[HISTORY: Adopted by the Board of Trustees of the Village of Castleton-on-Hudson 8-10-1959. Amendments noted where applicable.]
Zoning — See Ch. 210.
This chapter shall be known and may be cited as the "House Trailer Ordinance of the Village of Castleton-on-Hudson, Rensselaer County, New York."
It is the purpose of this chapter to regulate house trailer and house trailer camps and/or parks within the Village of Castleton-on-Hudson, to require that such camps be laid out and constructed in accordance with plans approved by the Rensselaer County Health Department; to prescribe regulations for said camps and/or parks; to require the registration of occupants of said camps and/or parks and to regulate the parking and location of house trailers outside of such camps and/or parks.
As used in this chapter, the following terms shall have the meanings indicated:
- DEPENDENT UNIT
- A unit designed or used for the accommodation of one house trailer which does not have a toilet and a bathtub or shower, or is not connected to camp water and sewage facilities.
- HOUSE TRAILER
- Any portable structure or vehicle so constructed and designed as to permit occupancy thereof for dwelling or sleeping purposes, or for the conduct of any business, profession, occupation or trade. Any addition to such house trailer shall for the purpose of this chapter be deemed to be a part of such house trailer.
- Includes persons, partnership, firm, company, corporation, tenant, owner, lessee or permittees, their agents, heirs or assigns.
- TRAILER CAMP
- Any plot of ground upon which two or more trailer coaches or house trailers, occupied for dwelling or sleeping purposes, are located, regardless of whether or not a charge is made for such accommodation.
- A section of ground in a trailer camp of not less than 4,000 square feet, designed for the accommodation of one house trailer.
It shall be unlawful for any person, being the owner or occupant of any land or premises within the Village of Castleton-on-Hudson, to use or permit the use of said land or premises as a trailer camp without obtaining a permit therefor as hereinafter provided.
Application for permit.
The application for each trailer camp permit shall be in writing and signed by the applicant. It shall state:
The name and address of the applicant.
The name and address of each partner if the applicant be a partnership.
The name and address of each officer and director if the applicant be a corporation.
A complete description of the premises upon which the proposed camp is to be located.
The name and address of the owner or owners of such premises.
The number of camp units to be provided in the proposed camp.
Each application shall be accompanied by two sets of plans and specifications, prepared and drawn to scale by a registered architect or licensed professional engineer showing the layout of the camp, the location, size and arrangement of each camp unit, location of streets, location and number of toilets, lavatories, showers and tubs for each sex, location of water service and location of slop sinks, garbage receptacles and laundry trays. One set of plans shall be retained by the Rensselaer County Health Department and the second set retained with the application. Where the applicant is not the owner of the premises, the application shall also be accompanied by an original or photostatic copy of the lease of the premises and a written statement signed by all the owners consenting that the premises be used for the purpose of a trailer camp.
Filing of application and submission of same to Rensselaer County Health Department and Village Board.
Each application shall be filed in triplicate with the Village Clerk who shall thereupon transmit a copy to the Rensselaer County Health Department and the Village Board.
Such application shall indicate compliance by the applicant with the minimum camp requirements as established by rule or regulation of the State Department of Health and of the Sanitary Code of the State of New York and of the County of Rensselaer, and shall be accompanied by approval in writing of the Rensselaer County Department of Health. The Rensselaer County Department of Health shall after investigation transmit the application to the Village Board, together with its written approval or disapproval thereof or recommendation pertaining thereto. After approval of the Health Department, the Village Board shall, after investigation and examination, approve or disapprove the application. All such applications shall be filed with the Village Clerk and the applicant notified in writing by the Clerk of the action taken thereon.
Issuance of permit. The Village Clerk of the Village of Castleton-on-Hudson upon the written application and upon the approval of the same by the Health Department and the Board of the Village of Castleton-on-Hudson, and upon receipt of the fee hereinafter provided, shall issue a permit to become effective from the date of issuance and to continue in force through the 31st day of December next succeeding for the use of the premises therein specified as a trailer camp, which permit shall specify the number of camp units which may be used in said camp. Such permit shall not be transferable or assignable.
Fees. The applicant for a trailer camp permit shall at the time of issuance of any such permit pay to the Village Clerk a fee as set from time to time by the Board of Trustees.
[Amended 10-27-1997 by L.L. No. 6-1997]
Drainage and grading. All lands used as a trailer camp shall be well drained, of ample size and free from heavy or dense growth of brush or weeds. The land shall be properly graded to ensure proper drainage during and following rainfall and shall at all times be so drained as to be free from stagnant pools of water.
House trailer spaces shall consist of a minimum of 4,000 square feet for each unit, with a minimum width of 50 feet and a minimum depth of 80 feet. All spaces shall be clearly defined by proper markers at each corner. Trailers shall be so harbored on each space that there shall be at least a thirty-foot side and ten-foot rear clearance between trailer coaches. No trailer shall be located nearer than 50 feet to any property line bounding the camp and nearer than 75 feet to the boundary of any highway, road, street or public thoroughfare and 100 feet to any adjacent dwelling house.
Separate parking facilities for automobiles and tow cars shall be provided adequate to accommodate at least one vehicle for each unit.
All trailer spaces shall abut upon a driveway not less than 30 feet in width, which shall have unobstructed access to a public street, alley or highway. All driveways shall be well marked in the daytime and adequately lighted at night with a minimum of 100 watt lamps at minimum intervals of 100 feet, located approximately 15 feet from the ground.
An adequate electrical outlet supplying at least 110 volts and sufficient kilowatts shall be provided for each trailer coach space, to be approved by the New York State Board of Fire Underwriters.
A sufficient supply of pure drinking water, approved by the Rensselaer County Department of Health, shall be provided in convenient locations. No common drinking facilities shall be permitted. Drinking water faucets shall not be placed in any toilet room or water closet compartment. An abundant supply of hot water shall be provided at all times for bathing, washing and laundry facilities.
Every trailer camp shall have erected thereon, at a distance not greater than 300 feet from any unit it is designed to serve, a suitable building of masonry or frame construction for housing toilets, showers and laundry facilities as required by this chapter, such building to be known as the "service building."
There shall be provided separate toilet rooms for each sex. Flush toilets provided with an adequate water supply shall be enclosed in separate compartments having a minimum width of three feet, and shall be provided for each sex in the ratio of one toilet for each 10 dependent units or fraction thereof. Every male toilet room shall have one urinal for each 10 dependent units or fraction. Toilet rooms shall contain lavatories with hot and cold water in the ratio of one lavatory to every two water closets. In no event shall any service building provide less than two toilets for females, one toilet for males, one urinal for males and one lavatory for each sex.
Separate bathing facilities for each sex shall be provided with one shower or bathtub for each 10 dependent units or fraction thereof. Shower compartments shall be at least three feet square with an individual dressing compartment of at least 16 square feet. In no event shall any service building provide less than one shower or bathtub and individual dressing compartment for each sex.
One double laundry tray shall be provided to serve each 15 units, or, in the alternative, other and at least equal laundry facilities may be provided.
Floors of toilet rooms, showers and the laundry shall be of concrete or tile or similar material impervious to water and easily cleaned and pitched to a floor drain.
Adequate heating facilities to maintain a temperature of 70° F. during cold weather shall be provided.
Disposal of sewage and other water-carried wastes.
All sewage and other water-carried wastes shall be disposed of into a municipal sewage system whenever available. In house trailer camps in which such connections are not available, disposal shall be into a private system which includes a sanitary means of disposal, the operation of which creates neither a nuisance or a menace to health.
When a water carriage system of sewage is used, each camp unit shall be provided with a sewer connection for the combined liquid waste outlet or outlets of each house trailer, and trapped below the frost line. It shall be the duty of the owner or operator of said trailer camp to provide a watertight and odortight connection from the trailer water drainage to the sewer connection and it shall be the duty of said owner or operator to make such connections and keep all occupied trailers connected to said sewer while located in a trailer camp. Sewer connections in unoccupied camp units shall be so closed that they will emit no odors or cause a breeding place for flies. No water or waste shall be allowed to fall on the ground from a house trailer.
Garbage disposal. Each such trailer camp constructed, altered or expanded after the effective date of this chapter shall provide equipment sufficient to prevent littering of the grounds and premises with rubbish, garbage and refuse and shall provide a flytight storage building or buildings at a convenient location or locations equipped with flytight metal depositories of sufficient size and number to contain all the garbage and refuse that may accumulate between removals from the premises.
In every trailer camp there shall be a building in which shall be located the office of the operator or person in charge of said camp. A copy of the camp permit, and of this chapter, shall be posted therein and the camp register shall at all times be kept in said office.
It is hereby made the duty of the attendant or person in charge, together with the permittee, to:
Keep at all times a register of all guests or house trailer occupants, which shall be open at all times for inspection by state and federal officers and officers of the Village of Castleton-on-Hudson, showing for each such house trailer the following:
The name and address of each occupant.
The date of arrival.
The name of the owner of the house trailer.
The make of the house trailer.
The state in which the trailer is registered.
The registration number of the house trailer.
The year of issue of registration, and, in addition, for each such house trailer being propelled by an automobile or vehicle to which it may be attached, the following:
Maintain the camp in a clean, orderly and sanitary condition at all times.
See that the provisions of this chapter are complied with and enforced, and report promptly any communicable diseases in the camp.
Maintain in convenient places, approved by one of the Chiefs of a Volunteer Fire Company located in the Village, hand fire extinguishers in the ratio of one to each 10 units.
Prohibit the use of any trailer by a greater number of occupants than that which it is designed to accommodate.
Prohibit the use of the camp by more trailers than the camp is permitted to accommodate.
[Amended 10-27-1997 by L.L. No. 6-1997]
Any duly authorized agent or employee of the Village of Castleton-on-Hudson or the Rensselaer County Health Department shall have the right at any reasonable time to enter any trailer camp or other premises used for the parking or location of a house trailer, and shall have the right at all times to inspect all parts of said premises and to inspect the records required to be kept in any trailer camp.
Application for the renewal of any trailer camp permit issued pursuant to this chapter must be filed with the Village Clerk on or before the first day of December next preceding the expiration of said permit. The application for renewal shall be in writing and signed by the applicant and shall contain the same information as required by § 141-5 of this chapter in the case of original application for permits, except that such renewal application need not be accompanied by a plan of the trailer camp unless some change in the plan or layout of the camp is contemplated by the applicant, nor is it necessary that said renewal application be accompanied by the lease of the premises unless a new lease of the premises has been entered into subsequent to the time of filing the previous application, in which event the original or photostatic copy of the new lease shall be attached to the application for renewal, nor shall the written consent of the owners of the premises that the same may be used for the purposes of a trailer camp be required unless there shall have been a change in the ownership since the filing of the previous application, in which event such written statement signed by all of the new owners of the premises must accompany the application for a renewal of the permit. Upon the approval of said application for a renewal of the permit by the Rensselaer County Health Department and the Village Board, the Village Clerk shall issue a renewal permit which shall become effective upon the expiration of the prior permit and continue in force for the term specified therein, but in no event longer than for a period of one year. Such renewal permit shall not be transferred or assigned. The applicant shall at the time of issuance of such renewal permit pay to the Village Clerk the same fee provided in § 141-5 of this chapter covering the original issuance of trailer camp permits.
This chapter shall apply to all existing trailer camps in the Village of Castleton-on-Hudson on the date of its adoption except that trailer camps in existence prior thereto shall not be required to comply with the provisions of § 141-6B, C, D, E, F and H hereof, unless now or hereafter required so to do by order of the Rensselaer County Health Department or other federal, state or county authority. The owner or operator of any existing trailer camp shall have 60 days after this chapter becomes effective to make an application for a permit to operate such camp. Such application shall be accompanied by the fee set forth in § 141-5D. Upon payment thereof, the Village Clerk shall issue a temporary permit to operate such camp until the following December 31. Any additions, extensions or enlargements of existing camps shall comply with all the provisions of this chapter, and applications for permits to construct such additions, extensions or enlargements shall be made as provided in § 141-5. A camp operating under such temporary permit shall be maintained and operated in compliance with all the provisions of this chapter except as they have been heretofore excused.
Highway parking prohibited. No house trailer shall be parked or allowed to remain upon any public highway or private way in the Village of Castleton-on-Hudson.
No house trailer shall be parked outside of a duly permitted trailer camp in the Village of Castleton-on-Hudson, except as follows:
Any owner of land located within the Village of Castleton-on-Hudson, with intent to build a dwelling house thereon, may apply to the Village Clerk, and after compliance with the provisions of this chapter and payment of the fee set forth hereinafter, be granted a permit to park a house trailer upon such parcel of land during the erection of said dwelling. The aforesaid permit shall be issued by the Village Clerk for a period not in excess of one year from the date of issuance thereof, or until such dwelling is completed, whichever is the shorter period. Said permit may be extended by letter by the Village Clerk for a period not to exceed one additional year from the date of expiration. In the event that said owner desires an additional extension of said permit, a written application shall be submitted to the Village Board of the Village of Castleton-on-Hudson, which extension may be granted by said Village Board if it finds after an examination of the facts and circumstances concerning the same that practical difficulties or unusual hardships exist and after the applicant has been accorded an opportunity to speak in behalf of such application. Upon the expiration of the aforesaid permit and/or extension thereof, said trailer shall be vacated as living quarters and disconnected from its water supply and sewage disposal system.
Any owner or occupant of a house trailer desiring to place or park the same in the Village of Castleton-on-Hudson outside a permitted trailer camp for human habitation, other than an owner or occupant set forth in Subsection B(1) hereof, shall make written application to the Village Clerk of the Village of Castleton-on-Hudson and after compliance with the provisions of this chapter and payment of the fee set forth hereinafter, be granted a permit to so park or place a house trailer. Said permit shall be valid for a term of four weeks and no additional permit shall be issued to said owner or occupant and/or the owner of the land upon which said house trailer is parked or placed for any period of time during the next succeeding 11 months; provided, however, that the owner or occupant of said house trailer and/or the owner of the land upon which said house trailer was located may apply in writing to the Village Board of the Village of Castleton-on-Hudson for an extension of the aforesaid permit for a period not to exceed 11 months, which extension shall be granted by the Village Board if it finds after an examination of the facts and circumstances concerning the same that practical difficulties or unusual hardships exist and after the applicant has been accorded an opportunity to speak in behalf of such application.
Application for permit to Village Clerk of the Village of Castleton-on-Hudson. The owner or occupant of a house trailer seeking to park or place the same pursuant to the provisions of Subsection B(1) and (2) hereof shall make written application to the Village Clerk. The application shall set forth:
The name and address of the applicant.
The name and address of each partner if the applicant is a partnership.
The name and address of each officer and director if the applicant is a corporation.
The description of the premises upon which the house trailer is to be located.
The name and address of the owner or owners of such premises, and if the applicant is not the owner of the premises where said house trailer is to be located, the applicant shall file with the issuing officer the acknowledged consent of said owner that the premises may be used for such purposes and subject to the provisions of this chapter. Each application shall be accompanied by a plot plan drawn to scale and prepared by a licensed professional engineer or surveyor and showing:
The boundaries of the premises upon which said house trailer is to be located.
The location of said house trailer upon said premises.
The location of the water supply and sewage disposal systems to be used by said house trailer, together with written approval of the same by the Rensselaer County Health Department.
Any inhabited house trailer parked and maintained pursuant to the provisions of this section shall have an approved water supply and shall install and use a sewage disposal system at least equal to that required by the New York State Sanitary Code for a two-bedroom dwelling.
Any uninhabited house trailer may be parked or stored outside of a permitted trailer camp; provided, however, that it shall not be parked between the street or highway line and the front building line of the premises upon which it shall be stored nor in the side yards of said premises and that it does not violate any other ordinance of the Village of Castleton-on-Hudson thereby.
Fees. The applicant for a house trailer permit pursuant to the provisions of this section shall at the time of issuance of any such permit or renewal thereof pay to the Village Clerk a fee as set from time to time by the Board of Trustees.
[Amended 10-27-1997 by L.L. No. 6-1997]
The Village Board may, after notice and proper hearing, revoke or suspend any permit issued pursuant to the terms of this chapter for a violation of any of the provisions hereof. Upon the revocation of such permit, the premises shall forthwith cease to be used for such trailer purposes and all house trailers shall be removed therefrom.
The provisions of § 141-11B of this chapter shall apply only to a house trailer parked or placed outside a permitted trailer camp on and after the effective date of this chapter. House trailers parked outside of a duly permitted trailer camp prior to the effective date of this chapter and occupied as a dwelling may remain in the position or place in which they are then parked subject to the existing ordinances of the Village of Castleton-on-Hudson; provided, however, that no such house trailer shall be moved to a new location in the Village of Castleton-on-Hudson except by compliance with the provisions of this chapter, and, provided, also, that any owner or lessee of a house trailer presently parked outside a permitted trailer camp may replace the same with a new house trailer located upon the same plot of ground and in the same general location. The owner of an existing house trailer replacing the same with a new house trailer shall file a plot plan with the Village Clerk, showing the dimensions of the new trailer and its location upon the building lot. The replacement house trailer, however, must comply with all provisions of other existing ordinances of the Village of Castleton-on-Hudson.
[Amended 10-27-1997 by L.L. No. 6-1997]
Any person, firm or corporation who shall violate any of the provisions of this chapter shall be punishable by a fine of not more than $250, imprisonment for not more than 15 days, or both such fine and imprisonment. Each day's continued violation shall be considered a separate offense. The imposition of any penalty for a violation of this chapter shall not excuse the violation or permit it to continue.
Nothing herein contained shall be construed to abrogate any provisions of the Sanitary Code of the State of New York or of the County of Rensselaer as the same now provides or as the same hereafter be amended to provide. In the event of inconsistencies existing between the provisions of this chapter and said code or codes, said code or codes shall govern.