[HISTORY: Adopted by the Town Board of the Town of Elma as
indicated in article histories. Amendments noted where applicable.]
[Adopted 5-18-1977 by Ord. No. 19]
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.
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]
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.
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]
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.
These standards supplement the Mobile Home Parks Ordinance, and Article I shall be considered to be part of these standards.
These standards may be revised or amended by resolution of the
Town Board at any regular meeting.
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.
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.
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.
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.
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.
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]
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
