[HISTORY: Adopted by the Town Board of the Town of Coeymans 3-28-1978. Amendments noted where applicable.]
For the purpose of this chapter, the following words and phrases shall have the meaning ascribed to them in this section.
- ACCESSORY STRUCTURE
- Any structural addition to said mobile home which includes, but is not limited to, awnings carports, porches, storage cabinets, mailboxes and similar appurtenant structures.
- ANNUAL PERMIT
- A written permit issued annually by the Building Inspector permitting a person, partnership or corporation to operate and maintain a mobile home park or trailer park under this chapter.
- BUILDING INSPECTOR
- The Town Building Inspector duly appointed by the Town Board.
- COMMON WAY
- Any path, area or space designated for joint use of those occupying the mobile home park.
- INITIAL PERMIT
- A single license granted on the initial application for a permit to construct, erect, operate, maintain and install a mobile home park.
- MOBILE HOME
- Any vehicle or structure used or so constructed as to permit its being towed on a public street or highway and/or used as a conveyance on the public streets and highways, whether licensed as such or not, and constructed in such a manner as will permit occupancy thereof as a dwelling or permanent living quarters (sleeping place) for one or more persons, and provided with a toilet and bathtub or shower and electrical and plumbing connections to outside systems whether to be placed on a foundation or not. New mobile homes sited in the town must meet the standards of construction set forth in the State Code for the Construction and Installation of Mobile homes and the Uniform Code of Construction and Installation Standards for Mobile Homes of the State of New York. At such time as the town may establish a building code, all mobile homes within the jurisdiction shall come under this chapter. This definition of mobile home includes all additions which are purchased or added thereto or additions made subsequent to installation.
- MOBILE HOME OR TRAILER SPACE
- A plot of ground within a mobile home park or trailer park designated for the accommodation of one mobile home or one trailer.
- MOBILE HOME PARK
- A plot of ground on which two or more mobile homes occupied for dwelling or sleeping purposes are located, placed and used as dwellings.
- RECREATION AREA
- An area equal to at least 10% of the gross land area but not less than a minimum area of at least one acre set aside for common use of the occupants of the mobile home or trailer park for diversionary purposes. The land shall be landscaped, cleared, adequately drained, conveniently located and shall be included in the sanitary maintenance of the park. The topography shall be suitable for recreation purposes.
- SERVING BUILDINGS
- A structure housing a toilet(s), lavatory or other such facilities required by this chapter.
- SEWER CONNECTION
- The connection consisting of all pipes and appurtenances for the drain outlet of the mobile home to the inlet of the corresponding sewer riser pipe of the sewage system serving the mobile home park.
- SEWER RISER PIPE
- That portion of the sewer lateral which extends vertically to the ground elevation and terminates at each mobile home space.
- Indicates that which is required by the provisions of this chapter.
- Any vehicle used or so constructed as to permit its being used as a conveyance on the public streets and highways and duly licensed as such, and constructed in such a manner as will permit occupancy thereof as a temporary dwelling for travel, recreational and vacation uses or sleeping place for one or more persons. A "trailer" under this chapter shall also mean tent trailers, truck campers or other sleeping facilities other than a mobile home and/or what normally constitutes a permanent dwelling unit.
- TRAILER PARK
- Any lot, piece or plot of ground on which two or more trailers occupied for sleeping purposes are located, regardless of whether or not a charge is made for such accommodations.
- WATER RISER PIPE
- That portion of the water supply system serving the mobile home park which extends vertically to the ground elevation and terminates at a designated point at each mobile home space.
For new mobile homes or trailer parks, expansions or alterations of existing mobile home parks or trailer parks, the following regulations shall apply.
All initial applications for permits shall be made to the Planning Board, and application for renewals for existing valid permits shall be made to the Building Inspector. Upon approval of the Planning Board and compliance with regulations of the New York State Health Department and approval of the Albany County Health Department, issuance of the permit shall be by the Building Inspector and shall be contingent upon compliance with all sanitary laws and regulations of the State of New York and approval by a majority vote of the Town Planning Board and compliance with this chapter. A public hearing must be held prior to action by the Town Planning Board. The public hearing shall be announced in the official Town Newspaper at least two successive weeks prior to the meeting.
Preliminary applications for new mobile home parks or trailer parks, expansions or alterations of existing parks shall be made by presenting to the Planning Board a sketch diagram of the park area, outlining dimensions of the park, boundaries, spaces, roads, entrances, exits, accessory buildings, parking areas, wooded areas, wetlands, watercourses and abutting highway roads and landowners. Information shall also be provided on water supply and sewage disposal location and design. The sketch diagram shall be drawn approximately to scale. No fee shall accompany the initial sketch diagram.
Within five weeks after the preliminary application is presented, the Town Planning Board shall notify the applicant of its approval or conditional approval or disapproval of the preliminary application. Reasons for any disapproval shall be provided by the Board. Thereafter, the applicant shall make final application as provided in § 114-2B below. Final application shall be submitted within one year of the date of approval of the preliminary application. Failure to submit final application within the prescribed period shall require the applicant to submit a new preliminary application. In the event the preliminary application is conditionally approved, the applicant may submit a final application, complete with all changes, alterations and additions noted by the Town Planning Board on the preliminary location, together with all other requirements of the final application. Final plans shall be reviewed by the Town Environmental Management Board prior to action by the Town Planning Board. Where appropriate, the County Planning Board shall have an opportunity to review plans.
Permit: method of final application and requirements.
Final applications for permits shall be in writing, sworn to and signed before a notary public by the applicant who shall file with the application proof of ownership of the premises or of a lease or written permission from the owner thereof, together with six complete sets of plans drawn to scale to adequately illustrate the details of the proposed site (one set will be returned to the developer upon approval). Final plans shall be prepared under the supervision of a professional engineer or architect or landscape architect licensed by the State of New York ad shall bear the seal and signature of this professional licensed individual. The name and address of each partner shall be provided if the applicant is a partnership; or the name and address of each officer and director if the applicant is an association or corporation.
The plan shall show the location of the proposed park and shall include but not be limited to:
Area; dimensions; adjacent owners; structures.
The maximum number, location and size of all mobile home spaces.
The location of any existing buildings and any proposed structures.
The location and width of roadways, traffic flow, entrances and exits.
The location of water systems and sewer lines and the sewage disposal systems within the site and the location of all existing public and private water and sewage systems adjacent to the site, as well as solid waste storage.
The method and plan for electric lighting, including streetlighting.
Proposed electrical and telephone utilities within the site.
Circulatory traffic flow or a turnaround with 110 feet diameter.
Modified topographic contours of the land showing the finished grade of all land surfaces within the proposed park, and landscaping to be performed and wooded areas.
Inset diagram showing a cross-section of proposed roadway construction within the mobile home park.
Surface water drainage such as any proposed stormwater facilities, including drainage channels, runoffs and watercourses, as well as existing wetlands and areas subject to flooding.
Proposed location of required screening adjacent to public roads and signs.
Legend explaining symbols on final application map.
The town has the discretionary authority to inquire into the financial ability of a developer and/or applicant to implement his plans.
Final application for new mobile home parks or trailer parks or expansions of existing parks shall be accompanied by a fee paid to the Town Clerk of $100. An additional $10 fee shall be paid to the Town Clerk for each approved mobile home space or trailer space before issuance of a final permit.
The mobile home park or trailer park owner shall begin construction of the proposed new park or expansion of existing park within one calendar year following final approval and issuance of a permit by the Planning Board. Any construction not completed within three calendar years after approval by the Planning Board shall be grounds for the permit to become null and void unless the particular circumstances of said applicant warrant the Planning Board to grant an extension.
In the event that an initial permit is granted to an applicant and that prior to or during construction and before the completion of the mobile home park or trailer park the premises for the intended park is sold or transferred or there is any change in ownership of said premises proposed for the mobile home or trailer park, then the new owners shall submit to the town a sworn statement setting forth the nature of the change of ownership, its effective date as well as a statement that the new owner(s) intend to complete the mobile home or trailer park in accordance with the initial application and requirements of this chapter.
[Amended 6-25-2001 by L.L. No. 4-2001]
It shall be unlawful for any person to construct, maintain or operate any existing and approved mobile home park or trailer park within the limits of the Town of Coeymans unless the owners, partnership or corporation (he or she or any firm) holds a valid permit issued annually by the Building Inspector in the name of such person or persons or firm for the specific mobile home or trailer park.
Application for an annual permit shall be made to the Town of Coeymans Building Inspector on forms supplied by the town on or before the first day of June of each year. The annual permit shall be for a period from the first day of July of each year to the 30th day of June the succeeding year.
The annual cost of this permit shall be $10 per mobile home space and/or trailer space, payable on or before June 30 of each year.
Location. Mobile home parks and trailer parks may be located only in the areas permitting this land use, except if a variance is granted. No mobile home in a park may be located closer than 50 feet to any public right-of-way and no trailer in a park closer than 50 feet to any public right-of-way.
Area requirements. The area of a new mobile home park or trailer park shall be proven to be at least five acres and large enough to accommodate:
Space requirements; stands and skirts.
Each single mobile home space shall be at least 50 feet wide and 100 feet deep and each trailer space 30 feet wide and 60 feet deep, and each space shall possess a driveway with an unobstructed access to a common way within the park. Such spaces shall be clearly defined and mobile homes shall be so located that a minimum of 20 feet clearance exists between any part of the mobile home and any adjacent mobile home or trailer. Mobile home parks which accommodate 10 or more mobile homes shall provide at least one recreation area consisting of at least 10% of the gross site area of the mobile home park with a minimum area of not less than one acre.
Mobile home stands. The mobile home stand shall be improved to provide adequate support and space for the place and tie-down of the mobile home. The stand shall be designed to not heave, shift or settle unevenly under the weight of the mobile home due to frost action, inadequate drainage, vibration, wind or other forces acting on the structure.
The mobile home stand shall be improved, graded for adequate drainage, permanently marked off by posts, pins, monuments, permanent markers or painted markings.
The mobile home stand shall be provided with anchors, tie-downs, such as cast-in-place concrete "dean men" eyelets imbedded in concrete, screw augers, arrowhead anchors, or other devices at each corner of the stand to ensure the stability of the mobile home.
Unless a variance is granted, the mobile home shall be enclosed by a skirt securely fastened and extending from the outside wall of the mobile home to the pad, and constructed of a material capable of withstanding the weather elements over extended periods of time. No skirt shall be required where a perimeter foundation fully encloses the area between the mobile home and ground level.
No double size mobile homes shall be placed on a mobile home space or stand designed for a nondouble size mobile home.
Mobile home or trailer space availability required. It shall be illegal to allow any occupied mobile home or trailer to remain in a mobile home or trailer park unless a mobile home or trailer space is available. No mobile home or trailer space shall be used as a parking or storage area for boats, campers, snowmobiles, motorcycles or other recreational vehicles not used by the owner as a primary mode of transportation.
For fire prevention and protection, every mobile home and trailer park shall have access to a public street by means of a private entrance not less than 24 feet wide. In a mobile home park, a minimum width of 18 feet shall constitute all roads. All roads shall be finished with hard-surfaced pavement in accordance with town highway standards. In a mobile home and/or trailer park roadways shall be well-drained, hard-surfaced or paved and maintained in good condition. All roadways shall be lighted at night and shall have a light intensity at the center of the roadway of no less than two footcandles. Access to mobile home parks shall be designed to minimize congestion and hazards at the entrance or exit and allow free movement of traffic on abutting streets and roads. Dead-end streets shall be provided at the closed end with a turnaround having an outside roadway diameter of at least 60 feet. No intersecting streets within the park shall have any angle of intersection less than 80°. Where appropriate, plans must be reviewed by either the Town or County Highway Departments or New York State Transportation Department.
Editor's Note: See Ch. 125, Road Specifications.
At least one off-street parking space shall be provided on each mobile home lot. Such space shall have a minimum width of nine feet and a minimum length of 20 feet. The parking space should be of comparable hard surface to the proposed roadways. Additional off-street parking spaces shall be provided in a convenient location for guest and service vehicles.
In the alternative, all parking may be provided for all mobile home spaces at two or more centrally located parking areas accessible and conveniently located to all mobile home spaces. These parking areas shall be so designed so that they complement and aesthetically benefit the mobile home park as well as contribute to the common scheme of the mobile home park. If this design is followed, two parking spaces shall be provided for each mobile home space, and no combination of on-lot parking and centrally located parking shall be allowed.
Water supply requirements. An accessible, adequate, safe and potable supply of water shall be provided in each mobile home or trailer park. A minimum rate of 200 gallons per day per site shall be provided with a minimum pressure of 20 pounds per square inch at highest ground elevation at peak demand. Except as noted, only drinking water shall be supplied to accessory building or structures used by the occupants of the premises for culinary and lavatory purposes. Other sources when supplied to toilets and urinals shall not be connected with the drinking supply or available at any taps on the property. A water service connection consisting of a service box with a shutoff valve installed below the frost line and a three-fourths-inch diameter riser shall be supplied to each lot. Surface drainage shall be diverted from the connection.
Fire protection. Adequate fire protection shall be provided in conformity with local fire regulations.
Plumbing. All plumbing in the mobile home or trailer park shall comply with state and town plumbing laws and regulations and shall be maintained in good operating condition.
Sewage disposal. Mobile home or trailer parks shall be serviced by a public sewage system or by a private disposal system which meets the sewer requirements of the state, county and town. Sewage disposal systems shall be designed on a minimum flow of 200 gallons of waste per day per mobile home lot where a community or public sewer system is provided. Each lot shall be provided with a four-inch sewer pipe below the ground surface and a riser pipe. The three-inch connecting pipe from the mobile home to the riser pipe shall be noncollapsible and semirigid. All connections shall be watertight, and provisions shall be made for plugging the sewer riser pipe when the mobile home space is not occupied by a mobile home. Final plans must be reviewed and approved by the County Department of Health prior to Planning Board approval becoming effective.
Refuse and garbage disposal. The storage, collection and disposal of refuse in a mobile home or trailer park shall not create health hazards, rodent harborage, insect breeding areas, accident hazards or air pollution. All refuse and garbage shall be stored in flytight, rodentproof containers, which shall be provided in sufficient number and capacity to prevent any refuse from overflowing.
Reporting of communicable diseases. Every mobile home or trailer park operation shall maintain a register containing a record of all occupants using the park. Such register shall be available to any authorized person inspecting the park, and shall be preserved for a period of at least one year. Such register shall contain the names and addresses of all mobile home or trailer occupants stopping in the park. Every owner, operator, attendant or other person operating a mobile home or trailer park shall notify the local Health Officer immediately of any suspected communicable or contagious disease within the mobile home park. In the case of disease diagnosed by the physician as quarantinable, such owner, operator, attendant or other person operating the mobile home park shall notify the Health Officer of the departure or the proposed departure of a mobile home or its occupants.
Grounds, buildings and structures shall be maintained free of insect and rodent harborage and infestation. Extermination methods and other measures to control insects and rodents shall conform to the requirements of the state and county health authorities.
Parks shall be maintained free of accumulations of debris which may provide rodent harborage or breeding places for flies, mosquitoes and other pests.
Storage areas shall be so maintained as to prevent rodent harborage; lumber, pipe and other building material shall be stored at least one foot above the ground.
Where the potential for insect and rodent infestation exists, all exterior openings in or beneath any structure shall be appropriately screened with wire mesh or other suitable materials.
The growth of brush, weeds and grass shall be controlled to prevent harborage of ticks, chiggers and other noxious insects. Parks shall be so maintained as to prevent the growth of ragweed, poison oak, poison ivy, poison sumac and other noxious weeds considered detrimental to health. Open areas shall be maintained free of heavy undergrowth of any description.
Lawn or natural ground cover shall be provided in those areas not used for the placement of mobile homes, buildings, walkways, roads or parking areas.
An electrical service supplying at least 200 amps, 220 volts shall be provided for each mobile home space. Each trailer space shall be serviced with a minimum of 110 volts. All installations shall comply with all State and Fire Underwriters Electrical Codes. Electrical outlets shall be weatherproof. No mobile home park power line shall be permitted to lie on the ground. Underground utility installation may be permitted. Each mobile home lot shall be provided with a State and Fire Underwriters Electrical Code approved disconnecting device and overcurrent protective equipment.
Alterations and additions must comply with the effective town and state codes and ordinances.
Accessory structures shall remain as per definition dependent upon the mobile homes and shall not be used as complete independent living units with permanent provisions for sleeping, cooking and sanitation. Such structures shall be erected, constructed or occupied on a mobile home lot as directed by the management of the mobile home park as specified herein. In addition:
Accessory structures shall be designed in a manner that will not detract from the appearance of the mobile home park.
Accessory structures shall not obstruct required openings for light and ventilation of the mobile home and shall not prevent inspection of mobile home equipment and utility connections.
Mailboxes shall be clustered attractively at the ends of streets and located for the safe and easy access for the pickup and delivery of mail. They shall not be located on any public right-of-way or road.
Minimum distance from mobile homes and trailers. Flush-type toilets shall be placed in buildings which are not more than a distance of 250 feet nor less than 15 feet away from any mobile home or trailer or any other structures.
All areas shall be provided with the following facilities:
One toilet for each sex for each 10 sites shall be provided. Urinals shall be provided. Up to 1/2 the male toilets may be urinals. A minimum of two toilets for each sex shall be provided.
Lavatories or other hand-washing facilities shall be provided at a ratio of one for each 15 sites (without water and sewage hookups) for each sex.
Showers shall be provided at all campgrounds or trailer parks of 75 or more and must be served with hot and cold or tempered water between 90° and 110° F. and be available at a ratio of two showers for each 50 sites for each sex.
Utility sinks shall be provided. The sink should be near the door if located within a building where they can be utilized for the disposal of dishwater brought in buckets.
Where individual water hookups and sewage disposal facilities acceptable to the permit issuing official are provided, the ratio shall be one toilet and lavatory for each sex for every 40 sites within 500 feet of each site. No service building shall be located within 75 feet of any public or state highway.
Lighting requirements. The building shall be lighted with a light intensity of two footcandles (lumens) measured at the darkest corner of the room.
Construction requirements. The building shall be a permanent structure of impervious material, adequately ventilated and heated and with all openings to the outside effectively screened and be supplied with a floor drain and comply with the town and state requirements.
None of the provisions of this chapter shall be applicable to the following:
The business of mobile home or travel trailer sales.
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 as the 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 on such premises.
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 the site within 30 days after the completion of such project.
A sectional or modular house which is prefabricated in sections or modules, transported to the building site then fastened together, and placed on a permanent and totally enclosed masonry foundation.
This chapter shall apply to any existing or approved mobile home park or trailer park lawfully in existence on the date of the amendment of this chapter in 1978 but they shall not be required to comply with § 114-2A and B and the amendments of §§ 114-4, 114-5, 114-6, 114-7, 114-8 and 114-9 (formerly Sections 4, 5, 6, 7, 8 and 9 of the ordinance of September 5, 1969) as long as the physical characteristics, configuration, capacity and design remain the same and unless state, county, or town health, safety or sanitary laws or regulations require adherence to higher standards. Unless otherwise stated, mobile home and trailer parks with permits granted under the ordinance of September 5, 1969, shall continue to comply with the terms of that ordinance. The terms of the annual renewal for existing or approved parks are described in § 114-3. Any addition, extensions or enlargements of existing parks shall comply with all the provisions of this chapter. Applications for extensions or enlargements shall be made as provided in § 114-2A and B. A park operating under any temporary permit shall be maintained and operated in compliance with all the provisions of this chapter except as it has been heretofore excused or a variance granted.
Inspection of mobile home parks. The Building Inspector is hereby authorized and directed to make inspections to determine the conditions of mobile home and trailer parks located within the Town of Coeymans annually in order that he may perform his duty of safeguarding the health and safety of occupants of mobile home parks and of the general public. The Building Inspector or his duly authorized representative shall have the power to enter at reasonable times upon any private or public property for the purpose of inspecting and investigating conditions relating to the enforcement of this chapter.
Supervision of mobile home parks. It shall be the responsibility of the owner or operator of the mobile home park to see that all facilities are kept in good working order and in good repair. This includes water supply facilities, sewage disposal facilities, grounds and any other facility, equipment, appliances or appurtenances pertinent to the normal operation of the mobile home park and trailer park. The mobile home park or trailer park supervisor is required to prohibit residents from keeping easily combustible materials beneath mobile homes as a fire prevention precaution and to request mobile home occupants to examine the condition of heating tapes used beneath trailers at the beginning of each heating season. The mobile home park operator shall require residents to use the off-street parking facilities and not permit on-street parking unless allowed under this chapter.
The park occupant shall comply with all applicable requirements of this chapter and regulations issued hereunder and shall maintain his mobile home lot, its facilities and equipment in good repair and in a clean and sanitary condition. The park occupant shall be responsible for proper placement of his mobile home on its mobile home stand and proper installation of all utility connections in accordance with the instructions of the park management. No owner or person in charge of a dog, cat or other pet animal shall permit it to run at large or to commit any nuisance within the limit of any mobile home lot.
A mobile home shall not be occupied for dwelling purpose unless it is properly placed on a mobile home stand and connected to water, sewage and electrical utilities.
The permit certificate and a copy of this chapter shall be conspicuously posted in the office or on the premises of the mobile home park at all times.
Any person, firm or corporation who willfully violates any provision of this chapter may, upon conviction, be punishable by a fine of not more than $250 or imprisonment for not more than 15 days, or both. Each day's failure to comply with any such provision shall constitute a separate violation. The application of the above penalty or penalties or the prosecution for a violation of the provisions of this chapter shall not preclude or prevent the revocation of any permit.
In any case, where a provision of this chapter is found to be in conflict with a provision of any ordinance or code of the Town of Coeymans, County of Albany or the State of New York existing on the effective date of this chapter, the provisions which establish the higher standard for the promotion and protection of the health and safety of the people shall prevail.
Where there are practical difficulties, unusual circumstances or design innovations involved, the Planning Board may, upon written appeal from any person applying for an initial mobile home park permit under the terms of this chapter, grant variances from any of the provisions and regulations of this chapter relative to design and construction of said mobile home park, except those regulations related to County or State Health Department requirements. In considering an appeal, the Board shall be guided by the circumstances of the situation and the intent of the applicant, and shall act so as to protect the best interests of the community.
Any annual permit granted under this chapter may be transferred or assigned, provided that the assignee shall notify the Town Building Inspector in writing of his complete and proper name, address and telephone number on or before the date of said assignment.
If the Town Planning Board or Building Inspector, upon inspection, finds that such facility is not being conducted in accordance with the regulations applicable to such uses under the provisions of this chapter, the Building Inspector shall serve upon the holder of such license an order in writing, directing that the conditions therein specified be corrected starting with five days after the serving of such order and completed within 30 days thereof. If after the expiration of such period, such conditions remain unchanged or are not corrected in accordance with the order of the Building Inspector, he shall serve notice in writing upon such person requiring the holder of such license to appear before the Town Planning Board, at a time and place to be specified in such notice, and show cause why such license or permit should not be revoked. The Town Planning Board may have a hearing and revoke the annual permit and/or the initial permit or license if the holder of such permit or license has violated any regulations applicable to such facility or has violated any of the provisions of this chapter. Upon the revocation of such license or permit, the premises shall forthwith cease to be used for said purposes and all occupants shall be removed therefrom. In the event of violation of any part of the State or County Sanitary Code or regulations, revocation of a license or a permit will be coordinated with County Health Department personnel.
In order to maintain the beauty and environmental balance of the Town of Coeymans, each mobile home park owner shall, in designing, constructing and maintaining a mobile home park, comply with and promote each of the following requirements:
The general design, construction and maintenance of the mobile home park shall be architecturally and aesthetically beneficial and complementary to the Town of Coeymans in general and the abutting lands.
Whenever possible, trees, shrubs, and grass shall be retained and maintained in their natural state.
Each mobile home park shall be designed, constructed and maintained to ensure optimum conservation, preservation, development and use of the scenic, aesthetic, wildlife, recreational, historical, ecological and natural resources of the Town of Coeymans.
Each mobile home park and trailer park owner shall make an optimum effort to comply with each of the aforementioned requirements.