Town of Grand Island, NY
Erie County
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Table of Contents
Table of Contents
[HISTORY: Adopted by the Town Board of the Town of Grand Island 5-15-1989 by L.L. No. 2-1989. Amendments noted where applicable.]
GENERAL REFERENCES
Uniform construction codes — See Ch. 125.
Subdivision of land — See Ch. 327.
Zoning — See Ch. 407.
This chapter shall be known as the "Local Law for the Regulation of Manufactured Home Parks and Manufactured Homes in the Town of Grand Island, County of Erie and State of New York."
A. 
The purpose of this chapter is to promote the health, safety, protection and general welfare of the inhabitants of the Town of Grand Island, including those living in manufactured homes and manufactured home parks, in the following manner:
(1) 
By the regulation of manufactured homes and manufactured home parks and the requirement that all manufactured home parks be properly licensed in the Town of Grand Island as provided by this chapter.
(2) 
By the requirement that manufactured home parks can be established only in accordance with the plans for the same, as approved by the Town Board, after review and recommendation by the Town Planning Board.
(3) 
By the promulgation of standards and regulations for the design, occupancy and operation of manufactured homes and manufactured home parks as set forth in this chapter.
B. 
This chapter shall be applicable to all manufactured homes, mobile homes and manufactured home parks to be established within the Town of Grand Island.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
A. 
As used in this chapter, the following terms shall have the meanings indicated:
MANUFACTURED HOME
A factory-manufactured dwelling unit built on or after June 15, 1976, and conforming to the requirements of the Department of Housing and Urban Development (HUD), Manufactured Home Construction and Safety Standards, 24 CFR Part 3208, 4/1/93, transportable in one or more sections, which in the traveling mode, is eight feet (2,438 mm) or more in width or 40 feet (12,192 mm) or more in length, or, when erected on site, is 320 square feet (29.7 m2) minimum, constructed on a permanent chassis and designed to be used with or without a permanent foundation when connected to the required utilities and includes the plumbing, heating, air conditioning and electrical systems contained therein. The term "manufactured home" shall also include any structure that meets all the requirements of this definition except the size requirements and with respect to which the manufacturer voluntarily files a certification required by the Federal Department of Housing and Urban Development and complies with the standards established under the national Manufactured Housing Construction Safety Act of 1974, as amended. The term "manufactured home" shall not include any self-propelled recreational vehicle.[1]
MANUFACTURED HOME PARK
A parcel of land which is used or designed or improved for the placement of manufactured homes for nontransient use as a permanent dwelling.
MANUFACTURED HOME SPACE
The lot or space for rent or lease in any manufactured home park which shall be designed for and assigned to occupancy by one manufactured home.
MANUFACTURED HOME STAND
That part of an individual manufactured home space which has been reserved for the placement of a manufactured home exclusive of any appurtenances.
MOBILE HOME
A factory-manufactured dwelling unit built prior to June 15, 1976, with or without a label certifying compliance with NFPA, ANSI or a specific state standard, transportable in one or more sections, which in the traveling mode, is eight feet (2,438 mm) or more in width or 40 feet (12,192 mm) or more in length, or, when erected on site, is 320 square feet (29.7 m2) minimum, constructed on a permanent chassis and designed to be used with or without a permanent foundation when connected to the required utilities and includes the plumbing, heating, air conditioning and electrical systems contained therein. The term "mobile home" shall not include any travel trailers or any self-propelled recreational vehicle.[2]
MODULAR HOME
A sectional house which conforms to nationally recognized state and local building codes and which is prefabricated in sections and intended to be transported to the building site and fastened together and placed on a permanent and enclosed masonry foundation and which contains a minimum of 750 square feet of living space.
PARK OCCUPANT
Any person or persons dwelling or occupying a manufactured home in a manufactured home park within the Town of Grand Island.
PATIO
A surfaced outdoor living space designed and intended to supplement the interior manufactured home living area on a seasonal, warm-weather basis.
SERVICE BUILDING
A structure housing sanitary, operational, office maintenance or other facilities in a manufactured home park built to conform to required standards of this chapter.
SITE PLAN
The plan required of an applicant for a license to establish, maintain and operate a manufactured home park in the Town of Grand Island pursuant to the standards for manufactured home parks as enumerated in this chapter. Said plan shall show in sufficient detail, as required by local reviewing authorities, all of the required information pertaining to the proposed layout of premises for a manufactured home park in compliance with this chapter.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
[2]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
B. 
Word usage. As used in this chapter, the phrase "manufactured home" shall be deemed to also include "mobile home" as defined herein.[3]
[3]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
A. 
Each manufactured home used as a permanent, nontransient dwelling within the Town of Grand Island shall be located in a manufactured home park as is defined herein. Each manufactured home park must be located in an R-3 District as set forth in Schedule IV of Chapter 407 of the Town Code[2] and established as a special use therein.
[2]
Editor's Note: Schedule IV is included at the end of Ch. 407.
B. 
Only manufactured homes and mobile homes, including their accessory structures, and service and recreational buildings shall be located in a manufactured home park.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
A. 
Each manufactured home park doing business in the Town of Grand Island must obtain a license therefor pursuant to the procedure set forth in this chapter and must obtain a special use permit as set forth by this chapter and Chapter 407 of the Town Code. The Town Board may also require that restrictive covenants be applicable to a manufactured home park and that said covenants be duly recorded in the Erie County Clerk's Office.
B. 
Before obtaining a manufactured home park license, each applicant must first submit a site plan and obtain approval thereof pursuant to the procedures as set forth in Article XXIV of Chapter 407, Zoning, of the Town Code and the procedures established by this chapter.
C. 
Prior to final site plan approval, any proposed manufactured home park must be reviewed for its environmental impact pursuant to Article 8 of the Environmental Conservation Law.
D. 
After environmental review and site plan approval, the applicant must then apply for and obtain a special use permit pursuant to the procedures set forth in Chapter 407 of the Town Code and the provisions of this chapter.
E. 
After successfully completing the above steps, the owner or operator of any proposed manufactured home park shall then obtain a license to operate a manufactured home park. The license shall be issued by the Town Clerk. The application shall be made on a form obtained from the Town Clerk for the unexpired time period of the owner's special use permit. At the time of application, a fee shall be paid to the Town Clerk in an amount as set forth in the schedule of fees adopted by Town Board resolution.[1] The application for a manufactured home park license and the appropriate fees shall be duly received and recorded by the Town Clerk and forwarded for review by the Planning Board. The Planning Board shall review the application and make its recommendation for approval, disapproval or approval with conditions and forward its report to the Town Board. The Town Board shall then approve, disapprove or approve with conditions the application for a manufactured home park license. If the license application is approved by the Town Board, the Town Clerk shall then issue to the applicant a license for operation of a manufactured home park. Said license shall be issued only after payment of a license fee which shall be for an amount as set forth in the schedule of fees adopted by Town Board resolution.
[1]
Editor's Note: The current schedule of fees is on file in the office of the Town Clerk, where it may be examined during regular business hours.
F. 
The initial manufactured home park license shall be valid for not more than three years. Licenses may be renewed annually and contingent upon the renewal of the special use permit by submitting a renewal application to the Town Clerk on a form prescribed by the Planning Board and upon payment of a license renewal application fee for an amount as set forth in the schedule of fees adopted by Town Board resolution.[2] The Town Clerk shall then forward the license renewal application to the Planning Board for review and recommendation. The Planning Board's recommendation shall then be forwarded to the Town Board who shall approve, disapprove or approve with conditions the renewal of the manufactured home park license. If the renewal application is approved by the Town Board, the Town Clerk shall then issue a manufactured home park license to the applicant which shall be valid for another year. At the time of license renewal, the applicant shall also pay a renewal license application fee to the Town Clerk in an amount set forth in the schedule of fees as adopted by the Town Board resolution.
[2]
Editor's Note: The current schedule of fees is on file in the office of the Town Clerk, where it may be examined during regular business hours.
G. 
If the manufactured home park has not been constructed in accordance with the approved site plan and all the conditions attached thereto or if a violation of this chapter shall be found or if an unapproved change shall have taken place, the manufactured home park license shall not be renewed until said manufactured home park has been brought into compliance.
A. 
Fee title to each manufactured home space within a manufactured home park must remain with the developer or owner(s) of said real property on which the manufactured home park is located and shall not be conveyed to the individual owner or occupant or lessee of each manufactured home space.
B. 
Each manufactured home space may be leased, but only to an owner of each manufactured home to be located on such manufactured home space. Such leases must be in writing and signed by all parties. Each manufactured home space shall be leased for a minimum of 180 days. Subleasing of any manufactured home space shall be prohibited.
C. 
Fee title to the common areas within a manufactured home park, including passive or active recreation areas and recreation and service buildings and structures, must be held by the owner/developer of said manufactured home park as long as said property is used as a manufactured home park.
D. 
The owner of a manufactured home park may contract in writing for on-site management and operation of a manufactured home park. Said contract shall be approved by the Town Board and a copy thereof filed with the Town Clerk. Unsatisfactory site management will be cause for revocation of license.
E. 
Manufactured home parks shall be dedicated to residential purposes only. No manufactured home park shall be used for the purpose of retail or commercial sales of manufactured homes or the sale of other commodities or services.
A. 
Each manufactured home located within a manufactured home park shall bear the insignia of approval issued by the State of New York Fire Prevention and Building Code Council and all certificates required by state law and regulation for construction and installation of manufactured homes.
B. 
Each manufactured home located within a manufactured home park shall also meet the minimum requirements of any federal or state agency for construction, safety, occupancy, use or operation of a manufactured home and its equipment and systems. If any such provision conflicts with this chapter, the more stringent provision shall apply unless waived by the Town Board.[1]
[1]
Editor's Note: Original Subsection C, Data plates, and Subsection D, Certification label, which followed this subsection, were repealed at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
C. 
Each manufactured home shall be at least 12 feet wide and 60 feet in length and shall contain at least 720 square feet and shall have a toilet or lavatory unit and a tub or shower.
D. 
It shall be unlawful to increase the living space or storage space of any manufactured home or to alter its appearance without first obtaining approval of the Planning Board, Architectural Review Advisory Board and the Town Board and thereafter subsequently obtaining a building permit according to the procedures and standards established in Chapter 125, Uniform Construction Codes, of the Town Code.
E. 
The establishment and location of a manufactured home shall be subject to the architectural controls and procedures set forth in Chapter 21, Architectural Review Advisory Board, of the Town Code. There shall be an acceptable design and similarity in appearance between manufactured homes within any manufactured home park. Prior to execution of a lease for a manufactured home space, the Planning Board and Architectural Review Advisory Board shall review photographs of any manufactured home proposed to be located within a manufactured home park and both boards shall approve its design, style, use and location therein. The manufactured home park owner or on-site manager shall be responsible for the submission of photographs and obtaining such approval prior to the rental of any manufactured home space.
F. 
No manufactured home to be approved by the Planning Board and Architectural Review Advisory Board shall have or use colors or color combinations, nor have fenestration or other features that would be incompatible with the residential character of the manufactured home park or with surrounding manufactured homes.
G. 
No manufactured home shall be located in a manufactured home park within the Town of Grand Island whose owner or occupant is not in possession of a consumer manual for such manufactured home as defined and required by 42 U.S.C. § 5416.[2]
[2]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
H. 
No manufactured home shall be used or occupied, nor shall a manufactured home space be leased, until a certificate of occupancy has been obtained from the Code Enforcement Officer for each manufactured home. No certificate of occupancy shall be issued until the Code Enforcement Officer receives and files documentation that all of the standards and provisions of this section have been met.
In addition to the requirements of Article XXIV of Chapter 407, Zoning, the following data shall be included in any manufactured home park site plan:
A. 
The location, boundaries, dimensions and topography of the tract of land proposed to be used for the manufactured home park.
B. 
The number, location and size of all spaces reserved for manufactured homes and all service outlets or connections therefor.
C. 
The boundaries of and facilities to be included in recreation areas.
D. 
The location, size and electric lighting plan for roads, walks and outdoor areas.
E. 
The location of service buildings and any other proposed structures.
F. 
The location, type and capacity of water supply, distribution and storage, sewage treatment and disposal and stormwater drainage facilities.
G. 
Plans and specifications for all service buildings and other improvements constructed within the manufactured home park.
H. 
Plans for any and all landscaping within and/or on the perimeter of the manufactured home park, including the number and size of trees on each manufactured home space.
I. 
Plans for solid waste disposal, including a copy of any proposed contract for such services.
J. 
Plans for recreational or community buildings and park and recreational space.
K. 
A fire protection plan approved by the local fire company, including the location of fire hydrants.
L. 
Such other information in such detail as may be reasonably required by Town and county reviewing authorities.
A. 
Site.
(1) 
The park shall be located on a well-drained site which is properly graded to ensure rapid drainage and free at all times from stagnant pools of water.
(2) 
The manufactured home park shall be at least 20 acres in size and have at least 200 linear feet of frontage on any public road. No portion of any manufactured home park shall be bisected or divided by a public road. Additions to any manufactured home park shall be contiguous to the existing manufactured home park.
(3) 
Each manufactured home park shall be a maximum of 40 acres.
B. 
Manufactured home spaces; lot sizes; street numbers.
(1) 
Each manufactured home park shall be marked off into manufactured home spaces or lots.
(2) 
The total number of manufactured home spaces shall not exceed three per acre.
(3) 
Each manufactured home space shall have a total area of not less than 12,800 square feet nor more than 40,000 square feet.
(4) 
No more than one manufactured home shall be placed on any one manufactured home space.
(5) 
The lot or space number shall be legibly noted for each manufactured home space on the site plan.
(6) 
Each manufactured home shall have a street number assigned to it and shall be so displayed as to be visible from the nearest roadway passing in front of the manufactured home.
(7) 
Each manufactured home space shall have a minimum width of 80 feet.
(8) 
Each manufactured home space shall have a minimum depth of 160 feet.
(9) 
The manufactured home, including any patio, appurtenances or accessory structures surrounding said manufactured home unit, shall not occupy more than 33 1/3% of each manufactured home space.
(10) 
Each manufactured home shall have a minimum twenty-five-foot rear yard lot.
(11) 
Each manufactured home shall have minimum ten-foot side yard setback.
(12) 
Each manufactured home shall have a minimum thirty-five-foot front yard setback as measured from the curb.
(13) 
No manufactured home shall be closer than 10 feet to any property line abutting any manufactured home park.
(14) 
Each manufactured home shall be aligned in an orderly fashion with adjacent manufactured homes and nearby roads.[1]
[1]
Editor's Note: Original § 25B-10, Mobile home stands; patios, porches and steps; installation of units, which followed this section, was repealed at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
A. 
The manufactured home park electrical distribution system shall be installed underground and shall comply with the National Electric Code and with the requirements of the Public Service Commission and the utility company serving the area.
B. 
The distribution system for telephone service shall be underground, in accordance with the standards established by the local telephone company servicing the Town of Grand Island.
C. 
All utilities, including but not limited to telephone service, cable television service, electrical service, and water service shall be installed underground.[1],[2]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
[2]
Editor's Note: Subsection D, regarding satellite dishes and satellite antennas, which followed this subsection, was repealed at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
A. 
All manufactured home parks shall be provided with facilities for the safe storage of necessary fuels. All systems shall be installed and maintained in accordance with applicable codes and regulations governing such systems.
B. 
Natural gas installations shall be planned and installed so that all components and workmanship comply with the requirements, inspections and approval of the utility which will supply this product.
C. 
Fuel oil systems with either common or individual supplies shall be designed, constructed, inspected and maintained in conformance with the provisions of the National Fire Protection Association, Standard 30.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
D. 
Liquefied petroleum gas systems shall be selected, installed and maintained in compliance with the requirements of the National Fire Protection Association, Standard 58. Liquefied petroleum gas tanks shall be located at the rear of the manufactured home site and shall be landscaped and screened from public view.
A. 
No manufactured home park license shall be issued unless and until the water system thereof is connected to and serviced by a public water supply and distribution system and adopted by the Erie County Health Department. The water system of a manufactured home park shall be connected by pipes to each manufactured home stand and to each service building.
B. 
Each manufactured home park shall have a Town master water meter installed in a water meter pit. Its design and location shall be approved by the Town Engineer.
C. 
All water mains built to supply water at any manufactured home shall also be in conformance with standards set by the Town Engineer and have minimum size of eight inches in diameter unless otherwise approved. Service terminals and valve boxes shall be installed for each manufactured home space and shall be installed in precast concrete hand holes engaged with frostproof cast-iron cover and locking devices. All waterlines shall remain in private ownership.
A. 
Each manufactured home space shall be provided with a sewer, which shall be connected to the manufactured home unit situated on the manufactured home space, to receive the waste from the shower, tub, flushed toilet, lavatory and kitchen sink in such home. The sewer shall be connected to a public or private off-site sewer so as not to present a health hazard. Sewer connections in unoccupied manufactured home spaces shall be so sealed as to prevent the emission of any odors and the creation of breeding places for insects.
B. 
All waste from showers, tubs, toilets, laundries, faucets, sinks and lavatories shall be wasted into a public sewer system or a private disposal system whose design, capacity, construction and operation are approved by the Erie County Health Department and New York State Department of Environmental Conservation. Each manufactured home space shall be provided with a satisfactory sewer connection approved by the Erie County Health Department and New York State Department of Environmental Conservation.
C. 
All sanitary sewer connections to manufactured homes shall be constructed and tested in compliance with Town and Erie County Health Department standards.
D. 
All sanitary sewer mains within manufactured home parks shall be laid out in a manner that provides access for maintenance.
E. 
All sewer lines within a manufactured home park shall remain in private ownership.
A. 
All storm sewers shall be constructed within manufactured home parks and appropriately sized to handle a ten-year-intensity rainfall occurrence.
B. 
Storm sewers shall be designed to flow to an appropriate drainage outlet as approved by the Town Engineer and other regulatory agencies.
C. 
Storm sewers will remain in private ownership. Maintenance of storm sewers shall be the responsibility of the manufactured home park owner/operator.
A. 
All roadways within a manufactured home park shall remain private roads unless dedicated to a public use by Town Board resolution.
B. 
The owner of a manufactured home park shall be responsible for the maintenance, repair and upkeep of any private roadway or driveway or parking area within a manufactured home park. Such owners shall be responsible for removing ice, snow or an accumulation of water on such roadways or parking areas.
C. 
Pavement markings, traffic control signals and warning devices on such private roadways are the responsibility of the manufactured home park operator, including the cost and expense of any such markings, signals or warning devices.
D. 
All roadways within a manufactured home park shall be given a street name, and street signs shall be erected and maintained at the manufactured home park owner's expense at each intersection. Such street signs shall be approved by the Town Highway Superintendant and shall conform as nearly as possible to street signs used on public roadways and highways within the Town of Grand Island.
E. 
Accessibility.
(1) 
Each manufactured home park and each manufactured home space in such park shall be easily accessible from an existing public highway. Where a manufactured home park has more than six manufactured homes, two points of entry and exit must be provided unless a large improved turnaround area for emergency vehicles is maintained.
(2) 
All entrances and exits shall be at right angles, or nearly so, to the public highways and designed for the safe and convenient movement of traffic into and out of the park.
(3) 
All entrances and exits shall be free of any obstruction or growth which would impede the visibility of the driver on the public highway or street.
(4) 
Each park shall have improved streets for the convenient access to all manufactured home spaces and other facilities.
(a) 
All roadways shall be curbed and have a width of 28 feet from curb to curb and shall otherwise meet all Town and state specifications.
(b) 
The street system shall be designed to permit safe and convenient vehicle circulation within a manufactured home park.
(c) 
Streets shall intersect at right angles or nearly so or shall be of a design acceptable to the Town Board and Town Highway Superintendent.
(d) 
All streets shall have two-way traffic meeting state standard regulations.
(e) 
Overnight on-street parking shall not be allowed.
F. 
All roadways and sidewalks shall be adequately illuminated, and decorative fixtures shall be used where possible. These lights shall form a consistent pattern of illumination.
G. 
Driveways. Each manufactured home space shall have a driveway constructed thereon by the manufactured home park owner prior to installation of a manufactured home and rental of a manufactured home space. The driveway shall be not less than 12 feet in width and six inches in depth and shall be constructed of suitable all-weather hard surface material on a suitable base subject to approval by the Town Engineer.
(1) 
Each driveway shall be sufficient to accommodate at least two motor vehicles.
(2) 
The driveway shall extend a minimum of 25 feet beyond the required setback, but in no case shall extend beyond the manufactured home stand.
H. 
Parking. Off-street parking shall be provided by the manufactured home park owner at a ratio of one parking space per three manufactured home spaces. Off-street parking facilities shall be paved and lined and shall be constructed in conformance with standards and requirements established by the Town Engineer.
I. 
Sidewalks.
(1) 
Manufactured home parks shall contain sidewalks throughout connecting each manufactured home space with another. The entrance steps and front door of each manufactured home shall be connected by sidewalk to the driveway or to the street sidewalk.
(2) 
Sidewalks shall meet the Town's specifications.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
A. 
The storage, collection and disposal of solid waste in the manufactured home park shall be so conducted as to create no health hazards, rodent harborage, insect breeding areas, accident of fire hazards or air pollution.
B. 
The owner or manager of each manufactured home park shall provide or contract for the collection and disposal of garbage, rubbish and vegetative matter, including large items such as appliances, metal objects, etc. Garbage and rubbish shall be collected and disposed of at least once per week. All items of solid waste shall be removed and disposed of as frequently as may be necessary to ensure the aesthetic and environmental quality of the manufactured home park.
C. 
A copy of any current contract for solid waste disposal in a manufactured home park shall be filed with the Town Clerk.
D. 
If group solid waste storage areas are provided for park occupants, they shall be enclosed or otherwise screened from public view and shall be rodent and animalproof and located not more than 250 feet from any manufactured home space they are to serve. Containers shall be provided in sufficient number to properly store all solid waste produced.
E. 
Any solid waste containers stored on individual manufactured home sites shall be screened from public view and shall be rodent and animalproof.
F. 
Disposal of solid waste by burning is prohibited within a manufactured home park.
G. 
Plans for solid waste disposal shall receive prior approval of the New York State Department of Environmental Conservation and the Erie County Department of Health.
If service buildings are to be included within a manufactured home park by the owner or manager, any such building shall comply with the following:
A. 
Be located at least 20 feet from any manufactured home, court, street, road or driveway.
B. 
Be of moisture-resistant material with well-drained floors to permit washing and cleaning.
C. 
Be of permanent construction and adequately lighted.
D. 
Laundry facilities, if provided, shall have adequate heating facilities to maintain a temperature of 70° F. during cold weather.
E. 
Have all rooms well-ventilated, with all openings effectively screened.
F. 
Provide in such service building at least two commercial washing machines and one commercial drying machine and, in addition, two washers and one dryer for each 25 manufactured homes not having self-contained washers and dryers. Said facilities shall be maintained in proper operating condition at all times.
A. 
Community facilities and activities, such as laundry rooms, swimming pools and parks, may be included in a manufactured home park. The site plan shall include details of these facilities and the owner's statement of intent to provide adequate supervision and management of such facilities and activities.
B. 
All community facilities and activities shall be landscaped with trees, shrubs and grass and shall provide adequate paved off-street parking space of one parking space per three manufactured home units.
C. 
Community facilities and activities shall be located and designed in a manner that will be visual asset to the manufactured home park and shall be constructed of material that will be compatible with the residential character of the park.
D. 
If the developer chooses to construct an enclosed community meeting hall for the park residents, it shall contain a minimum of 1,500 square feet per 40 manufactured home spaces or any fraction thereof.
A. 
All mailboxes will be located in one area. Mailbox location shall provide safe and easy access for the pickup and delivery of mail.
B. 
Grouped mailboxes for cluster delivery shall be located in a way that will not require stopping on a public right-of-way for pickup.
C. 
When mailboxes are grouped together for some form of cluster delivery, such groupings shall be landscaped.
Owners and operators of manufactured home parks shall establish their own rules and regulations with regard to the keeping of pets and animals within any manufactured home park. A copy of such rules and regulations must be made available to every manufactured home owner or resident and a copy shall be filed by the owner/operator with the Town Clerk.[1]
[1]
Editor's Note: Original Section 25B-22, Fire protection, which immediately followed this section, was deleted at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
A. 
Soil and ground cover requirements. Exposed ground surfaces in all parts of any manufactured home park shall be paved, surfaced with crushed stone or other solid material or protected with grass or plant material capable of preventing erosion and of eliminating objectionable dust.
B. 
Buffer zones. Manufactured home parks located adjacent to an industrial or commercial development or a heavily traveled highway shall be buffered from such development or highway by a hedge or similar landscape screen which will rapidly reach a height of at least six feet. A combination of landscaping and decorative fencing may be substituted, provided that the height requirement is met and considerable landscaping is used. Manufactured homes located next to existing homes/houses or prospective homes shall have a natural or artificial screen of a height of at least six feet to screen the manufactured home from the adjacent existing driveway and homes.
C. 
Trees. Each manufactured home space shall contain at least two trees. The planted trees shall have a diameter of at least two inches.
D. 
Ten percent of the total manufactured home park shall be reserved as open space and developed into recreation areas. Such land shall be suitable for swimming pools, tennis courts, basketball courts, baseball fields, etc. In all manufactured home parks, a variety of open spaces shall be provided so as to be usable by an easy access to all park residents. All open spaces shall be stabilized by grass or other form of ground cover which will prevent dust and muddy areas. Such property shall remain in private ownership.[1]
[1]
Editor's Note: Original Section 25B-24, Signs, which immediately followed this section, was deleted at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
A. 
Every manufactured home park owner or operator shall maintain a register containing a record of all manufactured homes and occupants using the manufactured home park. Such register shall be available to any authorized person inspecting the manufactured home park and shall be preserved for the period required by the enforcement officer. Such register shall contain:
(1) 
The names and addresses of all manufactured home occupants residing in the park.
(2) 
The make, model and license number and the name and address of the owner of each motor vehicle and manufactured home parked in the park.
(3) 
Documentation that each manufactured home has the required certification of the appropriate state or federal agency affixed to it as required and that the owner or occupant is in possession of a consumer's manual as required by this chapter.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
(4) 
The dates of arrival and departure of each manufactured home.
B. 
In every manufactured home park there shall be a building in which shall be located the office of the operator or person in charge of said park. A manufactured home may be approved by the Town Board to serve as said office instead of a separate building, but must be identified as the office. A copy of the park license and a copy of this chapter and all subsequent amendments thereto, as may be made from time to time by the Town Board, shall be posted in said office. The park register shall at all times be kept in said office.[2]
[2]
Editor's Note: Original Section 25B-26, Right of entry, which immediately followed this section, was deleted at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
A. 
Where there are practical difficulties, unusual circumstances or design innovations involved, the Town Planning Board may recommend and the Town Board may grant variances from any of the provisions and regulations of this chapter, except those related to Erie County Health Department or New York State Department of Environmental Conservation requirements.
B. 
Requests for a variance shall be in writing from the owner or manager of a manufactured home park.
C. 
In considering a request for variance, the reviewing boards shall be guided by the circumstances of the situation and the intent of the applicant and shall act as to protect the best interests of the community.
This chapter shall not be applicable to modular homes as defined herein, except that no modular home shall be established in a manufactured home park.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
A. 
Revocation of license. If the Planning Board or Code Enforcement Officer finds and reports to the Town Board that a manufactured home park for which a license has been issued is not being maintained in a clean and sanitary condition or it is not being operated in accordance with the provisions of this chapter, the Town Board may, by resolution, authorize the personal service upon the holder of the license of a written abatement order which will require the holder of the license to correct the conditions specified in such order within a reasonable time, as determined by the Town Board, after service of a copy of the notice of abatement.
B. 
If, after the expiration of such specified period, such violations are not corrected, the Planning Board or Code Enforcement Officer shall serve a notice, in writing, upon such manufactured home park owner or manager, requiring the holder of the park license to appear before the Planning Board of the Town of Grand Island at a time to be specified in such notice to show cause why the manufactured home park license should not be revoked. Such hearing before the Planning Board shall occur not less than 48 hours nor more than 21 days after the date of service of said notice of hearing.
C. 
Within 14 days after the hearing at which the testimony and witnesses of the Town and the manufactured home park license holder shall be heard, the Planning Board shall make a recommendation, in writing, sustaining, modifying or withdrawing the abatement order.
D. 
Upon review of the Planning Board's recommendation and report, the Town Board may, by resolution, revoke such license, and the holder of the license shall thereupon terminate the operation of such manufactured home park within 30 days of such resolution; however, if the owner or manager of such manufactured home park shall thereafter correct such conditions and bring the manufactured home park in compliance with this chapter, such owner or manager may then apply for the issuance of a new license and, if the application is approved and a license granted, the applicant shall pay to the Town Clerk the required fee without any credit for the fee paid for the license which was revoked; or the Town Board may approve or approve with conditions the continuance of said license.
E. 
Appeals. Any person aggrieved by the decision of the Town Board or any other board or officer of the Town regarding the provisions of this chapter may appeal to the Zoning Board of Appeals.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
Any person, partnership, association or corporation who violates any provision of this chapter shall be guilty of an offense against this chapter and shall be subject to a fine of not more than $250 or to imprisonment for a period of not more than 15 days, or both fine and imprisonment. When a violation of any of the provisions of this chapter is continuous, each week or portion thereof shall constitute a separate and distinct violation.