Wheatfield, N.Y., Code of Ordinances ch. 114 (eCode360 ed. 2026) § 114-8

A. General application and variance. (1) Unless otherwise provided in this chapter, the following standards shall apply to the establishment, maintenance and operation of new mobile home courts and courts that expand in a contiguous area in the Town of Wheatfield after the effective date of this chapter. They shall also apply at such times a license is reissued unless otherwise provided for in this chapter. (2) An exception to the above Subsection A(1) may be granted by the Town Board where said Board finds that, because of unusual circumstances such as the shape of premises, topography of premises or other existing conditions, extraordinary hardship would result from strict compliance with the following standards for mobile home courts; said Board may vary the applicability of said standards so substantial justice may be done and the public interest served. No variance shall be granted which will have the effect of nullifying the intent or purpose of this chapter or the requirements of the Niagara County Health Department. B. Mobile home court site plan. A mobile home court site plan, prepared by a licensed engineer or licensed land surveyor and approved by the Niagara County Health Department, shall be filed with the Town Clerk and the Planning Board. The mobile home court site plan shall conform in all respects to the requirements of Chapter 200 , Zoning, Article XII . C. Mobile home court. (1) Each site should have a minimum of 30 lots. (2) Mobile home lots. (a) Each single mobile home lot shall be at least 5,000 square feet, of which no more than 20% shall be occupied by the mobile home stand. Each mobile home lot shall abut a court street with access to a public highway. Such lots shall be clearly defined, and mobile homes shall be parked in such lots so that no mobile home will be: [1] Less than 20 feet from any other mobile home. [2] Less than 50 feet from any public right-of-way. However, the Planning Board of the Town may for stated reasons, recommend a greater setback. The minimum setback, as approved by the Town Board, shall not be used for accessory uses, such as recreation or vehicular parking. If such setback area is part of the mobile home court premises, such setback area shall be satisfactorily landscaped as designated on the mobile home court site. [3] Less than 25 feet from any property line of property abutting the mobile home court site. [4] Less than 15 feet from any court street. [5] Less than 15 feet from the rear line of any mobile home court lot. (b) On curved streets and culs-de-sac, the setback and side yard dimensions shall be calculated on an average basis in accordance with the aforementioned requirements. (3) Suitable vehicular access shall be provided to each mobile home court lot. Each court street shall be well marked and continuous and shall connect with a street or highway at a ninety-degree 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 Engineer. All court streets shall be illuminated as per standards required for residential subdivisions in the Town of Wheatfield. (4) 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 Engineer. The driveway shall extend a minimum of 20 feet beyond the fifteen-foot front setback, but in no case shall it extend beyond the mobile home stand. (5) An area or areas restricted to recreational uses, not including right-of-way or easements of purpose, 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. The Planning Board of the Town may require suitable fencing and landscaping of such areas for screening purposes. If, in the opinion of the Board, the above areas are not desirable, the Board may waive such requirements. The Board shall then require the payment of a fee as established by the Town Board in lieu of the reservation of such recreational areas. D. Service buildings. (1) Each mobile home court may be required by the Town of Wheatfield to provide one or more service buildings which shall: (a) Be located at least 20 feet from any mobile home unit, court street, road or driveway. (b) Be of moisture-resistant material with well-drained floors to permit washing and cleaning. (c) Be of permanent construction and adequately lighted. (d) 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 demands. (e) Have all rooms well ventilated with all openings effectively screened. (f) Provide in such service building at least two commercial washing machines and one commercial drying machine and, in addition, two washers and one dryer for each 25 mobile home court units not having self-contained washers and dryers. Said facilities shall be maintained in properly operating condition at all times. (2) Standards adopted by the Department of Health shall be used to determine the sufficiency of toilet and laundry facilities provided in any and all mobile home courts. E. Utilities. (1) No mobile home court license shall be issued unless and until the water system thereof is connected to and serviced by a public water supply and distribution system and approved by the Niagara County Health Department. The water system of a mobile home court shall be connected by pipes 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. (2) All plumbing in a mobile home court shall be constructed and maintained in accordance with standards approved by the Niagara County Health Department and in compliance with the Town of Wheatfield standards and with all applicable state and local laws and regulations. (3) All waste from showers, tubs, toilets, laundries, faucets, sinks and lavatories shall be wasted into a public sewer system or a private disposal system whose design, capacity, construction and operation are approved by the Niagara County Health Department. Each mobile home court unit shall be provided with a satisfactory sewer connection approved by the Niagara County Health Department. (4) An electric 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, coke or wood for heating, lighting or cooking shall be in compliance with the New York State Uniform Fire Prevention and Building Code in all mobile homes and in any service building. F. The mobile home court operator shall manage the court in accordance with the recommendations of Niagara County Health Department. G. Fire protection. Each mobile home court area shall be subject to the fire prevention rules and regulations of the Fire Prevention Code of the Town of Wheatfield. H. Management. (1) Every mobile home court owner or operator shall maintain a register containing a record of all mobile homes and occupants using the mobile home court. Such register shall be available to any authorized person inspecting the mobile home court and shall be preserved for the period required by the enforcement officer. Such register shall contain: (a) The names and addresses of all mobile home occupants residing in the court. (b) The make, model and license number and the name and address of the owner of each motor vehicle and mobile home parked in the court. (c) The dates of arrival and departure of each mobile home. (2) In every mobile home court there shall be a building in which shall be located the office of the operator or person 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 shall be identified as the office. A copy of the court license and a copy of this chapter, and all subsequent amendments thereto as may be made from time to time by the Town Board, shall be posted in said office. The court register shall at all times be kept in said office. (3) It is hereby made the duty of the attendant or person in charge, together with the licensee, to: (a) Keep the court register. (b) Maintain the court in a clean, orderly and sanitary condition at all times. (c) See that the provisions of this chapter are complied with, including the collection and payment to the Town Clerk of any mobile home occupancy fees as may be set forth from time to time by resolution of the Town Board to be paid in connection with the occupancy of the mobile home court. (4) The cost of compliance with the above standards are the sole responsibility of the court owner.