Town of Corinth, NY
Saratoga County
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Table of Contents
Table of Contents
A. 
The siting of a new mobile home park must follow the Planned Development District procedures outlined in the Town Land Use Law.[1]
[Added 4-8-2004 by L.L. No. 4-2004]
[1]
Editor's Note: See Ch. 89, Land Use.
B. 
General. The conditions of soil, groundwater levels, drainage and topography shall not create hazards to the property or 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.
C. 
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.
D. 
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. It should also be noted that all drainage shall be directed away from the mobile home stand.
E. 
Nonresidential uses.
(1) 
No part of any park shall be used for nonresidential purposes, except as permitted by this Part 1.
(2) 
Nothing contained in this Part 1 shall be deemed as prohibiting the sale of a mobile home located on a mobile home stand and connected to the pertinent utilities.
F. 
Size. The mobile home park shall be at least 10 acres in size with at least 300 feet frontage on a public road.
G. 
Number of mobile homes. The total number of mobile home lots in a mobile home park shall not exceed 1.6 per gross acre of total land area.
H. 
Signs. The only signs or displays permitted on premises is one road sign at each entrance to the park from a public road indicating the name of the mobile home park. Such signs shall not exceed eight square feet in area. A double-faced sign is one sign to be located off the town right-of-way.
I. 
Mobile home lot.
(1) 
Each mobile home park shall be marked off by permanent post pins, monuments or other points of reference into mobile home lots.
(2) 
The stand shall be constructed to a standard which is durable and adequate for the support of the maximum anticipated loads.
(3) 
Each mobile home lot shall have a total area of not less than eleven thousand two hundred fifty (11,250) square feet with a minimum width of 75 feet.
J. 
Mobile home. All mobile homes placed in mobile home parks after this Part 1 is enacted shall be constructed and installed in compliance with the New York State Uniform Fire Prevention and Building Code and shall contain approved smoke and heat detectors.
[Amended 12-5-1996 by L.L. No. 2-1996]
(1) 
Any mobile home or attachment shall not be parked or otherwise located nearer than a distance of:
(a) 
At least 25 feet from an adjacent mobile home lot line.
(b) 
At least 50 feet from the park property line.
(c) 
At least 100 feet from the right-of-way line of a public street or highway and must be adequately screened therefrom by topography or natural vegetation.
(d) 
At least 30 feet from the nearest edge of any roadway located within the park.
(2) 
All mobile home parks shall be provided with screening, such as attractive and well maintained fences, or natural growth, such as trees or shrubs, along the property boundary line separating the park and the adjacent uses.
(3) 
Only one mobile home shall be permitted to occupy any one mobile home lot.
(4) 
Each mobile home must be provided with perimeter skirting to hide wheels, chassis and other appurtenances under the home, to be installed in less than 30 days after mobile home is placed on its stand.
(5) 
Each lot shall be numbered, and such numbers shall be displayed with a luminous numeral for the convenience of the Fire Department and emergency squad.
K. 
Mobile home stands. The area of the mobile home stand shall be improved to provide an adequate foundation for the placement of the mobile home.
(1) 
The mobile home stand shall not 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.
(2) 
The stand shall fit the dimensions of the anticipated mobile home and its appurtenant structures or appendages.
(3) 
The stand shall be constructed of rubble, concrete or crushed stone which will give it an applicable base of three inches to block, which is applicable for adequate support of the maximum anticipated loads.
(4) 
The stand shall be suitably graded to permit rapid surface drainage away from the stand.
L. 
Recreation areas.
(1) 
In all parks accommodating or designed to accommodate 16 or more mobile homes, there shall be one or more recreation areas which shall be easily accessible to all park residents.
(2) 
The size of such recreation areas shall be based on a minimum of 200 square feet for each lot. No outdoor recreation area shall contain less than 5,000 square feet.
(3) 
Recreation areas shall be so located as to be free from traffic hazards and should, where topography permits, be centrally located.
(4) 
Where recreation equipment is installed, it must be maintained in a safe manner.
M. 
Open space.
(1) 
Each mobile home park shall provide common open space for the use by the occupants of such park.
(2) 
Such open space shall be conveniently located in the park. Such space shall have a total area equal to at least 10% of the gross land area of the park or at the rate of 1,500 square feet per mobile home lot, whichever is greater (such open space areas shall be at least one acre).
N. 
Street systems.
(1) 
Accessibility.
(a) 
Each mobile home park shall be directly accessible from an existing public highway or street. No dead-end streets or culs-de-sac shall be permitted in any mobile home park.
(b) 
Where a mobile home park has more than 16 mobile homes, two points of entry and exit shall be provided, but in no instance shall the number of entry and exit points exceed four.
(c) 
Entrances and exits shall be designed and strategically located at a minimum distance of 200 feet between them for the safe and convenient movement into and out of the park and to minimize friction with the free movement of traffic on a public highway or street.
(d) 
All entrances and exits shall:
[1] 
Be at right angles to the existing public highway or street.
[2] 
Be free of all objects which would impede the visibility of the driver entering or exiting a public highway or street for a distance of twenty (20) feet from the edge of pavement of the public highway and park road.
[3] 
Be of sufficient width to facilitate the turning movements of vehicles with mobile homes attached.
[4] 
Have a grade not to exceed 3% for the first 75 feet from the edge of pavement of the public highway or street.
(2) 
Streets and drives.
(a) 
Each park shall have improved streets to provide for the convenient access to all mobile home lots and other important facilities within the park. Streets shall be improved to at least meet the following specifications:
[Amended 12-5-1996 by L.L. No. 2-1996]
[1] 
The street system shall be so designed to permit the safe and convenient vehicular circulation within the park.
[2] 
Streets shall be adapted to the topography and shall have suitable alignment and gradient for traffic safety.
[3] 
All streets shall intersect at angles not less than 80º.
[4] 
All streets shall be surfaced with a bituminous material.
[5] 
All streets shall have a minimum paved width of 20 feet as in Subsection M(2)(a)[4] and contain two two-foot shoulders. Street surfaces shall be maintained free of cracks, holes and other hazards.
[6] 
All parks shall be furnished with lighting units so spaced and equipped with luminaries and placed at such mounting heights as will provide adequate levels of illumination for the safe movement of pedestrians and vehicles at night.
[7] 
Grades of all streets shall be sufficient to ensure adequate surface drainage, but shall be not more than 8%. Short runs with a maximum grade of 12% may be permitted, provided that traffic safety is assured by adequate leveling areas and avoidance of lateral curves.
[8] 
No lots shall exit into a public highway.
(b) 
Except in cases of emergency, no parking shall be allowed on any street in the park.
O. 
Walks.
(1) 
General requirements. All parks shall be provided with safe, convenient, all-season, dust-free pedestrian access of adequate width for intended use, durable and convenient to maintain, between individual mobile homes, the park streets and all community facilities provided for park residents. Sudden changes in alignment and gradient shall be avoided.
(2) 
Common walk system. A common walk system separated from the road system by a minimum of two feet shall be provided and maintained between locations where pedestrian traffic is concentrated. Such common walks shall have a minimum width of three and one-half (3 1/2) feet.
(3) 
Individual walks. All mobile home stands shall be connected to common walks, to paved streets or to driveways or parking spaces connecting to a paved street. Such individual walks shall have a minimum width of two feet.
(4) 
Where walks are not provided, a street shall be 20 feet wide and have two four-foot shoulders.
P. 
Off-street parking.
(1) 
Two off-street parking spaces shall be provided on each mobile home lot. The parking spaces shall be surfaced with an all-weather dustless material. Each parking space shall have a minimum width of 10 feet and a minimum length of 25 feet.
(2) 
Additional off-street parking spaces surfaced with an all-weather dustless material at strategic and convenient locations within 200 feet from the mobile home that it is intended to serve.
(a) 
There shall be one such parking space for each two mobile home lots within the park.
(b) 
Such parking space shall be provided in bays of a dimension of ten by twenty (10 x 20) feet which shall provide for adequate maneuvering space.
Q. 
Landscaping.
(1) 
Lawn and ground cover shall be provided on those areas not used for the placement of mobile homes and other buildings and walkways, roads and parking areas.
(2) 
Planting or screening shall be provided and maintained to the extent needed in order to provide for the screening of objectionable views. Screen planting or fencing shall be provided to screen objectionable views. Views which shall be screened include, but are not limited to, nonresidential uses, garbage storage and collection areas and fuel tanks.
(3) 
Trees and shrubs shall be provided along all walks and streets and around recreation areas. Trees shall be planted at an interval of not more than 50 feet where feasible, deciduous trees to be a minimum caliper of three inches, coniferous trees to be a minimum of five feet in height.
(4) 
Existing vegetation shall be preserved as much as possible (no clean cut land in park).
R. 
Patios. A smooth, hard surface, year-round paved patio area shall be provided for each mobile home. Such patios shall measure at least 120 square feet.
A. 
General. An accessible, adequate, safe and potable supply of water shall be provided for each occupied structure. A private water system shall be developed and used of a type approved by the State of New York State Department of Health.
B. 
Source of supply.
(1) 
The water supply system shall be developed and used as approved by the New York State Department of Health.
(2) 
Every well or suction line of the water supply system shall be located and constructed in such a manner that neither underground nor surface contamination will reach the water supply from any source. The following minimum distances between wells and various sources of contamination shall be required.
Contamination Sources
Well or Suction Line Distance
(feet)
Building sewer
100
Septic tank
100
Disposal field
150
(3) 
Any well casings, pumping machinery or suction pipes shall be adequately housed and landscaped.
(4) 
The treatment of a private water supply shall be in accordance with applicable New York State laws and regulations.
C. 
Storage facilities. All water storage reservoirs shall be covered, watertight and constructed of impervious material. Overflows and vents of such reservoirs shall be effectively screened. Manholes shall be constructed with overlapping covers, so as to prevent the entrance of contaminated material. Reservoir overflow pipes shall discharge through an acceptable air gap.
D. 
Distribution system.
(1) 
The water supply system of the mobile home park shall be connected by pipes to all mobile homes, buildings and other facilities requiring water.
(2) 
All water piping, fixtures and other equipment shall be constructed and maintained in accordance with state and local regulations and requirements and shall be of a type and in locations approved by the health authority.
(3) 
The water piping system shall not be connected with nonpotable or questionable water supplies and shall be protected against the hazards of backflow or back siphonage.
(4) 
The system shall be so designed and maintained as to provide a pressure of not less than 20 pounds per square inch, under normal operating conditions, at service buildings and other locations requiring a potable water supply.
E. 
Water risers.
(1) 
Individual water riser pipes shall be located within the confined area of the mobile home stand at a point where the water connection will approximate a vertical position.
(2) 
Water riser pipes shall extend at least four inches above ground elevation. The pipe shall be at least three-quarter (3/4) inches. The water outlet shall be capped when a mobile home does not occupy the lot.
(3) 
Adequate provisions shall be made to prevent freezing of service lines, valves and riser pipes and to protect risers from heaving and thawing actions of the ground during freezing weather. Surface drainage shall be diverted from the location of the riser pipe.
(4) 
A shutoff valve below the frost line shall be provided near the water riser pipe on each mobile home lot.
(5) 
Underground stop and waste valves shall not be installed on any water service.
A. 
General. An adequate and safe sewage 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 Department of Environmental Conservation, 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 [see Subsection C(1)] shall have a normal inside diameter of at least three inches, and the slope of any portion thereof shall be at least one-fourth (1/4) inch per foot. The sewer connection shall consist of one pipe line only, without any branch fittings. All joints shall be watertight.
(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 the 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 be approved by the State Health Department prior to construction. Effluents from sewage treatment facilities shall not be discharged into any waters of the state except with prior approval of the New York State Department of Environmental Conservation.
E. 
Individual septic systems. Individual septic systems shall service no more than two mobile homes per one-thousand-gallon septic tank.
A. 
General. Every park shall contain an electrical wiring system consisting of wiring, fixtures, equipment and appurtenances, which shall be installed and maintained in accordance with applicable codes and regulations governing such systems.
B. 
Power distribution lines.
(1) 
Main power lines not located underground shall be suspended at least 18 feet above the ground. There shall be a minimum horizontal clearance of three feet between overhead wiring and any mobile home, service building or other structure. All service lines shall be underground pursuant to the Public Service Commission.
(2) 
All direct-burial conductors or cable shall be buried at least 18 inches below the ground surface and shall be insulated and specially designed for the purpose. Such conductors shall be located not less than one foot radial distance from water-, sewer gas or communication lines.
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 one hundred twenty/two hundred forty (120/240) volts AC, 100 amperes.
(2) 
Outlet receptacles at each mobile home stand shall be located not more than 25 feet from the overcurrent protective devices in the mobile home and a three-pole, four-wire grounding type shall be used. Receptacles shall be of weatherproof construction and type approved by the New York State Board of Fire Underwriters or other qualified inspection agency approved by the town.
[Amended 12-5-1996 by L.L. No. 2-1996]
(3) 
The mobile home shall be wired directly to the service disconnect.
(4) 
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 methods of grounding metallic wiring. The neutral conductor shall not be used as an equipment ground for mobile homes or other equipment.
A. 
General. The requirements of this Part 1 shall apply to service buildings, recreation buildings and other community service facilities such as:
(1) 
Management office, repair shops and storage areas.
(2) 
Sanitary facilities.
(3) 
Laundry facilities.
(4) 
Indoor recreation areas.
B. 
Fireplaces, etc. Cooking shelters, barbecue pits, fireplaces and woodburning stoves shall be so located, constructed, maintained and used as to avoid fire hazards and smoke nuisances both on the property on which used and on neighboring property. No open fire shall be permitted except in facilities provided for that purpose. 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, accidents or fire hazards or air pollution.
B. 
All refuse shall be stored in flytight, watertight, rodentproof 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 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 and shall be the responsibility of the mobile home park operator.
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 in covered vehicles or covered containers.
F. 
Trash collection areas shall be screened by opaque fencing and/or plantings.
A. 
Grounds, buildings and structures shall be maintained free from insect and rodent harborage and infestation. Extermination methods and other measures to control insects and rodents shall conform to the requirements of the health authority.
B. 
Parks shall be maintained free of accumulations of debris which may provide rodent harborage or breeding places for flies, mosquitoes and other pests.
C. 
Storage areas shall be so maintained as to prevent rodent harborage. Lumber, pipe and other building materials shall be stored at least one foot above the ground.
D. 
Where the potential for insect and rodent infestation exists, all exterior openings in or beneath any structure shall be appropriately screened with wire mesh or other suitable materials.
E. 
The growth of brush, weeds and grass shall be controlled to prevent harborage of ticks, chiggers and other noxious insects. Parks shall be so maintained as to prevent the growth of ragweed, poison ivy, poison sumac, poison oak and other noxious weeds considered detrimental to health. Open areas shall be maintained free of heavy undergrowth of any description.
A. 
Liquefied petroleum gas storage.
(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 LP 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 80 gallons or more than 500 United States gallons' gross capacity and shall be limited to one tank per unit.
(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.
B. 
Fuel oil storage 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.
A. 
The mobile home shall be subject to fire prevention ordinances which may be adopted by the Town Board.[1]
[1]
Editor's Note: See Ch. 75, Fire Prevention and Building Construction.
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. 
Fires shall be made only in stoves, incinerators and other equipment intended for such purposes.
(1) 
Fire hydrants shall be installed if the park water supply system is capable of serving them, in accordance with the following requirements:
(a) 
The water supply system shall permit the operation of a minimum of two one-and-one-half-inch hose streams.
(b) 
Each of two nozzles, held four feet above the ground, shall deliver at least 75 gallons of water per minute at a flowing pressure of at least 30 pounds per square inch at the highest elevation point of the park.
(2) 
Fire hydrants, if provided, shall be located within 500 feet of any mobile home, service building or other structure of the park.
E. 
All mobile homes placed after the effective date of this Part 1 shall contain approved smoke and heat detectors.
Mailboxes shall be clustered attractively and located near the main entrance road.