A manufactured home park shall be located in areas where permitted
by the Town of Urbana Zoning Law, known officially as "Local Law 1
for the Year 1988 of the Town of Urbana, Steuben County, New York."
Each new manufactured home park shall have a minimum area of
10 acres containing clearly defined and marked manufactured home lots
and stands, streets, service buildings and recreation areas.
No manufactured home park shall be located except with direct
access to a public street or highway and with appropriate frontage
thereon to permit proper design of an access street. Said access shall
require prior approval by the Town Board of the Town of Urbana.
The manufactured home park shall in all respects be suitable
for residential use. It shall not create hazards to the health and
safety of the residents. It shall not be exposed to objectionable
smoke, dust, noise, odors, soils subsidence or the probability of
flooding or erosion. The soil, groundwater level, drainage, rock formations
and topography shall not create hazards to property or to the health
and safety of the residents.
The following minimum requirements shall be met in any new park:
A. Off-street automobile parking spaces shall be provided at the rate
of not less than two car spaces for each manufactured home lot, plus
one additional space for each four manufactured home lots.
B. Two spaces shall be located on each manufactured home lot and the
remainder in conveniently adjacent parking bays.
C. Parking spaces shall be well-drained and uniformly graded. Base material
will be composed of gravel or crushed stone compacted to maximum density.
A smooth, well-drained surface, durable under normal use and weather
conditions, shall be provided.
D. Minimum size of parking spaces shall be nine feet by 20 feet.
All manufactured home parks shall be provided with safe and
convenient vehicular access from abutting public streets or roads
to each manufactured home lot.
A. 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. Street surfaces shall be maintained free of cracks and
holes, and their edges shall be protected by suitable means to prevent
raveling and shifting of the base.
B. Street surface drainage and overland surface drainage adjacent to
streets shall be conveyed by shallow ditches to stormwater drains,
dry wells or natural drainage systems.
C. Grades of all streets shall not be more than 8%. Short runs with
a maximum of 12% may be permitted, provided that traffic safety is
assured.
D. Street intersections should generally be at right angles. Offsets
at intersections and intersections of more than two streets at one
point should be avoided.
E. Streetlighting shall be designed to produce a minimum of 0.1 footcandle
at street level throughout the system. Potentially hazardous locations
shall be individually illuminated with a minimum of 0.3 footcandle.
F. The street systems shall provide convenient circulation by means
of minor streets and properly located collector streets. Dead-end
streets shall be limited in length to 1,000 feet and shall be provided
with adequate turnarounds to be approved by the Planning Board.
G. Pavement widths.
(1) The entrance street connecting the manufactured home park streets
with a public road shall have a minimum pavement width of 24 feet.
(2) Minor internal streets serving less than 40 lots with no on-street
parking shall have a minimum pavement width of 20 feet.
(3) Where on-street parking is provided, parallel parking lanes a minimum
of seven feet in width shall be provided for each lane.
A patio pad shall be provided for each manufactured home. The
patio area shall not be less than 100 square feet, with a least dimension
of 10 feet. Construction shall be either concrete pavement or movable
units of durable weather-resistant material.
The water-supply and fire-protection facilities servicing the
manufactured home park shall be in accordance with the standards of
the local fire prevention authority or shall meet the fire protection
standards established by the National Fire Protection Association
(NFPA) Standard No. 501A, whichever is more stringent.
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.
No open outdoor storage shall be permitted on a manufactured
home lot. One storage structure may be located on individual lots,
provided that it shall not be in excess of 100 square feet.
Awnings and carports may be erected and maintained on a manufactured
home lot only as an accessory to a manufactured home located on the
same lot, provided that:
A. An awning or carport may be constructed on a lot line, provided that
said awning or carport is constructed of material which does not support
combustion.
B. No separation is required between a freestanding awning or carport
and an awning or carport located on the same lot, provided that each
support is independent of the other.
C. Awnings or carports supported in part by the manufactured home shall
not exceed 12 feet in width (projection).
Each manufactured home shall have adequate metal or plastic
garbage cans with tight-fitting covers. The cans shall be kept in
a sanitary condition at all times. Exterior property areas shall be
maintained free from organic and inorganic material that might become
a health, accident or fire hazard.