Clarence, N.Y., Code of Ordinances ch. 135 (eCode360 ed. 2026) § 135-3

A. No manufactured home shall be located within the Town except in a designated manufactured home park. B. A manufactured home park cannot be established or created except upon a tract of land used or intended to be used for the parking of at least 50 manufactured homes together with the necessary improvements and facilities upon the land. No lot or berth shall be rented or leased for residential uses of a manufactured home unless it meets the requirements of applicable local codes and ordinances and the state code for construction and installation of manufactured homes. In general, manufactured home parks shall: (1) Be located where orderly development of a manufactured home park can be undertaken in harmony with development of the surrounding area in terms of traffic generation, ease and safety of vehicular access to and circulation within the park, safety of pedestrian movement, location of structures, adequacy of off-street parking, placement and sizing of sewage treatment and water supply systems and other utilities, safety or fuel storage and supply, provision of open space, recreation facilities or areas, delivery of services and adequacy of landscaping and buffering. (2) Have generally level to gently rolling topography over an area of sufficient size to allow development of the manufactured home park without significant alterations or disturbance of existing natural amenities or features such as stands of mature trees, stream courses, shorelines, wetlands or bedrock outcroppings. (3) Be essentially free from adverse, unsafe or unhealthful conditions including but not limited to flooding, ponding, poor drainage, erosion, slumping or other soil instability, breeding areas for insects or rodents, smoke, noise, odors, heat, glare or toxic or volatile substances. (4) Be located in the Commercial Zoning District as defined in Chapter 229 , Zoning, of the Code of the Town of Clarence. C. Existing manufactured home parks. (1) Existing manufactured home parks designed and constructed prior to adoption of the present standards shall be permitted to remain. (2) Any enlargement to a manufactured home park must meet all current standards, as herein described, at the time of its enlargement. (3) If existing areas of a manufactured home park are redesigned, or more than 15% of the mobile home sites are redesigned, the existing portion of the manufactured home park must be modified to meet current standards. (4) Sections 135-3E and 135-3F shall not apply to those manufactured housing parks/communities already in existence at the time of adoption of this chapter; however, such sections shall apply to an expansion of any such park/community, as stated in § 135-3C(3) . D. Restrictions on occupancy. All manufactured homes shall meet the following requirements: (1) No manufactured home shall be allowed unless it bears a date plate and a manufacturer's label, affixed in the manufacturing facility, which certifies that it is in compliance with the Federal Department of Housing and Urban Development manufactured home construction and safety standards in force at the time of manufacture. (2) Every manufactured home shall be installed according to and in conformity with the New York State Uniform Fire Prevention and Building Code. E. Park standards. The following standards shall be applicable in all manufactured home parks. (1) Each manufactured home park shall be divided (exclusive of internal roads, open space or common areas) and marked off into mobile home sites, the number being conspicuously posted on each lot with such number to correspond to the lot shown on the site plan submitted. (2) Each manufactured home site shall satisfy the following requirements: (a) Minimum site size shall be 7,500 square feet. In special cases, where innovative park design provides clustering and allows for wide roads or a greater amount of usable recreation area or open space, exceptions may be granted. In no case, however, shall the site area be reduced below 5,000 square feet. (b) Minimum site width shall be 75 feet. Where exceptions have been made as provided in Subsection E(2)(a) , minimum site width shall be 50 feet. (c) One of the lot lines must have a minimum length of 100 feet; this may be either the depth or width of the site, depending upon the approved design and layout. (3) Setbacks and spacing. (a) All manufactured homes, including expansions, extensions or other additions thereto, patios, porches or garages and all other structures in a manufactured home park; shall satisfy the following setback requirements. A detached structure accessory to and located on the same site with an individual manufactured home shall be considered part of the manufactured home for the purpose of spacing requirements. [1] A minimum of 150 feet from the road line of any public road. [2] A minimum of 30 feet from the center line of any roadway internal to the manufactured home park. [3] A minimum of 25 feet spacing between adjacent manufactured homes and any other structures in the mobile home park. [4] A minimum of 10 feet from the rear site lines. (b) When individual home site size reduction is employed to preserve open space within the park, the following setback requirements shall be met. All manufactured homes, including expansions, extensions or other additions thereto, patios, porches or garages shall satisfy the following setback requirements: [1] Minimum of 150 feet from the road line of any public road. [2] Minimum of 30 feet from the center line of any internal roadway. A four-foot-wide landing area may extend into the required setback area, provided that the maximum square footage of such landing shall not exceed 24 square feet. [3] A minimum of twenty-five-foot spacing between adjacent manufactured homes. A four-foot-wide landing area may extend into required setback, provided that the maximum square footage of such landing shall not exceed 24 square feet. [4] Minimum of 10 feet from the rear site lines. (c) No internal roadway, parking lot or storage facility for fuels, supplies or equipment shall be located within 50 feet of a property line in common with adjoining property external to the manufactured home park and abutting a public roadway. [1] A manufactured home park shall be surrounded by a landscaped greenbelt of at least 50 feet from each property line. The required greenbelt shall not be included in the yard requirements for the individual manufactured home lot berth. (4) Commercial component. A minimum of 50% of the property shall be committed to commercial uses. (a) Part or all of the required commercial component may be preserved as open space for later commercial development. Upon recommendation of the Planning Board, the Town Board will designate the area of the development that is to be reserved for commercial use as open space at the time of the approval. (b) The land dedicated to the commercial component shall front the public right-of-way, and where appropriate, connectivity and integration shall be provided between the commercial and residential component. (c) All manufactured housing parks shall have pedestrian connectivity integrating the site with its surrounding environment. Where appropriate, sidewalks or recreational trails shall be created, extended and connected to existing or planned off-site sidewalks or trails. F. Park design requirements. (1) Access. Each manufactured home park shall provide for safe, legal means of access from one or more public roads as follows: (a) Access roads shall meet the public roads at right angles and at compatible grades. (b) Entrances shall be located directly opposite or at least 200 feet from the nearest intersection of public roads, if any, and at least 150 feet from any other entrances to the manufactured home park, if any. (c) Entrances shall have sufficient width to allow reasonable turning movements of vehicles with manufactured homes attached and of service or delivery vehicles. (d) Entrances shall be located to allow safe line-of-sight distances to and from their points of intersection with public roads. (e) At least two independent entrances and access roads shall be required to serve all manufactured home parks. (f) Access roads connecting manufactured home park interior roads to public roads shall meet Town road standards as approved by the Town Highway Superintendent. (2) Internal roads. (a) Internal roads shall be privately owned and maintained and shall provide for the safe and convenient movement of vehicles, with or without manufactured homes attached. (b) All manufactured home sites shall face on and be serviced by such internal roads. (c) All roads shall be paved and shall be designed, graded and leveled as to permit the safe passage of emergency and other vehicles at a speed of 10 miles per hour. (d) Straight, uniform gridiron road patterns should be avoided. Manufactured home clustering, landscaping and an open space system is recommended where feasible. (e) Culs-de-sac shall be provided in lieu of closed-end roads with a turnaround having an outside roadway character of at least 90 feet. (f) All internal roads shall have a minimum thirty-foot right-of-way, 20 feet of which must be paved. (3) Parking. (a) Each manufactured home shall be provided with at least two off-street parking spaces adjacent to the manufactured home. (b) At least one additional off-street parking space for each three manufactured homes in the manufactured home park shall be provided to accommodate guest parking, service or delivery vehicles, boat or camp trailer storage or other parking or storage demand. Such spaces shall be in centrally located parking areas without interfering with the traffic circulation of internal roads. (c) Each parking space shall measure at least eight feet by 20 feet. (d) Parking spaces or areas shall have at least eight inches of crushed stone base or two inches of pavement over four inches of crushed stone base. (4) Recreational areas and open space. Easily accessible and usable open spaces shall be provided in all manufactured home parks. Such open space shall have a total area equal to at least 15% of the gross land area of the park and shall be fully maintained by the park owner. Part or all of such space shall be in the form of developed recreation areas to be usable for active recreation purposes. (5) Walkways. A four-foot-wide hard surfaced pedestrian walkway may be provided along and at least five feet from each access road between the entrance to the public highway and either: (a) The first manufactured home unit, or (b) Such location within the manufactured home park as may be required by the Town Board to assure pedestrian safety. (6) Water supply. An adequate supply of water shall be provided for all manufactured homes and service buildings. Where public water is available, connection shall be used exclusively, unless local authorities deem otherwise. If a public water system is not available, the development of a private water supply system shall be approved by the Erie County Health Department. Fire hydrants shall be located at least within 500 feet of all manufactured homes, service buildings or accessory structures. (7) Sewage. Manufactured housing parks will only be allowed on properties with public sewer access as approved by the Town Board. (8) Garbage and refuse. Garbage and refuse must be properly disposed of in a timely manner. It shall be the responsibility of the park owner to ensure that garbage and rubbish shall be collected and properly disposed of outside of the manufactured home park. Exterior property areas shall be maintained free from organic and inorganic material that might become a health, accident or fire hazard. (9) Fuel supply and storage. (a) In general, all fuel oil supply systems provided for mobile homes, service buildings and other structures shall be installed and maintained in conformity with the rules and regulations of the authority having jurisdiction. (b) Specific requirements: [1] Fuel oil. [a] All fuel oil tanks shall be placed at the rear of manufactured homes and not located less than five feet from an exit. [b] It is recommended that all fuel oil tanks be buried. [c] It is recommended that a central fuel supply system be provided. [d] Supports or standards for fuel storage tanks are to be of a noncombustible material. [2] Natural gas. [a] Natural gas piping systems installed in manufactured home parks shall be maintained in conformity with accepted engineering practices. [b] Each manufactured home lot provided with piped natural gas shall have an approved shutoff valve and cap to prevent accidental discharge of gas. [c] Gas piping systems shall be installed and maintained in accordance with the local gas supply companies' specifications and regulations. [3] Liquefied gas. [a] Such systems shall be provided with safety devices to relieve excessive pressures and shall be arranged so that the discharge terminates at a safe location. [b] Systems shall have at least one accessible means for shutting off gas. This means it shall be located outside of the individual manufactured homes. [c] All liquid propane gas piping shall be well supported and protected against mechanical injury. [d] Storage tanks shall not be less than 100 pounds and must be located at the rear of manufactured homes and no closer than five feet from any exit. [e] It is recommended that a central underground gas storage system be furnished. (10) Electrical service. (a) Every manufactured home park shall contain an electrical wiring system consisting of wiring, fixtures, equipment and appurtenances which shall be installed and maintained in accordance with local electrical power companies' specifications and regulations. All wiring fixtures must have the New York Board of Fire Underwriters' approval or other authority as designated by the Town. (b) Each manufactured home stand shall be supplied with not less than 100 ampere service. (c) Adequate lights shall be provided to illuminate streets, driveways and walkways for safe movement of vehicles and pedestrians at night. A minimum lighting level of 0.3 footcandles shall be provided. (d) All electrical distribution lines shall be placed underground. (11) Telephone service. When telephone service is provided to manufactured home sites, the distribution system shall be placed underground. (12) Park office and storage facilities. The owner or manager of a park shall maintain office and storage facilities in the immediate vicinity of the park. (13) Storage facilities. Each manufactured home park shall provide a maximum one-hundred-twenty-square-foot storage shed per housing site. Such facilities shall be located so as to meet a five-foot setback from side and rear site property lines on individual housing sites. (14) Service buildings. (a) Shall provide bathroom facilities in accordance with new State Building Codes based on size and occupancy of the service building. (b) All service buildings and grounds of the manufactured home park shall be well lighted and maintained in a clean, sightly condition and kept free of any condition that will menace the health of any occupant or the public or constitute a nuisance. (15) Fire protection and control. Every manufactured home park shall be equipped at all times with fire extinguishing equipment in good working order, of such type, size and number so located within the park as to satisfy applicable regulations of the fire district within which the manufactured home park is located. (16) Soil and ground cover requirement. Exposed ground surfaces in all parts of every manufactured 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.