the location within such stand of the mobile home, patio, awnings, cabanas and porches, except tenant storage which may be located in the yard area.
D. 
Construction. Appropriate material, properly graded, shall be placed and compacted so as to be durable and adequate for the support of the maximum anticipated loads during all seasons.
E. 
Each mobile home stand shall be issued a street number approved by the Building Inspector of the Town of Schroeppel.
A. 
Objectives. The objectives of these yard requirements are:
(1) 
To obtain sufficient distances between the mobile home stand on its lot and obstructions on adjoining land to assure privacy, adequate natural light and air and convenient access to the unit.
(2) 
To provide for circulation around the unit for such uses of the yard spaces as are considered essential to the mobile home.
B. 
Determination of yards. Yard widths shall be measured from the required mobile home stand to the individual mobile home lot line. At every point it shall be at least equal to the required minimum. Patios, garages or structural additions shall be included in the mobile home stand area and shall not be located in yard areas.
(1) 
Minimum side yard width: 10 feet.
(2) 
Minimum front and rear yard depth: 15 feet.
C. 
Distance across streets. The minimum distance from the line or corner of any mobile home stand to any stand on the opposite side of a street shall be 50 feet.
D. 
Yards abutting common area. The distance from the line or corner of the mobile home stand to a street pavement, common parking area, common walk or other common area shall be a minimum of 15 feet.
E. 
Distance to court boundaries. The distance from the line or corner of any mobile home stand to a boundary line of the mobile home court shall be adequate to protect the residential use in the court and in any case shall be not less than the following:
(1) 
If the adjoining land use (existing or permitted) is a residential use or is a minor or collector street: 15 feet minimum.
(2) 
If the adjoining land use is an arterial street or a nonresidential use: 15 feet minimum. Special protection should be provided by walls, solid or louvered fencing, screened planting or open fencing with appropriate planting.
F. 
Lot area. The minimum lot area shall be 4,050 square feet.
G. 
Lot markers.
(1) 
The limits of each mobile home lot shall be clearly marked on the ground by permanent flush stakes, markers or other suitable means.
(2) 
The location of lot limits on the ground shall be approximately the same as shown on the accepted plans. The degree of accuracy obtainable by working with a scale on the plan and then a tape on the ground is acceptable.
A. 
Objective. The objective of these patio requirements is to provide an appropriate outdoor living space to supplement the limited interior space of a mobile home.
B. 
Size. A minimum of 350 square feet or an area 10 feet by 35 feet shall be provided.
C. 
Location.
(1) 
The patio location should be:
(a) 
Convenient to the entrance of the mobile home.
(b) 
Appropriately related to open areas of the lot and other facilities.
(c) 
Fitted to the terrain and natural features.
(2) 
The patio may be a continuation of the driveway apron.
D. 
Construction.
(1) 
The subgrade shall be well-drained, uniformly graded and compacted.
(2) 
A useful outdoor surface shall be provided, constructed or formed either monolithically or in movable units with weather-resistant materials placed sufficiently close together to create a paved area.
E. 
Driveway apron. A driveway apron of the minimum dimensions of 10 feet by 20 feet shall be provided for each mobile home stand. It should be constructed of concrete four inches thick or equal.
A. 
Objective. The objective of these requirements for tenant storage is to provide adequate storage facilities on or conveniently near each mobile home lot.
(1) 
For the active storage of outdoor equipment, furniture and tools.
(2) 
For the inactive storage of such other material as is used only seasonally or infrequently by the typical tenant and cannot be conveniently stored in the typical mobile home.
B. 
Size. A minimum of 90 cubic feet for general storage for each mobile home lot shall be provided, when required.
C. 
Design and location of storage facilities. Unless provided in current mobile home models, storage facilities should be provided on the lot or in compounds located within a reasonable distance, generally not more than 100 feet from each stand. Storage facilities should be designed in a manner that will enhance the appearance of the court and shall be constructed of suitable weather-resistant materials appropriate under the use and maintenance contemplated. Storage facilities should be of generally uniform design.
A. 
General. Streets should be provided on the site where necessary to furnish principal trafficways for convenient access to the mobile home stand and other important facilities on the property. Streets shall be privately owned.
B. 
Recognition of existing facilities. The street system shall be designed:
(1) 
To recognize existing easements, utility lines, etc., which are to be preserved.
(2) 
To permit connection to existing facilities where necessary for the proper functioning of the drainage and utility systems.
C. 
Block size and shape. The street system should be designed with blocks of proper size and shape to provide desirable mobile home lots and to reduce excessive length of street construction without impairing convenient circulation and access.
D. 
Circulation. The street system should provide convenient circulation by means of minor streets and properly located collector streets. Closed ends of dead-end streets shall be provided with adequate paved vehicular turning or backing space. A turning circle shall be at least 80 feet in diameter.
E. 
Pavement widths. Pavements shall be a minimum of 20 feet wide.
F. 
Alignment and gradient. Streets should be adapted to the topography and shall have suitable alignment and gradient for the safety of traffic, satisfactory surface and groundwater drainage and proper functioning of sanitary and storm sewer systems.
G. 
Intersections. Street intersections shall generally be at right angles. Offsets at intersections and intersections of more than two streets at one point shall be avoided.
H. 
Extent of improvements. The street improvements should extend continuously from the existing improved street system to provide suitable access to the mobile home stands and other important facilities on the property and to provide convenient circulation for vehicles.
I. 
Grading. Streets shall be graded for their full width to provide suitable finish grades for pavement and any sidewalks, with adequate surface drainage and convenient access to the mobile home stands and other important facilities on the property.
J. 
Drainage structures shall comply with § 64-42.
K. 
The subgrade shall be well-drained, uniformly graded and compacted.
L. 
Type of construction. Construction must meet the standards of the Town of Schroeppel.[1]
[Amended 1-10-1974]
[1]
Editor's Note: See Ch. 79, Streets and Sidewalks, Art. II.
M. 
Street signs. Street signs shall be furnished, erected and maintained by the mobile home court owner.
A. 
Extent. Driveways should be provided on the site where necessary for convenient access to service entrances of buildings, to delivery and collection points for refuse and other material and elsewhere as needed.
B. 
Recognition of existing facilities shall comply with § 64-35B.
C. 
Width.
(1) 
Driveways serving a single facility or single mobile home lot shall be a full-width driveway, a minimum of 10 feet.
(2) 
Any other driveway or street shall comply with § 64-35E.
D. 
Entrance. A flare of radii adequate for safe and convenient ingress and egress shall be provided.
A. 
Number. Car parking spaces should be provided in sufficient number to meet the needs of the occupants of the property and their guests without interference with normal movement of traffic. Such facilities shall be provided at the rate of at least one car space for each mobile home lot plus an additional car space for each four lots to provide for guest parking, for two-car tenants and for delivery and service vehicles.
B. 
Location. Required car parking spaces should be located for convenient access to the mobile home stands. Insofar as practicable, one car space shall be located on each lot and the remainder located in nearby parking bays.
C. 
Size of individual on-lot space (driveway apron).
(1) 
Width: 10 feet minimum. Construction shall comply with § 64-33E.
(2) 
Length: 20 feet minimum.
D. 
Parking prohibitions. No vehicle shall be parked at any place within the mobile home court except in designated parking areas or on driveway aprons. No boats, camping-hauling trailers or motor vehicles not designed for passengers or commercial purposes shall be parked or stored at any place within the mobile home court except in designated areas. No unlicensed motor vehicles or trailers or parts thereof or junks of any nature or description shall be parked or stored within the mobile home court.
A. 
Objective. Laundry facilities shall be provided either individually in each mobile home and its space, in a centralized common facility, in decentralized common facilities or in a combination of these to suit local preferences and the availability of washers and dryers supplied in current mobile home models.
B. 
Outdoor drying. No outdoor drying of clothing shall be permitted except in designated areas.
C. 
Location. Where centralized provision of washers or dryers is required, they shall be located convenient to the mobile home space.
A. 
Extent. The provision of recreation areas and facilities, such as playgrounds, swimming pools and community buildings, shall be encouraged to meet the anticipated needs of the clientele the court is designed to serve. The provision of separate adult and tot-lot recreation areas is encouraged.
B. 
Location. Recreation facilities shall be generally convenient to the project community center; an adjacent location is preferable for efficient construction, use and maintenance of all facilities.
C. 
Recreation area.
(1) 
Size. Four thousand square feet of recreation area shall be furnished for each mobile home lot included within the park. Such area requirements are in addition to lot size requirements.
[Amended 1-10-1974]
(2) 
Design. The design shall be appropriate for the intended use and location.
(3) 
Construction. The area shall have grading, drainage, edging, subgrade, pavement and enclosure appropriate to the area. Lawn shall also be acceptable in appropriate locations.
D. 
Equipment.
(1) 
Design. The design shall be appropriate for the intended use and location.
(2) 
Construction. Equipment shall be durable to withstand weather and use and be firmly fixed in place where possible.
The structure or structures containing the management office and other common facilities shall be conveniently located for the uses intended. The consolidation of laundry, recreation, management and other common facilities in a single building and location is acceptable if the single location will adequately serve all mobile home lots. Where feasible, such consolidation is preferable for efficient construction, use and maintenance of all facilities and of the court as a whole.
A. 
Grading design objectives shall be as follows:
(1) 
To preserve desirable site features where practicable.
(2) 
To provide diversion of water away from buildings, patios and mobile home stands.
(3) 
To prevent standing water and soil saturation detrimental to structures and to lot use.
(4) 
To provide disposal of water from each lot or other site, except as necessary for controlled irrigation.
(5) 
To provide appropriate finish grades for safe and convenient access to and use of lot areas, with ease of maintenance, and for safe access around structures for their maintenance.
B. 
Stormwater disposal.
(1) 
All areas shall be sloped to lower elevations off the site or to drainage structures on the site.
(2) 
Unpaved drainage swales formed by intersecting slopes shall be of adequate depth and width and have a longitudinal gradient not less than that required for other unpaved areas. The permanence of off-site drainageways shall be assured by public rights-of-way, by easements or by other means.
(3) 
Emergency surface overflow for drain inlets or catch basins, where installed, shall be provided. Surface drainage overflow shall be provided to prevent flooding against structures and wells in the event of failure of the underground drainage structures.
Provision shall be made for the collection and disposal of surface and subsurface water to protect the structures and mobile home stands and to provide safe and convenient use of streets, lot areas and other improvements. The design and capacity of drainage facilities shall meet the approval of the Town Engineer.
A. 
Objectives.
(1) 
Lawn and ground cover shall be provided where needed to prevent erosion of swales and slopes and on other areas to obtain usable yards.
(2) 
Lawn and ground cover shall be appropriate for the use and location.
(3) 
A thick permanent stand shall be established.
B. 
Extent. Lawn and ground cover shall be required on all areas except those covered by structures, paved or surfaced areas and planting beds and except in undisturbed areas, such as woods, ravines, etc., which are to be preserved in their natural state.
C. 
Maintenance.
(1) 
Lawns and ground cover shall be watered, replanted and mowed as necessary until a thick stand is established.
(2) 
Failure to properly maintain and mow all lawns within the mobile home court in a neat, clean-trimmed condition shall be deemed a violation of this chapter.
A. 
Objectives.
(1) 
Planting is required to the extent needed to provide for:
(a) 
Screening of objectionable views.
(b) 
Adequate shade.
(c) 
A suitable setting for the mobile homes and other facilities.
(2) 
Planting shall be hardy, appropriate for use and location and planted so as to thrive with normal maintenance.
B. 
Extent.
(1) 
Screen planting shall be adequate to screen objectionable views effectively within a reasonable time. Views to be screened include garbage and trash collection stations, nonresidential uses and rear yards of adjacent properties.
(2) 
Other planting shall be adequate in size, quantity and character to provide an attractive setting for the mobile homes and other improvements, to provide adequate privacy and pleasant outlooks for living units, to minimize reflected glare and to afford summer shade.
(3) 
Existing planting shall be acceptable as required planting to the extent that it is equivalent, suitable and preserved in good condition.
A. 
Water supply.
(1) 
The object is to furnish an adequate supply of safe water of satisfactory quality under adequate pressure to all mobile homes and utility buildings and, in addition, to furnish an adequate supply for fire protection.
(2) 
Connection shall be to water facilities of a Town water district or other governmental unit.
(3) 
The water supply system and service to the mobile home court and to the mobile home stand shall meet with the approval of the Building Inspector of the Town of Schroeppel and the Department of Health of the State of New York.
(4) 
Each mobile home stand shall be furnished with a separate waterline of design and capacity to provide a safe and sufficient supply of water to the mobile home, with adequate safeguards to prevent freezing.
(5) 
To the fullest extent practicable, water district mains shall be located along the rear lot lines of mobile home lots within the utility easement hereinafter mentioned (see § 64-50). Each mobile home lot shall be connected to such water district main.
(6) 
Fire protection. The water supply system serving the mobile home court area shall be subject to the rules and regulations of the local fire prevention authority or the system shall meet the standards for adequate fire protection established by the National Fire Protection Association, Standard NFPA No. 501A, whichever is the more stringent.
B. 
Sewage disposal.
(1) 
The object is to furnish each mobile home and utility building with an adequate and safe method of sewage disposal by a water-carriage sewerage system.
(2) 
The sewerage system and service to the mobile home court and to the mobile home stand shall meet with the approval of the Building Inspector of the Town of Schroeppel and the Department of Health of the State of New York.
(3) 
Each mobile home stand shall be furnished with a separate sewer line of a design and capacity to provide for safe and sufficient disposal of sewage from the mobile home, with adequate safeguards to prevent freezing.
(4) 
To the fullest extent practicable, sewer district mains shall be located along the rear lot lines of mobile home lots within the utility easement hereinafter mentioned (see § 64-50). Each mobile home lot shall be connected to a sewer main.
In general, the object is to dispose of garbage and trash in a safe manner without creating a nuisance or unsanitary condition.
A. 
Objectives. The object is to obtain a system of wiring and appurtenances properly installed to provide electric service adequate for efficient illumination and safe operation of appliances and equipment and which, in appearance, will be appropriate to the type of property under consideration.
B. 
Codes and local regulations. The complete electrical system shall be new and all parts thereof shall comply with:
(1) 
Local and state codes and ordinances.
(2) 
In the absence of local or state codes or where such codes are deemed inadequate, requirements of the New York State Board of Fire Underwriters.
C. 
Primary lines. Primary distribution lines and service equipment installed and maintained by the local utility shall be underground.
D. 
Feeders. Feeders (secondary distribution lines), in general, shall be installed underground.
E. 
Exterior lighting. Adequate lights shall be provided to illuminate streets, driveways and walkways for the safe movement of vehicles and pedestrians at night. Such system should consist of post lights. Illumination shall be provided from sundown to sunrise and shall be centrally controlled.
F. 
Underground conductors (direct burial cable). Underground conductors shall be:
(1) 
Continuous without splices or taps between junction boxes.
(2) 
Located not less than two feet below grade and protected from mechanical damage by a covering of one-by-three redwood or equivalent.
(3) 
Protected by rigid conduit at all points of entry or exit from the ground.
(4) 
Located in a separate trench not less than one foot from water, sewer, gas or other service piping.
When telephone service to mobile home stands is provided, the distribution systems shall be underground, but shall be in general conformance with the placement of the electrical distribution system as required in § 64-47D.
Fuel shall be stored in accepted storage tanks. No barrels or drums shall be permitted that were not designed for fuel storage. Firematic valves shall be installed in each storage facility.
Water, sewer, electric, gas, oil and telephone lines shall be located, to the fullest extent practicable, within an easement along the rear of lots, such easement to be of a total minimum width of 25 feet.
Individual radio and television antennas shall be permitted but shall be maintained in a manner consistent with the orderly appearance of the mobile home court.