West Seneca, N.Y., Code of Ordinances ch. 80 (eCode360 ed. 2026) § 80-3
Standards
Operative Text
The mobile home park and mobile homes therein shall conform to the standards hereinafter specified: A. District and acreage. The mobile home park shall be located in a special development area established by the Town Board under the Town Zoning Ordinance. The area included in the mobile home park, excluding existing roads, shall consist of not less than fifteen (15) acres. B. Number of lots. The number of mobile home lots shown on the mobile home park plan shall not exceed the number of lots shown on the final plan and determined by the Planning Board to constitute a reasonable division of the land under the regular provisions of the zoning ordinance existing prior to establishment of the special development area. C. Size of lots and yards. Each mobile home lot shall contain at least five thousand (5,000) square feet and shall be of such shape that each mobile home is placed on the lot so as to meet the following minimum requirements: (1) Front yard setback depth from the mobile home development street: fifteen (15) feet. (2) Setback from the mobile home lot line on the entry side: twenty (20) feet. (3) Side yard setback from the mobile home lot line on the side opposite from the main entry of the mobile home: five (5) feet. (4) Rear yard setback from the mobile home lot line: fifteen (15) feet. D. Accessory buildings on individual lots. One (1) accessory building not exceeding one hundred twenty (120) square feet in dimension per park lot is permitted. No portion of the accessory building shall be located closer to the internal street than the mobile home. The accessory building shall be located as indicated on the subdivision plat. E. Design and construction of mobile homes. Each mobile home shall conform to the following: (1) Codes. No mobile home shall be placed or installed in a mobile home park unless it meets or exceeds the American National Standard for Mobile Homes (ANSI A119.1-1972, NFPA No. 501B-1976) and the Safety Standard for Liquid Fuel-Burning Heating Appliances for Mobile Homes and Travel Trailers (ANSI A-147.1-1969), in addition to New York State and federal codes. (2) Skirts. Each mobile home owner shall be required to enclose the open space beneath the mobile home with a skirt constructed of either metal, wood, masonry or approved material, properly ventilated, within sixty (60) days after arrival in the park. F. Parking, roadways and access. The following shall be provided for vehicular and pedestrian access: (1) Parking area. Two (2) off-street parking spaces shall be provided for each mobile home lot. Each parking space must have a minimum of one hundred eighty (180) square feet and may be grouped with others in a common or semicommon parking bay as indicated on the approved plat plan. (2) Access. The entrance road connecting the mobile home park streets with a public road shall have a minimum paved road width of twenty-four (24) feet or a total of thirty-six (36) feet, including rights-of-way. (3) Internal streets. Internal streets shall conform to the following: (a) The width of all rights-of-way shall be a minimum of thirty (30) feet, twenty-four (24) feet of which shall be paved. The Planning Board may approve one-way traffic for internal streets with the minimum width and paved area being reduced accordingly. (b) Culs-de-sac shall be provided in lieu of closed-end streets and shall have a turnaround having an outside roadway diameter of at least ninety (90) feet. (c) All streets shall be well drained and paved. (4) Lighting. Adequate lighting shall be provided, with style and location of lighting fixtures in accordance with final plan. G. Landscaping. The mobile home park shall present a sightly appearance, and the park applicant shall present a plan acceptable to the Planning Board for landscaping the park. Such plan may incorporate the natural growth and features or provide planted screenings. H. Sanitation and drainage. The following provisions shall be made for water supply, sewage disposal, drainage and solid waste disposal: (1) Water supply. An adequate supply of water shall be provided for mobile homes, service buildings and other accessory buildings as required by this chapter. (2) Sewerage system. An adequate and approved system shall be provided in all parks for conveying and disposing of sewage from mobile homes, service buildings and other accessory facilities. Such systems must be designed, constructed and maintained in accordance with Erie County Department of Health standards and regulations and with the Town of West Seneca Sewer Ordinance. (3) Drainage. An adequate system of storm drainage pipes, ditches and appurtenances shall be provided and shall be approved by the Town Engineer and the Planning Board. All runoff shall be conducted to a suitable natural stream or runoff where the applicant has rights of discharge. (4) Garbage and refuse. Each mobile home park shall make provision for sanitary equipment to prevent littering of the grounds and premises with rubbish, garbage and refuse. Each mobile home shall have containers with tightly fitting covers. Disposal shall be provided for all rubbish, trash and garbage at least weekly by the park owner or his agent and in conformance with town disposal requirements. I. Electrical distribution and individual systems. The following electrical systems and services shall be provided: (1) Distribution. Every park shall contain an electrical wiring system consisting of wiring fixtures, equipment and appurtenances which shall be installed and maintained in accordance with local electric power company's specifications and regulations. The design, installation, inspection and testing of the electric distribution system and the materials and fixtures used therein shall conform to the applicable requirements of the National Electrical Code (ANSI C1-1971, NFPA No. 70-1981) and the utility supplying electrical service to the mobile home park. (2) Undergrounding. All utility distribution lines shall be placed below ground. (3) Service. Each mobile home lot shall be provided with not less than a one-hundred-ampere service. J. Fuel supply and storage. Fuel supply and storage shall be provided as follows: (1) Fuel and storage. Fuel supply systems for the mobile home park may be natural gas, liquefied petroleum gas or fuel oil, or a combination thereof. Where fuel oil and/or liquefied petroleum gas is used, the oil service may be provided from a central storage tank through an underground distribution system. The liquefied petroleum gas must be supplied from a central storage tank through an underground distribution system. (2) Codes. Storage and distribution systems shall conform to the following code requirements: (a) Natural, mixed or liquefied petroleum gas distribution systems shall conform to the applicable requirements of the New York Codes, Rules and Regulations, Part 255 (16 NYCRR 255 ). Storage tanks for liquefied petroleum gas shall conform to the applicable requirements of NFPA No. 58-1979 and/or 59-1979. (b) Fuel oil storage and distribution systems shall meet or exceed the applicable provisions of the American Standard Code for Pressure Piping, Section 4, Oil Transportation Piping (NFPA No. 31-1974, ANSI 295.1 - 1974). Storage tanks shall be of welded steel construction and shall meet or exceed the requirements of the American Petroleum Institute Standard for Welded Steel Storage Tanks (API Std. 650). K. Recreation and open space. In each mobile home park provision shall be made for recreation and open space as follows: (1) Every mobile home park shall be provided with a common recreational area or areas for the use of persons living in the park, which areas shall contain no less than one thousand (1,000) square feet per mobile home lot. (2) The Town Board, as a condition of approval, may establish such conditions on the ownership, use and maintenance of open spaces as it deems necessary to assure the preservation of such open spaces for their intended purposes. (3) The recreation areas shall have a location acceptable to the Planning Board and be maintained by the owner. (4) In lieu of recreation area, the Planning Board in conjunction with the Town Board may authorize a per lot fee, which shall be placed in escrow for use by the town to provide a recreation facility for the general area.
West Seneca, N.Y., Code of Ordinances ch. 80 § 80-3 establishes comprehensive physical and operational standards that every mobile home park within the town must meet. These standards govern everything from minimum lot sizes, setback distances, and accessory building limits to parking, road widths, utility systems, sanitation, landscaping, and recreational space. The provision sets a baseline of design and infrastructure quality that applies to the park as a whole as well as to each individual mobile home and lot within it.
Plain English — not legal advice.
Operators and developers of mobile home parks in West Seneca must ensure their parks satisfy every requirement set out in ch. 80 § 80-3 before and during operation. Compliant park owners typically secure Planning Board and Town Board approvals for site plans, confirm that all mobile homes meet the referenced ANSI and NFPA codes, install underground utilities, maintain adequate sanitation and drainage systems, and provide at least 1,000 square feet of recreational space per lot. Ongoing obligations—such as weekly garbage disposal, skirt installation within 60 days of a home's arrival, and maintenance of internal streets and lighting—are also part of routine compliance under this section.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Residents of mobile home parks in West Seneca are entitled to live in a park that meets the standards described in ch. 80 § 80-3, including properly maintained roads, adequate water and sewage systems, off-street parking, and recreational areas. If a park appears to fall short of these requirements—for example, if sanitation services are not provided weekly or utility systems are not properly maintained—tenants may consider documenting the conditions and raising the issue with the Town of West Seneca or the Erie County Department of Health, which is referenced in the provision regarding sewerage standards. Tenant-rights organizations or legal aid services can help residents understand what options may be available when a park owner is not meeting the standards set out in this section.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated November 9, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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