Elbridge, N.Y., Code of Ordinances ch. 175 (eCode360 ed. 2026) § 175-4

A. General requirements. Soil conditions, groundwater level, drainage and topography shall not be such as to create hazards to the property or the health and safety of the occupants. The site shall not be exposed to objectionable smoke, odors or other adverse influences and no portion shall be subject to flooding or excessive setting or erosion. Replacement mobile homes greater than 10 years old from date of manufacture are prohibited. B. Location. Existing mobile home courts may be continued where located at the time of the enactment of this amendment and shall be nonconforming uses pursuant to Chapter 265 , Zoning, of this Code and shall be subject to regulation by this Code as it shall apply. C. Soil and ground cover requirements. Exposed ground surfaces in all parts of any mobile home court shall be paved, surfaced with crushed stone or other solid material or protected with grass or plant material capable of preventing erosion and eliminating objectionable dust. All proposed landscaping areas shall be clearly indicated on the plan and the type of treatment (grass, trees, shrubs, ground cover, etc.) shall be specified. D. Areas for nonresidential use. (1) If facilities are provided for mobile home sales, servicing, maintenance, and management, including laundry facilities, said facilities shall be landscaped with trees and shrubs and shall provided adequate off-street parking space. The location of these facilities within the court shall be such that they are separate and buffered from the residential section of the court. (2) Nothing contained in this section shall prevent the sale of an individually owned mobile home connected to water, sewer, and electrical distribution and collection systems and located on a mobile home stand within the mobile home court. E. Density and lot size. The density and development in a mobile home court shall not exceed six mobile homes for each gross acre of land included in the court. Generally, mobile home lots shall be a minimum of 6,000 square feet in area and shall have a minimum width of 55 feet. In special cases, where unusual court design provides for wider streets or a greater amount of usable recreation or public open space than required by this chapter, or when other special conditions exist, the Planning Board may recommend to the Zoning Board of Appeals a modification in lot size. In no case, however, shall the gross density of six mobile home lots per acre be exceeded, nor shall the lot area be reduced below 5,000 square feet nor the lot width be reduced below 45 feet. F. Required separation between mobile homes. There shall be separation space of at least 38 feet maintained between a mobile home stand on an adjacent lot. Separation distance will be measured on a line which is at right angles to the stand line at any point on the periphery of said stand. G. Setbacks, buffer strip and screening. (1) Mobile homes shall be located a minimum of 150 feet from the nearest public road or highway boundary (to right-of-way). (2) Mobile homes shall be located a minimum of 15 feet from the nearest pavement edged of any court street or group parking area. (3) Mobile home courts located adjacent to existing manufacturing, business or single-family residential land uses shall be screened from said uses by a decorative opaque fencing of sufficient height (generally about six feet) to be an effective visual barrier or by vegetative growth which will rapidly attain a height and density as prescribed by the Zoning Board of Appeals or Planning Board. H. Mobile home stand. (1) Such mobile home lot shall be provided with a mobile home stand or foundation capable of containing the mobile home in a stable position and constructed so that it will not heave, shift or settle unevenly under the weight of a mobile home. The size of such stand shall be suitable for the mobile home it is to contain. Such stand or foundation shall be a reinforced concrete or masonry set below frost line. (2) The mobile home or foundation shall be provided with anchors or tie-downs capable of securing the stability of the mobile home. Anchors or tie-downs shall be placed at least at each corner of the stand or foundation. The mobile home shall be securely attached to the anchors or tie downs. (3) The mobile home stand shall not have a grade in excess of 2% and shall have adequate crown for surface drainage. Surrounding land shall be graded to provide drainage away from said stand. I. Walks and driveways. (1) Each mobile home stand shall be provided with a walkway leading form the stand to the streets or to a driveway or parking space connecting to a paved street. Such walkway shall be provided with a smooth, hard, paved surface and shall have a minimum width of two feet. All common walkways in the mobile home court shall be provided with a smooth, hard surface and shall have a minimum width of three feet. (2) Driveways designed to serve a single mobile home site shall be at least eight feet wide, graded to eliminate standing water and with a paved or otherwise durable surface. J. Streets. (1) Street widths. (a) Street width shall be measured between the edges of the pave surface and shall meet the following minimum requirements: [1] One-way, no parking: 14 feet. [2] One-way, parallel parking: [a] One side only: 22 feet. [3] One-way, parallel parking: [a] Both sides: 30 feet. [4] Two-way, no parking: 22 feet. [5] Two-way, parallel parking: [a] One side only: 28 feet. [6] Two-way, parallel parking: [a] Both sides: 36 feet. (b) If perpendicular or diagonal parking is used, a clear roadway width of at least 20 feet must be preserved. (2) Access streets. At points where general traffic enters or leaves the court, regardless of widths specified above, street widths shall be sufficient to permit free movement to or form the public highway and in no case shall be less than 24 feet wide for a distance of 100 feet from the edge of the public street. Parking along any internal street not be permitted within 100 feet from the pavement edge of a public highway. (3) Dead-end streets. Dead-end streets shall meet width requirements as specified in this section and, in addition, shall be limited to 9,500 feet in length and shall be provided with a vehicular turnaround. (4) Street construction and design standards. All privately owned streets shall be provided with a smooth, hard, dense surface which shall be durable and well-drained under normal use and weather conditions. Pavement edges shall be clearly defined and grades shall be sufficient to insure adequate drainage. Gutters or drainage ways shall be provided along all streets to carry off stormwater. K. Parking. Parking areas shall be provided in all mobile home courts for the use of court occupants and guests. Such areas shall be furnished at the rate of at least two car spaces for each mobile home lot, each space to be at least 180 square feet in area plus any required access and maneuvering space. Required car parking spaces shall be so located as to provide convenient access to the mobile home. Parking areas shall be provided with a durable, well-drained surface which shall not be a source of mud or dust. Random parking on lawn areas shall not be permitted. L. Exterior lighting. All courts shall be furnished with adequate lights to illuminate streets, driveways, and walkways for the safe movement of vehicles and pedestrians at night. All electric lines shall be underground. M. Telephone and television. When telephone and television services are to be provided to each mobile home lot the distribution system shall be underground. N. Recreation area. An area of not less than 10% of the gross trailer court area shall be set asides, developed, equipped and maintained for recreational use by occupants of the court and in such manner as the Zoning Board of Appeals shall prescribe upon recommendation of the Planning Board. O. Storage areas. An enclosed storage area facility containing at least 150 cubic feet of space shall be provided on each mobile home lot. Such storage facilities shall be attractive and constructed of such materials as to resist damage from ordinary use and to prevent penetration of moisture and weather. P. Water supply. (1) General requirements. An adequate supply of water shall be provided for mobile homes, service buildings, and other accessory facilities as required by this chapter. Where a public water supply system of satisfactory quantity, quality and pressure is available, application for connection shall be made thereto and its supply shall be used exclusively. Where a satisfactory public water supply system is not available, a private water supply system shall be developed and shall be approved by the Onondaga County Department of Health. (2) Source of supply. (a) The water supply shall be capable of supplying a minimum of 200 gallons per day per mobile home. (b) The 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. (c) No well-casing, pumps, pumping machinery or suction pipes shall be placed in any pit, room or space extending below ground level nor in any room or space above ground which is walled in or otherwise enclosed, unless such rooms, whether above or below ground, have free drainage by gravity to the surface of the ground. (d) Water supply treatment, if necessary, shall be in accordance with the requirements of the Onondaga County Health Department (3) Water storage facilities. All water storage reservoirs shall be covered watertight and constructed of impervious material. Overflows and vents of such reservoirs 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. (4) Water distribution system. (a) All water piping, fixtures and other equipment shall be constructed and maintained in accordance with state and local regulations. (b) The water piping system shall not be connected with nonpotable or questionable water supplies and shall be protected against hazards of backflow or back siphonage. (c) The system shall be so designed and maintained as to provide a pressure of not less than 40 pounds per square inch under normal conditions, at service buildings and other locations requiring potable water supply. (5) Individual water-riser pipes and connections. (a) Individual water-riser pipes shall be located within the confided area of the mobile home stand at a point where the water will approximate a vertical position, thereby insuring the shortest water connection possible and decreasing susceptibility to water pipe freezing. (b) The water-riser pipe shall have a minimum inside diameter of 3/4 inches and terminate at least four inches above the ground surface. The water outlet shall be provided with a cap when a mobile home does not occupy the lot. (c) Adequate provisions shall be made to prevent freezing of service lines, valves and rise pipe 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. (d) A shutoff valve below the frost line shall be provided near the water-riser pipe on each mobile home lot. Underground stop-and-waste valves are prohibited unless their type of manufacture and their method of installation are approved. Q. Sewage disposal system. (1) A mobile home court shall be provided with suitable and adequate sewage disposal systems constructed in a manner approved by the County Department of Health. (2) The system shall be designed to be adequate for a minimum flow of 250 gallons per mobile home per day. (3) Each mobile home lot shall be provided with a sewer riser pipe at least three inches in diameter located so to provide a suitable connection from a mobile home drain outlet. The riser shall extend at least four inches above the ground and shall be protected with a concrete curb or by a concrete collar at least three inches thick and extending 12 inches from the riser in all directions. The riser shall have an airtight connection with all outfall pipes of the mobile home on the site. Such connection shall be fitted with an airtight cap during periods of nonuse. (4) Connection of mobile home to this riser shall be made with rigid pipe of at least three inches diameter with a minimum pitch of 1/4 inch per foot supported at points not more than four feet of center. R. Solid waste disposal. (1) The storage, collection and disposal of solid waste in the home court shall be so conducted as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards or air pollution. (2) If group solid waste storage areas are provided for court occupants they shall be enclosed or otherwise screened from public view and shall be rodent- and animal-proof and located not more than 100 feet from any mobile home stand they are to service. Containers shall be provided in sufficient number to properly store all solid waste produced. (3) Any solid waste containers stored on individual mobile home lots shall be screened from public view and rodent- and animal-proof. (4) Disposal of solid waste by burning is expressly prohibited. S. Electrical distribution system. (1) The complete electrical system shall comply with the National Electric Code. (2) Primarily and secondary distribution lines shall be installed underground. Conductors shall be at least two feet below grade, properly insulated and protected from mechanical damage and located in a separate trench not less than one foot from water, sewer, gas, or other service piping. (3) A weatherproof overcurrent protection device and disconnecting means shall be provided for each mobile home lot. Service to each mobile home lot shall terminate in a weatherproof receptacle locate adjacent to the water and sewer outlets. Receptacles shall be of the polarized type with a ground conductor and shall have a four-prong attachment for 110/220 volts. T. Fuel supply and storage. (1) Natural gas system. (a) Natural gas piping system when installed in mobile home parks shall be maintained in conformity with accepted engineering practices. (b) Each mobile home lot provided with piped gas shall have a approved shutoff valve installed upstream of the gas outlet. The outlet shall be equipped with an approved cap to prevent accidental discharge of gas when the outlet is not in use. (2) Liquefied petroleum gas system. (a) Liquefied petroleum gas systems provided for mobile home, service buildings or other structures when installed shall be maintained in conformity with the rules and regulations of the authority having jurisdiction and shall include the following: [1] Systems shall be provided with safety devices to relieve excessive pressure and shall be arranged so that the discharge terminates at a safe location. [2] 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 conditions. [3] All LPG piping outside the mobile home shall be well-supported and protected against mechanical failure. Undiluted liquefied petroleum gas in liquid from shall not be conveyed through piping equipment and systems in mobile home. [4] Systems shall conform with Gas Association requirements. (3) Fuel oil supply systems. (a) All fuel oil supply systems provided for mobile homes, service buildings and other structures shall be installed and in conformity with the rules and regulations of the authority having jurisdiction. (b) All piping from outside fuel storage tanks and cylinders to mobile homes shall be securely, but not permanently, fastened in place. (c) All fuel oil supply systems provided for mobile homes, service buildings and other structures shall have shutoff valves located within five inches of the storage tanks. (d) All fuel storage tanks or cylinders shall be securely placed, concealed from view, and shall not be less than five feet from any mobile home exit. (e) Storage tanks located in areas subject to traffic shall be protected against physical damage. U. Fire protection. (1) The mobile home court shall be subject to the rules and regulations of the fire district within which it is located. (2) Mobile home court areas shall be kept free of litter, rubbish and other flammable materials. (3) Portable fire extinguishers of a type approved by the fire district shall be kept in public service buildings under court control. (4) Fire hydrants shall be installed if their water supply source is capable of servicing them in accordance with the following requirements: (a) The water supply source shall permit the operation of a minimum of two 1 1/2 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 continuous flowing pressure of at least 30 pounds per square inch at the highest point of the court. (c) Fire hydrants, if provided, shall be located within 600 feet of any mobile home, service building, or other structure in the court. V. Miscellaneous requirements. (1) Responsibilities of court management. (a) The person to whom a permit for a mobile home court is issued must operate the court in compliance with this chapter and shall provide adequate supervision to maintain the court, its grounds, facilities and equipment in good repair and in a clean and sanitary condition. (b) The court management shall notify court occupants of all applicable provisions of this chapter and inform them of their duties and responsibilities under this chapter and regulations issued hereunder. (c) The court management shall supervise and placement of each mobile home on its mobile home stand which includes securing its stability and installing all utility connections. (d) The court management shall maintain a register containing the names of all court occupants and the make, serial number and year of each mobile home. Such register shall be available to any authorized person inspecting the courts. (e) The court occupant shall comply with all applicable requirements of this chapter and shall maintain his or her mobile home lot, its facilities and equipment in good repair and in clean and sanitary condition. (f) The court occupant and court management shall be responsible for complete skirting of his or her mobile home within 30 days of occupancy. Any materials used for skirting or for the construction of enclosed patios, garages or structural additions, patios, carports and individual storage facilities shall provide a finished exterior appearances. (g) The court management shall have the right to perform the work after due notice to place occupants in compliance.