§ 58-12. Requirements for mobile home parks., Chapter 58. Mobile Homes and Trailers, Code of Ordinances, Oneonta, Town

Site.

(1)

The park shall be located in areas where grades and soil conditions are suitable for use as mobile home sites.

(2)

The park shall be located on a well-drained site which is properly graded to ensure rapid drainage and be free at all times from stagnant pools of water.

(3)

The park shall be free from heavy or dense growth of brush and woods.

(4)

The park shall be at least five acres in size, with 300 feet of frontage on a public road.

(5)

The park shall not be developed within the intermediate regional flood line established by the Corps of Engineers.

Mobile home lot.

(1)

Each mobile home park plan shall be marked off by permanent post pins, monuments or other points of reference into mobile home lots.

(2)

Each mobile home lot shall have a total area of not less then 6,000 square feet, except as provided in Subsection J herein.

Mobile home.

(1)

No mobile home shall be parked or otherwise located nearer than a distance of:

(a)

At least 30 feet from an adjacent mobile home in any direction.

(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. In cases where the park is adequately screened by topography or natural vegetation, this requirement may be waived to 50 feet by the Planning Board.

(d)

At least 20 feet from the nearest edge of any roadway located within the park.

(2)

Only one mobile home shall be permitted to occupy any one mobile home lot.

(3)

Any mobile home in excess of 18 feet in width must occupy two mobile home lots as defined above.

(4)

Each mobile home must be provided with perimeter skirting to hide all wheels, chassis and other appurtenances under the home, to be installed in less than 60 days after mobile home is placed on its stand.

(5)

The structural frame of said mobile home shall be attached to the ground in not less than four places, attached by cables equipped with turnbuckles to in-ground concrete anchors.

Mobile home stand.

(1)

Each mobile home lot shall have a mobile home stand which will provide for the practical placement on and removal from the lot of both the mobile home and its appurtenant structures and the retention of the home on the lot in a stable condition.

(2)

The stands shall fit the dimensions of the anticipated mobile homes and their appurtenant structures or appendages.

(3)

The stand shall be constructed on an appropriate nonporous material which is durable and adequate for support of the maximum anticipated loads.

(4)

The stand shall be suitably graded to permit rapid surface drainage.

Accessibility and maintenance. Roads within all parks, existing and proposed, where snow fall is two inches or more shall be properly plowed. Sand and salt shall be used to control any ice. All roads will be maintained to eliminate any potholes or other deterioration. The only allowable materials will be macadam or cold patch.

[Amended 7-10-1985]

(1)

Where a mobile home park has more than 25 mobile home lots, two points of entry and exit shall be provided, but in no instance shall the number of entry and exit points exceed four.

(a)

Such entrances and exits shall be designed and strategically located at a minimum distance of 100 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.

(b)

All entrances and exits shall be at right angles to the existing public highway or street.

(c)

All entrances and exits shall be free of any material which would impede the visibility of the driver on a public or park highway or street.

(d)

All entrances and exits shall be of sufficient width to facilitate the turning movements of vehicles with mobile homes attached. The center-line radius shall not be less than 70 feet.

(e)

The requirement of two points of access may be waived to one for design purposes, provided that an appropriate all-weather emergency access area is provided and maintained open at all times and free from snow.

(2)

Each park shall have improved streets to provide for the convenient access to all mobile home lots and other facilities within the park.

(a)

The street system shall be so designed as to permit the safe and convenient vehicular circulation within the park.

(b)

Streets shall be adapted to the topography and shall have suitable alignment and gradient for traffic safety.

(c)

All streets shall intersect at angles of not less than 80°.

(d)

Streets shall be surfaced with an all-weather, dustless material.

(e)

All streets shall have a minimum treated surface width of 24 feet.

(f)

Except in cases of emergency, no parking shall be allowed on such streets.

(3)

An all-weather, dustless driveway shall be provided for each mobile home lot. This driveway shall have a minimum width of 10 feet.

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 20 feet.

(2)

Additional off-street parking spaces shall be provided at strategic and convenient locations.

(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 10 feet by 20 feet which shall provide for adequate maneuvering space, at the standard of 350 square feet for total parking and maneuvering.

Utilities and service facilities.

(1)

The following utilities and service facilities shall be provided in each mobile home park, which shall bear the stamp of approval of the New York State Department of Health:

(a)

An adequate supply of pure water for drinking and domestic purposes shall be supplied by pipes to all mobile home lots within the park to meet the requirements of the park. Each mobile home lot shall be provided with proper water connections.

(b)

Each mobile home lot shall be provided with a sewer, which shall be connected to the mobile home situated on the lot, to receive the waste from the shower, tub, flush toilets, lavatory and kitchen sink in such home. The sewer shall be connected to a public sewer system or one approved by the New York State Health Department so as not to present a health hazard. Sewer connections in unoccupied lots shall be so sealed as to prevent the emission of any odors and the creation of breeding places for insects.

(c)

A storm drainage system designed to convey all stormwater into natural watercourses and to maintain the park area free from standing pools of water.

(d)

Metal garbage cans with tight-fitting covers shall be provided by mobile home owners in quantities adequate to permit the disposal of all garbage and rubbish. The cans shall be kept in sanitary condition at all times. The cans shall be located no further than 200 feet from any mobile home lot. Garbage and rubbish shall be collected and disposed of as frequently as may be necessary to ensure that such cans shall not overflow. In all parks, existing or proposed, garbage and rubbish shall be collected and disposed of at least once a week.

[Amended 7-10-1985]

(2)

Service buildings may be provided as deemed necessary for the normal operation of the park. Such buildings shall be maintained by the owner or manager of the park in a clean, sightly and sanitary condition.

(3)

Each mobile home lot shall be provided with weatherproof electric service connections and outlets which are a type approved by the New York State Board of Fire Underwriters.

(4)

Fire hydrants shall be installed where feasible within the capacity of the existing municipal water system.

Open space.

(1)

Each mobile home park shall provide common open space for the use of 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.

(3)

Such open space shall be reasonably level, usable space and provided with standard playground equipment.

Landscaping.

(1)

Lawn and ground cover shall be provided on those areas not used for the placement of mobile homes and other buildings, walkways, roads and parking areas.

(2)

Planting shall be provided to the extent needed in order to provide for the screening of objectionable views, adequate shade and a suitable setting for the mobile homes and other facilities.

(a)

The rear lot lines between mobile homes stands shall be planted with trees which will have a mature height of not less than 20 feet. Such trees shall be placed at a maximum of 25 feet on center.

(b)

Other planting shall be provided along those areas within the park which front upon existing public highways and streets to reduce glare and provide pleasant outlooks for the living units.

(3)

Grass or ground cover shall be provided on all areas subject to erosion.

Bonuses. The minimum lot area may be reduced by the Planning Board from 6,000 square feet to 5,000 square feet for those mobile home parks providing all utilities underground, including electrical, telephone and fuel, and a landscaping plan designed to enhance the mobile home park and surrounding community.

Nonconforming parks. All mobile home parks built prior to the enactment of this chapter which do not meet the standards of this chapter shall be called "nonconforming mobile home parks." All changes or additions to such parks shall be made in accordance with this chapter and reviewed by the Planning Board and recommended to the Town Board. Whenever an operator of a nonconforming mobile home park removes a mobile home(s) and does not replace such home(s) within six months, replacement of such home(s) shall not be permitted without first conforming to the regulations of this Chapter 58 for new parks for said site. All such parks shall be licensed in the manner prescribed in §§ 58-4 through 58-9. The Planning Board and the Town Board shall, at a minimum, adhere to the following criteria with regard to new mobile home placements in a nonconforming park:

[Amended 1-13-1993 by L.L. No. 1-1993; 4-8-1998 by L.L. No. 4-1998]

(1)

Any replacement mobile home must not be placed less than 15 feet in any direction from any adjacent mobile home.

(2)

New mobile homes must be placed no closer to any roadway or right-of-way through the mobile home park than are the immediately adjacent mobile homes.

(3)

Enclosed additions to any existing mobile home shall not be constructed within 15 feet from any adjacent mobile home.

(4)

Any accessory structures such as open porches, detached storage sheds, awnings, fences or carports shall not be located within three feet from any adjacent mobile home.

(5)

All new replacements shall also conform to the criteria set forth in § 58-12C(4) and (5) and D.

Building permits required. Prior to any relocation or new placement of a mobile home within a mobile home park, a permit must first be secured from the Code Enforcement Officer pursuant to guidelines established in Chapter 16, Building Construction, of this Code.

[Added 6-9-1993 by L.L. No. 3-1993]

Installation standards. No mobile home may be installed for dwelling purposes that is over the age of five years unless the following terms and conditions are met:

[Added 4-8-1998 by L.L. No. 4-1998]

(1)

The mobile home has a serviceable roof, no broken windows and at least two operable smoke detectors installed, all floors are free from defects and are structurally sound, and all doors are serviceable and undamaged so they latch shut.

(2)

All damage to the exterior (e.g., cuts, dents, holes and rust) shall be repaired or replaced prior to installation in park.

Certificate of compliance/right to inspect.

[Added 4-8-1998 by L.L. No. 4-1998]

(1)

Prior to installation or rental of a mobile home to a new occupant, a certificate of compliance with the provisions of this chapter and the provisions of the New York State Uniform Fire Prevention and Building Code must be obtained from the Town of Oneonta Code Enforcement Officer.

(2)

The owner or operator of ever mobile home park shall keep a permanent record, in writing, of all persons occupying or using the facilities of such park, which shall include the following information:

(a)

Names, addresses (including site number) and date of rental (if applicable) of each occupant of each mobile home.

(b)

Names and addresses (including site number) of the owner of each mobile home.

(c)

Year, make, model, color and registration number of each mobile home.

Lot maintenance. Each park occupant shall be responsible for the maintenance of the mobile home lot and shall keep all yard space in a neat and sanitary condition. It shall be the responsibility of each mobile home occupant to keep the site and lot free of litter, rubbish, unregistered vehicles and equipment or parts and to otherwise comply with such regulations as enumerated in this Code of the Town of Oneonta.

[Added 4-8-1998 by L.L. No. 4-1998]