Town of Elma, NY
Erie County
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Table of Contents
Table of Contents
[HISTORY: Adopted by the Town Board of the Town of Elma as indicated in article histories. Amendments noted where applicable.]
GENERAL REFERENCES
Building construction — See Ch. 52.
Electrical standards — See Ch. 71.
Fire prevention — See Ch. 79.
Flood damage prevention — See Ch. 82.
Sewers — See Ch. 115.
Subdivision of land — See Ch. 123.
Water — See Ch. 140.
Zoning — See Ch. 144.
[Adopted 5-18-1977 by Ord. No. 19]

§ 97-1 Purpose.

This article is adopted in order to promote the health, safety and general welfare of the inhabitants of the Town of Elma by regulating the occupancy and maintenance of mobile homes and mobile home parks by establishing minimum standards for such parks.

§ 97-2 Design and construction standards.

A. 
All improvements for mobile home parks shall be designed and constructed consistent with existing Elma Subdivision Regulations[1] and the regulations adopted pursuant to § 97-3A.[2] Such parks may be located in any residential zone in the Town of Elma, provided that such park complies with the Zoning Ordinance of the Town of Elma[3] with respect to lot size and square foot minimum dwelling size as required in the residential zone in which said park is proposed to be located.
[Amended 6-3-1981]
[1]
Editor's Note: See Ch. 123, Subdivision of Land.
[2]
Editor's Note: See Article II of this chapter.
[3]
Editor's Note: See Ch. 144, Zoning.
B. 
Streets, sewer, water, drainage and any other utilities shall be built in accordance with Town standards and shall be of permanent design and construction.
C. 
The Planning Board and Town Board, in reviewing mobile home park plans for approval, shall be seeking design and layout consistent with conventional single-family dwellings.
D. 
A mobile home, if it is to be occupied, may be located only in a mobile home park.

§ 97-3 Adoption of standards.

A. 
The Town Board shall, by resolution, establish and from time to time amend or revise regulations establishing procedures for the approval of mobile home parks and standards for such parks and for mobile homes to be installed in said parks.
B. 
Fees to accompany said application for approval shall likewise be established by the Town Board by resolution.
[Adopted 7-20-1977]

§ 97-4 Applicability.

These standards apply to the establishment, maintenance and operation of any mobile home park in the Town of Elma. Any revisions of these standards shall apply to mobile home parks licensed after the date of adoption of said revisions and to any mobile home park hereafter licensed hereunder.

§ 97-5 Provisions to be supplemental.

These standards supplement the Mobile Home Parks Ordinance, and Article I shall be considered to be part of these standards.

§ 97-6 Revision of standards.

These standards may be revised or amended by resolution of the Town Board at any regular meeting.

§ 97-7 Copies of standards on file.

The Town Clerk and the Building Inspector are directed to maintain one copy of these standards and all revisions in their respective offices, where they may be inspected by any interested person.

§ 97-8 General site improvement requirements.

A. 
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. 
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. 
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. 
Nonresidential uses.
(1) 
No part of any park shall be used for nonresidential purposes, except as permitted by these regulations or by the Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 144, Zoning.
(2) 
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.

§ 97-9 Recreation areas.

A. 
In all parks there shall be one or more recreation areas which shall be easily accessible to all park residents.
B. 
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.
C. 
Recreation areas shall be so located as to be free of traffic hazards and should, where the topography permits, be centrally located.

§ 97-10 Setbacks, buffer strips and screening.

A. 
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.
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.

§ 97-11 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.

§ 97-12 Mobile home stands.

A. 
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 Elma for the placement and tie-down of the mobile home, thereby securing the superstructure against uplift, sliding, rotation and overturning.[1]
[1]
Editor's Note: See Ch. 52, Building Construction, and Ch. 82, Flood Damage Prevention.
B. 
The mobile home stand shall have heave, shift or settle unevenly under the weight of the mobile home due to frost action, inadequate drainage, vibration or other forces acting on the superstructure.
C. 
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.
D. 
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.

§ 97-13 Water supply.

A. 
General. No mobile home park permit shall be issued unless and until the water system therein is in accord with all the requirements of the Town of Elma Water Ordinance.[1]
[1]
Editor's Note: See Ch. 140, Water.
B. 
Distribution and supply. All water installations shall be according to the requirements of the Elma Water Department as to materials and method of construction and installation. Complete plans for water distribution shall be submitted to the Water Superintendent for approval before any work is started. All fees and meter deposits shall be paid before any work is started. All work shall be inspected and tested by and with the Water Department and final approval secured from the Water Superintendent before water service is provided.
C. 
Water services. All water services shall be subject to the provisions of the Town of Elma Water Ordinance.[2]
[2]
Editor's Note: See Ch. 140, Water.

§ 97-14 Sewage disposal.

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 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. 
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 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.
[Amended 6-3-1981]
(3) 
All materials used for sewer connections shall be semirigid, 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.
D. 
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.

§ 97-15 Electrical distribution system.

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 applicable codes and regulations governing such systems.[1]
[1]
Editor's Note: See Ch. 71, Electrical Standards.
B. 
Electrical and telephone utilities.
(1) 
The mobile home park operator shall arrange with the serving utility for underground installation of the utilities, distribution supply lines and service connections.
(2) 
All direct burial conductor or cable shall be buried in accordance with the practice and provisions of the serving utilities.
C. 
Electrical connections.
(1) 
Each mobile home lot shall be provided with an approved disconnecting device and overcurrent protective equipment. The minimum service per outlet shall be 120/240 volts A.C., 100 amperes.
(2) 
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. 
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.

§ 97-16 Community service facilities.

A. 
General. The requirements of these sections shall apply to service buildings, recreation buildings and other community service facilities, such as management offices, repair shops and storage areas; laundry facilities; and indoor recreation areas.
B. 
Structural requirements.
(1) 
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 shall be so constructed and protected as to prevent entrance or penetration of moisture and weather.
(2) 
All rooms containing sanitary or laundry facilities shall:
(a) 
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) 
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) 
Have at least one window which can be easily opened or a mechanical device which will adequately ventilate the room.
(3) 
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) 
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.
C. 
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 emits dense smoke or objectionable odors. No refuse shall be burned at any time.

§ 97-17 Refuse.

A. 
The storage, collection and disposal of refuse in the mobile home park shall be so conducted as to create no health hazards, rodent harborage, insect-breeding areas, accident or fire hazards or air pollution.
B. 
All refuse shall be stored in fly-tight, 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. 
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. 
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. 
Where municipal or private disposal service is not available, the mobile home park operator shall dispose of the refuse by transporting it to the Town disposal site.
F. 
Refuse incinerators shall be operated only when attended by some person specifically authorized by the owner or operator of the mobile home park.

§ 97-18 Insect and rodent control.

Insect and rodent control measures to safeguard public health, as recommended by the Erie County Health Department, shall be applied in the mobile home park.

§ 97-19 Fuel supply and storage.

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) 
Liquefied petroleum gas systems shall be installed and maintained in accordance with applicable codes and regulations governing such systems.
(2) 
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) 
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) 
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) 
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) 
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. 
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.

§ 97-20 Fire protection.

A. 
The mobile home shall be subject to fire prevention ordinances which may be adopted by the Town.[1]
[1]
Editor's Note: See Ch. 79, Fire Prevention.
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 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. 
Fire shall be made only in stoves, incinerators and other equipment intended for such purposes.

§ 97-21 Alterations and additions.

A. 
It shall be unlawful to increase the living or storage space of any mobile home located in a mobile home park. This shall not preclude or prohibit the erection of a storage shed thereon, provided that a permit is secured therefor and provided that living space is not afforded in the storage shed. Awnings or canopies may be attached to mobile homes without securing permits therefor.
B. 
The wheels of the mobile home shall not be removed except temporarily when necessary for repairs. Jacks or stabilizers may be placed under the frame of the mobile home to prevent movement on the springs while the mobile home is parked and occupied.