Source: https://www.ecode360.com/29851137
Timestamp: 2019-04-25 17:45:05+00:00

Document:
§ 153-2 Definitions; word usage.
§ 153-4 License requirements; exceptions.
§ 153-5 Temporary licenses; emergency parking.
§ 153-6 Existing mobile homes.
§ 153-7 Licensing procedures for new mobile home courts.
§ 153-8 Term of license; transfer; renewals.
§ 153-9 Applicability and variances.
§ 153-10 Site plan and design standards.
§ 153-14 Inspection; notices to remedy; revocation of license.
§ 153-15 Penalties for offenses.
§ 153-16 Administration; enforcement; fees.
Uniform construction codes — See Ch. 121.
Sewers — See Ch. 194.
Site plan review — See Ch. 206.
Recreational vehicle parks — See Ch. 251, Art. I.
Zoning — See Ch. 265.
The purpose of this chapter is to promote and protect the public health, welfare, safety, order, conduct, comfort, convenience, prosperity and well-being of persons and property in the Town of North Collins, including those occupying mobile homes or operating mobile home courts, by providing specific safeguards, standards, rules and regulations for the design and operation of mobile home courts, by providing that mobile home courts be established and maintained in accord with plans and specifications and in a uniform manner approved by the Town Board after review and recommendation by the Planning Board, by providing that mobile homes be located in duly licensed mobile home courts, by making provision for the parking, storage or temporary licensing of mobile homes outside mobile home courts and by requiring that all mobile home courts be duly licensed and periodically inspected.
When not inconsistent with the context, words used in the present tense include the future tense, and plural and singular connotations are interchangeable.
Macadam, concrete or the equivalent, as approved by the Town Highway Superintendent.
Find to be conforming to the provisions of this chapter.
The duly appointed enforcement officer of the Town of North Collins.
The plan required of an applicant to be filed for a license to establish, maintain and operate or enlarge, alter or change a mobile home court in the Town of North Collins pursuant to the provisions of this chapter, showing sufficient detail and otherwise documented as to be conforming to the provisions of this chapter.
A private way which affords a principal means of access to individual court units or auxiliary buildings.
A minor private way used by vehicles and pedestrians on a mobile home court unit. This area may constitute off-court street parking.
The person duly appointed by the Town Board to enforce the provisions of this chapter. Unless otherwise designated by the Town Board, the Code Enforcement Officer shall be the "enforcement officer."
The organization, public or private, authorized by the Town of North Collins or by state law to provide fire prevention and fire-protection services to any or all areas of the Town of North Collins.
A written certification duly issued by the Town of North Collins authorizing and permitting the operation or alteration and extension of a mobile home court or the temporary location of a mobile home under the provisions of this chapter.
A movable or portable single-family unit or dwelling designed and constructed for quick mobility by towing on its own chassis, comprised of a frame and wheels, completely manufactured and assembled off site without a permanent foundation for transportation to a location, for year-round living, provided and equipped with facilities or simple connecting devices for connection to utility and sanitary sewer services. Said unit may contain parts that may be folded, collapsed or telescoped when being towed and expanded later to provide additional cubic capacity as well as two such separately towable components designed and manufactured to be joined into one integral unit capable of being again separated, into the components for repeated towing. A "mobile home" shall not include travel, camping or similar type trailers designed to be used principally as a temporary or seasonal dwellings for travel, recreational or vacation uses having a body width not exceeding eight feet and a body length not exceeding 32 feet which may be operated independently of utility or sanitary sewer connections or prefabricated modular units used in residential construction.
A parcel of land which has been designed and improved for the placement of mobile homes for nontransient use and cannot be platted and filed as a subdivision with the Erie County Clerk, as provided herein.
The combination or linkage of two purposely designed single-width mobile homes on a common mobile home court unit for the purpose of providing expanded interior area for single-family residential purposes.
That part or area of an individual mobile home unit which has been reserved for the placement of a mobile home, exclusive of any appurtenances.
A designated lot or space for rent or lease only in any mobile home court which shall be designed for and assigned to occupancy by one mobile home, either single- or double-width.
A surfaced outdoor living space designed and intended to supplement the interior mobile home living area on a seasonal, warm-weather basis.
An individual, firm, partnership, corporation or other legal entity, whether tenant, owner, lessee, lessor, licensee, agent, employee, heir or assignee.
A structure housing sanitary, operational, office, recreational, maintenance or other facilities built to conform to required standards of this chapter.
Mandatory and required at all times.
The duly elected Town Board of the Town of North Collins.
The duly elected Town Clerk of the Town of North Collins.
The duly elected Town Highway Superintendent of the Town of North Collins.
The duly appointed Planning Board of the Town of North Collins.
Includes the term "designed or intended to be used."
No mobile home shall be placed, parked, situated, stored, located, installed, displayed, occupied or otherwise used on any land situate in the Town of North Collins, outside the Incorporated Village of North Collins, New York, unless otherwise provided herein or permitted by Chapter 265, Zoning, of the Town of North Collins, except on a mobile home stand in a mobile home unit of a duly licensed mobile home court.
All mobile home courts hereinafter operated or located in the Town of North Collins, New York, shall be duly licensed and periodically inspected as hereinafter provided.
No license shall be required for a mobile home located and installed, with all utility services connected thereto and otherwise in full compliance with the provisions of this chapter, on a designated mobile home stand in a mobile home unit of a mobile home court for which a license as hereinafter provided shall have been duly issued and is in full effect.
The Town Clerk of the Town of North Collins, upon written application and upon payment of the required fee as established by the Town Board, shall issue a temporary license to park or to display for sale one mobile home, subject to the following terms and conditions: A license to park, but not to occupy, or a license to offer or display for sale, but not occupy, one mobile home in any R-A, C-1 or C-2 District of the Town, as defined by Chapter 265, Zoning, of the Town of North Collins, may be issued for a period not to exceed six months, provided that the mobile home is so located as to be inconspicuous from any public highway and at least 100 feet from any dwelling on any adjacent lot.
An application for a temporary license shall be accompanied by an accurate diagram or drawing showing the precise location proposed as the site at which such mobile home is to be parked, the zoning district of such site and the distance therefrom to the nearest public highway and to the nearest dwelling on any adjacent lot. Before issuing a temporary license, the Town Clerk shall cause the proposed site to be viewed to ensure that such site is so located as to be inconspicuous from any public highway. The term of a temporary license may be once renewed for a period not to exceed three months.
Temporary emergency parking, for a period not to exceed seven days, of a mobile home on premises, public or private, in the Town of North Collins while awaiting repairs shall not require a license nor be considered in violation of this chapter but shall be subject to any other restrictions imposed by law, ordinance or parking regulations.
No temporary license shall be required for the storage or parking of an unoccupied mobile home wholly within a garage or other completely enclosed structure.
Editor's Note: Original Section 4-00(e), Temporary permit — mobile home on full-time farming operation, as added 9-6-1989 by L.L. No. 1-1989, was repealed 12-4-1991 by L.L. No. 2-1991. However, the Town Board resolved on 7-3-1991 that licenses currently held under said L.L. No. 1-1989 be effective until 15 years from the date of deletion.
The licensing provisions of this chapter shall not apply to a legally existing mobile home which was lawfully located on any land in the Town of North Collins as a legal and permitted land use prior to the effective date of this chapter.
Five copies of an appropriate mobile home court site plan as hereinafter provided, drawn to scale and prepared under the seal of a professional engineer or land surveyor duly licensed by the State of New York.
A certificate or certification attesting that such site plan has been duly approved by the Erie County Health Department.
A certificate of zoning compliance issued by the enforcement officer pursuant to § 265-41 of Chapter 265, Zoning, of the Code of the Town of North Collins.
Five copies of all other information and documents required to establish compliance with §§ 153-10 and 153-13 of this chapter.
Five copies of uniform terms of lease forms and uniform court rules and regulations proposed for utilization in the rental, use, occupancy and operation of the mobile home court, as hereinafter provided.
One copy of the application, with all supporting documents, shall be distributed by the Town Clerk to each of the following: the Assessor, the Code Enforcement Officer, the Town Planning Board, the Town Highway Superintendent and the Office of the Town Clerk. Upon receipt of the original application and the proper filing fee as established by the Town Board, the Town Board shall, in turn, refer the application to the Town Planning Board for study and recommendations. Following the recommendation of the Planning Board to the Town Board, the Town Board may approve the plan as filed.
The Town Clerk shall thereafter issue a license to the applicant for such mobile home court upon completion of the plan as filed and the granting of a certificate of completion by the enforcement officer as hereinafter provided.
A mobile home court license shall expire on the 30th day of June following the date of issuance but may be renewed, subject to the provisions of this chapter, for additional periods of one year each. If the initial license does not coincide with the June 30 date, the fee for such initial license shall be prorated.
A mobile home court license shall not be transferred without approval of the Town Board.
Application for a license renewal of a duly licensed mobile home court shall be filed with the Town Clerk, who shall issue such renewal license for the prescribed fee, subject to the provisions of § 153-14E of this chapter.
Unless otherwise provided in this chapter, the standards, rules and regulations herein provided shall apply to the establishment, maintenance and operation of all mobile home courts, to all original applications for a mobile home court license, to all applications for renewal of a mobile home court license and to all applications for any transfer thereof.
No exception shall be granted by the Town Board except upon a finding that, because of unusual circumstances of shape of the premises, topography of the premises or other existing conditions, an extraordinary hardship would result from strict compliance therewith, in which event the Board may vary the applicability thereof so that substantial justice is done and the public interest is served. No variance shall be granted that permits or requires less than substantial compliance with the provisions of this chapter or which shall have the effect of nullifying the intent or purpose thereof, the requirements of the Erie County Department of Health or of Chapter 265, Zoning, of the Town of North Collins.
The location, boundaries, dimensions and topography of the tract of land proposed to be used for the mobile home court.
The number, location and size of all spaces designated or reserved for independent mobile home units to be licensed thereunder and all service outlets and connections therefor.
The location of each mobile home stand and patio within each mobile home unit to be licensed thereunder.
The boundaries of and facilities to be included in all recreation areas.
The location, size and electric lighting plan for all roads, walks and outdoor areas.
The location of all service buildings and all other proposed structures.
The location, type and capacity of water supply, distribution and storage, sewage treatment and disposal and stormwater drainage facilities to be provided.
Five copies, under the architect's seal, of the plans and specifications for all service buildings and other improvements to be constructed within the mobile home court.
Suitable plans and specifications for landscaping to be performed within and around all areas of the mobile home court.
The location proposed for the storage of any and all unoccupied mobile homes and the exact dimensions thereof, including a statement certifying the maximum number of mobile homes to be stored or parked thereon at any given time.
Such other information in such detail as may be reasonably required by Town or other lawful reviewing authorities.
Mobile home court design standards.
Less than 20 feet from any other mobile home.
Less than 10 feet from any side line of any mobile home court unit.
Less than 55 feet from any public right-of-way. The Planning Board of the Town may, however, for stated reasons, recommend a greater setback. The minimum setback as approved by the Town Board shall not be used for accessory uses or for recreation or vehicular parking. If such setback area is part of the mobile home court premises, such setback area shall be satisfactorily landscaped as shown on the mobile home court site plan and shall be maintained in a mowed condition.
Less than 25 feet from any property line of property abutting the mobile home court site.
Less than 15 feet from any court street.
Less than 15 feet from the rear line of any mobile home court unit.
Each access between a public right-of-way and a mobile home court shall be not less than 100 feet in width.
Suitable vehicular access shall be provided to each mobile home court unit. Each court street shall be well marked and continuous and shall connect with a street or highway at a 90° angle, and at least a twenty-foot width shall be improved and maintained with an all-weather hard surface, on a suitable base, subject to the approval of the Town Highway Superintendent. All court streets shall be illuminated as per standards required for residential subdivisions in the Town of North Collins. The maintenance of all court streets and snow removal therefrom shall be the responsibility of the mobile home court owner.
The mobile home court owner shall provide and maintain a driveway for each mobile home unit. Each driveway shall connect to a court street. The driveway shall not be less than eight feet in width and shall be improved and maintained with an all-weather hard surface on a suitable base, subject to the approval of the Town Highway Superintendent. The driveway shall extend a minimum of 20 feet beyond the required fifteen-foot unit front setback, but in no case shall it extend beyond the mobile home stand.
An area or areas restricted to recreational uses shall be provided in each mobile home court. A minimum of 500 square feet per mobile home court unit shall be made available in one or more places within the court for this use, provided that at least one such area restricted to recreational usage shall not be less than 1/2 acre in area. The Planning Board of the Town may require suitable fencing and landscaping of such areas for screening purposes.
Each mobile home unit shall be provided with a patio of concrete at least eight feet by 10 feet in area and four inches in depth. Such patio shall not be used as a parking space, and no portion of the mobile home shall be located on such patio.
Service buildings in mobile home courts.
Be located at least 20 feet from any mobile home unit, court street, road or driveway, excepting its own driveway.
Be of moisture-resistant material with well-drained floors to permit washing and cleaning.
Be of permanent construction and adequately lighted.
Have adequate heating facilities to maintain a temperature of 70° F. during cold weather and to supply a minimum of three gallons of hot water per hour per mobile home court unit during the time of peak demand.
Have all rooms well ventilated, with all openings effectively screened.
Provide automatic commercial washing and drying machines at the ratio of two washers and one dryer for under 25 mobile home court units and four washers and two dryers for over 25 mobile home court units.
Such facilities shall be maintained in proper operating condition at all times.
Standards adopted by the Erie County Department of Health shall be used to determine the sufficiency of toilet and laundry facilities provided in any and all mobile home courts in the Town of North Collins.
Utilities in mobile home courts.
No mobile home court license shall be issued unless and until the water system thereof is connected to and serviced by a water supply and distribution system approved by the Erie County Health Department and until the water system, sewer system and all utilities of the mobile home court have been connected and completed to each mobile home stand and to each service building. No common drinking cups or other utensils shall be permitted. Drinking water facilities shall not be placed in any toilet room or water closet compartment.
All plumbing in a mobile home court shall be constructed and maintained in accordance with standards approved by the Erie County Health Department and with all applicable state and local laws and regulations.
All waste from showers, tubs, toilets, laundries, faucets, sinks and lavatories shall be wasted into a public sewer system or a private sanitary disposal system whose design, capacity, construction, operation and use are approved by the Erie County Health Department.
An electrical outlet shall be provided for each mobile home stand. The installation of said outlet shall comply with standards approved by the American Insurance Association, or its successors, and with all applicable state, county and Town laws and regulations. The use of coal or coke for heating, lighting or cooking shall be prohibited in all mobile homes and in any service building.
Refuse disposal in mobile home courts. The storage, collection and disposal of refuse in a mobile home court shall be so managed as to create no health or accident hazards, rodent harborage, insect breeding areas or pollution of air or water. All refuse shall be stored in flytight, watertight and rodentproof containers, which shall be provided in sufficient number and capacity to prevent any refuse from overflowing. Insect- and rodent-control measures to safeguard the public health, as recommended by the Erie County Health Department, shall be applied in all mobile home courts.
Each mobile home court shall be subject to the fire prevention rules and regulations applicable to the Town of North Collins. The owner or operator of each mobile home court shall furnish and maintain in each mobile home and in each service building at least one carbon-dioxide fire extinguisher of approved size and design, or its equivalent, in proper working order.
The owner or operator of each mobile home court shall inspect all mobile homes upon entry into the court and shall require as a condition precedent to entry into the court that each mobile home be equipped or installed with at least one automatic smoke detector located on or at the ceiling outside and adjacent to each sleeping area. The alarm device shall emit a signal readily audible throughout the mobile home. Detector failure shall be indicated by an adequate visual or audible trouble signal.
The names and addresses of all mobile home occupants residing in the court.
The make, model and license number and the name and address of the owner of each motor vehicle registered to or operated by an occupant and parked in the court.
The manufacturer's serial number, model designation, name of manufacturer, date of manufacture and the New York State seal serial number of each mobile home parked in the court and the name and address of the owner.
The dates of arrival and departure of each mobile home.
A statement signed by the owner of the court and by the owner or lawful occupant of each mobile home consenting to entry therein by the enforcement officer, fire company officials or other duly authorized persons for the purpose of inspecting the fire-protection equipment required by this chapter.
In every mobile home court, there shall at all times be a building in which shall be located the office of the operator or persons in charge of said court. A mobile home may be approved by the Town Board to serve as said office instead of a separate building, but it must be conspicuously identified as the office. A copy of the mobile home court license and a copy of this chapter and all subsequent amendments thereto as may be made from time to time shall be posted in said office. The court register shall at all times be kept in said office.
Maintain the court in a clean, orderly and sanitary condition at all times.
Prohibit the use of any mobile home by a greater number of persons than it is designed to accommodate.
Comply with and make such inspections as may be necessary to ensure that there are no violations of this chapter and be liable for and pay to the Town Clerk any mobile home court occupancy fees as may now or hereafter be required by law.
No mobile home may be permanently affixed to the ground.
The living or storage space of any mobile home licensed hereunder or located in a duly licensed mobile home court shall not be increased without first obtaining a permit from the enforcement officer.
A freestanding, completely enclosed storage shed not to exceed the following dimensions: 10 feet wide, 10 feet long and eight feet from ground level in height.
Awnings or canopies attached to mobile homes.
Screened or open patios and a seasonal storm shelter, provided that no storage is afforded in such shelter or patio.
Any permit for the aforesaid appurtenances shall be approved by the Town Board.
None of the aforesaid appurtenances shall be located closer than 10 feet to any mobile home court unit line or to the rear of the front setback.
No occupied mobile home shall be located in a mobile home court in any area other than upon a mobile home court unit.
Mobile home courts shall at all times be maintained in a clean and sanitary manner in accordance with the provisions of this chapter and with any other requirements imposed as a condition of granting a license or any renewal thereof. Nothing in this chapter shall be construed to abrogate any of the provisions of the public health rules and regulations of the Erie County Health Department or of the public health laws of the State of New York. In the event of inconsistencies existing between the provisions of this chapter and said county or state code or laws, said code or laws shall govern.
A licensed mobile home court may not be altered, extended or otherwise changed and the number of mobile home units for which a certificate of completion and mobile home court license have been issued may not be altered, extended or otherwise changed without the approval of the Town Board pursuant to the filing and approval of an amended site plan covering such alterations, extensions or other changes.
Each mobile home shall be secured to its mobile home stand by properly installed tie-downs.
Each mobile home shall be fully skirted on all sides by a metal manufactured material similar in appearance to the home it skirts.
The owner or operator of each mobile home court shall establish uniform court rules and regulations and uniform lease forms in the rental, use, occupancy and operation of the mobile home court, true and complete copies of which and all amendments thereto shall be filed with the Town Board and shall be subject to Town Board approval. A copy of the court rules and regulations and all amendments thereto, as approved by the Town Board, shall be posted in the court office.
Before a mobile home court commences operation, the enforcement officer shall make an inspection of the premises to determine that the site plan has been completed and that all of the requirements of this chapter have been complied with before he grants and issues a certificate of completion.
In no event shall a certificate of completion be issued for fewer than a minimum of 10 mobile home units for which all improvements have been installed and provided as required by this chapter.
No mobile home shall be entered into a mobile home court except upon the prior inspection and written permit of the enforcement officer.
No mobile home entered into a mobile home court shall be occupied except upon the prior inspection of the enforcement officer and issuance of a certificate of occupancy. A certificate of occupancy shall not be issued until the mobile home has been properly placed on a mobile home unit with all service connections and utilities completed.
The enforcement officer shall inspect all licensed mobile home courts as often as may be necessary and also upon the filing of each application for a license renewal and upon the filing of any application for a transfer of license. A renewal or transfer of license shall not be issued by the Town Clerk until all violations found to exist have been remedied.
If the enforcement officer shall find upon any inspection that a mobile home court is not being maintained in a clean, orderly and sanitary condition or that such mobile home court is not being operated in accordance with the provisions of this chapter or is in violation thereof, he shall serve upon the licensee, his agent or employee an order, in writing, directing that the condition or conditions therein specified be remedied within five days after service of such order. Failure to remedy such condition or conditions within said five-day period shall constitute a violation of this chapter. Each week's continued violation shall be deemed and shall constitute a separate and additional violation of this chapter and shall be punishable hereunder.
The Town Board may, after notice and proper hearing, revoke a mobile home court license or any other certificate, license or permit issued pursuant to the terms of this chapter, for a violation of any of the provisions hereof. Upon any such revocation, the premises affected shall forthwith cease to be used for the purpose of a mobile home court or site for a mobile home, as the case may be, and all mobile homes covered thereby shall forthwith be removed.
No person may interfere with, obstruct or hinder the enforcement officer or any other authorized person proceeding in the discharge of his official duties with respect to or in the enforcement of the provisions of this chapter.
Failure to comply with any of the provisions of this chapter is hereby declared to be an offense. Every person convicted of an offense for a violation of any of the provisions of this chapter shall be punishable by a fine of not more than $250 or by imprisonment for not more than 15 days, or by both such fine and imprisonment.
The prosecution for or conviction of any violation of a provision of this chapter or the imposition of any fine or imprisonment shall not excuse such violation or permit the same to continue unremedied or prevent the revocation of any license, certificate or permit issued pursuant to this chapter.
In addition to other remedies, the Town of North Collins may institute any appropriate action or proceeding, legal or equitable, as may now or hereafter be provided or authorized by law to enforce this chapter or prevent or restrain a violation thereof.
Unless otherwise provided by action of the Town Board, the Code Enforcement Officer of the Town of North Collins shall be the enforcement officer of this chapter. It shall be the duty and responsibility of the Code Enforcement Officer to perform all tasks assigned to the enforcement officer by the provisions of this chapter.
The Town Clerk shall collect, record and turn over to the appropriate Town officers all moneys received for license applications, renewals or transfers thereof, permits, occupancy fees and other certifications as provided for in this chapter or required by the Town Board.
Fees for licenses, applications, renewals, transfers, permits and such other authorizations by the Town of North Collins as provided for in this chapter or in any subsequent amendments thereto shall be established by the Town Board as to type and amount.

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 § 265
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