Ellicott, N.Y., Code of Ordinances ch. 84 (eCode360 ed. 2026) § 84-5

The following regulations shall apply to mobile home courts in the town: A. Layout and design. The size of all mobile home courts shall be a minimum of 10 acres and shall not contain less than 50 mobile home lots unless approved by the Town Board of Appeals, and such courts shall have access from two points along a single street or highway, or if bordering on two streets, access shall be from each street and such access points shall be separated by at least 100 feet. B. Public highway frontage. Each mobile home court shall have frontage on an existing public highway or street equal to or not less than 80% of the maximum dimension of the court measured parallel to such highway or street. In the event that a court is located on the intersection of two public highways or streets, this frontage on the second shall be equal to 35% of the maximum dimension of the court as measured parallel to the second highway or street. No mobile home court shall be permitted where the only access to it is over a street or highway which is primarily residential in character and is not designed to carry through traffic. C. Buffer zone. Insofar as practicable, there shall be provided a buffer zone, between the right-of-way line of adjacent public highways or streets and any portion of the mobile home court, of at least 100 feet. There shall also be provided a buffer area, between any portion of a mobile home and the boundary of the mobile home court, of at least 60 feet. Such buffer area shall be primarily clear of obstruction other than trees and natural landscape material and shall not be used for any above-ground structures. D. Other principal structures. Private conventional residences and commercial establishments otherwise permitted in an Agricultural-Residential District may be located within the mobile home court. E. Block lengths. The layout of interior roadways or driveways shall be such that no block is longer than 500 feet; provided, however, that this may be extended to 750 feet if an interior walkway is provided for pedestrian access across the center of the block. F. Street widths. All streets shall have a minimum width of 50 feet which is completely clear of obstructions to a height of 12 feet. G. Street grades. The maximum street grade shall be 7%. Entrance gradients shall be less than 3% for a distance of 75 feet from the edge of the right-of-way of the highway. H. Minimum radius. The minimum radius of curvature for any street shall be 100 feet. I. Alignment. Streets shall be laid out so as to interest as nearly as possible at right angles, and in no case shall any angle or intersection be less than 75°. J. Streets and parking areas. Street or driveway pavement shall be located in the center of the street clear zone. If parking provision is made within the street, such parking area may be off the pavement, and the clear zone (street width) shall be increased proportionately to provide therefor. If parking provision is made in parking areas for three or more vehicles in nodes throughout the court, such areas shall be located off of the pavement considered to be the street or driveway and in such a manner so as not to encroach upon the area considered to be the mobile home lot. Provision shall be made for the parking of two motor vehicles for each mobile home lot. K. Auxiliary parking. Central auxiliary parking areas shall be provided at a ratio of 200 square feet per mobile home lot in a location which is not contiguous to the lot serviced, such area being screened from lots and public highways by a coniferous hedge or other effective vegetation. Auxiliary parking areas are to be provided for parking trucks, maintenance equipment, boat trailers and utility trailers. L. Mobile home lots. All lots shall be rectangular or trapezoidal, unless otherwise approved by the Town Board of Appeals as meeting all other requirements of this section, and shall be a minimum of 6,000 square feet if rectangular or trapezoidal and shall have a minimum width of 50 feet. M. Corner lots. Corner lots shall be 1 1/2 times the width and area of regular lots. If a street makes a turn of 90°, the lot on the inside shall be considered a corner lot, and the lots on the outside shall be considered radial lots, wherein the width shall be measured at the distance of 10 feet from the street line. N. Double frontage lots. Double frontage shall be avoided. If there is a situation where only one mobile home can be located between streets, then a buffer strip of at least 10 feet shall be created and suitably planted. O. Walkways. Walkways shall be laid out so as to connect all patios with the street and to connect service buildings, drying yards and storage lockers with streets. Walkways shall connect access to recreation areas if such areas are not located adjacent to a street Additional walkways can also be placed along the rear of each lot. P. Recreation space. Recreation space shall be provided in a central location and at a ratio of 300 square feet per lot. Such space shall be enclosed with shrubs or evergreen hedges placed not farther than 10 feet apart. Q. Public telephone. If public telephones are provided, they shall be located directly adjacent to service buildings. R. Mailboxes. Mailboxes shall be located at a location suitable to the local post office but shall not be placed in any location where they constitute a safety hazard to pedestrians or to vehicles. S. Trees. All existing trees shall be preserved insofar as possible in the design of the court.