[HISTORY: Adopted by the Town Board of the Town of Plattekill 12-20-1978 by L.L. No. 4-1978. Amendments noted where applicable.]
GENERAL REFERENCES
Unsafe buildings — See Ch. 33.
Fire prevention and building construction — See Ch. 48.
Subdivision of land — See Ch. 93.
Zoning — See Ch. 110.
Pursuant to the authority created by § 130 et seq. of the Town Law and § 10 of the Municipal Home Rule Law, the provisions hereinafter prescribed to provide for the health, safety, comfort, convenience and general welfare of the residents of the Town of Plattekill are enacted, and their necessity in the public interest is hereby declared as a matter of legislative determination.
No person shall construct, develop, alter or operate a mobile home park in the Town of Plattekill without first obtaining the permits and licenses herein specified and in accordance with the procedures herein provided.
The standards and procedures set forth herein are consistent with the objectives of the town's Comprehensive Plan, Zoning Ordinance[1] and other local laws regulating the development and arrangement of dwelling units and residential neighborhoods.
[1]
Editor's Note: See Ch. 110, Zoning.
As used in this chapter, the following terms shall have the meanings indicated:
GROUND ANCHOR
Any device at the mobile home stand designed for the purpose of securing a mobile home to the ground and, at a minimum, meeting the requirements of Paragraph 4.4 of the American National Standards Institute's publication, A119.3.
LICENSEE
Any person licensed to operate and maintain a mobile home park under the provisions of this chapter.
MOBILE HOME
A movable or portable dwelling unit complying with state and federal construction standards.
[Amended 5-20-1987 by L.L. No. 4-1987]
MOBILE HOME LOT
A plot of ground within a mobile home park designed for the accommodation of one mobile home, its accessory buildings or structures and accessory equipment for the exclusive use of the occupants.
MOBILE HOME PARK
Any parcel of ground on which two or more mobile homes, occupied for dwelling or sleeping purposes, are located, regardless of whether or not a charge is made for such accommodation.
MOBILE HOME STAND
That area of a mobile home lot which has been reserved for the placement of a mobile home.
PERMITTEE
Any person to whom a development permit has been issued to construct a mobile home park under the provisions of this chapter.
PERSON
Any individual, corporation, partnership or other firm or corporation.
RECREATIONAL VEHICLE
A movable unit designed for short-term occupancy and frequent travel equipped with a chassis and one or more of the following mechanical systems and equipment: plumbing, heating, electrical, cooking and refrigeration.
[Amended 5-20-1987 by L.L. No. 4-1987]
TIEDOWN
Any device designed for the purpose of anchoring a mobile home to ground anchors.
A mobile home park shall be allowed by authorization of the Planning Board and Town Board only in those districts where such use is permitted by the Zoning Ordinance.[1] Upon review and approval of a site plan submitted in accordance with procedures described herein, the Planning Board shall instruct the Building Inspector to issue a permit for construction and development of the mobile home park.
[1]
Editor's Note: See Ch. 110, Zoning.
An application for a development permit shall be made in quadruplicate to the Building Inspector upon forms furnished by him. Said application shall state the name and address of the person applying, the nature and extent of his interest in the business or property for which a permit is desired, the number of spaces to be provided and the location and site plans. The applicant shall furnish three sets of detailed plans and specifications or typical details, when requested, of all buildings, structures, plumbing, sewer, lighting, drainage and road systems and any other information required by the Planning Board. Prior to Planning Board and Town Board approval, plans and specifications shall be reviewed and approved by the County Health Department.
Preparation of site plans and their review shall be in accordance with Article XI of the Town Zoning Ordinance[1] and shall incorporate the requirements and standards set forth therein.
[1]
Editor's Note: See Ch. 110, Zoning.
A. 
The site for a mobile home park shall be not less than 10 acres and shall have an aggregate road frontage of at least 200 feet on one or more town roads.
B. 
The site shall preserve existing trees, be well drained and have such grades and soil, as verified by the Soil Conservation Service, to make it suitable for such purpose. Detailed drainage plans and calculations may be required by the Planning Board to ensure that stormwater runoff does not present a hazard to neighboring properties or receiving streams. The site shall be preserved in its natural state insofar as possible.
C. 
Ingress and egress for a mobile home park shall be provided at two separate intersections with the town road or roads serving the park. These major entry and exit points shall be connected within the site by a road circulation system meeting the standards of the Town of Plattekill Subdivision Regulations[1] and shall be located a minimum distance of 25 feet from any property line. Intersections shall be designed to provide a clear sight distance of at least 100 feet in either direction and shall be not closer than 200 feet to any other intersection. With Planning Board and Town Board approval, a single major entry and exit road may be approved. However, such a road must provide 50 feet of usable road surface up to the point where it joins the park's road circulation system.
[1]
Editor's Note: See Ch. 93, Subdivision of Land.
D. 
Adequate lighting shall be furnished at all roadway intersections. This shall consist of one seven-thousand-lumen streetlight or equivalent.
E. 
All mobile homes and other structures shall be set back at least 50 feet from the property boundary of the park or the right-of-way line of any public street adjacent to the park. All mobile homes shall be set back at least 20 feet from the edge of the pavement providing access to the mobile home lot and 25 feet from any side or rear lot line, except where such line is contiguous to a property line or public right-of-way.
F. 
Not less than 10% of the total area of any mobile home park shall be devoted to common recreation areas and facilities, such as playgrounds, swimming pools and community buildings, to be owned and operated by the licensee. Such facilities shall be conveniently accessible to all dwellings within the park and so designed as to minimize traffic hazards to users and adverse effects on adjacent residential properties.
G. 
No mobile home shall be less than 50 feet from any other mobile home.
H. 
Maximum coverage of buildings and structures on a mobile home lot may not exceed the percentage for the district in which the park is located.
I. 
One sign, containing an area of not more than 32 square feet and not more than 10 feet above ground level at its highest point, may be displayed. Such sign shall be set back at least 20 feet from the right-of-way of any public road and at least 50 feet from any property line.
J. 
No mobile home may be stacked on top of another mobile home or so placed as to exceed 15 feet in height above ground level.
K. 
Any mobile home displayed for sale in a licensed park shall be located individually, with permitted setbacks, on a lot of permitted size.
L. 
No flammable materials may be stored beneath any mobile home. Nonflammable materials, when stored beneath individual units, shall be completely enclosed within approved skirting.
A. 
The dimensions for each individual mobile home lot shall conform to the minimum lot dimensions for the zoning district in which the park is located.
B. 
An applicant for a mobile home park containing more than 10 spaces may apply to the Planning Board for cluster residential development in accordance with Article X of the Town Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 110, Zoning.
C. 
Each mobile home lot shall be furnished with a mobile home stand of sufficient area to accommodate a mobile home and appurtenant structures and supports. The stand shall consist of piers designed in accordance with manufacturer's specifications and supported by footers two feet by two feet by eight to 10 inches thick and designed in accordance with the requirements of ANSI A119.3.
D. 
Ground anchors and tiedowns, designed and installed in accordance with the specifications of ANSI A119.3 and the New York State Uniform Fire Prevention and Building Code and attested to by the Town Building Inspector, shall be installed for each mobile home placed on a mobile home stand. All mobile homes shall, when located on their respective stands, be skirted with suitable nonflammable rustproof material.
[Amended 5-20-1987 by L.L. No. 4-1987]
E. 
The ground around the perimeter of the mobile home living area shall be pitched away from the area at a grade of 3/4 inch per foot for approximately five feet.
F. 
Each mobile home site shall provide suitable connections to approved water supply and sewage disposal systems in accordance with Section 7.60 of the State Sanitary Code and as stated elsewhere in this chapter. Electrical connections at each mobile home lot shall be in accordance with applicable state regulations and § 68-12 of this chapter.
G. 
Two off-street parking spaces shall be provided for each mobile home space. One or more spaces shall be adjacent to the mobile home stand; the second may be contained in one or more group parking areas. Public spaces shall provide one additional space for each four mobile home lots to provide for guest parking and for delivery and service vehicles.
H. 
Where entryways for individual mobile homes are more than six inches above grade, the home shall be equipped with an exterior stairway meeting the requirements of the Building Code.[2]
[2]
Editor's Note: See Ch. 48, Fire Prevention and Building Construction.
I. 
Walkways not less than three feet wide shall be provided from mobile home stands to streets and service buildings. Such walkways shall be lighted at night by an exterior light affixed to a lamppost or to the exterior of the mobile home.
A. 
A minimum rate of 200 gallons per day of potable water for drinking and domestic purposes shall be supplied to each mobile home lot at a minimum pressure of 20 pounds per square inch at peak demand and 30 to 50 pounds per square inch at other times.
B. 
A water service connection, consisting of a service box with a shutoff valve installed below the frost line and a three-fourths-inch riser pipe, shall be supplied to each lot. Surface drainage shall be diverted from the connection and sanitary drainage connections located at a safe distance.
C. 
An adequate supply of hot water shall be provided at all times in the service buildings for all washing and cleaning facilities in accordance with Section 7.60 of the State Sanitary Code.
D. 
Only a public water supply or other supply approved by the State or County Health Department having jurisdiction shall be used. If a private water supply is used, arrangements must be made for a semiannual bacteriological analysis, at the expense of the licensee, by a laboratory approved by the State or County Health Department having jurisdiction, and a report thereof filed within 24 hours of completion of analysis.
A. 
Sewage disposal systems shall be designed on a minimum flow of 200 gallons of wastewater per day per mobile home lot where a community or public sewer system is provided. Such central collection and treatment systems shall be required in any mobile home park containing 50 or more mobile homes and shall be designed so as to receive approval from the Ulster County Health Department.
B. 
Where individual systems serving one or two mobile homes each are used, design will be based on 150 gallons per bedroom with a minimum of two bedrooms per mobile home. Such individual system shall be permitted only in mobile home parks housing fewer than 50 units and shall meet the approval of the County Department of Health.
C. 
Each mobile home space shall be provided with a four-inch sewer below the ground level 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 otherwise acceptable. The sewer in each space shall be connected to discharge the mobile home waste into a public sewer system in compliance with applicable ordinances or into a private sewer and disposal plant or septic tank system of such construction and in such manner as will present no health hazard.
D. 
No dry or chemical toilet shall be used within the town, and all mobile home toilets, unless sewer-connected, shall be sealed while transiently parked within the town limits. Disposal of chemical toilet wastes to septic tanks will affect the septic action and seriously damage the system, and such disposal is therefore prohibited.
A. 
Service equipment. A weatherproof overcurrent protection device and disconnecting means shall be provided for each mobile home space. Individual mobile home space overcurrent protection device, disconnect means and branch service shall be a minimum of 100 amperes for two-hundred-twenty-volt service.
B. 
Branch service and receptacle. Branch services and receptacles shall be installed in accordance with the specifications of the utility company serving the area.
A. 
Following final inspection of mobile home park construction by the Building Inspector and his written certification that construction has been completed satisfactorily in accordance with approved plans and specifications, the potential licensee may apply to the Town Board for a license to operate the mobile home park. No mobile home spaces may be rented or utilized until an operating license has been issued. The Town Board may approve or reject an application for an operating license at the regular meeting following receipt of the license application, provided that the application is received at least two weeks prior to such meeting.
B. 
The fee schedule is as follows:
[Added 2-18-2009]
(1) 
Three to 25 mobile homes: Base rate $30, plus $1 per mobile home.
(2) 
Twenty-six to 50 mobile homes: Base rate $55, plus $1 per mobile home.
(3) 
Fifty-one to 75 mobile homes: Base rate $80, plus $1 per mobile home.
(4) 
Seventy-six or more mobile homes: Base rate $105, plus $1 per mobile home.
A license shall be valid until the end of the calendar year and shall be renewed annually. Such license shall be on display in the office of the mobile home park.
A. 
Renewal applications shall be filed with the Town Clerk before the first day of December next preceding the expiration of the license.
B. 
Prior to the issuance of a renewed license, the Building Inspector shall inspect each mobile home park so applying for compliance with these regulations. During such inspection, the Building Inspector shall validate each unit by affixing an official sticker thereto.
C. 
No license shall be renewed until all items not in compliance have been corrected.
[Amended 5-20-1987 by L.L. No. 4-1987]
The application for a development permit shall be accompanied by a fee as established from time to time by resolution of the Town Board. This fee shall cover the cost of ongoing site inspection by the Building Inspector and, whether or not an operating license is issued, shall be retained by the town.
The licensee or duly authorized attendant or caretaker shall be in charge at all times to keep the mobile home park and its facilities and equipment in a clean, orderly and sanitary condition. The attendant or caretaker shall be answerable, with the licensee, for the violation of any provision of this chapter to which the licensee is subject.
The following uses are prohibited:
A. 
Cooking with gasoline stoves within mobile homes.
B. 
Use of rubber hose or other flexible tubing for conveying fuel gases to any heater or stove.
C. 
Storage of Class 1 liquids (flash point below 100° F.).
D. 
Storage of combustible materials which may constitute a fire hazard.
E. 
The outdoor storage of unsightly materials or inoperable vehicles.
The following uses are conditional:
A. 
Wood or coal burning stoves or fireplaces may be installed only upon receipt of written approval from the Town Building Inspector.
B. 
Vent pipes of heating appliances must meet underwriters' approval if they pass through the roof or side wall of a mobile home.
The following maintenance is required at a minimum:
A. 
The cleaning, painting and repairing of all service buildings.
B. 
The regular collection and removal of garbage or any other solid waste as specified in § 68-22.
C. 
Securing a building permit from the Town Building Inspector before expanding the area of any mobile home, accessory building, service building or other building or structure within the mobile home park. This section is not intended to supersede the administration and enforcement provisions set forth in the Town of Plattekill Zoning Law[1] or amendments thereto.
[Amended 5-20-1987 by L.L. No. 4-1987]
[1]
Editor's Note: See Ch. 110, Zoning.
D. 
Taking all such other measures as shall be deemed necessary by state, county and local agencies having jurisdiction in order to preserve the health, comfort and safety of the general public and all persons accommodated in the mobile home park.
The following operating conditions are required in addition to those stated elsewhere:
A. 
Gasoline storage on the premises must be underground.
B. 
Providing each mobile home stand with a means for connecting the mobile home frame grounding terminal to an effective ground when outside current is provided.
C. 
Preventing the committing of any nuisance on park premises and reporting immediately to the proper authorities all acts of a disorderly character committed by any person or persons on park premises and, to that end, maintaining proper policing thereof.
D. 
Securing a certificate of occupancy from the Building Inspector before any additional mobile home is occupied.
E. 
Replacing any mobile home, when moved, with one complying with state and federal construction standards.
[Amended 5-20-1987 by L.L. No. 4-1987]
A. 
Metal garbage cans with tight-fitting covers shall be provided in quantities adequate to permit disposal of all garbage and rubbish. A shed capable of holding at least three garbage containers shall be provided for each mobile home space. The cans shall be kept in a sanitary condition at all times. Garbage and rubbish shall be collected and disposed of at least once per week. At least one container shall be provided for each unit or part thereof.
B. 
As an alternative to providing separate garbage cans for each mobile home unit, metal dumpsters or similar devices with securely fitting metal covers may be supplied, provided that they are approved by the Building Inspector and are kept in a sanitary condition at all times and located at a series of central sites which shall be screened from view.
No owner or person in charge of any dog, cat or other pet animal shall permit it to run at large or commit any nuisance within the limits of any mobile home park.
[Amended 5-20-1987 by L.L. No. 4-1987]
No occupied recreational vehicle or other form of temporary-type living unit shall be permitted to be used as a residence in a mobile home park.
A. 
These regulations shall apply to all new mobile home parks and any undeveloped mobile home lots in mobile home parks which were in operation at the time this chapter was enacted.
B. 
All mobile home parks in operation prior to the enactment of this chapter shall comply with §§ 68-1 through 68-4, 68-14, 68-15, 68-17, 68-18, 68-20, 68-21 and 68-25 through 68-28.
C. 
The owner or operator of any such mobile home park shall have 30 days from the effective date of this chapter to make an application for a mobile home park operating license.
[Amended 5-20-1987 by L.L. No. 4-1987]
D. 
Expansion of an existing mobile home park after the effective date of this chapter shall be made only in accordance with this chapter.
A. 
The owner, lessee, licensee, occupant of or person accommodated in any such park who commits an act in violation of any of the provisions of this chapter shall each be liable for any such violation.
B. 
A violation of this chapter is hereby declared to be an offense, punishable by a fine not exceeding $350 or imprisonment for a period not to exceed six months, or both, for conviction of a first offense; for conviction of a second offense both of which were committed within a period of five years, punishable by a fine not less than $350 nor more than $700 or imprisonment for a period not to exceed six months, or both; and, upon conviction for a third or subsequent offense all of which were committed within a period of five years, punishable by a fine not less than $700 nor more than $1,000 or imprisonment for a period not to exceed six months, or both. However, for the purpose of conferring jurisdiction upon courts and judicial officers generally, violations of this chapter shall be deemed misdemeanors, and, for such purpose only, all provisions of law relating to misdemeanors shall apply to such violations. Each week's continued violation shall constitute a separate additional violation.
[Amended 5-20-1987 by L.L. No. 4-1987]
C. 
In accordance with the provisions of § 68-15, failure to comply with any provision of this chapter or any laws or regulations enacted in furtherance hereof shall suspend the renewal of a mobile home park's operating license until such time as all items not in compliance have been corrected.
Where any of the provisions of this chapter cannot be met due to unusual circumstances, the Town Board may, at its discretion, waive any of the foregoing provisions of this chapter as long as they do not constitute a health hazard.
In any case where this chapter conflicts with the Zoning Law,[1] the Zoning Law will control.
[1]
Editor's Note: See Ch. 110, Zoning.