Village of Johnson City, NY Chapter 176 Mobile Home Parks

[HISTORY: Adopted by the Board of Trustees of the Village of Johnson City at time of adoption of Code; see Ch. 1, General Provisions, Art. I. Amendments noted where applicable.]

GENERAL REFERENCES

Mobile Home Park Districts — See Ch. 274, Art. XV.

§ 176-1 Definitions.

As used in this chapter, the following terms shall have the meanings indicated:

MOBILE HOME

Any vehicle or structure, including but not limited to an automobile trailer, mobile home and trailer coach, mounted or capable of being mounted on wheels for use on highways and streets and designed for use as a dwelling or for the conduct of a business, trade or occupation.

MOBILE HOME, DEPENDENT

A mobile home which does not have a flush toilet and bath or shower.

MOBILE HOME, INDEPENDENT

A mobile home which has a flush toilet and a bath or shower.

MOBILE HOME PARK

A "mobile home park" or camp shall consist of two (2) or more mobile homes or trailers located on one (1) or more lots or plots which shall be designed to provide the necessary facilities and appurtenances for the mobile homes to be used as dwellings.

MOBILE HOME SPACE

A lot within a mobile home park designated for the accommodation of one (1) mobile home.

§ 176-2 License required.

A. Filing of license application; approval by Village Board. Application for an initial mobile home park license shall be filed with the enforcement officer. Issuance of an initial license shall be made by the enforcement officer only after approval by the Village Board.

B. Form and content of license application. The application shall be on forms provided by the village and signed by the applicant and shall include the following information:

(1) The name and address of the applicant.

(2) The locational and legal description of the park.

(3) A complete site plan of the park at a scale of one (1) inch to fifty (50) feet or at a scale of fewer feet to the inch.

(4) Plans and specifications to scale of all buildings, improvements and facilities constructed or to be constructed within the park. Proposed construction shall be completed before a license is issued.

(5) Such further information as may be requested by the enforcement officer or the Village Planning Board to enable them to determine if the proposed park will comply with legal requirements and standards of this chapter.

C. Application, plans and specifications to be filed in triplicate; review, approval of park plan by County Health Department. The application and all accompanying plans and specifications shall be filed in triplicate. The park plan shall be reviewed by the County Health Department and shall be subject to its approval before a license is issued by the village.

D. Renewal of license. Annual renewal of the license to operate a park shall be issued by the Village Clerk only after an inspection by the enforcement officer.

§ 176-3 Additions to park after application approval.

Provision for additional mobile homes or spaces after initial application approval shall not be allowed unless the park owner files another application according to the procedures enumerated in § 176-2.

§ 176-4 Requirements for mobile home park plan.

The mobile home park shall be subject to site plan review. The plan shall comply with the minimum requirements set forth in this section.

A. General standards.

(1) Yard requirements. Mobile homes shall be so located that the following minimum yard requirements for the park shall be maintained:

(a) Front yard: Thirty (30) feet measured from the road right-of-way.

(b) Side yard: Each side, fifteen (15) feet.

(c) Rear yard: Fifteen (15) feet.

(2) Drainage. The park shall be located on a well-drained site, the grading of which ensures rapid drainage and freedom from stagnant pools of water.

(3) Size of spaces. Mobile home spaces shall consist of a minimum of twenty-five hundred (2,500) square feet per unit. Each space shall be a minimum of forty (40) feet in width.

(4) Width of driveways; access to public street. All mobile homes spaces shall abut on a driveway of not less than twenty (20) feet in width which shall have unobstructed access to a public street or highway.

(5) Width of walkways. Walkways not less than two (2) feet wide shall be provided from the mobile home spaces to the service buildings.

(6) Surfacing lighting of walkways and driveways. All driveways and walkways within the park shall be hard surfaced and lighted at night with electric lamps of not less than twenty-five (25) watts each, spaced at intervals of not more than one hundred (100) feet.

(7) Service buildings required. Each park shall provide service buildings to house such toilet, bathing and other sanitation facilities as are hereinafter more particularly prescribed.

(8) Electrical outlets. An electrical outlet supplying at least one hundred ten (110) volts shall be provided for each mobile home space.

(9) Maintenance of spaces. The mobile home spaces shall at all times be maintained in a neat and orderly appearance.

(10) Location of homes on spaces. Mobile homes shall be so located on each space that there shall be at least twelve (12) feet clearance between them.

(11) Area coverage. The mobile home space area shall not be covered in excess of fifty percent (50%). The determination of area coverage shall include the mobile home vehicle and any accessory structure adjacent to the mobile home.

B. Water supply. An adequate supply of pure water for drinking and domestic purposes shall be supplied by pipes in all buildings and mobile home spaces within the park, to meet the requirements of the park. Each mobile home space shall be provided with a cold water tap at least four (4) inches above the ground. An adequate supply of hot water shall be provided at all times in the service buildings for all bathing, washing, cleansing and laundry facilities.

C. Sanitation facilities.

(1) Toilet facilities for males. Toilet facilities for males shall consist of not fewer than two (2) flush toilets and two (2) urinals for the first fifteen (15) dependent mobile homes or any lesser number thereof and for dependent mobile homes in excess of fifteen (15), not fewer than one (1) additional flush toilet and one (1) additional urinal for every fifteen (15) additional dependent mobile homes or fractional number thereof.

(2) Toilet facilities for females. Toilet facilities for females shall consist of not fewer than two (2) flush toilets or comparable facilities for the first ten (10) dependent mobile homes or any lesser number thereof and for dependent mobile homes in excess of ten (10), no fewer than one (1) additional flush toilet for every ten (10) additional dependent mobile homes or fractional number thereof.

(3) Lavatory; bath facilities. Each sex shall be provided with not fewer than one (1) lavatory and one (1) shower or bathtub with individual dressing accommodations for the first ten (10) dependent mobile homes or any lesser number thereof and for dependent mobile homes in excess of ten (10), not fewer than one (1) additional lavatory and one (1) additional shower or bathtub with individual dressing accommodations for every ten (10) dependent mobile homes or fractional number thereof.

(4) Sanitation facilities to be private. Each toilet and each shower or bathtub with individual dressing accommodations, for which provision is made in Subsection C(1), (2) and (3) above, shall be in a private compartment or stall.

(5) Separation of facilities for males and females. The toilet and other sanitation facilities for males and females shall be either in separate buildings or shall be separated, if in the same building, by a soundproof wall.

(6) Flush toilet bowl receptacles. There shall be provided in a separate compartment or stall not fewer than one (1) flush toilet bowl receptacle for emptying bedpans or other containers of human excrement and an adequate supply of hot running water for cleansing such bedpans or containers.

D. Laundry facilities.

(1) Laundry trays; washing machines. Not fewer than two (2) laundry trays and two (2) automatic or semiautomatic-type washing machines for the first twenty-five (25) mobile home spaces or any lesser number thereof and, for mobile home spaces in excess of twenty-five (25), not fewer than one (1) additional single laundry tray and one (1) additional automatic or semiautomatic-type washing machine for every twenty-five (25) additional mobile home spaces or fractional number thereof shall be provided.

(2) Electrical outlets for machines; drying space. An ample number of electrical outlets shall be provided supplying current sufficient to operate each machine. Drying space shall be provided sufficient to accommodate the laundry of the mobile home occupants if automatic drying equipment is not supplied.

(3) Location of facilities. The laundry facilities shall be either in a separate building or, if in the same building where sanitation facilities are housed, shall be separated from the rooms housing the sanitation facilities by a soundproof wall.

E. Service buildings.

(1) To be permanent structures. Service buildings housing sanitation laundry facilities or any of such facilities shall be permanent structures complying with all applicable ordinances and statutes regulating buildings, electrical installation and plumbing and sanitation systems.

(2) Lighting; ventilation; construction materials; temperature during certain months. The service buildings shall be well-lighted at all times, day and night; shall be well ventilated with screened openings; shall be constructed of such moistureproof material, including painted woodwork, as shall permit repeated cleaning and washing; and shall be maintained at a temperature of at least sixty degrees Fahrenheit (60º F.) during the period from October 1 to May 1. The floors of the service buildings shall be of water impervious material.

(3) Proximity to dependent mobile homes. Service buildings housing sanitation facilities shall be located not closer than ten (10) feet or farther than two hundred (200) feet from any mobile home space on which a dependent mobile home is located.

(4) Maintenance. All service buildings and the grounds of the park shall be maintained in a clean, sightly condition and kept free of any condition that will menace the health of any occupant or the public or constitute a nuisance.

F. Sewage and refuse disposal.

(1) Disposal of sewage. Water from showers, bathtubs, flush toilets, urinals, lavatories, slop sinks and laundries in service shall be discharged into a public sewer system or into a private sewer and disposal plant or septic tank system only after approval by the County Department of Health.

(2) Use of chemical toilets. If a mobile home is equipped with a chemical toilet, such facility may be used so long as it does not become objectionable, at which time its use shall cease and park facilities shall be used as ordered by the County Department of Health or the enforcement officer.

(3) Yard sanitary sewer for discharge of chemical tanks. A yard sanitary sewer with capped connection shall be provided for the discharge of chemical tanks. One (1) such connection, properly vented, shall be provided for every twenty-five (25) mobile home spaces or any lesser number thereof.

(4) Disposal of garbage, rubbish. Metal garbage cans with tight-fitting covers shall be provided in quantities adequate to permit disposal of all garbage and rubbish. Garbage cans shall be located not farther than two hundred (200) feet from any mobile home space. The cans shall be kept in a sanitary condition at all times. Garbage and rubbish shall be collected and disposed of as frequently as may be necessary to ensure that the garbage cans shall not overflow.

G. Fire protection. Every park shall be equipped at all times with fire-extinguishing equipment in good working order, of such type, size and number and so located within the park as to satisfy applicable reasonable regulations of the Fire Department. No open fires shall be permitted at any place which may endanger life or property. No fires shall be left unattended at any time.

§ 176-5 Registration of park occupants.

A. Duty of licensee. It shall be the duty of each person licensed under the provisions of this chapter to operate a mobile home park to keep a register containing a record of all mobile home owners and occupants located within the park. The register shall contain the following information:

(1) The name and address of each mobile home occupant.

(2) The state, territory or county issuing licenses for each mobile home and motor vehicle.

B. Inspection and destruction of register. The park shall keep the register available for inspection at all times by law enforcement officers, public health officials and other officials whose duties necessitate acquisition of the information contained in the register. The register record for each occupant registered shall not be destroyed for a period of one (1) year following the date of departure of the registrant from the park.

§ 176-6 Supervision of park.

A. The mobile home park licensee or a duly authorized attendant or caretaker shall be in charge of the mobile home park at all times and shall keep the mobile home park, its facilities and equipment in a clean, orderly and sanitary condition. The attendant or caretaker shall be answerable with the licensee for the violation of any provision of this chapter to which the licensee is subject.

B. It shall also be the duty of the licensee to immediately notify the Health Officer of the county or the Village Enforcement Officer of any communicable disease in the park.

§ 176-7 Revocation and reissuance of license.

The County Health Officer or the enforcement officer shall recommend to the Village Clerk the revocation of any license to maintain and operate a mobile home park when the licensee has been found in violation of any provision of this chapter to which the licensee is subject. After such citation of violation, the license may be reissued if the circumstances leading to revocation have been remedied and the park is maintained and operated in full compliance with the law.