[HISTORY: Adopted by the Town Board of the Town of Saratoga 9-7-1971 by L.L. No. 3-1971. Amendments noted where applicable.]
This chapter shall be known and may be cited as a law for the regulation of mobile homes in mobile home parks and travel trailers and travel trailer camps in the Town of Saratoga.
It is the purpose of this chapter to promote the health, safety, and general welfare of the inhabitants of the Town of Saratoga by establishing specific requirements and regulations governing the occupancy and maintenance of mobile homes in mobile home parks, travel trailers and trailer camps.
As used in this chapter, the following terms shall have the meanings indicated:
- BUILDING INSPECTOR
- The person or persons appointed by the Saratoga Town Board to enforce the provisions of this chapter.
- The County of Saratoga.
- MOBILE HOME
- Any structure, other than a travel trailer, originally so constructed as to be readily mobile, and used or designed or intended to be used as a dwelling, whether alone or in combination with another structure or structures.
- MOBILE HOME LOT
- A designated site of specific total land area within a mobile home park for the accommodation of one mobile home and its occupants.
- MOBILE HOME PARK
- Any parcel of land whereon two or more mobile homes are parked or located, or which is planned and improved for the placement of two or more mobile homes and which is held open to the public for the parking or placement of mobile homes.
- MOBILE HOME STAND
- An area prepared for the placement and support of a mobile home.
- The Town of Saratoga.
- TRAILER CAMP
- Any parcel of land whereon two or more travel trailers are parked or located for remuneration, or which is planned and improved for the placement of two or more travel trailers and which is held open to the public for the parking or placement of travel trailers for remuneration.
- TRAVEL TRAILER
- Any vehicle designed or used or intended to be used for temporary living quarters for travel, recreational or vacation purposes.
Editor's Note: Former Sections 4 through 7, establishing licensing requirements and procedures for mobile home parks and trailer camps, with Section 5 having been amended 12-2-1975 by L.L. No. 3-1975, which immediately followed this section, were repealed 6-8-1982 by L.L. No. 3-1982.
[Added 6-8-1982 by L.L. No. 3-1982]
There shall be no further establishment of mobile home parks or trailer camps in the Town of Saratoga.
An application for the renewal of any mobile home park or trailer camp license shall be made with the Town Clerk on or before the first day of December preceding the expiration date of such license.
If the applicant for a renewal license is not the owner of the premises to which the application pertains, the renewal application shall be accompanied by an original or certified copy of a lease of the premises to the applicant and a statement signed and acknowledged by the owner or owners of the premises consenting that the premises be used as a mobile home park or trailer camp.
Upon the approval of the renewal application by the Building Inspector, the Town Board, if satisfied that the provisions of this chapter will be complied with by the applicant, shall by resolution approve the application. The Town Clerk, upon receipt of the applicable fee, shall thereupon issue such renewal license to be effective for a period of one year commencing on the first day of January following expiration of the prior license.
No renewal license shall be transferable or assignable.
The annual fee for a renewal license for a mobile home park or trailer camp shall be $100, plus $10 for each completed mobile home or trailer lot.
Every mobile home park shall be at least two acres in size and shall be located in an area where grades and soil conditions are suitable for use as mobile home sites, on a well-drained site properly graded to insure rapid drainage, and be free at all times from stagnant pools of water.
The park shall be free or shall be made free from heavy or dense growth of brush and woods.
Every mobile home park shall be marked off into mobile home lots.
No mobile home shall be parked or otherwise located elsewhere than upon a mobile home stand.
No such stand shall be nearer than a distance of:
Only one mobile home shall be permitted to occupy any one mobile home lot.
Each occupied mobile home lot shall have a mobile home stand.
Every such stand shall:
Permit the practical placement on and removal from the lot of a mobile home and its appurtenant structures, and the retention of the home on the lot in a stable condition;
Be of sufficient size to fit the dimensions of any mobile home placed thereon, together with its appurtenant structures or appendages;
Be constructed of an appropriate durable material which is adequate for the support of any load which may reasonably be expected to be placed thereon;
Have a durable surface and be suitably graded to permit rapid surface drainage.
All driveways adjoining Town roads must receive approval of the Town Highway Superintendent.
[Added 12-2-1975 by L.L. No. 3-1975]
Every mobile home park shall be easily accessible from a public highway or street.
Any mobile home park containing more than 16 mobile homes shall have two points of entry and exit, but no mobile home park shall have more than four entry and exit points.
Every entrance to and exit from a mobile home park shall be so designed and located as to provide safe and convenient movement of persons and vehicles into and out of the park, and to minimize friction with the free movement of traffic on the public highways and streets to which it connects. Every such entrance and exit shall:
Each mobile home park shall have streets providing convenient access to all mobile home lots and other important facilities within the park. All such streets shall:
Be so constructed to withstand use by fire trucks, fuel trucks, etc., with a minimum of a twelve-inch gravel base or its equivalent.
Be so designed as to permit safe and convenient vehicular circulation within the park.
Be adapted to the topography and suitable alignment and gradient for traffic safety.
Intersect at right angles.
Have a fifty-foot minimum width of right-of-way.
Remain as private roads, and maintenance shall be the owner's responsibility.
Provide adequate dust control and be suitably graded to permit rapid surface drainage and provide drainage structures where necessary.
Except in case of emergency, no parking shall be allowed on any street in any mobile home park.
Additional off-street parking spaces shall be provided within the mobile home park at convenient locations for guests and delivery and service vehicles.
Every such parking space and driveway shall:
The following utilities and service facilities shall be provided in each mobile home park and shall be constructed and maintained in accordance with the regulations and requirements of the Saratoga County Department of Health, the New York State Department of Health and the Sanitary Code of New York State.
An adequate supply of pure water for drinking and domestic purposes supplied by pipes to all mobile home lots and service buildings within the park, with proper connections to each building and mobile home.
A sewage system connected to each mobile home and service building situated in the park, to receive the waste from showers, tubs, toilets, lavatories and sinks therein, and dispose of the same in a sanitary manner. Sewer connections in unoccupied lots shall be tightly sealed to prevent the emission of gas or odors and the breeding or harboring of insects or vermin.
Garbage cans with tight-fitting covers, in quantities adequate to permit the disposal of all garbage and rubbish from the park. Such cans shall be kept covered and in sanitary condition at all times. An adequate supply of such cans shall be kept within 100 feet of each mobile home lot. Garbage and rubbish shall be collected and disposed of outside of the park as frequently as may be necessary to insure that such cans shall not overflow.
Other service buildings as deemed necessary for the normal operation of the park. Such buildings shall be maintained in a clean, orderly and sanitary condition.
Weatherproof electric service connections and outlets of a type approved by the New York State Board of Fire Underwriters for the provision of electric service to each mobile home located or to be located in such park.
Each mobile home park shall provide common open space conveniently located for the use of the occupants of such park.
Such space shall have a total area equal to at least 10% of the gross land area of the park.
Every mobile home park shall have lawn or other suitable vegetative ground cover on all areas not used for the placement of mobile homes and other buildings, walkways, roads and parking areas. Trees or shrubs shall be provided to the extent necessary to screen objectionable views, and to provide adequate shade and a suitable setting for the mobile homes and other facilities in the park.
Views which shall be screened include laundry facilities, gas tanks, service buildings, and other nonresidential uses, garbage storage and collection areas, and all abutting yards of adjacent properties.
Other planting shall be provided along those areas within the park which front upon public highways and streets to reduce glare from automobile headlights and provide pleasant outlooks for the living units.
A mobile home placed in any mobile home park shall have a flush toilet, a tub or shower, a sink, cooking and heating facilities, and plumbing and electrical systems for connection to outside systems, all of which comply with all applicable laws, rules and regulations.
Every mobile home park shall be sufficiently lighted during hours of darkness to provide for the movement of pedestrian occupants of the park to and from mobile homes and service buildings.
The owner or operator of each mobile home park shall keep, on a form to be supplied by the Town, a record of all persons occupying each mobile home therein, and same shall be available for inspection by the Building Inspector upon request for a maximum period of five years.
Such form shall contain the following information:
The name and address of each occupant of the mobile home, together with the ages of all who are minors.
The date of arrival of the mobile home at the park.
The name and address of the owner of the mobile home.
The make or factory name, the year of manufacture, the color, the number of rooms or compartments and the overall dimensions of the mobile home.
The registration year and number of the mobile home and the state in which so registered.
The number of the mobile home lot upon which such mobile home is located.
The date of the departure of the mobile home from the park.
All of the provisions of § 300-6 hereof shall apply to every trailer camp except as in this section otherwise provided. For the purpose of the regulation of travel trailers and trailer camps such § 300-6 shall be read and construed as if the terms "mobile home," "mobile home lot," "mobile home park," and "mobile home stand" read "travel trailer," "trailer lot," "trailer park" and "trailer stand."
The total number of trailer lots in any trailer camp shall not exceed 12 per gross acre. When a trailer camp and mobile home park are to be combined on the same parcel of land, such trailer camp and mobile home park shall have separate physical locations.
Each trailer lot shall have a total area of not less than 2,500 square feet with a minimum dimension of 30 feet.
No travel trailer shall be parked or otherwise located nearer than a distance of 20 feet to an adjacent travel trailer in any direction.
The following utilities and service facilities shall be provided in each trailer camp and the same shall comply with the regulations and requirements of the Saratoga County Department of Health, the New York State Department of Health and the Sanitary Code of New York State:
An adequate supply of pure water for drinking and domestic purposes shall be supplied by pipes to all buildings and trailer lots within the camp to meet the requirements of such camp. Each lot shall be provided with a cold water tap, the waste from which shall be emptied into a drain connected to an approved disposal system.
Toilet and other necessary sanitary facilities for males and females shall be provided in permanent structures. Such facilities shall be housed in either separate buildings or in the same building; in the latter case facilities shall be separated by soundproof walls. The male and female facilities shall be marked with appropriate signs and have separate entrances for each.
Such toilet and other sanitary facilities shall be provided in the following manner:
Male facilities shall consist of not less than: one flush toilet for every 30 trailers; one urinal for every 30 trailers; one lavatory for every 20 trailers; one shower, with an adjoining dress compartment of at least 16 square feet for every 20 trailers.
Female facilities shall consist of not less than: one flush toilet for every 20 trailers; one lavatory for every 20 trailers; one shower, with an adjoining dress compartment of at least 16 square feet, for every 20 trailers.
Lavatory and shower facilities shall be supplied with hot and cold running water.
The buildings housing such toilet and sanitary facilities shall be well lighted at all times of the day and night; shall be well ventilated with screened openings; shall be constructed of moistureproof material; shall be well heated; and shall be clean and sanitarily maintained at all times. The floors of such buildings shall be of a water impervious material.
Such buildings shall not be located nearer than 20 feet nor further than 1,000 feet from any travel trailer.
Waste from all buildings and trailer lots shall be discharged into an approved public or private sewer system, in such manner as not to present a health hazard.
The owner or operator of each trailer camp shall keep a permanent written record of all persons occupying or using the facilities of such camp. Such record shall be available for inspection for a period of at least one year from date of occupancy. Such record shall include:
The names and addresses of the occupants of each travel trailer.
The name and address of the owner of each trailer which is not occupied by such owner.
The state in which each trailer is registered and the registration number.
The name and address of the owner of the automobile or other vehicle which propelled the travel trailer.
The state in which such automobile is registered and the registration number.
Editor's Note: Former Section 12, Mobile homes to be located outside of mobile home parks, as amended 12-2-1975 by L.L. No. 3-1975 and 6-1-1976 by L.L. No. 1-1976, which immediately followed this section, was repealed 6-8-1982 by L.L. No. 3-1982.
A mobile home, which is lawfully in existence prior to the enactment of this chapter but not located in a mobile home park, may be continued to be used as living quarters by its occupants, provided:
The owner of the land upon which such mobile home is located shall register such mobile home with the Town Clerk within 30 days of the effective date of this chapter. Such registration shall include a description of the parcel of land and of the mobile home, and a statement of the ownership of each.
No occupied travel trailer shall hereafter be parked or otherwise placed within the Town of Saratoga unless such travel trailer is parked or placed in a duly licensed trailer camp, except for a period not exceeding 14 days. A travel trailer may be used by visitors to the occupants of the house on which lot the travel trailer is to be located provided it is so placed as to comply with § 300-15A.
The Building Inspector of the Town of Saratoga shall enforce all of the provisions of this chapter. Such Building Inspector shall have the right, at all times, to enter and inspect any mobile home park and trailer camp and all records by this chapter required to be kept by the owner or operator thereof.
If a police officer or the Building Inspector finds that any mobile home park or trailer camp is not being maintained in a clean and sanitary condition or is not being conducted in accordance with the provisions of this chapter, or that the applicable fees provided for in this chapter have not been paid, or that the applicable registration provisions of this chapter are not being carried out, such facts shall thereupon be reported to the Town Board and said Town Board may direct the Town Clerk to serve an order in writing upon the holder of the license for such park or camp directing that the conditions therein specified be remedied within 10 days after date of service of such order. If such conditions are not corrected after the expiration of said ten-day period, the Town Board may cause a notice in writing to be served upon the holder of said license requiring the said holder to appear before the Town Board at a time to be specified in such notice and show cause why such license should not be revoked. The Town Board may, after a hearing at which testimony of witnesses may be taken, and the holder of the license shall be heard, revoke such license if said Town Board shall find that the said park or camp is not being maintained in a clean and sanitary condition, or that any provision of this chapter has been or is being violated or that the fees provided for in this chapter have not been paid or for other sufficient cause. Upon revocation of such license, the premises shall immediately cease to be used for the purpose of a mobile home park or trailer camp and all mobile homes and travel trailers, as the case may be, shall forthwith be removed therefrom.
If a police officer or the Building Inspector finds that any mobile home outside a mobile home camp is not being maintained in a clean and sanitary condition, or is not being maintained in accordance with the provisions of this chapter, or that the fee provided for in this chapter has not been paid, such facts shall thereupon be reported to the Town Board and the said Town Board may direct the Town Clerk to serve an order in writing upon the holder of the license, the owner of the mobile home, or the owner of the premises on which it is located, or any or all thereof, directing that the condition therein specified be remedied within five days after the date of service of such order. If such conditions are not corrected after the expiration of said five-day period, the Town Board may cause a notice in writing to be served upon the person or persons upon whom such order was served requiring the appearance of the person so served before the Town Board at a time to be specified in such notice and show cause why such license should not be revoked. The Town Board may after a hearing at which testimony of witnesses may be taken, and the person or persons so served shall be heard, revoke such license if the Town Board shall find that the said mobile home is not being maintained in a clean and sanitary condition or if they find that any provision of this chapter has been violated or that any fee provided in this chapter has not been paid or for any other sufficient cause. Upon the revocation of such license, the said mobile home shall be removed forthwith from the premises.
[Amended 5-8-2006 by L.L. No. 4-2006]
Any person who violates any provision of this chapter shall be guilty of a violation against such chapter punishable by a fine of not more than $250 and not more than 15 days' imprisonment. In addition, the violation of this chapter or any of provisions thereof shall subject the person, firm or corporation violating the same to a civil penalty in the sum of $250, and when a violation of this chapter or any of the provisions thereof is continuous each 48 hours thereof shall constitute a separate and distinct violation, said penalty to be recovered by the Town of Saratoga in a civil action. The application of the above penalty or penalties, or the prosecution for the violation of the provisions of this chapter shall not be deemed to prevent the revocation of any license issued pursuant thereto or the enforced removal of conditions prohibited by this chapter.
The issuance of any license pursuant to the provisions of this chapter shall not be deemed to waive compliance by any person with any statute of the State of New York or law, ordinance or health regulation of the Town or of the county.
None of the provisions of this chapter shall be applicable to the following:
The storage or garaging of travel trailers, not being used for living or sleeping purposes, within a building or structure or to the storage of one unoccupied travel trailer on premises occupied as the principal residence of the owner of such travel trailer.
A mobile home or travel trailer located on the site of a construction project, survey project or other similar work project and which is used solely as a field office or work or tool house in connection with such project, provided that such mobile home or travel trailer is removed from such site within 30 days after the completion of such project.
A sectional house which is prefabricated in sections, transported to the building site, then fastened together, and placed on a permanent and totally enclosed masonry foundation and which has a minimum width of 18 feet for its entire length and contains a minimum of 800 square feet of usable living space.