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Town of Stockport, NY
Columbia County
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[HISTORY: Adopted by the Town Board of the Town of Stockport 8-30-1968; amended in its entirety 3-10-1989 by L.L. No. 2-1989. Subsequent amendments noted where applicable.]
GENERAL REFERENCES
Building construction and fire prevention — See Ch. 57.
Building permits — See Ch. 59.
Unsafe buildings — See Ch. 61.
Flood damage prevention — See Ch. 68.
Subdivision of land — See Ch. 105.
Zoning — See Ch. 120.
This chapter shall be known as the "Trailer Ordinance of the Town of Stockport."
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 Stockport and of its inhabitants, by establishing specific requirements and regulations governing the occupancy and maintenance of mobile homes, mobile home parks, travel trailers and trailer camps.
For the purpose of this chapter, the following words, terms and phrases shall have the meanings ascribed to them in this section.
MOBILE HOME
A structure, transportable in one or more sections, which is more than eight feet in body width, is more than 40 feet in body length in the traveling mode or contains 440 or more square feet in interior space when erected on site and which is built on a permanent chassis and designed to be used as a dwelling, when connected to the required utilities, and includes the plumbing, heating, air-conditioning and electrical systems contained therein. Any addition to such mobile home shall, for the purposes of this chapter, be deemed to be part of such mobile home.
[Amended 8-5-1998 by L.L. No. 1-1998]
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 lot, parcel or tract of land or portion thereof, together with the open space and facilities required by this chapter, used, designed or maintained and having mobile home spaces, as defined herein, held out for hire or lease to accommodate mobile homes, as defined herein.
[Amended 8-5-1998 by L.L. No. 1-1998]
MOBILE HOME STAND
A durable surface located on a mobile home lot which is to be used for the placement of and capable of supporting a mobile home.
TRAILER, TRAVEL
A vehicular, portable structure built on a chassis, designed as a temporary one-family dwelling for travel, recreation and vacation purposes, having a body length not exceeding 26 feet and a body width not exceeding eight feet.
[Amended 8-5-1998 by L.L. No. 1-1998]
TRAILER CAMP
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 for not more than 90 consecutive days.
A. 
Site. The park shall be located in areas where grades and soil conditions are suitable for use as mobile home sites. It shall be located on a well-drained site which is properly graded to ensure rapid drainage and be free at all times from stagnant pools of water. The park shall be free from heavy or dense growth of brush and woods. The park shall be at least two acres in size, with 100 feet frontage on a public road.
B. 
Mobile home lot. Each mobile home park shall be marked off into mobile home lots. The total number of mobile home lots in a mobile home park shall not exceed eight per gross acre. Each mobile home lot shall have a total area of not less than 4,000 square feet, with a minimum dimension of 40 feet.
C. 
Mobile home.
(1) 
Any mobile home shall not be parked or otherwise located nearer than a distance of:
(a) 
At least 30 feet from an adjacent mobile home 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 a public street or highway.
(d) 
At least 10 feet from the nearest edge of any roadway location within the park.
(2) 
Only one mobile home shall be permitted to occupy any one mobile home lot.
D. 
Mobile home stand. Each mobile home lot shall have a mobile home stand which will provide for the practical placement on and removal from the lot of both the mobile home and its appurtenant structures and the retention of the home on the lot in a stable condition. The stand shall be of sufficient size to fit the dimensions of the anticipated mobile homes and their appurtenant structures or appendages. The stand shall be constructed of an appropriate nonporous material which is durable and adequate for the support of the maximum anticipated loads. The stand shall be suitably graded to permit rapid surface drainage.
E. 
Accessibility. Each mobile home park shall be easily accessible from an existing public highway or street. Where a mobile home park has more than 16 mobile homes, two points of entry and exit shall be provided, but in no instance shall the number of entry and exit points exceed four.
(1) 
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.
(2) 
All entrances and exits shall be at right angles to the existing public highway or street.
(3) 
All entrances and exits shall be free of any material which would impede the visibility of the driver on a public highway or street.
(4) 
All entrances and exits shall be of sufficient width to facilitate the turning movements of vehicles with mobile homes attached.
F. 
Streets. Each park shall have improved streets to provide for the convenient access to all mobile home lots and other important facilities within the park. Streets shall be improved to at least meet Erwin Plan specifications. The street system shall be so designed to permit the safe and convenient vehicular circulation within the park, and streets shall be adapted to the topography and shall have suitable alignment and gradient for traffic safety.
(1) 
All streets shall intersect at right angles, and all streets shall have the following minimum widths:
(a) 
One-way traffic movement: 12 feet.
(b) 
Two-way traffic movement: 20 feet.
(2) 
Except in cases of emergency, no parking shall be allowed on such streets.
G. 
Driveways. An improved driveway shall be provided for each mobile home lot. This driveway shall have a minimum width of nine feet.
H. 
Parking. One off-street parking space shall be provided on each mobile home lot. The parking space shall be of similar construction and grading as the mobile home stand. Such space shall have a minimum width of nine feet and a minimum length of 20 feet. Additional off-street parking spaces shall be provided at strategic and convenient locations for guests and delivery and service vehicles.
(1) 
There shall be one such parking space for each two mobile home lots within the park.
(2) 
Such parking space shall be provided in bays which shall provide for adequate maneuvering space.
I. 
Utilities and service facilities. 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 Columbia County Department of Health, the New York State Department of Health and the Sanitary Code of New York State:
(1) 
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 shall be provided with proper water connections.
(2) 
Each mobile home lot shall be provided with a sewer, which shall be connected to the mobile home situated 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.
(3) 
Metal 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 a 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 ensure that such cans shall not overflow.
(4) 
Unless adequate laundry facilities are available within three miles of the park, laundry facilities shall be provided at strategic location or locations for the convenience of the occupants of the mobile homes. Such facilities shall be equipped with at least one washing machine and one dryer per 16 mobile homes. Such facilities shall be housed in a permanent structure or structures which shall be adequately lighted, heated, ventilated and sanitarily maintained.
(5) 
Other service buildings shall be provided as deemed necessary for the normal operation of the park; however, such buildings shall be maintained by the owner or manager of the park in a clean, sightly and sanitary condition.
(6) 
Each mobile home 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.
(7) 
Each mobile home park shall be provided with at least one public telephone per 16 trailers.
J. 
Open space. Each mobile home park shall provide common open space for the use by the occupants of such park. Such open space shall be conveniently located in the park. Such space shall have a total area equal to at least 10% of the gross land area of the park.
K. 
Landscaping. Lawn and ground cover shall be provided on those areas not used for the placement of mobile homes and other buildings, walkways, roads and parking areas. 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 and other facilities.
(1) 
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.
(2) 
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.
L. 
Recording. The owner or operator of each mobile home park shall keep a written record of all persons occupying or using the facilities of such park. This record shall be available for a period of at least one year from the date of occupancy. This record shall include:
(1) 
The name and address of the occupant of each mobile home.
(2) 
The name and address of each mobile home which is not occupied by such owner.
A. 
Site. The provisions found in § 84-4 shall apply.
B. 
Trailer lot. Each trailer camp shall be marked off into trailer lots. The total number of trailer lots in such camp shall not exceed 12 per gross acre. Each trailer lot shall have a total area of not less than 2,500 square feet, with a minimum dimension of 30 feet.
C. 
Travel trailer. Any travel trailer shall not be parked or otherwise located nearer than a distance of at least 20 feet from an adjacent travel trailer in any direction. In all respects, the provisions of § 84-4C shall apply to trailer distances and lots.
D. 
Travel trailer stand. Each trailer lot shall have a travel trailer stand which will provide for the practical placement on and removal from the lot of the travel trailer and the retention of the trailer on the lot in a stable condition. The stand shall be of sufficient size to fit the dimensions of the anticipated travel trailers. The stand shall be constructed of an appropriate material which is durable, compacted and adequate for the support of the maximum anticipated loads.
E. 
Accessibility. Each trailer camp shall be easily accessible from an existing public highway or street.
F. 
Parking. One off-street parking space shall be provided on each trailer camp lot. The parking space shall be of similar construction and grading as the trailer camp lot.
G. 
Utilities and service facilities. The following utilities and service facilities shall be provided in each trailer camp, which shall be in accordance with the regulations and requirements of the Columbia County Department of Health, the New York State Department of Health and the Sanitary Code of New York State:
(1) 
Each trailer camp, which provides for travel trailers having all the facilities of a mobile home as defined in § 84-4, shall provide the required facilities indicated in § 84-4.
(2) 
Each trailer camp which provides for travel trailers not equipped with the facilities in a mobile home as defined in § 84-4 shall provide the following facilities:
(a) 
An adequate supply of pure water for drinking and domestic purposes shall be supplied by pipes to all buildings and trailer lots within the camp to meet the requirements of such camp. 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.
(b) 
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 and have separate entrances for each.
(c) 
The toilet and other sanitary facilities shall be provided in the following manner:
[1] 
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; one shower, with an adjoining dress compartment of at least 16 square feet, for every 10 trailers.
[2] 
Female facilities shall consist of not less than one flush toilet for every 10 trailers; one lavatory for every 10 trailers; one shower, with an adjoining dress compartment of at least 16 square feet, for every 10 trailers.
(d) 
Lavatory and shower facilities shall be supplied with hot and cold running water.
(e) 
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.
(f) 
The housing toilets and sanitary facilities shall not be located nearer than 20 feet nor further than 200 feet from any travel trailer.
(g) 
The provisions of § 84-4I(3), (4) and (5) shall apply in all respects to this section.
(h) 
Waste from all buildings and trailer lots shall be discharged into an approved public or private sewer system, in such a manner so as not to present a health hazard.
(i) 
The provision found in § 84-4I(6) shall apply.
H. 
Open space. The provision found in § 84-4J shall apply.
I. 
Landscaping. All provisions found in § 84-4K shall apply in all respects to this section.
J. 
Recording. The owner or operator of each trailer camp shall keep a written record of all persons occupying or using the facilities of such camp. This record shall be available for a period of at least one year from date of occupancy. The record shall include:
(1) 
The name and address of the occupant of each travel trailer.
(2) 
The name and address of the owner of each trailer which is not occupied by such owner.
(3) 
The state in which the trailer is registered and the registration number.
(4) 
The name and address of the owner of the automobile or other vehicle which propelled the travel trailer.
(5) 
The state in which the automobile is registered and the registration number.
A. 
Requirements for travel trailers within a mobile home park. All travel trailers, which are to be placed on the same legal parcel of land with mobile homes, shall be arranged into a trailer camp as defined in § 84-3. All mobile homes on such land parcel shall be arranged into a mobile home park as defined in § 84-3. When a trailer camp and mobile home park are to be combined on the same legal parcel of land, such trailer camp and mobile home park shall have separate physical locations on the parcel of land.
B. 
Mobile home park. When the parcel of land is divided for mobile home park and trailer camp uses, the provisions contained in § 84-4 shall apply to that portion of the land to be used as a mobile home park, except as herein provided.
C. 
Trailer camp. When the parcel of land is divided for mobile home park and trailer camp uses, the provisions contained in § 84-5 shall apply to that portion of land to be used for a trailer camp, except as herein provided.
D. 
Additional requirements.
(1) 
The parcel of land, which is to provide for both a mobile home park and a trailer camp, shall be at least four acres in size.
(2) 
That portion of the land to be used as a trailer camp shall be located adjacent to a public highway or street.
(3) 
The trailer camp and mobile home park shall be physically separated by a parcel of land of at least 15 feet in width along all areas where the trailer abuts the mobile home park. Such parcel of land shall be properly landscaped with appropriate planting materials so that the view of such trailer camp from the mobile home park is adequately screened.
(4) 
Where practicable, the trailer camp and the mobile home park shall each have separate points of entry and exit. Where the parcel of land fronts on two or more existing public highways or streets, the trailer camp shall be located adjacent to the public highway or street that is most heavily traveled.
The Building Inspector of the Town of Stockport shall enforce all of the provisions of this chapter. Such Building Inspector shall have the right, at all times, to enter and inspect any mobile home park, trailer camp and other premises used for the parking or placement of a mobile home.
A. 
Revocation of mobile home park and trailer camp permits. If the Town Building Inspector finds and reports to the Town Board that a mobile home park or a trailer camp, 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. If the holder of such permit shall refuse or fail to correct the 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 camp.
B. 
If the owner or operator of such mobile home park or trailer camp shall thereafter correct such conditions and bring the mobile home park or trailer camp into compliance with this chapter, such owner may then apply for the issuance of a new permit for such park or camp, 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 paid for the permit which was revoked.
[Amended 8-5-1998 by L.L. No. 1-1998]
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 more than $250 or to imprisonment for a period of not more than 15 days, or both fine and imprisonment. When a violation of any of the provisions of this chapter is continuous, each week or any portion thereof shall constitute a separate and distinct violation.
None of the provisions of this chapter shall be applicable to the following:
A. 
The business of mobile home or travel trailer sales, except that, where units are used as living quarters, they shall conform with the provisions of this chapter.
B. 
The storage or garaging of mobile homes or travel trailers not being used for living or sleeping purposes within a building or structure or to the storage of one unoccupied mobile home or travel trailer on premises occupied as the principal residence by the owner of such mobile home or travel trailer; provided, however, that such unoccupied mobile home or travel trailer shall not be parked or located between the street line and the front building line of such premises.
C. 
A mobile home or travel trailer located on the site of a construction project, survey project or other similar work project and which is used solely as a field office or work or toolhouse in connection with such project, provided that such mobile home or travel trailer is removed from such site within 30 days after the completion of such project.
D. 
A sectional house which is prefabricated in sections, transported to the building site, then fastened together and placed on a permanent and totally enclosed masonry foundation and which has a minimum width of 18 feet for its entire length and contains a minimum of 720 square feet of usable living space.