Town of Inlet, NY
Hamilton County
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[HISTORY: Adopted by the Town Board of the Town of Inlet 2-7-1989 by L.L. No. 1-1989. Amendments noted where applicable.]
GENERAL REFERENCES
Uniform construction codes — See Ch. 77.
Sewage disposal — See Ch. 129.
Zoning — See Ch. 160.
The purpose of this chapter is to promote the health, safety, morals and general welfare of the community, including the protection and preservation of the property of the Town of Inlet and of its inhabitants, by establishing specific requirements and regulations governing the occupancy and maintenance of mobile homes, mobile home parks, travel trailers and travel trailer parks.
For the purpose of this chapter, the following words, terms and phrases shall have the meaning ascribed to them in this section:
MOBILE HOME
A movable or portable single unit designed and constructed to be towed on its own chassis comprised of frame and wheels or those of another vehicle, connected to utilities and designed and constructed without a permanent foundation, designed to be used and capable of being used as a detached single-family residence, and which is intended to be used for either seasonal or permanent year-round occupancy, containing sleeping accommodations, a flush toilet, a tub or shower, kitchen facilities, and plumbing and electrical connections for attachment to outside systems. A dwelling unit that is constructed in sections and transported to and assembled on the site is not considered a mobile home.
MOBILE HOME LOT
A designated site of specific total land area which is located within a mobile home park for the accommodation of one mobile home and its occupants.
MOBILE HOME PARK
Any parcel of land which is planned and improved for the placement of two or more mobile homes which are used as dwellings and for occupancy.
MOBILE HOME STAND
A durable surface located on a mobile home lot which is to be used for the placement and capable of supporting a mobile home.
TRAVEL TRAILER
A travel trailer, which shall also include motor homes, is any portable vehicle which is designed to be transported on its own wheels; which is designed and intended to be used for temporary living quarters for travel, recreational or vacation purposes; and which may or may not include one or all of the accommodations and facilities included in a mobile home.
TRAVEL TRAILER PARK
Any parcel of land which is planned and improved for the placement of two or more travel trailers which are used as temporary living quarters and for occupancy.
Any person, partnership, association or corporation, being the owner or occupant of any land within the Town of Inlet shall not use or allow the use of such land for a mobile home park or trailer park unless a license has been obtained as herein provided.
A. 
Issuance of license.
(1) 
The Town Clerk of the Town of Inlet shall issue a permit to be effective on a fiscal year of September 1 to August 31.
(2) 
This permit will not be issued until the Town Clerk has received:
(a) 
A written application from the applicant.
(b) 
The required fee as herein provided.
(c) 
Approval of the application by the Hamilton County Department of Health (or the NYS Department of Health District Office).
(d) 
Approval by the Code and Zoning Enforcement Officer.
(e) 
A resolution from the Town Board approving issuance of license.
(3) 
This permit shall not be transferable or assignable.
B. 
Supplemental license.
(1) 
Any person holding a permit for a mobile home park or trailer park and desiring to add additional lots to such park shall file an application for a supplemental permit.
(2) 
The application for such supplemental permit must be accompanied by two complete sets of plans and specifications as required by § 108-5 of this chapter. The application for a supplemental permit shall be filed and handled according to the procedure established in this section of the chapter.
(3) 
When approved and upon the receipt of the required fee, the Town Clerk shall issue a supplemental permit which will be effective from the date of issuance to and including August 31 of the same year.
C. 
License renewal.
(1) 
An application for the renewal of any mobile home park or trailer park permit, which was issued in accordance with the provisions of this chapter, must be filed with the Town Clerk on or before December 1 preceding the expiration of the permit.
(2) 
The renewal application shall not be accompanied by a plan of the park unless changes have been made to it, nor is it necessary that the application be accompanied by a copy of the lease unless a new lease has been entered into subsequent to the time of filing the previous application.
(3) 
Upon the approval of the Code and Zoning Enforcement Officer and by resolution of the Town Board, the Town Clerk shall issue a renewal permit to be effective upon the expiration of the previous permit and continue in force for a period of one year.
(4) 
At the time the renewal permit is issued, the applicant shall pay the required fee.
(5) 
Such renewal permit shall not be transferable or assignable.
D. 
License fees.
(1) 
The applicant shall pay the Town Clerk an annual fee equal to the sum of $50 plus $2 multiplied by the number of lots authorized by the permit.
(2) 
The license fee fixed in Subsection D(1) may be changed by the Town Board by a resolution at least annually or at more frequent intervals as the Town Board may deem appropriate.
(3) 
The fee for a supplemental permit shall be computed and determined in the same manner.
Each application for a mobile home park or trailer park shall be in writing and signed by the applicant.
A. 
The application and related information shall be filed with the Town Clerk in triplicate.
B. 
The Town Clerk shall transmit one copy of the application to the Code and Zoning Enforcement Officer. The Town Clerk shall refer one copy of the application to the Town Planning Board for review and report prior to final action by the Town Board in accordance with the provisions of § 271 of the Town Law. The Town Clerk shall place a notice in the official Town newspaper or newspapers to the effect that such an application has been filed.
C. 
The Code and Zoning Enforcement Officer shall check the application for compliance with the minimum requirements as established by the rules and regulations of the New York State Department of Health, the Hamilton County Department of Health, the Town of Inlet, and the Sanitary Code of the State of New York. The Code and Zoning Enforcement Officer shall, after such investigation, transmit the certified application to the Town Board together with his written findings as whether the application satisfies or does not meet the minimum health and sanitary standards within 30 days after the date of filing the application with the Town Clerk.
D. 
Upon receipt of the application from the Town Clerk, the Planning Board shall review the general arrangement of the mobile home park or trailer park. This shall include a review of: location and width of streets; the location, size and arrangement of lots; the location of other structures within the park; the location of entrances and exits; and the location, type and extent of landscaping and screening materials. The Planning Board shall transmit the application back to the Town Board, together with its written findings, within 30 days of receipt of the application. Failure to act within 30 days of receipt of the application shall be deemed approval.
E. 
The Town Board shall review the findings of the Code and Zoning Enforcement Officer and the Planning Board, and by resolution indicate its approval or disapproval of the application, within 60 days of the date of filing the application with the Town Clerk. The application shall be returned to the Town Clerk, and the applicants notified in writing by the Town Clerk of the decision rendered within five days of the date of such decision.
F. 
If the application is disapproved, the applicant shall have the right to appear before the Town Board for a hearing.
Each application shall be accompanied by three complete sets of plans which are prepared by a surveyor, engineer or other qualified person. The plans shall be drawn to a scale of 20 feet to one inch, shall include the date, North point, and scale; and shall furnish the following information:
A. 
Legal data.
(1) 
The name and address of the applicant; or the name and address of each partner if the applicant is a membership; or the name and address of each officer and director if the applicant is an association or corporation.
(2) 
The location and description of the land that is proposed to be used as a mobile home park or trailer park.
(3) 
The number of lots to be provided in such park.
B. 
Physical features.
(1) 
Location of watercourses, marshes, and areas subject to flooding.
(2) 
Wooded areas.
C. 
Existing development.
(1) 
A location map which shows all land within 300 feet of the proposed park or camp, and all structures of the land which abuts the proposed park.
(2) 
The location, names and widths of all adjacent streets.
(3) 
The location of all water lines and utilities within and adjacent to the proposed site.
D. 
Proposed or existing development.
(1) 
The location and widths of all entrances, exits, streets and walkways.
(2) 
The location, size, and arrangement of each lot within the park.
(3) 
The method and plan for electric lighting.
(4) 
The location and plan of all proposed or existing structures and improvements.
(5) 
Any proposed or existing grading and plans for landscaping.
(6) 
Any proposed or existing stormwater drainage.
(7) 
Any proposed or existing utilities.
(8) 
Any public improvements proposed by the Town in or adjoining the proposed or existing park.
(9) 
Existing zoning.
A. 
Site.
(1) 
The park shall be located in areas where grades and soil conditions are suitable for use as mobile home sites and travel trailer sites.
(2) 
The park shall be located on a well drained site which is properly graded to insure rapid drainage and be free at all times from stagnant pools of water.
(3) 
The park shall be at least five acres in size, with 100 feet of frontage on a public road.
B. 
Mobile home lot and travel trailer lot.
(1) 
Each mobile home park/travel trailer park shall be marked off into mobile home lots/travel trailer lots.
(2) 
The total number of mobile home lots/travel trailer lots in a mobile home park/travel trailer park shall not exceed eight per gross acre.
(3) 
Each mobile home lot/travel trailer lot shall have a total area of not less than 5,000 square feet with a minimum width of 50 feet.
C. 
Mobile home and travel trailer.
(1) 
Any mobile home/travel trailer shall not be parked or otherwise located nearer than a distance of:
(a) 
At least 30 feet from an adjacent mobile home/travel trailer in any direction.
(b) 
At least 50 feet from an adjacent property line.
(c) 
At least 100 feet from the right-of-way line of public street or highway.
(d) 
At least 10 feet from the nearest edge of any roadway location within the park.
(2) 
Any mobile home/travel trailer, which is more than 25 years old, shall not be permitted to be parked or otherwise located within the Town of Inlet.
D. 
Mobile home stand and travel trailer stand.
(1) 
Each park lot shall have a mobile home/travel trailer stand which will provide for the practical placement on and removal from the lot of either a mobile home or travel trailer and its appurtenant structures, and the retention of the home on the lot in a stable condition.
(2) 
The stand shall be of sufficient size to fit the dimensions of the anticipated mobile homes/travel trailers and their appurtenant structures or appendages.
(3) 
The stand shall be constructed of an appropriate material which is durable and adequate for the support of the maximum anticipated loads.
(4) 
The stand shall be suitably graded to permit rapid surface drainage.
E. 
Accessibility.
(1) 
Each mobile home park or travel trailer park shall be safely accessible from an existing public highway or street.
(2) 
Where a park has more than 16 lots, two points of entry and exit shall be provided, but in no instance shall the number of entry and exit points exceed four.
(a) 
Such entrances and exits shall be designed and strategically located for the safe and convenient movement into and out of the park, and to minimize friction with the free movement of traffic on a public highway or street.
(b) 
All entrances and exits shall be at right angles to the existing public highway or street.
(c) 
All entrances and exits shall be free of material which would impede the visibility of the driver on a public highway or street.
(d) 
All entrances and exits shall be of sufficient width to facilitate the turning movements of vehicles with mobile homes and travel trailers attached.
(3) 
Each park shall have improved streets to provide for the convenient access to all mobile home lots/travel trailer lots and other important facilities within the park.
(a) 
The street system shall be so designed to permit the safe and convenient vehicular circulation within the park.
(b) 
Streets shall be adapted to the topograph and shall have suitable alignment and gradient for traffic safety.
(c) 
All streets shall have the following minimum widths:
[1] 
One-way traffic movement: 12 feet.
[2] 
Two-way traffic movement: 20 feet.
(d) 
Except in cases of emergency, no parking shall be allowed on such streets.
F. 
Parking.
(1) 
One off-street parking space shall be provided on each mobile home lot and travel trailer lot. The parking space shall be of similar construction and grading as the mobile home/travel trailer stand.
(2) 
Additional off-street parking spaces shall be provided at strategic and convenient locations for guests and delivery and service vehicles.
G. 
Utilities and service facilities.
(1) 
The following utilities and service facilities shall be provided in each mobile home park which shall be in accordance with the regulations and requirements of the Hamilton County Department of Health, the New York State Department of Health and the Sanitary Code of New York State.
(a) 
An adequate supply of pure water for drinking and domestic purposes shall be supplied by pipes to all mobile home lots and buildings within the park to meet the requirements of the park. Each mobile home lot shall be provided with proper water connections.
(b) 
Each mobile home lot shall be provided with a sewer which shall be connected to the mobile home situate on the lot, to receive the waste from the shower, tub, flush toilets, lavatory and kitchen sink in such home. The sewer shall be connected to a public or private sewer system so as not to present a health hazard. Sewer connections in unoccupied lots shall be so sealed to prevent the emission of any odors and the creation of breeding places for insects.
(c) 
Garbage cans with tight fitting covers shall be provided in quantities adequate to permit the disposal of all garbage and rubbish. The cans shall be kept in sanitary condition at all times. The cans shall be located no further than 200 feet from any mobile home lot. Garbage and rubbish shall be collected and disposed of as frequently as may be necessary to insure that such cans shall not overflow.
(2) 
The following utilities and service facilities shall be provided in each trailer park which shall be in accordance with the regulations and requirements of the Hamilton County Department of Health, the New York State Department of Health and the Sanitary Code of New York State.
(a) 
Each trailer park, which provides for travel trailers having all the facilities of a mobile home as defined in § 108-2 of this chapter shall provide the required facilities indicated in Subsection G(1)(a) and (b).
(b) 
Each trailer park, which provides for travel trailers not equipped with the facilities in a mobile home as defined in § 108-2 of this chapter, shall provide the following facilities:
[1] 
An adequate supply of pure water for drinking and domestic purposes shall be supplied by pipes to all buildings and trailer lots within the park to meet the requirements of such park. Each lot shall be provided with a cold water tap, the waste from which shall be emptied into a drain connected to an approved disposal system.
[2] 
Toilet and other necessary sanitary facilities for males and females shall be provided in permanent structures. Such facilities shall be housed in either separate buildings or in the same building, in the latter case such facilities shall be separated by soundproof walls. The male and female facilities shall be marked with appropriate signs.
[3] 
Such toilet and other sanitary facilities shall be provided in the following manner:
[a] 
Male facilities shall consist of not less than: one flush toilet for every 15 trailers; one urinal for every 15 trailers; one lavatory for every 10 trailers.
[b] 
Female facilities shall consist of not less than: one flush toilet for every 10 trailers; one lavatory for every 10 trailers.
[4] 
The buildings housing such toilet and sanitary facilities shall be well lighted at all times of the day and night; shall be well ventilated with screened openings; shall be constructed of moistureproof material; shall be well heated; and shall be clean and sanitarily maintained at all times. The floors of such buildings shall be of a water impervious material.
[5] 
Such buildings shall not be located nearer than 20 feet nor further than 200 feet from any travel trailer.
(3) 
Other service buildings shall be provided as deemed necessary for the normal operation of the park, however, such buildings shall be maintained by owner or manager of the park in a clean, sightly and sanitary condition.
(4) 
Each mobile home park and travel trailer lot shall be provided with weatherproof electric service connections and outlets which are a type approved by the New York State Board of Fire Underwriters.
(5) 
Each park shall provide at least one public telephone per 30 travel trailer units. The pay phone may be located within a quarter of a mile of the park.
H. 
Open space.
(1) 
Each mobile home park/travel trailer park shall provide common open space for the use by the occupants of such park.
(2) 
Such open space shall be conveniently located in the park. Such space shall have one acre for each 25 mobile homes or trailers or fraction thereof.
I. 
Landscaping.
(1) 
Lawn and ground cover shall be provided on those areas not used for the placement of mobile homes/travel trailers and other buildings, walkways, roads and parking areas.
(2) 
Planting shall be provided to the extent needed in order to provide for the screening of objectionable views, adequate shade and a suitable setting for the mobile homes/travel trailers and other facilities.
(a) 
Screen planting shall be provided to screen objectionable views. Views which shall be screened include laundry facilities, other nonresidential uses, garbage storage and collection areas, and all abutting yards of adjacent properties.
(b) 
Other planting shall be provided along those areas within the park which front upon existing public highways and streets to reduce glare and provide pleasant outlooks for the living units.
J. 
Recording.
(1) 
The owner or operator or each such park shall keep a written record of all persons occupying or using the facilities of such park. This record shall be available to the Code and Zoning Enforcement Officer at all times.
(2) 
The record shall include:
(a) 
The name and address of the occupant of each mobile home/travel trailer and the lot numbers.
(b) 
The names and addresses of the owners of each mobile home/travel trailer which is not occupied by such owner.
(c) 
The state in which the travel trailer is registered and the registration number.
Regulation of mobile homes/travel trailers.
A. 
No occupied mobile home/travel trailer shall be parked or allowed to remain upon any street, highway or other public place, except that emergency stopping or parking, when caused by mechanical failure, shall be permitted upon the shoulder of any street or highway for a period of not more than 72 hours, subject however to any prohibition or limitation.
B. 
It shall be unlawful for any person to park, place, install, or occupy as a dwelling or otherwise a mobile home/travel trailer on any public or private property within the Town of Inlet except in a licensed mobile home park/travel trailer park in accordance with this chapter and except as follows:
(1) 
The Town Board may grant a permit, for a period not to exceed two years, to the owner of land within the Town of Inlet who intends to construct on such land a dwelling house for his own occupancy or his employee's occupancy. The owner of the land may place or park a mobile home on such land for his own occupancy or his employee's occupancy during the construction of such dwelling. Said mobile home shall be removed from the premises upon expiration of the permit.
(2) 
Any seasonal or permanently occupied mobile home located outside of a licensed park shall after the effective date of this chapter be considered a nonconforming use and shall be subject to the following regulation:
(a) 
A nonconforming mobile home may be repaired or structurally altered as if it were a conforming building providing the repair or structural alterations comply with all other rules, regulations, ordinances and local laws of the Town of Inlet and does not exceed 50% of the fair market value of the mobile home.
[Amended 7-10-2001 by L.L. No. 2-2001]
(b) 
A nonconforming mobile home may not be replaced by a substitute mobile home except as follows:
[1] 
A nonconforming mobile home may be replaced by a substitute mobile home providing the ownership of the land and the ownership of the mobile home are in the same name or names, and providing the land upon which mobile home is located has not been sold or transferred to a new owner after the effective date of this chapter. Land which is sold or transferred after the effective date of this chapter to blood relatives of the owner of record prior to the effective date of this chapter shall not be considered a sale or transfer which would prevent the replacement of the mobile home.
(c) 
A nonconforming mobile home which has been destroyed by fire or other cause may be restored, repaired, reconstructed, or replaced with a substitute mobile home, providing such restoration, repair, reconstruction, or replacement mobile home is completed or placed upon the land within one year of such occurrence. Failure to restore, repair, reconstruct, or replace said mobile home within one year will result in the termination of a legal nonconforming mobile home and the owner of the land shall no longer be entitled to have a mobile home on the parcel of land.
(3) 
The Town Board may grant a permit for a period not to exceed seven days to the owner of land within the Town of Inlet to permit a guest of the land owner to park an occupied travel trailer on the landowner's property. The permit will be limited to one travel trailer unit, and the travel trailer unit will not be connected to either water or sewer.
The Code and Zoning Enforcement Officer of the Town of Inlet shall enforce all of the provisions of this chapter. Such Code and Zoning Enforcement Officer shall have the right, at all times, to enter and inspect any mobile home park, trailer park and other premises used for the parking or placement of a mobile home.
Revocation of mobile home park and trailer park licenses.
A. 
If the Town Code and Zoning Enforcement Officer finds and reports to the Town Board that a mobile home park or a trailer park, for which a permit has been issued, is not being maintained in a clean and sanitary condition or is not being operated in accordance with the provisions of this chapter, the Town Board may, by resolution, authorize the personal service upon the holder of the permit of a written order which will require the holder of the permit to correct the conditions specified in such order within 10 days after the service of such order.
B. 
If the holder of such permit shall refuse or fail to correct this condition or conditions specified in such order within 10 days after the personal service of such order, the Town Board may, by resolution, revoke such permit and the holder of the permit shall thereupon terminate the operation of such mobile home park or trailer park.
C. 
However, if the owner or operator of such mobile home park or trailer park shall thereafter correct such conditions and bring the mobile home park or trailer park into compliance with this chapter, such owner may then apply for the issuance of a new permit for such park and if the application is approved and a permit is granted, the applicant shall pay to the Town Clerk the fee required by this chapter without any credit for the fee said for the permit which was revoked.
A. 
On the date this chapter becomes effective, all existing mobile home parks and travel trailer parks will be required to comply with all sections of this chapter, with the following exceptions:
(1) 
Existing mobile home parks and trailer parks will not be required to obtain a license for the year 1988, and will be allowed 60 days after the effective date of this chapter to file for an application for the 1989 year.
(2) 
The Town Board may upon showing of good cause permit an existing mobile home park or an existing travel trailer park up to three years to conform to all of the standards set forth herein.
B. 
The Planning Board will function to aid the owners of such nonconforming mobile home parks and trailer parks in accomplishing the purpose of this chapter by advising and recommending to the Town Board such action as they deem appropriate and necessary to overcome any special problems that may arise during the three-year period. The Town Board will review these recommendations and take such action as it deems reasonable pursuant to Town law.
Any person, partnership, association or corporation who violates any provision of this chapter shall be guilty of an offense against this chapter and subject to a fine of not less than $25 nor more than $100 or to imprisonment for a period of not more than 30 days, or both fine and imprisonment. When a violation of any of the provisions of this chapter is continuous, each week or portion thereof shall constitute a separate and distinct violation.
In any case where any provision of this chapter is found to be in conflict with the provisions of any zoning, building, fire, safety, or health law, or ordinance, the provisions which establish the higher standard for protection and the promotion of the health and safety of the people shall prevail. In any case where the provisions of this chapter are found to be in conflict with the provisions of any other ordinance of the Town of Inlet existing on the effective date of this chapter which established a lower standard for the protection and promotion of the health and safety of the people, the provisions of this chapter shall be deemed to prevail and such other ordinances or laws are hereby declared to be repealed to the extent that they may be in conflict with this chapter.
All New York State owned and operated camp grounds shall be exempt from this chapter.
This chapter and all subsequent amendments thereto when adopted shall be published, and printed copies shall be available from the Town Clerk at a charge to be determined by the Town Board.