[HISTORY: Adopted by the Town Board of the Town of Goshen 3-27-1986
by L.L. No. 3-1986. Amendments noted where applicable.]
This chapter shall be known as the "Mobile Home Park Local Law."
It is the purpose of this chapter to promote the health, safety and
general welfare of the residents of the community and to protect and preserve
the environmental character and real property values in the Town of Goshen
through regulation of the planning, design, layout, construction and continued
operation of mobile home parks.
As used in this chapter, the following terms shall have the meaning
indicated:
The distance, measured along the center line of the lot, between
the right-of-way line of a public street or the pavement line of a private
street and the rear lot line.
The mean distance between the two side lot lines when measured perpendicular
to the center line of the lot.
A detached, single-family dwelling unit with any or all of the following
characteristics:
Manufactured as a relocatable dwelling unit intended for year-round
occupancy and for installation on a site without a basement.
Designed to be transported after manufacture on its own chassis and
connected to utilities after placement on a mobile home stand.
Designed to be installed as a single-wide or double-wide unit with only
incidental unpacking and assembling operations.
Designed and manufactured as the type of unit which would require, after
January 15, 1974, a seal as provided for in the State Code for Construction
and Installation of Mobile Homes.
Any structure identified as manufactured housing under the 1980 Housing
and Community Development Act must meet the definition of mobile home as provided
by this chapter.
Intended to be generic, it includes mobile home parks, mobile home
subdivisions and mobile home condominiums.
An area of land in a mobile home park rented for the placement of
a single mobile home and any accessory structures incident thereto.
A contiguous parcel of land under one ownership which is at least
20 acres in area and which has been planned and improved for the placement
of mobile home for nontransient use.
The part of a mobile home lot on which the mobile home is placed
and which is constructed in accordance with the standards provided in this
chapter.
A person or persons living in a mobile home in a mobile home park.
The person or persons responsible for on-site management and operation
of a mobile home park, including but not limited to the owner.
A drawing or drawings submitted to the enforcement officer as part
of the application for a permit for a mobile home park and containing all
the information required by this chapter in sufficient detail to enable the
required reviews.
A.
Mobile homes. A mobile home will be permitted in the Town of Goshen only when located in a duly authorized mobile home park, except that, under certain circumstances, a temporary permit may be obtained as provided in § 69-5 of this chapter.
B.
Mobile home parks. No person or persons being the owner or occupant of any land in the Town of Goshen shall use or permit the development and use of such land as a mobile home park without first obtaining a permit therefor as provided in § 69-6 of this chapter. Such permit shall be renewed every year.
A.
Temporary permit for special necessity, agricultural.
The Town Planning Board may issue a temporary permit for a maximum of 120
days for one mobile home not located in a mobile home park upon proof to such
Board of special necessity by reason of employer-employee relationship between
the owner of a farming operation and his tenant, where said owner desires
to have the employee reside on such farm. Such temporary permit may be extended
by approval of the Town Planning Board not to exceed 90 days and shall not
be transferable or assignable. In such cases, the Town Planning Board shall
find that the following regulations will be complied with before such temporary
permit will be issued or renewed:
(1)
The mobile home shall be located to the rear of the principal
residence on the same lot and shall not be on its own independently owned
lot.
(2)
The mobile home shall be connected to a potable water
source approved by the Orange County Department of Health.
(3)
An adequate and safe sewage disposal system, approved
by the Orange County Department of Health shall be provided.
(4)
The mobile home shall be provided with a mobile home stand or foundation capable of supporting the mobile home in a stable position. The size of such stand shall be suitable for the mobile home it is to support. Such stand or foundation shall be constructed in accordance with the specifications outlined in § 69-7 of this chapter.
(5)
The home stand or foundation shall be provided with anchors
or tie-downs capable of withstanding winds of 100 miles per hour.
(6)
The mobile home shall be provided with noncombustible
skirting to screen the space between the mobile home and the ground. Such
skirting shall be installed within 90 days of occupancy and shall be of a
material which shall provide a finished exterior appearance.
(7)
The cost of a temporary permit shall be $100.
(8)
All trailers will be removed from the Town of Goshen
once the permits are expired or denied.
B.
Interim dwellings.
(1)
The Town Planning Board may issue a temporary permit
for a mobile home not located in a mobile home park when such mobile home
is to be used as an interim dwelling during construction of a permanent residence.
In such cases, said mobile home shall be removed within six months from the
date of issuance of the temporary permit. An extension of an additional six
months may be granted by the Town Planning Board.
(2)
The following information must be submitted to the Building
Inspector with any applications for a temporary trailer permit:
(a)
Complete site plan showing the location of utility services,
trailer, sanitary sewer system, roadways and such other information as the
Building Inspector may require.
(b)
Final approvals from the Zoning Board of Appeals or Town
Planning Board as may be required for the construction of the home.
(c)
Necessary approvals from the New York State and Orange
County Department of Health for sanitary sewer disposal and water supply.
(d)
When required, approvals from the New York State, Orange
County or Town of Goshen Highway Departments for access roads and driveways.
(e)
Copy of deed and such other title documents as may be
required indicating title to the property in the name of the applicant. In
the event that title has not passed at the time of application, a copy of
a binding real estate contract for the purchase of said property.
(f)
Copy of proposed building plans and specifications complying
with the New York State Building Code and satisfactory to the Building Inspector.
(g)
Copy of letter of commitment from a bank or financial
institution indicating final approval for mortgage funds. In the event that
no mortgage financing shall be used, the applicant shall submit detailed financial
statements indicating his ability to complete the construction of the premises.
(h)
A statement by the applicant indicating generally his
construction schedule and the approximate amount of work, labor and services
he intends to perform personally.
(i)
The cost of a temporary permit will be $25.
A.
Application requirements.
(1)
Written application for a permit for a mobile home park
shall be filed with the enforcement officer of the Town of Goshen, who shall
immediately submit said application to the Town Planning Board for a recommendation.
No permit for a mobile home park shall be issued by the enforcement officer
until the Town Planning Board has given written authorization in accordance
with the provisions of this section and appropriate forms.
(2)
Applications for mobile home park permits shall include
the following:
(a)
Name and address of each applicant, if an individual,
or all partners, if a partnership, and the name and address of the principal
officers and shareholders, if a corporation.
(b)
Name and address of the owner of land upon which the
mobile home park is to be located.
(c)
Location map.
(e)
If a public sewerage system is not to be used, a community
sewage disposal system shall be provided. Such community system must be approved
by the Orange County Department of Health, New York State Department of Environmental
Conservation and the Town Engineer. If it is deemed advisable for a special
consultant to be retained by the Town, all costs will be borne by the applicant.
(f)
Sketch plans or written descriptions of all buildings,
streets, parking areas, recreation and open spaces and landscaping to be constructed
or provided within the mobile home park.
(g)
An indication of existing topography and drainage patterns,
including wet or swampy areas. This shall include a contour map.
(h)
A copy of all contemplated park rules, regulations and
covenants; a list of management and tenant responsibilities, a written statement
of any entrance and exit fees, any utility connection fees or any security
deposits to be charged.
(i)
A statement indicating whether or not the proposed park
is within a water district, and, if not, the proposed method of obtaining
a public water supply.
(j)
Compliance with the environmental quality review procedures
as adopted and amended by the Town Board.
(k)
Such further information as the developer may feel is
necessary to describe intent and ability to comply with the environmental,
health and safety standards of this chapter.
(l)
The cost of the mobile home permit will be $500 plus
$25 per lot and any Town engineering fees incurred.
B.
Procedure for approval and issuance of permit. The application
for a mobile home park permit shall be filed in duplicate with the enforcement
officer and the following procedure shall apply:
(1)
The enforcement officer shall refer one copy of the application
to the Town Planning Board for review of the layout and design of the proposed
park. Such Town Planning Board shall be made within the general terms and
requirements of the standards set forth in this chapter.
(2)
Within 45 days from the receipt of an application for
a permit, the Town Planning Board shall make a written recommendation to the
Town Board to approve, approve with conditions or deny the application for
such permit, except that the time may be extended through mutual consent of
the Planning Board and the applicant. Failure of the Town Planning Board to
make such recommendation shall constitute a recommendation for approval.
(3)
Within 30 days from receipt of the Town Planning Board
recommendation, the Town Board shall hold a public hearing on said application,
which hearing shall be duly advertised in accordance with Town law.
(4)
Within 45 days from the date of the public hearing, the
Town Board shall approve, approve with conditions or deny the application
and instruct the enforcement officer to issue a temporary permit. Issuance
of a temporary permit is authorization for the applicant to proceed with final
plans for the mobile home park, incorporating the conditions attached to said
temporary permit.
(5)
Final plans for the proposed mobile home park or, if
construction is to be staged, that portion of it to be constructed initially
shall be submitted to the Town Planning Board for review within one year from
the date of issuance of the temporary permit. If such submission is not made
within such time, the temporary permit shall automatically expire unless the
Town Board shall extend the temporary permit upon application by the applicant.
(6)
The Town Planning Board shall determine if the conditions imposed by the Town Board have been met and shall be concerned with such things as the appropriateness and quality of the overall site plan in terms of the effective use of the site, the suitability of proposed landscaping, the usefulness of proposed recreation areas and the general visual character of the park. In addition, the Town Planning Board shall determine that the plans comply with the requirements of §§ 69-7 and 69-8 of this chapter.
(7)
Within 45 days from the receipt of the Town Planning
Board recommendation for final approval, the Town Board shall approve, conditionally
approve or deny the proposed plan, and if approved, instruct the enforcement
officer to issue a permit for construction.
C.
Renewal of permits. The permit shall be valid for a period of one year. Upon application by the owner and payment of the required fees, the enforcement officer shall issue a renewal permit for an additional one-year period. If the mobile home park has not been constructed in accordance with approved plans and all conditions attached thereto, or if a violation of this chapter shall be found, or if an unapproved change shall have taken place, the permit will not be renewed until said mobile home park has been brought into compliance. In such case, the enforcement officer shall serve an order upon the holder of the permit in accordance with the provisions of §§ 69-10 through 69-14 of this chapter.
D.
Permits for existing mobile home parks.
(1)
The owner of any mobile home park existing prior to the
adoption of this chapter shall apply for a mobile home park permit within
one year from the date of adoption of this chapter, and such permit shall
be subject to renewal every year thereafter. Upon initial application, the
enforcement officer shall issue a temporary permit valid for one year and
shall serve notice on the park owner of any violations of this chapter which
might exist.
(2)
No permit for a mobile home park existing at the time
of enactment of this chapter shall be renewed until violations cited by the
enforcement officer have been corrected or the notice has been modified by
the Town Planning Board and a renewal has been authorized.
E.
Fees and bonds.
(1)
Prior to the issuance of a permit for a mobile home park
or the renewal of any such permit, the owner of the park shall pay to the
Town such fees as indicated by this chapter and other applicable fees.
(2)
A performance bond as set by the Town Board will be posted
by the applicant.
(3)
A maintenance bond as set by the Town Board shall be
posted by the applicant.
A.
Site location. Mobile home parks shall be located in
those areas zoned for such use by the Town Board, environmental impact statement.
B.
Natural features.
(1)
General requirements. Topography, groundwater level,
surface drainage and soil conditions shall not be such as to 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. The maximum grade allowed will be 10%.
(2)
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.
(3)
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.
(4)
Natural features. Mobile home park plans shall show existing
tree masses or trees over six inches in diameter at breast height, hedgerows,
trees 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.
(1)
Overall considerations; required separation. Mobile home
units shall be positioned uniformly within a park with a minimum separation
of at least 50 feet between units. A drawing showing proposed layout of mobile
home units shall be prepared.
(2)
Setback. No mobile home shall be located less than 30
feet from the pavement edge of a private park street or 50 feet from the right-of-way
of any public street within a mobile home park, and shall be set back at least
20 feet from the back yard property line. A minimum of 100 feet shall be maintained
between a mobile home unit and any mobile home park property line abutting
an external public road or nonmobile park residence.
(3)
Density. The density of development in a mobile home
park shall not exceed three units per gross acre.
(4)
Minimum lot size. A mobile home park consisting of one
or more trailers shall have a minimum area of 20 acres and a maximum area
of 100 acres. Mobile home lots shall be a minimum of 1/3 acre and shall have
a minimum width of 80 feet.
D.
Vehicular circulation and storage.
(1)
Park road layout. A drawing of the proposed park road
layout, including connections to be made to adjacent existing roads or highways
shall be included in all mobile home park plans.
(3)
Off-street parking. Off-street parking spaces shall be
provided for each mobile home site. The space will be 16 feet wide by 24 feet
long. Construction shall consist of two inches of asphalt pavement over six
inches of No. 2 crushed stone.
(4)
Storage space for auxiliary vehicles. No travel trailer, camper, boat, recreational vehicle, snowmobile or similar auxiliary vehicle or commercial conveyance shall be stored on any mobile home lot. Off-street parking space required by Subsection D(3) above shall be used by passenger vehicles only, and a supplemental parking area shall be provided in each park for the storage or temporary parking of all auxiliary vehicles. This will not exceed one vehicle space per two mobile home lots. Any vehicle stored must be licensed, registered and in running condition.
E.
Park entrances.
(1)
A mobile home park shall provide for two independent
connections with existing public streets, such connections to be designed
so that traffic can be maintained even though one access may be temporarily
closed.
(2)
At points where traffic enters or leaves the park, road
widths shall be sufficient to permit free movement to or from the public street,
and in no case shall a park entrance road be less than 30 feet wide for a
distance of 50 feet from the pavement edge of the existing public street.
In all other particulars, entrance roads shall conform to the street construction
standards imposed by the Town of Goshen.
(3)
Entrance signs. Any sign located within a mobile home
park shall comply with existing regulations and shall be located so as not
to obstruct the visibility of motorists entering or leaving the park.
(4)
Mobile home lot adjacent to park entrance. No mobile
home lot shall be located less than 100 feet from the intersection of a park
entrance road and a public highway, and no private mobile home driveway shall
make a direct connection with an existing public highway.
F.
Community facilities and activities.
(1)
Community facilities and activities, such as laundry
rooms and swimming pools and parks, are to be included in the mobile home
park plans. The plan shall include details of these facilities and the owner's
statement of intent to provide adequate supervision and management of such
facilities and activities.
(2)
All community facilities and activities shall be landscaped
with trees, shrubs and grass and shall provide adequate paved off-street parking
space.
(3)
Community facilities and activities shall be located
and designed in a manner that will be a visual asset to the mobile home park
and shall be constructed of material that will be compatible with the residential
character of the park.
(4)
The developer shall construct an enclosed community meeting
hall for the park residents containing a minimum of 1,500 square feet per
40 lots or any fraction thereof.
G.
Open-space treatment and park amenities.
(1)
Ten percent of the total park will be dedicated to open
space and developed recreation areas. Such land will be suitable for swimming
pools, tennis courts, basketball courts, baseball fields, etc. In all mobile
home parks, a variety of open spaces shall be provided so as to be usable
by an easy access to all park residents. All open spaces shall be stabilized
by grass or other form of ground cover which will prevent dust and muddy areas.
(2)
Buffer zones. Mobile home parks located adjacent to an
industrial or commercial development or a heavily traveled highway shall be
buffered from such development or highway by a hedge or similar landscape
screen which will rapidly reach a height of at least six feet. A combination
of landscaping and decorative fencing may be substituted, provided that the
height requirement is met and considerable landscaping is used. Mobile homes
located next to existing homes/houses or prospective homes should have a natural
or artificial screen of a height of at least six feet to screen the mobile
home from the adjacent existing driveway and home.
(3)
Soil and ground cover requirements. Exposed ground surfaces
in all parts of any mobile home park shall be paved, surfaced with crushed
stone or other solid material or protected with grass or plant material capable
of preventing erosion and of eliminating objectionable dust.
(4)
Trees. Each lot shall contain at least two trees. The
planted trees shall have a diameter of at least two inches.
(5)
Walkways.
(a)
Each mobile home stand shall be provided with a walkway
leading from the stand to the street or to a driveway or parking area connecting
to the street. Such walkway shall be constructed in accordance with the following
specifications:
|
Dimension
| |||||
|---|---|---|---|---|---|
|
Base
|
Surface
Material
|
Width
(feet)
|
Depth
(inches)
|
Eleva-
tion
|
Finish
|
|
3 inches No. 2
|
Concrete or asphalt paving
|
3
|
4
|
Grade +
|
Float
|
(b)
If common walkways are provided, they shall meet the
same specifications, with the exception of width, which shall be increased
to four feet.
(6)
Fencing. Where fencing of individual lots within the
mobile home park are required or provided to the mobile home occupant, standards
shall be provided by the park operator so that consistency can be maintained.
(7)
Park lighting. All mobile home parks shall be furnished
with adequate lights to illuminate streets, driveways and walkways for the
safe movement of vehicles and pedestrians at night. Electric service to such
lights shall be installed underground, and decorative lighting fixtures shall
be used where possible. These lights will form a consistent pattern of illumination
for each area.
(8)
Sign. Builder of trailer home park shall erect a minimum
of one and a maximum of two signs to designate the mobile home park entrance
and name.
H.
Mobile home stands and accessory buildings.
(1)
Support of the mobile home units.
(a)
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 approximately four feet wider and longer than
the trailer and any expansions or extensions thereto. Well-anchored tie-downs
shall be provided at least on each corner of the stand. A minimum of four
tie-downs will be anchored in concrete with turn buckles and with properly
welded hooks attached to the frame of the trailer. Stands shall be a full
concrete slab at least six inches thick.
(b)
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)
Patio. Each mobile home site shall be provided with a
patio with a minimum width of 10 feet and a total area of at least 200 square
feet. Such patio shall be constructed in accordance with the following specifications
and shall be located so that good access to the front door of the mobile home
can be obtained:
|
Minimum Dimension
| |||||
|---|---|---|---|---|---|
|
Base
|
Surface
Material
|
Width
(feet)
|
Area
(square
feet)
|
Eleva-
tion
|
Finish
|
|
3 inches No. 2
|
Reinforced concrete or asphalt paving
|
10
|
200
|
Grade +
|
Float
|
(3)
Accessory buildings. The mobile home park operator shall
provide each occupant with one accessory storage building. Such building shall
not exceed 100 square feet in size and eight feet in height, and shall be
a standard prefabricated product and shall be installed and secured on a poured
concrete slab provided by the park operator. Each site will have the same
single storage building constructed the same way so there is a consistent
uniformity in the construction and location of these buildings relative to
each trailer lot. The location of the accessory building shall be determined
by the park operator either at the time the park is developed or as sites
are occupied.
I.
Mobile home units.
(1)
Unit installation and skirting. 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, tied down and connected
to the required utility systems and support services. The mobile home shall
be completely skirted within 90 days of occupancy. Materials used for skirting
shall provide a finished exterior appearance and shall be similar in character
to material used in the mobile home.
(2)
Decks and porches. Decks and screened porches shall be
supported on a stand constructed in accordance with construction standards
for the mobile home stand. These extensions will not exceed 25% of the total
square footage of the trailer. Skirting of materials compatible with the trailer
shall be required around the base of all such expansions or extensions and
shall be of noncombustible materials.
(3)
Entrance steps. Entrance steps shall be installed at
all doors leading to the inside of the mobile home. Such steps shall be constructed
of materials intended for permanence, weather resistance and attractiveness
and shall be equipped with handrails which will provide adequate support for
users.
(4)
The minimum trailer size will be 700 square feet.
A.
Water supply.
(1)
If an existing public water supply system is not available
for connection, a central water supply system shall be provided. Such system
shall receive prior approval by the New York State Department of Environmental
Conservation, the New York State Health Department and the Orange County Department
of Health.
(2)
If a connection to an existing public water supply is
proposed, such connections and distribution methods shall receive prior approval
by the enforcement officer, Town Engineer and Orange County Department of
Health.
(3)
Fire protection facilities shall be provided to meet
all requirements of the fire district having jurisdiction.
(4)
Plans for water service shall show hookups for each unit
in conformance with applicable Town, county and state regulations.
(5)
Garbage. The developer will schedule a minimum of one
garbage pickup per week and will insure pick up. The developer will provide
a permanent covered garbage can enclosure to be located next to the driveway
accessible to collection. All such enclosures will be uniform in their location
as it relates to the driveway and the lot.
B.
Sewage disposal.
(1)
If a public sewerage system is not available for connection,
a community sewage disposal system shall be provided. Plans for such system
shall receive prior approval of the New York State Department of Environmental
Conservation and the Orange County Department of Health.
(2)
If a connection to an existing public sewerage system
is proposed, plans for such connection shall be approved by the New York State
Department of Environmental Conservation.
(3)
Plans for sewer service shall show hookups for each unit
in conformance with applicable Town, county and state regulations.
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)
If group solid waste storage areas are provided for park
occupants, they shall be enclosed or otherwise screened from public view and
shall be rodent- and animalproof and located not more than 100 feet from any
mobile home site they are to serve. Containers shall be provided in sufficient
number to properly store all solid waste produced.
(3)
Any solid waste containers stored on individual mobile
home sites shall be screened from public view and shall be rodent- and animalproof.
(4)
Disposal of solid waste by burning is prohibited.
(5)
Plans for solid waste disposal shall receive prior approval
of the New York State Department of Environmental Conservation and the Orange
County Department of Health.
D.
Electrical distribution; telephone and television service.
(1)
The mobile home park electrical distribution shall be
installed underground and shall comply with the National Electric Code and
with requirements of the Public Service Commission and the utility company
serving the area.
(2)
The distribution system for telephone service shall be
underground, in accordance with the standards established by the Highland
Telephone Company.
(3)
Television service which is provided by a cable system
shall be installed underground. When cable service is not available, a common
antenna shall be provided with direct, buried cable to each home site.
E.
Fuel systems.
(1)
All mobile home parks shall be provided with facilities
for the safe storage of necessary fuels. All systems shall be installed and
maintained in accordance with applicable codes and regulations governing such
systems.
(2)
Natural gas installations shall be planned and installed
so that all components and workmanship comply with the requirements of the
American Gas Association, Inc. and conform to the requirements, inspections
and approval of the utility which will supply this product.
(3)
Fuel oil systems with either common or individual supplies
shall be designed, constructed, inspected and maintained in conformance with
the provisions of the National Fire Protection Association, Standard 30. The
tank size will be a minimum of 500 gallons.
(4)
Liquefied petroleum gas systems shall be selected, installed
and maintained in compliance with the requirements of National Fire Protection
Association, Standard 58. Liquefied petroleum gas tanks shall be located at
the rear of the mobile home site and shall be landscaped and screened from
public view.
F.
Fire protection.
(1)
The mobile home park plan shall include a list of the
applicable rules and regulations of the fire district wherein said park is
located and shall comply with such rules and regulations.
(2)
Fire hydrants shall be installed in accordance with requirements
of the district and shall be inspected and approved by the enforcement officer.
(3)
Mobile home parks shall be kept free of litter, rubbish
and other flammable materials.
G.
Mail service.
(1)
All mailboxes will be located in one area. Mailbox location
shall provide safe and easy access for the pickup and delivery of mail.
(2)
Grouped mailboxes for cluster delivery shall be located
in a way that will not require stopping on a public right-of-way for pick
up.
(3)
When mailboxes are grouped together for some form of
cluster delivery, such groupings shall be landscaped.
H.
Standards for determinations of acceptable similarity
in exterior appearance.
(1)
The standards within this chapter shall be used in determinations
of acceptable similarity in appearance between mobile homes and residences
constructed on the site to assure that such mobile home as provided at mobile
home stands and accessory buildings and mobile home units of this chapter
will be compatible in appearance.
(2)
In addition to meeting these standards, no mobile home
to be approved shall have fenestration or other features, or use colors or
color combinations that would be incompatible in the general residential neighborhood
of the mobile home park.
A.
Restrictions on occupancy.
(1)
In any mobile home park, no space shall be rented for
the placement and use of mobile home for residential purposes for periods
of less than 180 days. No subleasing will be allowed for more than 180 days
per year.
(2)
No mobile home manufactured before January 15, 1974,
shall be admitted to any park unless it bears the seal issued by the State
of New York and required by the State Code for Construction and Installation
of Mobile Homes.
(3)
Pets and animals. No more than one dog or cat will be
allowed per mobile home unit. The developer shall establish rules and regulations
for an animal ordinance.
(4)
No unit will be established or marketed as to construe
a trailer park sales area within the park.
(5)
Unless specifically mentioned in this chapter all other
uses or trailer types will be prohibited.
B.
Responsibilities of park operator.
(1)
The person to whom a permit for a mobile home park is
issued shall operate the park in compliance with this chapter 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 chapter and inform them of their responsibilities
and any regulations issued thereunder.
(3)
The park operator shall place or supervise the placement
of each mobile home on its mobile home stand, which includes ensuring its
stability by securing all tie-downs and installing all utility connections.
(4)
The park operator will meet with the Goshen Superintendent
of Schools to appraise him/her concerning the mobile home park's development
and projected population.
(5)
The park operator shall maintain a register containing
the names of current occupants and the make, year and seal serial number,
if any, of each mobile home. Such register shall include data needed for school
census purposes and shall be available to any authorized person inspecting
the park.
(6)
The park operator shall promptly notify the Town Board
of changes in ownership or management of the park.
C.
Responsibilities of park occupants.
(1)
The park occupant shall be responsible for the maintenance
of his mobile home and any appurtenances thereto and shall keep all yard space
on his site in a neat and sanitary condition.
(2)
It shall be the responsibility of each mobile home occupant
to keep his site free of litter, rubbish, unused vehicles and equipment or
parts thereof.
A.
This chapter shall be enforced by the Building Inspector
of the Town of Goshen and the Orange County Department of Health.
B.
Said officers and their inspectors shall be authorized
and have the right in the performance of duties to enter any mobile home park
and make such inspections as are necessary to determine satisfactory compliance
with this chapter and regulations issued hereunder. Such entrance inspection
shall be accomplished at reasonable times, after prior notice to the park
operator, and, in emergencies, whenever necessary to protect the public interest.
Owners, agents or operators of a mobile home park shall be responsible for
providing access to all parts of the premises within their control to the
enforcement officer or to his inspectors, acting in accordance with the provisions
of this subsection.
It shall be the duty of the enforcement officer to make necessary inspections
required every year for renewal of mobile home park permits, to investigate
all complaints made under this chapter and to request the Town Attorney to
take appropriate legal action on all violations of this chapter.
Upon determination by the enforcement officer that there has been a
violation of any provision of this chapter, he shall serve upon the holder
of the permit for such mobile home park an initial order, in writing and by
certified mail, directing that the conditions therein specified be corrected
within 10 days after the date of delivery of such order.
If, after the expiration of such ten-day period, such violations are
not corrected, the enforcement officer shall serve a notice, in writing, upon
such mobile home park operator, requiring the holder of the park permit to
appear before the Town Board of the Town of Goshen at a time to be specified
in such notice to show cause why the mobile home park permit should not be
revoked. Such hearing before the Town Board shall occur not less than 48 hours
not more than 10 days after the date of service of said notice by the enforcement
officer.
Within 10 days after the hearing at which the testimony and witnesses of the enforcement officer and the mobile home park permit holder shall be heard, the Town Board shall make a determination, in writing, sustaining, modifying or withdrawing the order issued by the enforcement officer, as directed by §§ 69-10 through 69-14 of this chapter. Failure to abide by any Town Board determination to sustain or modify the initial order of the enforcement officer and to take corrective action accordingly shall be cause for the revocation of the mobile home park permit affected by such order and determination. The park owner will be subject to a fine of $50 per day for failure to comply.
A.
Where there are practical difficulties, unusual circumstances
or design innovations involved, the Town Planning Board may recommend and
the Town Board may grant variances from any of the provisions and regulations
of this chapter, except those related to Health Department or Department of
Environmental Conservation requirements.
B.
Requests for a variance shall be in writing from the person applying for the mobile home park permit required in accordance with § 69-6 of this chapter.
C.
In considering a request for variance, the reviewing
Boards shall be guided by the circumstances of the situation and the intent
of the applicant and shall act as to protect the best interests of the community.
Any person aggrieved by any decision of the enforcement officer may appeal to the Town Board, said Board shall act in accordance with the provisions of §§ 69-10 through 69-14 of this chapter. Any determination by the Town Board under this chapter shall be subject to review by the Supreme Court under Article 78 of the Civil Practice Law and Rules.
Any item or subject not included in this chapter shall be deemed to
be prohibited.
