[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.]
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.
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]
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.
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]
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.
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]
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.
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.
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.
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:
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:
(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.
(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.
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.
