A. 
The 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. 
All mobile home parks shall be located on a parcel of land having an area of not less than 10 acres. Existing mobile home parks which occupy an area of less than 10 acres may continue.
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.
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 and to prevent standing water from accumulating under each mobile home.
A. 
No part of any park shall be used for nonresidential purposes, except as permitted by this chapter or by Chapter 290, Zoning.
B. 
Nothing contained in this Article shall be deemed as prohibiting the sale of a mobile home located on a mobile home stand and connected to the pertinent utilities.
A. 
No lot in any mobile home park shall be less than 50 feet wide and less than 100 feet deep, exclusive of easements and rights-of-way. No structure or mobile home or any part thereof shall be located on any lot closer to any front lot line than 30 feet to any side lot line than 10 feet nor to any rear lot line than 10 feet. Lots within existing, approved mobile home parks which do not meet the requirements of this section may continue.
B. 
Tapered lots occurring along curvilinear roads and culs-de-sac shall have a median lot width of 60 feet. The "median lot width" is defined as the average of the front and back lot lines. In no case, however, shall the front lot width on such a tapered lot be less than 35 feet. The minimum requirements for the total area and yard dimensions as hereinabove stated shall apply to such tapered lots.
C. 
An accessory structure which covers an area exceeding 25 square feet and is attached to a mobile home or is located within 10 feet of a window in such mobile home and has an opaque top or roof that is higher than the nearest window shall be considered a part of said mobile home for the purpose of determining its distance from lot lines.
A. 
In all parks accommodating or designed to accommodate mobile homes, there shall be one recreation area for every 150 lots. The recreation area(s) shall be easily accessible to all park residents.
B. 
The size of such recreation areas shall be a minimum of 5,000 square feet.
C. 
Recreation areas shall be so located as to be free of traffic hazards and should, where the topography permits, be centrally located.
D. 
Playground equipment shall be installed in each required recreation area.
[1]
Editor's Note: See also Ch. 59, Parks and Recreation.
A. 
All mobile homes shall be located at least 100 feet from any park property boundary line abutting upon a public street or highway, unless otherwise approved by the Village of Albion Planning Board, and at least 10 feet from other park property boundary lines.
B. 
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.
C. 
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.
D. 
Existing, approved mobile homes shall be exempt from § 179-20A through C.
A. 
General requirements. All mobile home parks shall be provided with safe and convenient vehicular access from abutting public streets or roads to each mobile home lot. Alignment and gradient shall be properly adopted to topography.
B. 
Access. Access to mobile home parks shall be designed to minimize congestion and hazards at the entrances or exits and allow free movement of traffic on adjacent streets. The entrance road connecting the park streets with a public street or road 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 that parking is prohibited on both sides.
C. 
Internal streets. Surfaced roadways shall be of adequate width to accommodate anticipated traffic and in any case shall meet the following minimum requirements:
(1) 
All streets, except minor streets, shall have a width of 20 feet.
(2) 
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.
D. 
Street construction and design standards.
(1) 
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 raveling of the wearing surfaces and shifting of the pavement base. Street surfaces shall be maintained free of cracks, holes and other hazards.
(2) 
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 that traffic safety is assured by appropriate paving, adequate leveling areas and avoidance of lateral curves.
(3) 
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.
[1]
Editor's Note: See also Ch. 196, Streets and Sidewalks.
A. 
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 one and one-fourths (11/4) car spaces for each mobile home lot.
B. 
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 that it is intended to serve.
C. 
Overnight parking on park streets is prohibited.
A. 
No mobile home or accessory building shall be installed within any mobile home park within the Village of Albion without having applied for and been issued an installation permit from the Bureau of Code Enforcement and Fire Prevention. All applications shall be accompanied by the fee as set forth from time to time by resolution of the Village of Albion Board of Trustees. The building permit application must be signed by park management. No mobile home shall be removed from a site until a demolition permit has been issued by the Code Enforcement Officer.
B. 
No mobile home shall be occupied until such time as a certificate of occupancy is issued by the Village of Albion Bureau of Code Enforcement and Fire Prevention for each mobile home; provided, however, that no certificate of occupancy shall be denied by the Bureau of Code Enforcement and Fire Prevention if all applicable federal, state and local laws, rules, regulations and codes are complied with, provided that it shall not be necessary for skirting to be installed prior to the issuance of the certificate of occupancy. Skirting approved for use on mobile homes shall be installed within three months of issuing the certificate of occupancy.
The area of the mobile home stand shall be improved to provide an adequate foundation for the placement and tie-down of the mobile home, thereby securing the superstructure against uplift sliding, rotation and overturning.
A. 
The mobile home stand shall not heave, shift or settle unevenly under the weight of the mobile home or due to frost action, inadequate drainage, vibration or other forces acting on the superstructure. The mobile home stand shall be either drilled piers or trench footers in accordance with the specifications hereinafter set forth:
(1) 
Such drilled piers shall be:
(a) 
Constructed of cast in place concrete having a minimum load-carrying capacity of 3,000 pounds per square inch;
(b) 
A diameter of not less than 18 inches;
(c) 
A depth of not less than 42 inches; and
(d) 
Spaced at intervals of not more than eight feet to 10 feet and centered to the mobile home frame rails.
(2) 
Such trench footers shall be:
(a) 
Constructed of cast in place concrete have a load-carrying capacity of not less than 3,000 pounds per square inch;
(b) 
A width of not less than 18 inches;
(c) 
A depth of not less than 42 inches;
(d) 
Spaced at intervals of not more than eight feet to 10 feet; and
(e) 
Of sufficient length to accommodate the width of the mobile home frame rails.
B. 
The mobile home stand shall be provided with anchors and tie-downs such as cast-in-place concrete "dead men," eyelets imbedded in concrete foundations. All anchors shall meet the requirements of state and local codes.
C. 
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.
A. 
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.
B. 
Distribution system.
(1) 
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) 
All water piping, fixtures and other equipment shall be constructed and maintained in accordance with state and local regulations.
(3) 
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) 
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.
(5) 
The water meter shall be installed within the mobile home. A shutoff shall be installed ahead of the meter.
C. 
Water risers.
(1) 
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) 
Water riser pipes shall extend at least four inches above ground elevation. The pipe shall be at least three-fourths (3/4) inch. The water outlet shall be capped when a mobile home does not occupy the lot.
(3) 
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 the ground during freezing weather. Surface drainage shall be diverted from the location of the riser pipe.
(4) 
A shutoff valve below the frost line shall be provided near the water riser pipe on each mobile home lot.
(5) 
Underground stop and waste valves shall not be installed on any water service.
[1]
Editor's Note: See also Ch. 116, Water.
A. 
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. 
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 distance as specified by generally accepted standards. 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, Village of Albion Streets Department and Bureau of Code Enforcement and Fire Prevention, shall be adequately vented and shall have watertight joints.
C. 
Sewer connections.
(1) 
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) 
The sewer connection (see the definition of "sewer connection" in § 179-4B) shall have a normal inside diameter of at least three inches, and the slope of any portion thereof shall be at least one-fourth (1/4) inch per foot. All joints shall be watertight.
(3) 
All materials used for sewer connections shall be rigid, corrosive-resistant, nonabsorbent and durable. The inner surface shall be smooth.
(4) 
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.
(5) 
Sewer lines shall be suspended using perforated metal strap attached to the mobile home.
[1]
Editor's Note: See also Ch. 112, Sewers.
A. 
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 codes and regulations governing such systems.
B. 
Power distribution lines. Main power lines shall be located underground. All direct-burial conductors or cable shall be buried below the ground surface as required by the National Electrical Code and shall be insulated and specially designed for the purpose. Such conductors shall be located not less than one foot of radial distance from water-, sewer, gas or communication lines.
C. 
Electrical connections. All electrical connections shall be made and/or installed in accordance with applicable state and local codes.
[1]
Editor's Note: See also Ch. 149, Electrical Standards.
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 left unattended. No fuel shall be used and no material burned which emits dense smoke or objectionable odors. No refuse shall be burned at any time.
A. 
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 to the requirements of the New York State Department of Health and the Orleans County Department of Health.
B. 
Parks shall be maintained free of accumulations of debris which may provide rodent harborage or breeding places for flies, mosquitoes and other pests.
C. 
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. 
Where the potential for insect and rodent infestation exists, all exterior openings in or beneath any structure shall be appropriately screened with wire mesh or other suitable materials.
E. 
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. 
Natural gas system.
(1) 
Natural gas piping systems shall be installed and maintained in accordance with applicable codes and regulations governing such systems.
(2) 
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. 
Liquefied petroleum gas systems.
(1) 
Systems shall be provided with safety devices to relieve excessive pressures and shall be arranged so that the discharge terminates at a safe location. Systems shall be installed according to applicable state and local codes.
(2) 
All liquefied petroleum gas piping outside of the mobile home 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.
(3) 
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.
(4) 
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 installation is approved by the health authority.
C. 
Fuel oil supply systems.
(1) 
All fuel oil supply systems shall be installed and maintained in accordance with applicable codes and regulations governing such systems.
(2) 
All piping from outside fuel storage tanks or cylinders to mobile homes shall be permanently installed and securely fastened in place.
(3) 
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) 
Storage tanks located in areas subject to traffic shall be protected against physical damage.
A. 
The mobile home area shall be subject to fire prevention laws which may be adopted by the village.[1]
[1]
Editor's Note: See also Ch. 161, Fire Prevention and Building Construction.
B. 
Mobile home parks shall be kept free of litter, rubbish and other flammable materials.
C. 
Portable fire extinguishers of a type approved by the Fire Marshal shall be kept in service buildings and at all other locations designated by such Fire Marshal and shall be maintained in good operating conditions.
D. 
Fires shall be made only in stoves, incinerators and other equipment intended for such purposes.
E. 
Fire hydrants.
(1) 
Fire hydrants shall be installed in accordance with the following requirements:
(a) 
The water supply system shall permit the operation of a minimum of two one-and-one-half-inch hose streams.
(b) 
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) 
Fire hydrants, if provided, shall be located within 600 feet, measured along or through roads or other open public areas of any mobile home, service building or other structure of the park.
F. 
The park shall undergo a fire safety inspection at the time the permit to operate is issued. The inspection shall be carried out by the Fire Marshal.