Town of Stanford, NY
Dutchess County
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Table of Contents
Table of Contents
[HISTORY: Adopted by the Town Board of the Town of Stanford 3-12-1981 as L.L. No. 3-1981. Section 151-15 amended at time of adoption of Code; see Ch. 1, General Provisions, Art. I. Other amendments noted where applicable.]
GENERAL REFERENCES
Environmental quality review — See Ch. 82.
Flood hazard areas — See Ch. 100.
Garbage, rubbish and refuse — See Ch. 111.
It is the purpose of this chapter to promote the health, safety, morals and general welfare of the inhabitants of the Town of Stanford by restricting all permanent and temporary structures resembling house and camping trailers and tents from all areas within the Town except as listed in § 151-12 and from regulated parks and to provide the proper regulation of house trailer parks and camping trailer parks and temporary residences. Legally established trailers in the Town prior to the effective date of this chapter shall continue to be regulated in accordance with § 151-13.
As used in this chapter, the following terms shall have the meanings indicated:
AGRICULTURAL EMPLOYEE RESIDENCE
A house trailer used specifically for the housing of a farm employee and the immediate family of such employee. Said employee shall be employed full time on the said farm and derive the majority of his or her annual income from that employment.
CAMPING TRAILER
Any vehicle, either on or off wheels, or combination thereof, the floor system of which is permanently supported by the same structural frame as is used to transport it, not over 30 feet in length and located in a camping trailer park between April 1 and December 1, used, designed for use or capable of being used as sleeping or living quarters with or without kitchen and bathroom facilities, propelled either by its own power or by the power of another vehicle to which it may be attached.
CAMPING TRAILER PARK
Any lot, piece or parcel of ground defined by deed, which has been designed and constructed to provide facilities and space for rent to accommodate at least eight camping trailers or camping tents between April 1 and December 1 inclusive during the calendar year.
CONSTRUCTION RESIDENCE
A house or camping trailer used by the owner of a dwelling while said dwelling is under construction. Such temporary residences shall be placed on the same property on which the future dwelling of said owner is being constructed.
EMERGENCY RESIDENCE
A house trailer established on a temporary and nonrecurring basis to relieve an individual hardship demonstrated to be of such magnitude as to encourage a deviation from the intent of this chapter which requires trailers to be in regulated parks.
HOUSE TRAILER
Any vehicle, either on or off wheels, or combination thereof, the floor system of which is permanently supported by the same structural frame as is used to transport it, used, designed for use or capable of being used as sleeping or living quarters containing kitchen and bathroom facilities, designed and constructed to the Mobile Home Construction and Safety Standards of the United States Department of Housing and Urban Development as listed in the Federal Register, Vol. 40, No. 244, dated December 18, 1975, or latest revision thereof, either propelled by its own power or by the power of another vehicle to which it may be attached. Each "house trailer" shall bear a data plate showing design and construction conformance with the Mobile Home Construction and Safety Standards in accordance with Sections 280.5 and 280.510 showing insulation compliance for Zone No. 2.
MANUFACTURED HOME
A structure, transportable in one or more sections, which, in the traveling mode, is eight body feet or more in width or 40 body feet in length or, when erected on site, is 320 or more square feet, which is built on a permanent chassis and designed to be used as a dwelling with or without a permanent foundation when connected to the required utilities, and includes the plumbing, heating, air-conditioning and electrical systems contained therein; except that such term shall include a "mobile home" as defined in Subdivision a, Paragraph 5 of New York Real Property Law § 233 and shall include a structure which meets all the requirements of this subdivision, except the size requirements, and with respect to which the manufacturer voluntarily files a certification required by the Secretary of Housing and Urban Development, as defined by New York Real Property Law § 233, Subdivision a, Paragraph 4.
[Added 4-13-2000 by L.L. No. 1-2000]
MANUFACTURED HOME PARK
A contiguous parcel of privately owned land which is used for the accommodation of three or more manufactured homes occupied for year-round living, as defined by New York Real Property Law § 233, Subdivision a, Paragraph 3.
[Added 4-13-2000 by L.L. No. 1-2000]
MOBILE HOME
See "manufactured home."
[Added 4-13-2000 by L.L. No. 1-2000]
PARK UNIT
The lot or space in any trailer park or camping trailer park which shall be assigned to or used and occupied by any house trailer, camping trailer or tent.
TEMPORARY RESIDENCE
A construction residence, emergency residence or agricultural employee residence, as defined herein.
TRAILER
See "manufactured home."
[Added 4-13-2000 by L.L. No. 1-2000]
TRAILER PARK
Any lot, piece or parcel of ground defined by deed, which has been designed and constructed to provide facilities and space for rent to accommodate at least eight house trailers on a continuous basis.
No person, firm or corporation being the owner or occupant of any land or premises within the Town of Stanford shall use or permit the use of said land or premises as a trailer park, camping trailer park or temporary residence without first obtaining a permit therefor as hereinafter provided.
A. 
Application for permit.
(1) 
The application for each trailer park, camping trailer park or temporary residence shall be in writing and signed by the applicant. It shall state:
(a) 
Name and address of the applicant.
(b) 
Name and address of each partner if the applicant is a partnership.
(c) 
Name and address of each officer and director if the applicant is a corporation.
(d) 
Name and address of the superintendent who will manage the park.
(e) 
A complete description of the premises upon which the proposed park is to be located.
(f) 
The names and addresses of the owner or owners of such premises.
(g) 
The number of park units to be provided.
(h) 
In detail, the reason for the need of a temporary residence.
(2) 
Applications for temporary residences shall be accompanied by sufficient evidence to support the claimed hardship or need and a scaled drawing showing the proposed location of the residence in relation to roads, other structures, wells, septic systems and surface waters within a two-hundred-foot radius of the proposed location.
(3) 
Applications for parks shall be accompanied by two sets of scaled plans, specifications, environmental assessment forms and statements of intent describing services and activities to demonstrate conformance regulations for house trailer parks or camping trailer parks outlined in §§ 151-5 and 151-6.
(4) 
Prior to approval, such application shall indicate compliance by the applicant with the minimum requirements as established by rules and regulations of the State Departments of Health and Environmental Conservation, the Dutchess County Health Department and by the State Sanitary Code and shall be accompanied by evidence of approval of the Dutchess County Health Department, the Town Planning Board, the Town Superintendent of Highways and the Town Conservation Commission.
(5) 
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.
B. 
Filing of application; fee.
(1) 
The application shall be filed with the office of the Building Inspector of the Town of Stanford at least 30 days prior to the meeting of the Town Board at which said application will be considered. The applicant shall legally advertise at least once in a local newspaper the request indicated in the application in a manner acceptable to the Town and provide the office of the Building Inspector with proof of such advertisement.
[Amended 4-13-2000 by L.L. No. 1-2000]
(2) 
The application for parks shall be accompanied by an investigation fee of $300. Said $300 shall cover the required investigation, but if a permit is subsequently issued, said sum shall be applied on account of permit fees. The application for temporary residences shall be accompanied by an investigation fee of $50, which fee shall be applied in the same manner as for parks mentioned above.
(3) 
If permits are not issued, such investigation fee for parks and temporary residences shall be retained by the Town. If a permit is issued the difference, if any, between the investigation fee and the permit fee will be returned to the applicant.
(4) 
The applicant shall appear at the Town Board meeting when the application is considered. All such applications shall, after investigation, be approved or rejected by the Town Board, after which the application shall be filed with the office of the Building Inspector and the applicant notified in writing by the Building Inspector of the action taken thereon.
[Amended 4-13-2000 by L.L. No. 1-2000]
C. 
Issuance of permit.
(1) 
The Building Inspector of the Town of Stanford, upon receipt of the written application duly considered by the Town of Stanford Planning Board, Town of Stanford Highway Superintendent, Town of Stanford Conservation Commission and the Dutchess County Department of Health, and after approval by the Town Board and the receipt of the fee hereinafter provided, shall issue a permit, valid for a period of two years in the case of parks and one year for temporary residences, which permit shall specify the number of park units which may be in said park.
[Amended 4-13-2000 by L.L. No. 1-2000]
(2) 
Such permit shall not be transferable or assignable and shall be reissued upon application and upon payment of fees hereinafter set forth, provided applicant is not in violation of any of the terms and provisions hereof.
D. 
Certificate of occupancy. No person shall occupy any house trailer park unit, camping trailer park unit or temporary residence until a certificate of occupancy has been issued by the Town Board.
(1) 
Temporary residences. The certificate of occupancy will be issued after the Town Board receives written evidence from the Dutchess County Health Department showing compliance by the premises with appropriate health regulations. The certificate of occupancy will run concurrently with the permit.
(2) 
Parks. Upon completion of park construction for initial development or expansion, a New York State licensed professional engineer shall certify in writing conformance of the as-built facility with the plans and specifications previously approved by all regulating authorities. When written approval for occupancy is given by other authorities and a certified check or an acceptable performance bond to ensure the prompt performance by the park owner in his response to remedy conditions which threaten the health, safety or welfare of the park tenants is deposited with the Town in the amount of $800 per trailer park unit or $400 per camping trailer park unit, the Town Board will issue a certificate of occupancy, to run concurrently with the permit.
E. 
Permit fees. The applicant for a temporary residence permit shall, at the time of issuance of any such permit, pay to the office of the Building Inspector of the Town of Stanford a fee of $10. The applicant for a house trailer park or camping trailer park shall, at the time of issuance of any such permit, pay to the office of the Building Inspector of the Town of Stanford a fee of $100 per house trailer park unit or $20 per camping trailer park unit. If a permit is to be issued, the investigation fee required under this section will be returned to the applicant.
[Amended 4-13-2000 by L.L. No. 1-2000]
A. 
Trailer park services and activities. Trailer parks shall provide rental space with utilities, services and regulation to provide a year-round functional, healthful, secure and visually pleasing environment which may be occupied by house trailers in excess of 500 square feet but not more than 1,000 square feet of floor area in size and not to exceed 15 feet in height above grade, with kitchen and bathroom facilities contained therein, which are occupied on a continuous or part-time basis. Trailer parks must provide facilities in accordance with the State Sanitary Code, Part 7-1.50, Mobile Home Parks, and regulations of the Dutchess County Health Department. At least 75% of all park units shall be available or in use by house trailers which are occupied by their owners. Activities within the boundaries of trailer parks shall be limited to those needed for only a residential use of the park. No marketing of any item will be allowed. A park superintendent shall be available within or adjacent to the park at all times.
B. 
Location of trailer parks. All trailer parks shall be within the boundaries of a separate deed and shall not be established on lands which would provide for a multiple use of the land. Parks shall be established only on the more buildable soils having characteristics which are designated as septically suitable and outside the areas designated Conservation, Lake Recreation-Residential and Rural Center as shown on the Town's Future Land Use Plan which is part of the Town's adopted Comprehensive Master Plan. Locations selected for trailer parks shall provide a sufficient amount of potable water, physically demonstrated by test wells. At least four inches of organic topsoil shall exist over the entire proposed park area.
C. 
Performance standards for park design and operation.
(1) 
Park unit density. The total number of park units allowed shall be determined from the total land area comprising the trailer park. For every 2 1/2 acres of trailer park area, one park unit will be allowed to be placed within a cluster of park units.
(2) 
Clusters. Park units shall be placed in clusters. Each cluster shall contain eight to 12 units. Cluster boundaries shall be at least 250 feet from property lines and 2,500 feet from school, church and public buildings. The distance between the boundary lines of clusters shall be at least 300 feet.
(3) 
Clustering of units. Each park unit shall contain an area of 15,000 to 19,000 square feet and such units shall be arranged adjacent to each other and shall be serviced by a one-way loop road providing complete and uninterrupted vehicular circulation through or around each cluster. Each one-way loop cluster road shall be serviced by a two-way road from an existing public road. Every unit in the cluster shall border on the same edge of the one-way loop road and shall have a minimum frontage of 70 feet along this edge. Each cluster shall be positioned on natural slopes having a gradient between 3% and 10%. Each cluster shall have within 200 feet of each park unit a natural, well-drained multi-use recreation area of 2,000 square feet for each park unit in the cluster. Five hundred square feet of this area must be in a grassed clearing. The recreation area as well as all other land within park boundaries shall be kept free of litter and maintained by the park owner in a functional condition for which it was intended.
(4) 
Park unit configuration.
(a) 
Trailer position.
[1] 
Trailers without wheels and axles exposed shall be anchored to full-perimeter, eight-inch-thick concrete or masonry walls providing accessible crawl spaces under trailers. Walls shall extend a maximum of 24 inches above and a minimum of three feet eight inches below the final grade. All walls shall bear on concrete footings in contact with virgin mineral soil.
[2] 
Foundations for trailers shall not be installed until a trailer is ready to be received on the park unit. Foundations without trailers shall be mothballed within 30 days of being exposed. Mothballing shall be accomplished when a four-foot-high visual screen fence of durable construction is installed around the perimeter of the foundation and the foundation interior is drained by gravity to prevent the accumulation of water.
[3] 
The trailer shall be positioned in the center of the park unit and set back from the loop road edge a minimum distance of 50 feet. The long dimension of the trailer shall be placed parallel to the long dimension of the park unit. Entrance doors on each trailer shall face toward the one-way road traffic whenever possible. Finished grade at foundations shall be above or below the loop road edge height not to exceed five feet for each 50 feet of the shortest horizontal distance between the foundation and the road edge.
(b) 
Accessory storage buildings shall be a maximum of 80 square feet in floor area and nine feet in exterior height and shall be anchored to a four-inch thick concrete slab. Buildings shall be positioned at the extreme rear of the park unit and five feet from the accessory storage building location of the adjoining park unit.
(c) 
Parking. A maintained, drainable paved space not exceeding an eight-percent grade, 30 feet wide by 35 feet deep shall straddle the division line between units and abut the loop road pavement. This space shall accommodate two operable noncommercial vehicles, one for each park unit. All other operating vehicles shall be parked in a central parking area specifically provided within the trailer park. Vehicles which do not move and maneuver under their own power shall be removed from the trailer park within one week after being disabled.
(d) 
Garbage pickup areas. A four-foot-high visual screen of permanent construction shall be provided across the parking area for park units, to provide 30 feet of parking depth from the edge of road. The thirty-foot-by-five-foot strip remaining behind this screen shall be used for storage of garbage for twice-a-week pickup. Trailer occupants shall place ample flyproof metal containers on this pavement, which shall be the only depository for garbage or rubbish allowed. The area shall be kept clean and sanitary at all times.
(e) 
Patio areas. One open or enclosed area shall be immediately adjacent to each trailer foundation and shall be no larger than 150 square feet. Open but covered patio areas shall remain open without walls on at least three of four sides. No open patios will be allowed on park units where enclosed patios have been added. Enclosed patio areas shall have no plumbing or heating.
(f) 
Drainage. Each park unit shall be graded to shed all surface water without causing flooding or erosion of the park unit or adjacent lands while considering the intensity of rainfall from a storm occurring once in 15 years. All surface water shall be directed away from buildings and garbage pickup areas.
(g) 
Marking of park units. The boundaries of each park unit shall be adequately marked to provide permanent and immediate identification.
(h) 
Landscape of park units. Where possible, park units should be established in lightly wooded areas. Healthy native trees which pose no hazard shall be preserved. All other trees shall be cut flush with the ground. Park units without trees shall receive one planted tree per 3,000 square feet of park unit area and said trees shall be maintained. Planted trees which do not survive shall be replaced in the next appropriate season at the trailer park owner's expense. Ample organic soil shall exist over the park unit area to support ground cover vegetation or lawns. Areas disturbed during development shall be planted in ground cover or lawn.
(5) 
Utilities.
(a) 
Upon development of cluster, utilities shall be brought at least to park unit boundaries and terminated until trailers are installed on the park units. All utilities except portable propane shall be supplied through underground facilities throughout the trailer park to each park unit trailer. Portable propane shall be supplied in cylinders not exceeding a total storage capacity of 100 gallons if used for heat, hot water and cooking, or 46 gallons if used for hot water and cooking, or 23 gallons if used for cooking only. Installations shall receive approval of the local Fire Department.
(b) 
Water.
[1] 
A water supply and distribution system owned and operated by the park owner shall service each park unit within the trailer park. Potable water of adequate supply and quality shall be physically demonstrated to exist on the trailer park site through test wells prior to approval of initial or additional park units.
[2] 
Water pressure, supply, quality and facilities shall conform to the appropriate requirements of the New York State Sanitary Code and the Dutchess County Department of Health. When appropriate requirements contain a provision to waive requirements for chlorination of central potable water supplies, such provision shall be pursued to avoid chlorination where possible. Water services to each park unit trailer shall be buried at least four feet deep and shall rise to service trailers in heated spaces within the perimeter trailer foundations.
(c) 
Sewerage. A central sewage collection, treatment and disposal system owned and operated by park owners shall service each separate cluster or all clusters within the park. Individual collection, treatment and disposal on each park unit will not be allowed. Where possible, collection systems shall be gravity sewers. All collection systems shall be underground between freezeproof traps within the trailer foundations and the treatment facility. All discharges, with the exception of those which will meet applicable surface water classification standards at the point of discharge, shall be discharged to the subsurface through suitable soils and shall meet groundwater classification standards. Surface discharges also meeting groundwater quality standards may be discharged to the subsurface. Water classification and sewage collection, treatment and disposal standards shall be the current standards adopted by the New York State Department of Environmental Conservation or the Dutchess County Department of Health. Appropriate portions of the State Sanitary Code shall also apply.
(d) 
Electrical and telephone distribution and service.
[1] 
Distribution. Electrical and telephone underground facilities shall be provided throughout the park in accordance with the current standards of the appropriate utility company.
[2] 
Service. Underground electric service shall be provided from the distribution system to the trailer in accordance with the most recent edition of the National Electrical Code. Underground telephone service shall be provided from the distribution system in accordance with the standards of the local telephone company.
(e) 
Television cable systems. Television reception through small and simple individual antenna facilities shall be physically demonstrated by avoid the requirement of a central television antenna provided by this subsection. In event reception through simple antenna facilities cannot be achieved, a central television antenna servicing each or all clusters shall be constructed along, with shielded underground conductors to each park unit trailer foundation to provide adequate television reception.
(6) 
Roads and parking areas.
(a) 
The park owner shall construct and maintain his own roads and parking areas to remain in private ownership and to provide for safe passage and storage of vehicles between public roads and park units.
(b) 
Alignment. Horizontal and vertical alignment of roads shall be designed for stopping, passing and turning sight distances for fifteen-mile-per-hour (maximum allowable speed) passenger vehicle traffic. Alignment of roads and parking areas shall be designed to fit the natural terrain to accomplish minimum cuts and fills. Adequate turning radii shall be available to accommodate service and emergency vehicles. Private roads shall perpendicularly intersect public roads providing grade, drainage and sight distances acceptable to the authority having jurisdiction over the public road. One-way loop roads shall begin and end at two-way roads and shall service all park units in a cluster, while two-way roads shall supply access from the public road to and between but not through clusters. Two-way road center lines shall be at least 150 feet from clusters and 50 feet from property lines.
(c) 
Drainage shall be provided through a gravity system of ditches, swales and culverts to properly drain base courses of pavements and surface waters from a fifteen-year storm. Collected water shall be adequately dispersed when being discharged to prevent flooding and erosion. The minimum gradient for drainage shall be 1%. The natural drainage pattern of the parkland shall not be altered at its borders.
(d) 
Pavements and bases shall be designed and constructed in accordance with one of the several options contained in the fourth or later printing of The Asphalt Handbook, Chapter XIII, Paved Parking Areas and Driveways, Sections A and C, as published by the Asphalt Institute, College Park, Maryland. A copy of these recommendations is on file in the Stanford Town Clerk's office. Pavement width for one-way loop and two-way roads shall be 16 feet and 20 feet respectively.
(e) 
Traffic control markings and signs should be provided in accordance with the Manual of Uniform Traffic Control Devices, a New York State Department of Transportation manual.
(f) 
Central parking areas shall be provided within the park for parking of additional operating passenger or operating commercial vehicles. Areas shall be paved on a gradient of between 2% and 8% and shall provide 160 square feet of parking area for each park unit. Parking areas shall be in secure locations at least 200 feet from a park unit cluster and 100 feet from property lines.
(g) 
Maintenance.
[1] 
Drainage systems should be maintained free from obstruction to flow which would reduce the capacity intended in the approved design.
[2] 
Pavements. Potholes and other pavement failures should be repaired as they occur. Snow removal, ice control, sand removal or any other condition which may be hazardous should be immediately improved by the park owner to provide safe vehicular passage.
[3] 
Markings and signs should be maintained in a functional condition to promote safety and convenience.
(7) 
Operations area.
(a) 
Park superintendent quarters. Every park shall have live-in quarters available for a full-time, always-on-duty superintendent. The quarters may be a house trailer, as defined in this chapter, or a house separate from a cluster but serviced by central utilities or a house located no more than 500 feet from the park boundary.
(b) 
Storage and maintenance buildings shall be one story, having a maximum area of 20 square feet per park unit, and used only for operations involving the residential use of the park. Buildings shall be at least 200 feet from a cluster and 200 feet from property lines.
(8) 
Signs. Directional signs should be provided along private roadways to promote safety and convenience. Entrance signs identifying the trailer park shall be no larger than 25 square feet each side, be less than 10 feet in height and be approved by the Planning Board.
(9) 
Playground equipment. Each cluster shall contain a play slide and three swings in the multi-use recreation area specified for clusters or such other equipment deemed appropriate under the site plan review.
(10) 
School bus pickup and mail delivery. A paved area adjacent to a public road shall be provided and deeded to the owner of the public right-of-way if school buses and or mail carriers are restricted by school and/or postal authorities from using the private park roads. Mailboxes shall be provided and maintained by the park tenant at the edge of these paved areas.
(11) 
Environmental impact. Development shall have the least possible impact on the environment and such impact shall be demonstrated through an environmental assessment and or an environmental impact statement in accordance with the State Environmental Quality Review Act (SEQRA).[1]
[1]
Editor's Note: See ECL § 8-0101 et seq.
D. 
Site plan review.
(1) 
The services, activities, location and performance standards for trailer parks outlined above will be incorporated into the design and operational plan for such parks. Operating plans, design drawings and specifications and environmental assessments and statements shall be submitted for review and, if necessary, revised to address the concerns of the various reviewing authorities.
(2) 
Such operating plans, design drawings and specifications and environmental assessments and statements shall first be submitted to the Planning Board for its review, approval and recommendation. In addition to the above to be submitted, the Planning Board may require additional elements, which may include those relating to parking, means of access, screening, signs, landscaping, architectural features, location and dimension of buildings, impact of the proposed use on adjacent land uses and such other elements as may reasonably be related to the health, safety and general welfare of the community.
(3) 
The Planning Board, in its function, shall comply with § 274-a of the Town Law and as soon as reasonable forward its recommendation to the Town Board.
(4) 
Plans and specifications shall be developed by and bear the seal of a professional engineer duly licensed by the State of New York.
E. 
Operations: garbage and litter. The park owner shall supply services for the sanitary pickup, removal and disposal of garbage, rubbish, trash, litter and other undesirable matter which accumulates within the park boundaries. Garbage, rubbish and trash shall be picked up and removed twice weekly. Litter and other undesirable matter shall be picked up and removed when noticed.
F. 
Maintenance of open space. The open space within the park outside of park unit areas shall be preserved in a natural state. No activity which will alter these areas shall be allowed without the written approval of the Town Board.
A. 
Camping trailer park services and activities.
(1) 
Camping trailer parks shall provide rental space for occupied camping facilities for no more than eight months per year with services and regulation to provide a temporary functional, healthful, secure and visually pleasing environment which may be occupied by camping trailers up to 30 feet long or tents up to 150 square feet in area. Camping trailer parks must provide facilities in accordance with the most restrictive regulation of the Dutchess County Health Department or the New York State Sanitary Code, Part 7-1.60, regulating travel vehicle parks and campsites.
(2) 
Activities within the boundaries of the camping trailer parks shall be limited to those needed for recreational enjoyment of the natural environment. No marketing of any item, with the exception of convenience items for campers, will be allowed.
(3) 
A park superintendent shall be available within or adjacent to the park at all times during the allowed period of park occupancy between April 1 and December 1.
B. 
Location of camping trailer parks. All camping trailer parks shall be within the boundaries of a separate deed and shall not be established on lands which would provide for a multiple use of the land. Parks shall be established only on the more buildable soils having characteristics which are designated as septically suitable and outside of the areas designated Conservation, Lake Recreation-Residential and Rural Center as shown on the Town's Future Land Use Plan which is part of the Town's adopted Comprehensive Master Plan entitled "A Plan for Environmentally Sound Growth." Locations selected for camping trailer parks shall provide a sufficient amount of potable water as physically demonstrated by test wells. At least four inches of organic topsoil shall exist over the entire proposed park area.
C. 
Performance standards for camping park design and operation. Performance standards for camping trailer parks shall be the same as for trailer parks except as follows:
(1) 
Park unit density. For every one and one-fourth (1/4) acres of camping trailer park area, one park unit will be allowed to be placed within a cluster of park units.
(2) 
Clustering of units. In the clustering of park units, a minimum frontage of 35 feet along the loop road edge shall be provided.
(3) 
Park unit configuration.
(a) 
Trailer position shall read trailer pad. Finished grade of pad shall be above or below the loop road edge a height not to exceed five feet for each 50 feet of the shortest horizontal distance between the pad and the road edge. Pad shall be surfaced with at least eight inches of fine stable run-of-bank gravel.
(b) 
Accessory storage buildings. Not applicable.
(c) 
Parking. Pavement is not required, but a space 20 feet square of stable material shall be provided adjacent to the loop road for each unit, not necessarily next to the adjoining unit.
(d) 
Garbage pickup areas. For twice a week pickup, camping trailer park owners shall place ample fly-proof metal containers on each park unit, which shall be the only depository for garbage or rubbish allowed. The area and containers shall be kept clean and sanitary at all times.
(e) 
Patio areas. Not applicable.
(4) 
Utilities.
(a) 
Utilities directly serving park units are optional and shall be brought to approved connecting facilities meeting the appropriate requirement of health regulation and Electrical Codes. All utilities except portable propane and electric shall be supplied through underground facilities throughout the camping trailer park. Portable propane may be stored in cylinders mounted on camping trailers not exceeding a total storage capacity of 23 gallons. One propane cylinder of one-hundred-gallon capacity may service each permanent park building.
(b) 
Water. A central water supply and distribution system owned and operated by the park owner shall service park units and/or water spigots and/or toilet and shower buildings within the camping trailer park. Potable water of adequate supply and quality shall be physically demonstrated to exist on the camping trailer park site through test wells prior to approval of initial or additional park units. Water pressure, supply, quality and facilities shall conform to the appropriate requirements of the New York State Sanitary Code and the Dutchess County Department of Health. When appropriate requirements contain a provision to waive requirements for chlorination of central potable water supplies, such provision shall be pursued to avoid chlorination where possible.
(c) 
Sewerage. An optional central sewage collection, treatment and disposal system owned and operated by park owners shall service each separate park unit if any or all park units are to have this service. In the event no central system is provided, individual collection, treatment and disposal for each toilet and shower building shall be provided, to conform to the State Sanitary Code and the Dutchess County Department of Health. Where possible, collection systems shall be gravity sewers. All collection systems shall be underground between points of collection and the treatment facility. All discharges, with the exception of those which will meet applicable surface water classification standards at the point of discharge, shall be discharged to the subsurface through suitable soils and shall meet groundwater classification standards. Surface discharges also meeting ground-water quality standards may be discharged to the subsurface. Water classification and sewage collection, treatment and disposal standards shall be the current standards adopted by the New York State Department of Environmental Conservation or the Dutchess County Department of Health. The more stringent standards shall apply.
(d) 
Electrical and telephone distribution and service. Electric and telephone distribution and service may be aerial in lieu of being placed underground. Poles and conductors shall be run in the least conspicuous locations in accordance with local utility standards or the National Electrical Code.
(e) 
Maintenance buildings. In addition to a maintenance building, a park store-office used only for operations involving the recreational use of the park may be constructed. The area and height restriction for the maintenance building shall apply to the park store-office. Dispensing of gasoline will not be allowed
(f) 
Garbage transfer area. An area to place flyproof, tight metal containers, to hold garbage received from daily collection until transport to an approved landfill, shall be provided 200 feet from clusters and property lines. The area shall be kept sanitary at all times.
(5) 
School bus pickup and mail delivery. Not applicable.
D. 
Operations: garbage and litter. The park owner shall supply service for the sanitary pickup, removal and disposal of garbage, rubbish, trash, litter and otherwise undesirable matter which accumulates within the park boundaries. Garbage, rubbish and trash shall be picked up and removed daily. Litter and other undesirable matter shall be picked up and removed when noticed.
E. 
Maintenance of open space. The open space within the park outside of park unit areas shall be preserved in a natural state. No activity which will alter these areas shall be allowed without the written approval of the Town Board.
The owner or operator of each trailer park or camping trailer park shall keep a permanent record, in writing, of all persons occupying or using the activities of such camp, which record shall include the following:
A. 
Name and address of each occupant of each house trailer or camping trailer.
B. 
Date of arrival at and departure from said trailer park or camping trailer park of each trailer and each occupant of each trailer.
C. 
Name and address of owner of each house trailer or camping trailer.
D. 
Make, color and size of house trailer or camping trailer.
E. 
Registration year and number of each house trailer or camping trailer and the state in which so registered.
F. 
Data plate information on HUD-approved mobile homes qualifying as house trailers.
[Amended 4-13-2000 by L.L. No. 1-2000]
Any peace officer, police officer, Town Board official, Building Inspector of the Town of Stanford or the Dutchess County Department of Health Official shall have the right, at any reasonable time, to enter any trailer park or camping trailer park and shall have the right, at all times, to inspect all parts of said premises and to inspect the records required to be kept in any trailer park or camping trailer park.
[Amended 4-13-2000 by L.L. No. 1-2000]
If a peace officer, police officer, health official or any authorized representative of the Town of Stanford finds that any trailer park or camping trailer park is not being maintained in a clean and sanitary condition or is not being conducted in accordance with the provisions of this chapter, such facts shall thereupon be reported to the Town Board, and said Town Board may direct the Town Building Inspector to serve an order in writing upon the holder of the permit or the person in charge of said park, directing the conditions therein specified to be remedied within 10 days after the date of service of such order. If such conditions are not corrected before the expiration of said ten-day period, the Town Board may cause a notice in writing to be served on the holder of said permit or the person in charge of such trailer park or camping trailer park requiring the holder of the permit to appear before the Town Board of the Town of Stanford at a time to be specified in such notice and show cause why such trailer park or camping trailer park permit should not be revoked. The Town Board may, after a hearing at which testimony of witnesses may be taken and the holder of the permit shall be heard, or any attempt made to have such holder heard, revoke such permit or apply measures provided for in the performance bond if said Town Board shall find that said park is not being maintained in a clean and sanitary condition or if it finds that any provisions herein have been violated or for other sufficient cause. Upon the revocation of a permit, the premises shall forthwith cease to be used for the purpose of a trailer park or camping trailer park, and all house trailers or camping trailers shall forthwith be removed therefrom. Service of any order or notice under this chapter or section may be by certified mail, return receipt requested, to the address listed on the permit. Service shall be deemed to have been made when such order is mailed or personally delivered to the holder of the permit or the person in charge of the park.
[Amended 4-13-2000 by L.L. No. 1-2000]
Application for renewal of permits, if issued pursuant hereto or pursuant to previous regulations, must be filed, together with the necessary fees, with the Town Building Inspector's office on or before 45 days preceding the expiration of the permit. The application for the renewal shall be in writing and signed by the applicant and shall contain the same information as required by § 151-4A herein in the case of the original application for permit, except that such renewal application need not be accompanied by plan of the trailer park or camping trailer park unless an enlargement or decrease of the size of the park has been made since the last permit was issued, nor is it necessary that said renewal application be accompanied by the lease of the premises unless a new lease of the premises has been entered into subsequent to the time of filing the previous application, in which event a certified or photostatic copy of the lease shall be attached to the application for renewal. Upon approval of said application for renewal of the permit by the Dutchess County Health Department and the Town Planning Board, the Town Building Inspector shall issue a renewal permit, which shall become effective as provided herein for an original permit. Such renewal permit shall not be transferred or assigned. The applicant shall, at the time of issuance of said renewal permit, pay to the office of the Building Inspector the fee provided in § 151-4E.
The provisions herein shall apply to illegally established existing trailer parks or camping trailer parks located in the Town of Stanford on the effective date hereof. The owner or operator of such park shall have 90 days thereafter to make an application pursuant to § 151-4 for a permit to operate such park.
A. 
No structure or mobile home resembling or meeting part or all of the definition in this chapter for a house trailer or camping trailer shall be parked or placed within the Town of Stanford and outside of a duly licensed trailer park except as follows:
(1) 
Construction residence. An owner of land located within the Town of Stanford and who intends in good faith to construct a dwelling thereon for his own occupancy, after compliance with all the provisions of this chapter and the payment of any fees as set forth in this chapter, may be granted a permit to park or place a house or camping trailer on said land during the construction of said dwelling house, but not to exceed the period of one year. Such permit may be extended by the Town of Stanford Town Board, after approval of the Planning Board, for an additional period of one year. Any further extension which may be granted by the Town of Stanford Town Board must be done after extraordinary circumstances demonstrate that considerable hardship would ensue should such an extension be denied.
(2) 
Agricultural employee residence. Unless preempted by other state or federal laws, a Town of Stanford farmer shall, after compliance with the provisions of this chapter and payment of fees as set forth in this chapter, be granted a permit to park or place a house trailer within the boundaries of the farm presently operated by the said farmer, provided such house trailer site is part of the farm property and provided the following conditions are met:
(a) 
Said house trailer shall be located in such a place on the said farm that observation of said trailer is minimum by adjoining property owners. More than one mobile home per farm is permitted by this chapter; however, separate applications and applicable fees for each unit are required.
(3) 
Emergency residence. The placement of individual house trailers may be allowed by permit when the Town Board, with the advisement of the Planning Board, finds that unusual or unforeseen circumstances necessitate the establishment of aid emergency residence either to overcome hardships such as those encountered by a family which has lost its home because of fire or natural disaster or to provide additional living space for aged and or medically indigent persons who need to be housed in close proximity to relatives who can provide necessary care, or to provide on-site accommodations for persons who must be housed close to an aged or medically indigent family member requiring their care. Issuance of a permit for such housing shall be subject to the following conditions:
(a) 
Applicant must show that an emergency exists and that no other suitable housing is available.
(b) 
Occupancy shall be limited to immediate family members; that is, mother, father, brother, sister, son, daughter, mother-in-law and father-in-law of the applicant.
B. 
Permits for temporary residences shall be issued per § 151-4 and shall be temporary in nature and expire at the end of the calendar year following the date of issuance; however, the applicant may apply for renewal annually per § 151-10.
C. 
A house trailer, to be eligible for temporary housing, must meet the requirements for house trailers defined herein; except camping trailers may be used for construction residences.
A. 
Legally established trailers established prior to the date of this chapter shall comply with permit renewals in § 151-10. No other provision of this chapter or any amendments thereto shall be applicable to any house trailer parked outside a duly licensed trailer park on or before the effective date hereof, except for trailers which are moved from one part of a given premises to another. Said trailers, upon being moved, shall be subject to all the provisions of this chapter or any amendments thereto.
B. 
Existing house trailers located outside a trailer park may be transferred or sold for continued use of said house trailer and may not be subject to the provisions of this chapter or any amendments thereto. Should, however, a lot or acreage having previously supported an occupied trailer cease to do so for a one-year period, all provisions of this chapter and any amendments thereto shall apply to any subsequent house trailer proposed to occupy said lot or acreage.
C. 
It will be permitted under this chapter to upgrade, by replacement, an existing trailer located outside a trailer park as long as there is no substantial delay in placing said upgraded trailer and there is no substantial change in the position of the upgraded trailer with regard to adjacent property lines. Recommendation for approval of the upgrade plan by the Town Planning Board is required.
D. 
Land on which legally established house or camping trailers reside prior to the effective date of this chapter shall not be subdivided unless each trailer lot contains 21,875 square feet in area and has more than 100 feet of frontage on a public highway. The trailer shall be set back at least 75 feet from the public right-of-way and 50 feet from side or rear property lines. In compliance with this chapter, the subdivision must receive the approval of the Dutchess County Health Department.
A. 
None of the provisions of this chapter shall be applicable to the storage or garaging of camping trailers not being used for living or sleeping purposes and contained within a building or structure, or to the storage of one unoccupied camping trailer on premises owned by the owner of such trailer; provided, however, that such unoccupied trailer shall be parked only in the rear of such dwelling on the premises.
B. 
None of the provisions of this chapter shall be applicable to a house trailer or camping trailer located on the site of a nonresidential construction project, survey project or other similar work project and used solely as a field office or work- or toolhouse in connection with such project, provided such trailer is removed from said site within a reasonable time after the completion of such project.
Any person committing an offense against the provisions of this chapter shall be guilty of a violation under the Penal Law and, upon conviction thereof, shall be punishable by a fine of not more than $250 or by imprisonment for not more than 15 days, or both.
[1]
Editor's Note: Amended at time of adoption of Code; see Ch. 1, General Provisions, Art. I.
The issuance of a trailer park, camping trailer park or temporary residence permit pursuant to the provisions of this chapter shall not be deemed to waive compliance by the holder thereof, by the property owner or by any occupant of said premises with any statute of the State of New York, local law or ordinance of the Town of Stanford or any provision or regulation of the Dutchess County Health Department.
Any person seeking a variance from the strict letter of this chapter may make application therefor to the Town Board. Upon such application the Town Board shall, when there are practical difficulties or unnecessary hardships in the way of carrying out the strict letter of the chapter, have authority to vary or modify the application of such chapter so that the spirit of such chapter shall be observed, public safety and welfare secured and substantial justice done.