Town of Queensbury, NY
Warren County
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Table of Contents
Table of Contents
[HISTORY: Adopted by the Town Board of the Town of Queensbury as indicated in article histories. Amendments noted where applicable.]
GENERAL REFERENCES
Mobile homes in flood hazard areas — See Ch. 91.
Land use procedures — See Ch. 105.
Sewage disposal — See Ch. 136.
Zoning — See Ch. 179.
[Adopted 7-23-1964 by Ord. No. 12]
This article shall be known as the "Mobile Home and Mobile Home Court Ordinance in the Town of Queensbury."
The purpose of this article is to provide safeguards and protection for the safety, health and welfare of the occupants of mobile homes by establishing specific requirements governing the occupancy and maintenance of mobile homes and mobile home courts.
A. 
The provisions of this article shall supersede local laws, ordinances, codes or regulations to the extent that such laws, ordinances, codes or regulations are inconsistent with the provisions of this article, provided that nothing herein contained shall be construed to prevent the adoption and enforcement of a law, ordinance or regulation which is more restrictive or establishing a higher standard than those provided in this article, and such more restrictive requirement or higher standard shall govern during the period in which it is in effect.
B. 
In a case where a provision of this article is found to be in conflict with a provision of a zoning, building, electrical, plumbing, fire, safety, health, water supply or sewage disposal law or ordinance, or regulation adopted pursuant thereto, or other local law, ordinance, code or regulation, the provision or requirement which is more restrictive or which establishes the higher standard shall prevail.
As used in this article, the following terms shall have the meanings indicated:
DEPENDENT MOBILE HOME
A mobile home which does not contain a water closet, lavatory, lavatory and shower or tub bath.
MOBILE HOME
As defined in Chapter 179, Zoning. Any addition to such mobile home shall, for the purpose of this article, be deemed to be a part of such mobile home.
[Amended 5-24-1991 by L.L. No. 6-1991]
MOBILE HOME COURT
A parcel of land planned and improved for the placement of three or more homes for continuous occupancy.
MOBILE HOME LOT
A designated site within a mobile home court for the exclusive use of the occupants of a single mobile home.
PERSON
Includes a natural person, a partnership, corporation or association of persons.
TRANSIENT MOBILE HOME COURT
A parcel of land used for the placement of three or more mobile homes for occupancy on a transient basis not to exceed three months in duration.
[Amended 5-24-1991 by L.L. No. 6-1991]
A. 
No person, partnership, association or corporation being the owner or occupant of any land or premises within the Town of Queensbury shall use or permit the use of said land or premises as a seasonal or transient mobile home court without obtaining a permit therefor as hereinafter provided.
B. 
The application for each seasonal or transient mobile home court permit shall be in writing and signed by the applicant.
(1) 
It shall state:
(a) 
The name and address of the applicant.
(b) 
The name and address of each partner, if the applicant be a partnership.
(c) 
The name and address of each officer and director, if the applicant be an association or a corporation.
(d) 
The location and description of the proposed seasonal or transient mobile home court.
(e) 
The name and address of the owner or owners of such premises.
(f) 
The number of lots to be provided in the proposed court.
(2) 
The application shall be accompanied by two sets of plans and specifications, drawn reasonably to scale, showing the layout of the court, the location, size and arrangement of each lot, location of streets, location of water and sewage services and location of garbage receptacles.
(3) 
When applicable, the application shall show the location and number of toilets, lavatories and showers. One set of plans shall be retained by the Director of Building and Code Enforcement and the second set with the application. Where the applicant is not the owner of the premises, the application shall also be accompanied by a certified or photostatic copy of the lease of the premises.
C. 
The application shall be filed with the Town Clerk who shall thereupon transmit the same to the Director of Building and Code Enforcement. Such application shall indicate compliance by the applicant with the minimum requirements as established by rules and regulations of the State Department of Health and by the Sanitary Code of the State of New York. The Director of Building and Code Enforcement shall, upon investigation, transmit the application to the Town Board, together with his written approval or recommendations pertaining thereto. All such applications shall, after investigation, be approved or rejected by resolution of the Town Board, after which the application shall be filed with the Town Clerk and the applicants notified in writing by the Town Clerk of the action taken thereon. If said application is rejected, the applicant shall have the right to appear before the Town Board for a hearing.
D. 
The Town Clerk of the Town of Queensbury, upon the written application and upon the approval of the same by the Director of Building and Code Enforcement and by resolution of the Town Board and upon the receipt of the fee hereinafter provided, shall issue a permit to become effective from the date thereof and to continue in force through the 31st day of December next succeeding. The permit shall cover the use of the premises therein specified as a seasonal or transient mobile home court, which permit shall specify the number of lots which may be used in said court. The permit shall not be transferable or assignable. If a person holding a permit for a seasonal or transient mobile home court shall, during the year for which such permit has been issued, desire to add additional lots to such court, such person shall make an application for a supplemental permit for such additional lots which shall be accompanied by two sets of plans and specifications as required by Subsection B above. Such application for supplemental permit shall be filed and handled in the manner provided by Subsection C above. If the application for a supplemental permit shall be approved by the Director of Building and Code Enforcement and the Town Board shall by resolution approve the issuance of the supplemental permit, the Town Clerk, upon receipt of the fee hereinafter provided, shall issue a supplemental permit to become effective from the date thereof and to continue in force through the 31st day of December next succeeding and shall specify the number of lots which may be used in said court in addition to the number of lots authorized by the original permit. In succeeding years, the annual permit herein provided shall include the number of lots authorized by the original permit and the number of lots authorized by any supplemental permit or permits issued to such person during the preceding year.
E. 
The annual fee for a permit to operate a seasonal or transient mobile home court shall be the sum of $1 multiplied by the number of lots authorized by the permit to be used in such mobile home court, but the minimum fee for such permit shall be $10, and the fee for a supplemental permit issued to the holder of a permit shall be computed and determined in the same manner.
[Amended 5-24-1991 by L.L. No. 6-1991]
The mobile home court shall conform to the following requirements:
A. 
A mobile home shall be so placed on each lot that it shall be a distance of at least 20 feet from the next mobile home in such court in any direction. No mobile home lot shall be located within 50 feet of any public highway or street lines nor within 25 feet of any adjacent property line.
B. 
An adequate supply of pure water for drinking and domestic purposes shall be supplied by pipes to all buildings and mobile home lots within the courts to meet the requirements of the court. Each mobile home lot shall be provided with proper water connections.
C. 
Each mobile home lot shall be provided with a sewer not less than four inches in diameter, which shall be connected to receive the waste from the shower, bathtub, flush toilet, lavatory and kitchen sink the mobile home harbored in such lot and having any and all of such facilities. The sewer in each lot 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 a manner as will present no health hazard. Sewer connections in unoccupied lots shall be so closed that they will not emit any odors nor cause a breeding place for insects.
D. 
Metal garbage cans with tight-fitting covers shall be provided in quantities adequate to permit disposal of all garbage and rubbish. Garbage cans shall be located not farther than 200 feet from any mobile home lot. The cans shall be kept in sanitary condition at all times. Garbage and rubbish shall be collected and disposed of as frequently as may be necessary to ensure that the garbage cans shall not overflow.
E. 
Each mobile home court shall provide weatherproof electric service connections and outlets for each lot, all such connections and outlets to be of a type approved by an appropriate electrical inspection agency under Chapter 80, Electrical Standards.
The owner or operator of each mobile home court shall keep a record in writing of all persons occupying or using the facilities of such mobile home court, which record shall include the following:
A. 
The name and address of the occupant of each mobile home.
B. 
The name and address of the owner of each mobile home which is not occupied by the owner.
A. 
Any peace officer, building inspector, health officer or any authorized representative of the Town of Queensbury shall have the right, at any reasonable time, to enter any mobile home court and shall have the right to inspect all parts of said court, but not the individual mobile home located therein, and to inspect the records required to be kept in any mobile home court to obtain satisfactory compliance with this article.
B. 
If a peace officer, building inspector, health officer or any person authorized by resolution of the Town Board to make an inspection of a mobile home court finds and reports to the Town Board that a mobile home court for which a permit has been issued is not being maintained in a clean and sanitary condition or is not being conducted in accordance with the provisions of this article, the Town Board by resolution may authorize the personal service upon the holder of the permit of an order in writing 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.
C. 
If the holder of such permit shall refuse or fail to correct the condition specified in such order within 10 days after the personal service of such order, the Town Board may by resolution revoke such permit to maintain and operate such mobile home court, and the holder of such permit shall thereupon terminate the operation of such mobile home court. However, if the owner or operator of such mobile home court shall thereafter correct such conditions and bring such mobile home court into compliance with this article, such person may then apply for the issuance of a permit for such mobile home court, and if such application is granted, the applicant shall pay to the Town Clerk the fee required by this article without any credit for the fee paid for the permit which was revoked.
[Amended 5-24-1991 by L.L. No. 6-1991]
Application for the renewal of any mobile home court permit issued pursuant to this article must be filed with the Town Clerk on or before the first day of December next preceding the expiration of the permit. The renewal application shall be in writing and signed by the applicant and shall contain the same information as required in the original application for a permit. Such renewal application need not be accompanied by a plan of the mobile home court unless changes have been made, nor is it necessary that said renewal application be accompanied by a copy of the lease of the premises unless a new lease has been entered into subsequent to the time of filing the previous application. Upon approval by the Director of Building and Code Enforcement and by resolution of the Town Board, a renewal permit shall be issued effective upon the expiration of the prior permit and continue in force for a period of one year. Such renewal permit shall not be transferred or assigned. The applicant shall, at the time the renewal permit is issued, pay the required fee.
Any mobile home court in which is parked or located any dependent mobile home shall be provided with drinking water, toilets, showers and other sanitary facilities which shall conform to the following requirements:
A. 
An adequate supply of pure water for drinking and domestic purpose shall be supplied by pipes to all buildings and mobile home lots within the court. Each lot shall be provided with a cold water tap.
B. 
The toilet and other sanitary facilities for males and females shall either be in separate buildings or shall be separated, if in the same building, by soundproof walls.
C. 
Toilet facilities for males shall consist of not less than one flush toilet for every 15 dependent mobile homes, one urinal for every 15 dependent mobile homes, one shower with individual dressing accommodations for every 10 dependent mobile homes and one lavatory for every 10 dependent mobile homes.
D. 
Toilet facilities for females shall consist of not less than one flush toilet for every 10 dependent mobile homes, one shower with individual dressing accommodations for every 10 dependent mobile homes and one lavatory for every 10 dependent mobile homes.
E. 
An adequate supply of hot and cold running water shall be provided for each shower and lavatory.
F. 
Service buildings housing the toilets and sanitary facilities shall be permanent structures complying with all applicable ordinances and statutes regulating buildings, electrical installations and plumbing and sanitation system and shall be located not closer than 20 feet nor farther than 200 feet from any court unit.
G. 
The service buildings shall be well-lighted at all times of the day and night, shall be well-ventilated with screened openings, shall be constructed of such moistureproof material, including painted woodwork, as shall permit repeated cleaning and washing and shall be maintained at a temperature of at least 60º F. during the period from October 1 to May 1. The floors of the service buildings shall be of water-impervious material.
H. 
All service buildings and the grounds of the court shall be maintained in a clean, sightly condition and kept free of any condition that will menace the health of any occupant or the public or constitute a nuisance.
I. 
Waste from showers, bathtubs, flush toilets, urinals and lavatories in service and other buildings within the court shall be discharged 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 a manner as will present no health hazard.
It shall be unlawful for any person to maintain or operate a mobile home court within the limits of the Town of Queensbury unless such person shall first obtain a permit therefor. A mobile home court which is in existence and in operation on the effective date of this article shall be entitled to a permit for a term to expire on December 31, 1964, upon the filing of an application therefor and the payment of the required fee as provided therein. The provisions of § 113-6A shall not apply to any mobile home court established and in operation of the effective date of this article, but all of the provisions of § 113-6A of this article shall apply to any extension or enlargement of a mobile home court which is in existence and operation on the effective date of this article.[1]
[1]
Editor's Note: Original Section 3, Seasonal or transient mobile home courts, which followed this section, was deleted 5-24-1991 by L.L. No. 6-1991.
A. 
No occupied mobile home shall be parked or allowed to remain upon any street, alley, highway or other public place, except that emergency stopping or parking occasioned by mechanical failure is permitted upon the shoulder of any street or highway for a period of not longer than 96 hours; subject, however, to any other and further prohibitions, regulations or limitations imposed by law, parking regulations or ordinances.
B. 
No mobile home shall hereafter be parked or placed within the Town of Queensbury and outside of a licensed mobile home court and occupied except as follows:
(1) 
The Town Board may grant a temporary permit, for a term of three months, for the parking or placing of a mobile home outside of a mobile home court.
(2) 
The Town Board may grant a permit for a period not to exceed one year to the owner of land within the Town of Queensbury who intends to construct thereon a dwelling house for his own occupancy to place or park a mobile home on such property for his own occupancy during the construction of such dwelling.
(3) 
Notwithstanding the foregoing provisions of this article limiting the granting of permits by the Town Board for the parking or placing of mobile homes outside of duly licensed mobile home courts in the Town of Queensbury, the Town Board may in cases of hardship or extenuating circumstances by resolution grant a revocable permit to park or place a mobile home on real property in the Town of Queensbury outside of licensed mobile home courts. The application for such permit shall set forth fully the facts constituting the hardship or extenuating circumstances claimed by the applicant, and shall also comply with Subsection C below. If the Town Board shall determine by resolution that such application complies with the requirements of this article and the facts therein stated as constituting hardship or extenuating circumstances are sufficient to justify consideration, the Town Board shall hold a public hearing on such application, at which all persons interested may be heard. The Town Clerk shall give notice of such public hearing by publishing the same once in the official newspaper, by posting a copy thereof on the bulletin board at the office of the Town Clerk and by mailing a copy thereof to the Chairman of the Town Planning Board, all at least 10 days prior to the date of such hearing. If, following such public hearing and upon consideration of all of the testimony and proof presented thereat, the Town Board shall determine that the hardship or extenuating circumstances have been sufficiently proved, it may by resolution authorize the Town Clerk to issue such permit. Such revocable permit shall continue until the Town Board shall, after 10 days' notice in writing to the holder of the revocable permit, determine that the facts and circumstances under which such permit was granted no longer exist. The revocable permit shall terminate 60 days after personal service upon the holder thereof of written notice that such permit has been revoked by the Town Board, and such mobile home shall be removed from the property for which such revocable permit was issued within 60 days after the personal service of such notice.
(4) 
Fees.
[Added 8-24-1982]
(a) 
Temporary mobile home permit (up to three months outside of mobile home court): $10.
(b) 
Mobile home permit (up to one year outside of mobile home court): $25.
(c) 
Revocable mobile home permit (outside mobile home court): $25.
C. 
The application of each mobile home permit shall be in writing, signed by the applicant and shall be accompanied by a plan drawn reasonably to scale and showing the boundaries of the premises, the location and plan of the proposed water supply and sewage disposal system. If the applicant is not the owner in fee of the premises, then the application must be accompanied by a certified or photostatic copy of the written lease or if there is no written lease, by the written acknowledged consent of the owner of the premises.
D. 
Any mobile home parked or placed outside a duly licensed mobile home court shall have an adequate supply of pure drinking water and a sewage disposal system of a type approved by the Director of Building and Code Enforcement of the Town of Queensbury. No mobile home so parked or placed shall be occupied until a certificate or other evidence of the approval of the water supply and sewage disposal system by said Director of Building and Code Enforcement shall have been filed with the Town Clerk.
[Amended 5-24-1991 by L.L. No. 6-1991]
E. 
No occupied mobile home outside a fully licensed mobile home court shall be parked or placed within 25 feet of any public street or highway nor within 10 feet of the side or rear lot lines of the premises upon which it is so parked or placed.
F. 
If a peace officer, building inspector, health officer or any authorized representative of the Town of Queensbury finds that any mobile home located outside a mobile home court is not being maintained in accordance with the provisions of this article, the Town Board may serve an order in writing upon the holder of the permit and/or the owner of the mobile home and/or the owner of the premises, directing that the condition therein specified be remedied within five days after the date of service of the order. If such conditions are not corrected, the Town Board may revoke such permit, and upon the revocation of the permit, the water supply and sewage disposal system shall be disconnected and said mobile home shall be removed from the premises.
G. 
A mobile home lawfully in existence at the effective date of this article but not located in a mobile home court may be continued as follows:
(1) 
The owner or occupants shall register said mobile home with the Town Clerk within 30 days of such effective date.
(2) 
When it is desired by the owner or occupant of an existing mobile home located outside an established mobile home court to substitute a mobile home of superior construction and/or improved facilities for the existing mobile home, such owner shall apply to the Town Board for a permit. Such application shall show compliance with all provisions of this article which apply to sanitation and location on the lot. The Town Board may hold a public hearing and, at its discretion, grant or deny the replacement of this mobile home.
(3) 
Any existing mobile home parked or placed outside a mobile home court on or before the effective date of this article which shall be moved from its existing location to any new lot or premises within the Town of Queensbury subsequent to said effective date shall immediately become subject to all the provisions of this article.
A. 
None of the provisions of this article shall be applicable to the business of mobile home sales.
B. 
None of the provisions of this article shall be applicable to the storage or garaging of mobile homes not being used for living or sleeping purposes within a building or structure or to the storage of one unoccupied mobile home on premises occupied as principal residence by the owner of such mobile homes provided, however, that such unoccupied mobile home shall not be parked between the street line and the front building line of such premises.
C. 
None of the provisions of this article shall be applicable to a mobile home located on the site of a construction project, survey project or other similar work project and used solely as a field office or work or tool house in connection with such project, provided that such mobile home is removed from said site within 30 days after the completion of such project.
[Amended 5-24-1991 by L.L. No. 6-1991]
Any person who commits an offense against any provision of this article shall be guilty of a violation, punishable by a fine of not more than $250 or imprisonment for a term not exceeding 15 days, or both. Such offense, for the purpose of conferring jurisdiction upon courts and judicial officers generally, shall be deemed a misdemeanor, and for such purpose only, all provisions of law relating to misdemeanors shall apply to such violation. In addition, the violation of this article or any of the provisions thereof shall subject the person, partnership, association or corporation violating the same to a civil penalty in the sum of $50, and when a violation of this article or any of the provisions thereof is continuous, each 24 hours thereof shall constitute a separate and distinct violation, said penalty to be recovered by the Town of Queensbury in a civil action. The application of the above penalty or penalties or the prosecution for the violation of the provisions of this article shall not be deemed to prevent the revocation of any permit issued pursuant thereto or the enforced removal of conditions prohibited by this article.
The issuance of a permit pursuant to the provisions of this article shall not be deemed to waive compliance by the holder thereof, by the property owner or by an occupant of any mobile home with any statute of the State of New York or ordinance or health regulation of the Town of Queensbury.
[Adopted 2-11-1986 as L.L. No. 1-1986]
A. 
It is the purpose of this article to regulate mobile home parks to encourage the development of well-planned mobile home parks, to protect the health, safety and welfare of persons residing within mobile home parks and to prevent diminishing in value of adjoining properties.
B. 
As used in this article, the following terms shall have the meanings indicated:
MOBILE HOME and MOBILE HOME PARK
As defined in Chapter 179, Zoning.
A. 
Application requirements. Written application for a mobile home park license shall be filed with the Town Clerk. Said application for a license shall include the following information:
(1) 
The names and addresses of all applicants, if an individual or partnership, and the names and addresses of principal officers of a corporation.
(2) 
The name and address of owner(s) of land on which the mobile home park is to be located.
(3) 
A location map showing the property and all properties within 500 feet of the exterior boundaries thereof.
(4) 
A map of a survey, including a layout of the proposed park prepared by a licensed professional land surveyor to a scale of one inch equals 40 feet or one inch equals 50 feet, clearly showing the park boundary; topographic features, including existing grade contours at two-foot intervals. United States Geological Survey datum; mobile home lot lines; parking areas, recreation and open spaces, roads and driveways; all watercourses, lakes, ponds and wetlands; easements and rights-of-way; existing man-made features, including power lines; pipelines, buildings and structures; and areas within the designated one-hundred-year floodplain.
(5) 
A copy of all contemplated park rules, regulations and covenants and management and tenant responsibilities.
(6) 
An environmental assessment describing the potential environmental impact of the proposed park on the adjoining area and the Town of Queensbury, and proposed actions to minimize potentially adverse environmental impacts; additional environmental information may be required in accordance with the provisions of the State Environmental Quality Review Act.[1]
[1]
Editor's Note: See § 8-0101 et seq. of the Environmental Conservation Law.
(7) 
Such additional exhibits which the developer may feel necessary to describe the project and its compliance with the requirements of this article.
B. 
Application procedures. Upon filing the application for a mobile home park license with the Town Clerk, the following procedures shall apply:
(1) 
The Town Clerk shall notify the Town Board of the receipt of said application, and said Town Board shall refer the application to the Planning Board for Type II site plan review as more particularly described in Chapter 179, Zoning.
(2) 
Unless mutually extended by the Planning Board and applicant, within 45 days after the conclusion of any site plan review hearing, the Planning Board shall make a written recommendation to the Town Board for approval, approval with conditions or rejection of the application for a license. Failure of the Planning Board to make such recommendation shall consider a recommendation for approval.
(3) 
Within 31 days of receipt of the Planning Board's recommendation, the Town Board shall hold a hearing on said application. Seven days' written notice by ordinary mail shall be given to the applicant and all property owners within 500 feet of the exterior boundaries of the proposed site, setting forth the date, time and place of the hearing.
(4) 
Not more than 31 days after said hearing, the Town Board shall approve, conditionally approve or deny the application. Written notice thereof shall be sent to the applicant by ordinary mail.
C. 
Renewal of license. A mobile home park license shall be subject to annual renewal by the Town Board. If the mobile home park has not been constructed in accordance with approved plans and specified conditions, or if a violation of this article shall be found, or if any unapproved changes shall have taken place, the license shall not be renewed until the mobile home park has been brought into compliance. In such case, the Director of Building and Code Enforcement shall serve an order upon the holders of the license in accordance with the provisions of this article.
[Amended 5-24-1991 by L.L. No. 6-1991]
D. 
Licenses for existing mobile home parks. The owner of any mobile home park existing prior to the adoption of this article shall apply for a mobile home park license within 60 days from the date of adoption of this article, and such license shall be subject to renewal every August 1 thereafter. Upon initial application, the Town Board shall issue a license valid until August 1, 1986, and license fees shall be prorated to August 1, 1986. Thereafter, license fees shall be prorated to August 1. Within 90 days of the issuance of said license, the Director of Building and Code Enforcement shall serve written notice on the park owner of any violation of this article which may exist. Except as provided in § 113-23, no license for a mobile home park existing at the time of enactment of this article shall be renewed unless violations cited by the Director of Building and Code Enforcement have been corrected or a waiver from the provisions of this article granted by the Town Board and renewal authorized.
[Amended 5-24-1991 by L.L. No. 6-1991]
E. 
Fees. A schedule of fees covering a portion of the Town's costs of administering this article is as follows:
(1) 
Application fee for new mobile home parks: $500.
(2) 
Application fee for existing mobile home parks: $50.
(3) 
Mobile home park license: $10 per site.
A. 
Site size and location. Mobile home parks shall comprise at least 10 acres of land.
B. 
Natural features. Topography, groundwater level, surface drainage and soil conditions of the site shall be of a character that will not create hazards to the property or to the health and safety of the occupants. No developed portion of the site shall be subject to excessive settling or erosion. A sloping site should be graded to produce terraced lots for placement of the mobile home units, and in general, units should be placed parallel rather than perpendicular to the slope.
(1) 
Surface drainage. Mobile home park plans shall show all proposals for changes in existing surface drainage patterns. All parks shall be graded to prevent ponding of surface water. If any part of the site is located in a floodplain, no structure or mobile home shall be located on any land designated as a one-hundred-year floodplain area, as determined by the United States Army Corps of Engineers or other official agencies.
(2) 
Soils. Soils should have sufficient bearing and stability properties to provide adequate support for mobile home installations. Topsoil should be of sufficient depth to sustain lawns, trees and other vegetation.
(3) 
Natural features. Mobile home park plans shall show existing tree masses and other notable existing natural features, such as streams or rock formations. Such natural features shall be retained as much as possible in the site plan, and densities shall be reduced, if necessary, to permit such retention.
C. 
Lot layout and unit placement. Mobile home units may be positioned in a variety of ways within a park, provided that the following requirements are met:
(1) 
Lot setback. No portion of any lot shall be located within 25 feet of any front, side or rear boundary line, and no portion of any lot shall be located within 100 feet of any boundary which adjoins a public road. Unless specifically authorized by the Planning Board, the natural vegetation within the areas above provided shall be maintained and not removed, in order to provide natural screening from adjoining properties and public roads. Additional screening may be required.
(2) 
Density. The density of development in a mobile home park shall not exceed 5.5 units per gross acre.
(3) 
Minimum lot size. Mobile home lots shall be a minimum of 6,000 square feet in area and shall have a minimum width of 55 feet.
(4) 
Mobile home unit setbacks shall be as follows:
(a) 
Minimum front yard: 20 feet.
(b) 
Minimum side yard: 10 feet.
(c) 
Minimum rear yard: 15 feet.
D. 
Vehicular circulation and storage. Drawings indicating the proposed park road layout, including connections to existing roads or highways, parking areas and storage areas for auxiliary vehicles, shall be included in all mobile home park plans.
(1) 
Road construction. Roadways within a mobile home park shall not be fewer than 30 feet in width, and any entranceway from the mobile home park to a public road shall not be fewer than 50 feet in width for a distance of one hundred feet from the public road.
(2) 
Parking. Two off-street parking spaces shall be provided for each mobile home site. Such spaces may be located on the individual lot or grouped in a nearby location to serve several mobile home sites. Parking spaces shall consist of a hard, firm and durable surface.
(3) 
Auxiliary vehicle storage. A temporary parking or storage area for travel trailers, campers, snowmobiles and similar auxiliary vehicles shall be provided for the use of the park residents. This provision shall not apply where the application prohibits auxiliary vehicle storage by park rules and regulations. No auxiliary vehicle may be parked or stored on a mobile home site, parking area, driveway or roadway for more than 48 hours.
E. 
Park access. Mobile home parks containing more than 50 units shall provide for a minimum of two independent connections with existing public streets. Such connections shall be designed to allow fire, ambulance and other emergency vehicles access to the park, even if one connection is closed. One such entrance may be gated if breakable locks, approved by the fire district within which the park is located, are installed.
F. 
Mobile home sales areas. The display and commercial sale of mobile homes shall not be permitted within a mobile home park, except that a maximum of four mobile homes may be displayed or located on lots meeting the requirements of this article and used as sale models.
G. 
Community facilities. If community facilities, such as laundry rooms, swimming pools, meeting rooms and recreation buildings, are to be provided as a part of the park, plans indicating the design, landscaping, parking and circulation and provisions for adequate supervision and management of such facilities shall be included as part of the application for a license.
H. 
Mobile home site.
(1) 
Support of the mobile home unit. Each mobile home site shall be provided with a stand which will give a firm base and adequate support for the mobile home. Such stand shall have a dimension equal to the width and length of the home and any expansions or extensions thereto. The stand area shall be graded to ensure adequate drainage but in no event shall the grade variance exceed six inches from one end of the stand to the other.
(2) 
Fencing. If fencing of individual lots within the mobile home park is to be provided by the mobile home occupant, standards shall be established by the park owner to ensure consistency of design, size and location.
(3) 
Lighting. All mobile home park roads and lots and facilities shall be furnished with adequate lights to ensure the safe movement of vehicles and pedestrians at night. Such lighting shall be placed to minimize glare. Electric service to such lights shall be installed underground.
I. 
Mobile home installation. At the time of installation of the mobile home, the tires and wheels and the hitch, if possible, shall be removed, and the unit shall be securely blocked, leveled and connected to the required utility systems and support services.
(1) 
Skirting. The mobile home shall be completely skirted within 120 days of occupancy.
(2) 
Entrance steps. Entrance steps shall be installed at all doors leading to the inside of the mobile home. Such steps and any necessary handrails shall be constructed of materials and meet the requirements for one-family dwellings set forth in the New York State Uniform Fire Prevention and Building Code.
A. 
Water supply.
(1) 
Mobile home parks within a water district shall be connected to said public water supply system. Outside a water district, a community water system which shall meet all requirements of the New York State Public Drinking Water Standards may be permitted.
(2) 
All community water systems and all connections, distribution methods and materials used by a mobile home park within a water district shall be approved by a licensed professional engineer.
B. 
Sewage disposal. Mobile home parks shall be served by a properly designed sewage disposal system which shall be certified by a licensed professional engineer.
C. 
Solid waste disposal.
(1) 
The storage, collection and disposal of solid waste in the mobile home park shall be so conducted as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards or air pollution.
(2) 
Any solid waste containers stored on individual mobile home sites shall be screened from public view and shall be rodent- and animal proof.
(3) 
Disposal of solid waste by burning is expressly prohibited.
D. 
Electric power. The mobile home park electrical distribution shall be installed underground.
E. 
Fuel system. All mobile home parks shall be provided with facilities for the safe storage and necessary fuels. All systems shall be installed and maintained in accordance with applicable codes and regulations governing such systems.
F. 
Fire protection. Mobile home parks shall be kept free of litter, rubbish and other flammable materials.
A. 
Restrictions on occupancy.
(1) 
In any mobile home park, no space shall be rented for the placement and use of a mobile home for residential purposes except for periods in excess of 60 days. This restriction shall not apply to mobile homes relocated within the mobile home park.
(2) 
No mobile home manufactured after January 15, 1974, shall be admitted to any park unless it bears the seal issued by the State of New York and required by Chapter D, Article 3, of the New York State Uniform Fire Prevention and Building Code.
[Amended 5-24-1991 by L.L. No. 6-1991]
B. 
Responsibilities of park operator.
(1) 
The person to whom a license for a mobile home park is issued shall operate the park in compliance with this article and shall provide adequate supervision to maintain the park, its common grounds, streets, facilities and equipment in good repair and in a clean and sanitary condition.
(2) 
The park operator shall notify park occupants of all applicable provisions of this article and shall inform them of their responsibilities and any regulations issued thereunder.
(3) 
The park operator shall inspect the placement of each mobile home on its mobile home stand and the installation of all utility connections.
(4) 
The park operator shall maintain a register containing the names of all homeowners and the make, year and seal serial number, if any, of each mobile home. Such register shall be available to any authorized person inspecting the park.
[Amended 5-24-1991 by L.L. No. 6-1991]
A. 
This article shall be enforced by the Town of Queensbury Department of Building and Code Enforcement. Said officers and their inspectors shall be authorized in the performance of their official duties to enter any mobile home park to make inspections necessary to determine compliance with this article and any other applicable laws or regulations. Such entrance and inspection shall be accomplished at reasonable times or, in emergencies, whenever necessary to protect public health and interest. Owners, agents or operators of a mobile home park shall be responsible for providing access to the premises to the Director of Building and Code Enforcement when acting in accordance with the provision of this article.
B. 
It shall be the duty of the Director of Building and Code Enforcement to make the necessary inspections required every second year for renewal of mobile home park licenses, to investigate all complaints made under this article and to request the Town Attorney to take appropriate legal action on all violations of this article.
[Amended 5-24-1991 by L.L. No. 6-1991]
Violators of any of the portions of this article shall be guilty of a violation, punishable by a fine not exceeding $250 or imprisonment for a term not exceeding 15 days, or both. Each day that the violation is carried on or continues shall constitute a separate violation.
A. 
All mobile home parks licensed by the Town of Queensbury prior to the effective date of this article may be continued, and all lots set forth in such licenses shall be deemed approved, but no such mobile home park may be altered, extended or enlarged on and after the effective date of this article except by application and approval in accordance with § 113-17 hereof. Except as hereinafter provided, any such application shall be deemed a new mobile home park application under the fee schedule in § 113-17.
B. 
Any alteration of an existing mobile home park which results in bringing the existing park into conformity with the provisions of this article shall bear an application fee of $50. An alteration, extension or enlargement of less than 10% shall require a fee of 10%; any greater percentage change or subsequent change exceeding a total of 10% shall be deemed a new application.
A variance to allow a mobile home park located within a district which permits such use on property which does not otherwise conform to the provisions of this article may be granted by the Town Board upon finding that:
A. 
The strict application of such provision would result in a specified practical difficulty to the applicant; and
B. 
The variance would not be materially detrimental to the purposes of this article or to property in the district in which the property is located, or otherwise conflict with the description or purpose of this article or the objectives of any plan or policy of the Town, and the variance required is the minimum variance which would alleviate the specific practical difficulty found by the Town Board to affect the applicant.
The terms and provisions of this article shall supersede any provisions of Article I of this chapter, but all provisions of such Article regarding any transient mobile home court or mobile homes located outside mobile home parks shall be continued.