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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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).
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.
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.
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.
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.
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:
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
Systems shall be provided with safety devices to relieve
excessive pressures and shall be arranged so that the discharge terminates
at a safe location.
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.
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.
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.
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.
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.
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.
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.