A. 
Single ownership. All lands in a mobile home court and all lots therein shall be under single ownership except as hereinafter provided.
B. 
Sectional development. A mobile home court owner may apply to the Town Board to divide the court into two or more sections. Sectional development may be approved, approved with modification, approved on such conditions as the Town Board deems necessary to ensure orderly development, or disapproved, concurrently with application for approval of the final plans and on application of the owner after public hearing as required hereby.
C. 
Separate financing. Where sectional development is approved, each section may be separately mortgaged but any such mortgage shall provide that a default on the mortgage or mortgages on other sections held by the same mortgagee shall not constitute a default of such mortgage. Such diverse ownership as may result from the foreclosure of separate mortgages shall be permitted. The mortgagee or its successor may operate the section or sections foreclosed as an independent mobile home court.
D. 
Size of court. To assure full-time operation and supervision the minimum number of mobile home stands in a mobile home court shall be 100.
E. 
Protection for adverse interests. Such screening, landscaping or other protection from undesirable views, or adverse influence from streets or areas, shall be erected and maintained when required as part of an original application for licensing or in connection with the renewal thereof.
A. 
Streets.
(1) 
Private streets shall be provided and maintained on the site to furnish principal traffic ways for access to mobile home lots and other facilities on the property.
(2) 
The street system shall be designed in recognition of existing easements, utilities and the like, which shall be preserved, and to permit connection to existing facilities for the functioning of drainage and utility systems.
(3) 
The street system shall be designed to provide convenient circulation of traffic with use of minor streets and collector streets. Blocks shall be of a size and shape providing convenient circulation and access, desirable mobile home lots and no excessive length of street construction. Closed-end and dead-end streets shall be provided with paved turning circles at least 80 feet in diameter.
(4) 
Intersections shall be generally at right angles; off-sets at intersections and the intersection of more than two streets at one point shall be avoided.
(5) 
Pavements shall be of a minimum width of 20 feet.
(6) 
Streets shall meet the construction standards for Town of Clay Type 4 town roads.
(7) 
Streets shall be adapted to the topography and shall have suitable alignment and gradient for safety of traffic, satisfactory surface and ground water drainage and proper functioning of sanitary and storm sewer systems. Subgrade shall be well-drained, uniform and compacted. Grading shall be full width to provide suitable finish grades for pavement and any sidewalks with adequate surface drainage.
(8) 
Street improvements shall exist continuously from existing improved street system.
(9) 
Street signs shall be furnished, erected and maintained by the mobile home court owners.
B. 
Parking.
(1) 
Driveways shall be provided and maintained to the service entrance of buildings, to delivery and collection points for refuse and other material, and elsewhere as needed. Driveways shall be of a minimum width of 20 feet, except driveways servicing a single facility or mobile home lot may be of a minimum width of 10 feet. The entrances of driveways shall have flare or radii adequate for safe and convenient entrance and exit.
(2) 
Parking spaces shall be provided in a ratio of five spaces for each four mobile home lots, convenient to mobile home stands with one parking space upon each mobile home lot so far as practicable and the balance in parking bays located near mobile home lots to be served. Parking spaces shall be of a minimum width of 10 feet and a minimum length of 20 feet constructed of four-inch-thick concrete or equal.
(3) 
No parking shall be permitted in a mobile home court except in designated parking areas. No boats, camping-hauling trailers or motor vehicles not designed for passengers or commercial purposes shall be parked or stored except in designated areas. No unlicensed vehicles or trailers or parts thereof or junk vehicles shall be parked or stored within the mobile home court.
C. 
Sidewalks. Paved sidewalks of a minimum width of 24 inches shall be provided and maintained on each mobile home lot from the mobile home to the street or parking area nearest it.
D. 
Sewage system. An adequate sewage system and service to the mobile home court and mobile home stands shall be provided and maintained which meets with the approval of the Town Engineer. Each mobile home stand shall be furnished with a separate sewer line of design and capacity to provide safe and sufficient disposal of sewage with adequate safeguards to prevent freezing. Each such line shall connect to a sewer district main, which mains shall be located where practicable along the rear lines of mobile home lots within the utility easement to be there provided. The sewer mains within a mobile home court shall connect to sewage facilities of a town sewer district or the facility of another governmental unit.
E. 
Water supply. An adequate water supply system and service to the mobile home court and mobile home stands shall be provided and maintained which meets with the approval of the Town Engineer. Each mobile home stand shall be furnished with a separate water line of design and capacity to provide safe and sufficient supply of water to the mobile home with adequate safeguards to prevent freezing. Each such line shall connect to a water district or public main, which mains shall be located where practicable along the rear lines of mobile home lots within the utility easement to be there provided. The water mains within a mobile home court shall connect to water facilities of a town water district or the facility of another governmental unit. The water supply system shall be subject to the rules and regulations for fire prevention in the town or shall meet the fire protection standards of National Fire Protection Association Standard NFPA No. 501A, whichever is more stringent.
F. 
Stormwater disposal. All areas on the site shall be sloped to lower elevations off the site or to on-site drainage structures to divert water from buildings and mobile borne stands, to prevent standing water and saturation detrimental to structures and lot use, and otherwise. Unpaved drainage swales formed by intersecting slopes shall be of adequate depth and width with longitudinal gradient not less than required for other unpaved areas. Off-site drainage ways shall be of assured permanence by reason of rights-of-way, easements or other means. Drainage structures shall be of a design and capacity meeting the approval of the Town Engineer. Emergency surface overflow for drain inlets or catch basins shall be provided to prevent flooding against structures and wells in the event of failure of underground drainage structures.
G. 
Garbage and trash disposal. The mobile home court owner shall at all times provide for disposal of all garbage and trash originating in the court in a safe manner without creating a nuisance or unsanitary condition.
H. 
Electrical service. The complete electrical system for distribution and exterior lighting shall be new and all parts thereof shall comply with the State Uniform Fire Prevention and Building Code. (NOTE: The National Electrical Code has been designated as the acceptable standard.)[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
I. 
Telephone service. Distribution systems shall be underground and in general conformance with the placement of the electrical distribution system.
J. 
Fuel service. Fuel utilities distribution shall be entirely underground. No storage tank of any type shall be permitted above ground.
K. 
Central television system. The mobile court owner shall permit installation of CATV cable when requested by the franchisee to make such service available to mobile homes within the court. No mobile home shall be equipped with exterior radio or television antenna.
L. 
Utility line location. Water, sewer, electric, gas, oil and telephone lines shall be located within an easement along the rear lines of mobile home lots where practicable. Such easement shall be of a total minimum width of 25 feet and shall be granted together with all other utility easements found necessary by the town on request.
M. 
Laundry facilities. Laundry facilities shall be provided and maintained either in each mobile home or in common facilities so located as to be readily accessible to users. Washers and driers shall be provided in common facilities in a ratio of one each for every 50 mobile homes having no washer or drier within them. Outdoor drying shall be permitted in designated areas only.
N. 
Recreation facilities. An area of 200 square feet shall be reserved for recreation purposes for each mobile home lot within a mobile home court. The recreation area may be in one or more locations each of suitable size for their intended use. The recreation area shall be readily accessible to residents of the mobile home court and shall front upon a street within the court. For each mobile home lot occupied within the mobile home court, that portion of the recreation area reserved for such lot shall be developed and maintained by the mobile home court owner in like manner as parks within the Town of Clay are developed and maintained. The Commissioner of Recreation and Human Resources shall assist the mobile home court owner in accomplishing proper development and maintenance standards and shall recommend appropriate equipment, structures and apparatus for installation upon recreation areas. Separate adult areas and playgrounds for children shall be provided. A community center, swimming pool, tennis courts, and ball fields should be made available.[2]
[2]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
O. 
Management office and other common facilities. A structure or structures containing a management office and other common facilities shall be provided and maintained within the mobile home court conveniently located for its intended uses. Other common facilities provided may include: community center, recreation, laundry, maintenance and the like.
P. 
Maintenance. The mobile home court owner shall be responsible to properly maintain or provide for maintenance of lands, buildings, fixtures, utilities, common and recreation areas, shrubs, trees, and landscaping upon the mobile home court as required hereby and in accordance with approved final plans, to remove all hazards to and otherwise provide for the health, welfare and safety of all persons lawfully upon the mobile home court.
A. 
Generally. Each mobile home shall be provided with a continuing supply of safe and palatable water; sanitary facilities and a safe method of sewage disposal; electricity for lighting, appliances and equipment within the mobile home; a patio or outdoor sitting area; natural gas for heating and cooking; regular garbage and trash pick-up; and parking.
B. 
Requirements for individual mobile homes.
(1) 
No mobile home shall be parked, placed or inhabited within a mobile home court unless it complies with the following standards:
(a) 
The maximum width of a unit making up the mobile home, exclusive of attachments authorized hereby, shall be 14 feet.
(b) 
No more than two units may be combined to form one mobile home.
(c) 
The maximum size of a mobile home shall be 28 feet wide by 70 feet long, exclusive of porch and/or storage shed, if any.
(d) 
No attachment, addition or extension not authorized hereby shall be made to a mobile home.
(e) 
No mobile home shall be placed on a permanent foundation.
(f) 
The minimum distance between mobile homes shall be 15 feet, provided that no such structure shall be closer than 71/2 feet from the lot line of such unit. Such distance of 15 feet shall be measured from the farthest extension of the mobile home or any attachment or addition thereto.
(g) 
The minimum distance between a mobile home and the street it fronts upon shall be 15 feet, measured from the farthest extension of the mobile home or any attachment, addition or extension thereto.
(h) 
Every mobile home shall front upon a developed street.
(2) 
No mobile home shall be located within the mobile home court until the mobile home court owner has caused a building permit to be applied for and the same has been granted by the Commissioner of Planning and Development. Such application shall include sufficient data, including a plan showing the mobile home on site, to enable the Commissioner to determine that the proposal complies with this and all other applicable laws, ordinances, codes, rules and regulations. Prevailing fees shall apply.
(3) 
No mobile home shall be used as a dwelling until all utility connections are properly completed and a certificate of occupancy shall have been requested from the Commissioner of Planning and Development and issued by him, approving such use. The fee for such certificate shall be included in any building permit fee in connection with locating the mobile home. In any other case, prevailing fees shall apply.
(4) 
The following additions or attachments shall be permitted, subject to the provisions of Subsection B of this section:
(a) 
Window awnings.
(b) 
A single major enclosed addition not exceeding eight feet by 24 feet.
(c) 
An entry way outside the main entrance of the mobile home not exceeding four feet by six feet.
(d) 
Open porches which may be roofed and screened, but not otherwise enclosed, not exceeding eight feet by 24 feet.
(e) 
Sheds, but not to exceed eight feet by 12 feet.
C. 
Mobile home stands. Each mobile home stand shall be of sufficient dimensions to accommodate the mobile home placed upon it. Each stand shall be constructed of appropriate material for durability and support of anticipated loads during all seasons. Each stand shall be graded and compacted to a finished elevation at least six inches higher than the surrounding grade, and shall be so finished as to allow no accumulation of surface water upon it. Each stand shall bear the mobile home lot number appearing on the mobile home court plot.
D. 
Skirts. Each mobile home shall be equipped with skirts within 30 days of placement on the mobile home lot. Skirts shall be of uniform design and type.
A. 
Structures or facilities. No structures or facilities other than mobile homes complying herewith and accessory buildings required or permitted hereby shall be erected or maintained in a mobile home court.
B. 
Sale of mobile homes. No mobile home shall be sold, displayed for sale or offered for sale in a mobile home court unless it is fully connected to all utilities and is upon a lot included in the mobile home court pursuant to its license.
The mobile home court owner may establish further regulations and restrictions consistent with law intended to ensure compatible design of mobile homes and appurtenances, and orderly maintenance and operation of the mobile home court to preserve and foster a desirable residential environment therein. Such regulations and restrictions shall be filed with the Town Clerk with the license.
A. 
Display of license. The mobile home court office within the mobile home court shall contain the license required hereby, conspicuously displayed at all times. A copy of this chapter and of any self-imposed restrictions shall be there similarly kept and displayed.
B. 
Owner's responsibility. The mobile home court owner and his agent or manager, if any, shall be responsible:
(1) 
To maintain the mobile home court in a clean, sanitary and orderly condition.
(2) 
To report any communicable disease occurring within the mobile home court promptly to the Health Officer of the town.
(3) 
To prohibit the use of the mobile home court by a greater number of persons than it is designed to accommodate.
(4) 
To see to it that the provisions of this chapter applicable to tenants are brought to their attention.
(5) 
To maintain, and make available to inspection by authorized persons, a mobile home court register which shall contain the names and addresses of all mobile home occupants inhabiting the court; the make, model, state and county of registration, license number and owner's name and address for each motor vehicle and mobile home within the court; the dates of arrival and departure of each mobile home; and to preserve the information therein for at least three years.