[Adopted 1-18-2018 by L.L. No. 1-2018]
This Planned Development District shall be known as "Saratoga
Hills Planned Development District" and amends the Town of Stillwater
Zoning Ordinance enacted September 30, 1974, as amended, and the Zoning
Map of the Town of Stillwater.
The purpose of this amendment is to provide for the orderly
reconfiguration of the lots currently existing on the subject property
and to establish guidelines and minimal standards for the completion
of the mobile home community, recognizing that transitioning from
the existing as-built facility to the preferred proposed development
will require flexibility.
The area of the planned development district to be known as
"Saratoga Hills Planned Development District" consists of 91.816 acres,
Tax Map #243-1-72.1 and 16.66 acres identified as Tax Map #243.-1-72.3
as shown on a map entitled "PDD Concept Lot Layout" by Bohler Engineering
dated March 8, 2017, last revised August 9, 2017. (Appendix A[1]). Any land within the original PDD other than the 91.816
acres identified as Tax Map #241-1-72 and the 16.66 acres identified
as Tax Map #243-1-72.3 shall revert back to Low Density Residential
Zoning requirements and shall no longer be part of the PDD upon adoption
of this local law.
[1]
Editor's Note: Appendix A is on file in the Town offices.
The property will be used for the creation of mobile home lots
and associated facilities as set forth below. The number of lots will
be determined by reconfiguration of existing lots, the creation of
new conforming lots, the percentage of single- and double-wide units
with a maximum of 374 mobile home lots as depicted on the engineered
site plan. There shall be added to the existing park a total of 16.66
acres.
A.
It is acknowledged that the reconfiguration of lots is restricted
by the distance between existing roadways. Minimum lot configurations
are attached. It is acknowledged that the reconfiguration of lots
is to be based entirely on the proposed general lot layout included
in Appendix A.
B.
All lots will be created in such a manner as to allow a minimum distance
of 20 feet between each home and all lots will allow for a minimal
setback from the roadway of 20 feet. All homes will have a minimum
rear and side setback of 12.5 feet.
C.
Each lot shall be used for one mobile home with deck, a twenty-foot-by-twenty-foot
paved parking area, and not more than one shed.
D.
Portions of the development may be used for some combination of the
following amenities: a recreational area, green space, mini-storage
facilities, self-service laundromat, pool area, restrooms, offices,
playground, maintenance building, sales office, bus stop, mailbox
station, overflow parking, parking for recreational vehicles and trailered
boats and a clubhouse. Parking facilities may include a storage building
for maintenance supplies and a garage for parked vehicles. All of
the above uses shall require site plan approval and building permits
where otherwise required. At any site plan review of any portion of
the project, the Planning Board may establish the specific amenities
the Board wishes to require for the project and the time frame for
the completion of those amenities.
E.
Nothing in this local law shall be interpreted to preclude the owner
from restricting the age of tenants, so long as such restrictions
comply with all other local, state and federal regulations. Such age
limitations may be imposed over the whole or any portion of the property.
F.
Mobile homes may be sold on the property for placement in the park.
Such homes will be set on a lot within the park in accordance with
the applicable Building Codes. No mobile home shall be placed within
the park without obtaining the necessary building permit required.
A.
Landscaping. Each new lot will have a minimum of six foundation plants
planted per lot including shrubs and perennials. Plant beds will be
mulched and weed barriers will be installed.
B.
Lighting. Each home will have a light installed at a location to
be determined for illumination of the driveway and walkway. Lights
will be of a similar model so as to create aesthetic continuity within
the community.
C.
Sheds. Each home may have one shed not to exceed 120 square feet.
Each shed must be not less than 10 feet from the mobile home or any
other accessory structure and at least five feet from the side and
rear property line. All sheds will be factory-built and shall have
a peaked roof.
D.
Unlicensed vehicles. Vehicles without a current valid registration
are not allowed in the community.
E.
Trash containers. Trash will be collected weekly at community expense.
Containers are to be kept in the rear of the home on noncollection
days as per park rules.
F.
Street and traffic signs. Traffic signs shall be installed as needed.
Street name signs shall be installed at all intersections. Each mobile
home lot will have address numbers installed so as to be visible from
roadway. The address numbers must be legible and visible from the
street. Address numbers shall contract with their background. Each
number must be not less than four inches high with a minimum stroke
width of 1/2 inch. A site location map shall be installed at the entrance
to the park. Signs shall comply with standards for signs as set forth
during site plan review.
G.
Outside storage and firewood. Outside storage is not allowed. Items
must be stored in the shed on the lot. Firewood is allowed to be stored
outside provided it is neatly stacked, not more than two cords and
it is kept a minimum of 10 feet from the home and any other structure.
H.
Pools. Pools are not allowed on individual lots under any circumstances.
I.
Fences. Fences will be allowed only in very specific circumstances.
The granting of permission to install a fence rests with the landlord.
Any fence that is installed must comply with all municipal regulations
in that regard.
J.
Placement of homes. As older homes are removed from the park, they
will be replaced with mobile homes conforming to the guidelines set
forth in this PDD.
K.
Antennas. One satellite dish is allowed per home. Any other antenna
must comply with Title 47 Part 15 of FCC regulations and must be consistent
with the aesthetics of the community in the sole opinion of the park
operator.
L.
Operating permit. The park operator shall obtain and maintain at
all times an operating permit from the Town.
M.
Decks. Each lot may have two decks that shall not exceed 200 square
feet each. Decks shall meet setback requirements.
N.
Storage buildings. The proposed storage buildings shown on the map
submitted with the application shall be relocated or removed.
A.
A majority of the roadways in the development, having already been
created, shall be maintained in their current location and to their
current standards. Any additional roadways shall be constructed to
the same or higher standards as those existing. Specifications for
any new roadway shall be approved by the Town Building Inspector prior
to construction.
B.
Paved areas may be provided throughout the park to accommodate overflow
parking and to discourage parking on the roadways. Additional areas
may be created for the storage of boats, trailers and similar vehicles.
The property is and will be served by a private sewer collection
system and connection to the Saratoga County Sewer District No. 1.
Water service is currently provided by agreement with the Village
of Stillwater. All water will comply with the facilities requirements
of the New York State Department of Health.
Because this legislation is intended to facilitate improvement
of an existing mobile home park and recognizing that the expected
transition will take an unpredictable amount of time, this approval
shall be deemed a permanent rezoning of the parcel upon its adoption.
The Stillwater Town Board, as lead agency, pursuant to the State
Environmental Quality Review Act, has adopted a negative declaration,
a copy of which is attached and incorporated herein.[1]
[1]
Editor's Note: Said declaration is on file in the Town offices.
Any violation of the provisions of this legislation shall be
deemed a violation of the Town of Stillwater Zoning Ordinance, and
the provisions hereof shall be enforceable pursuant to the enforcement
provisions of the Zoning Code.
If any provision of the ordinance shall be invalid in an appropriate
court proceeding, the remainder of this ordinance shall not be affected.
This local law shall take effect upon filing pursuant to § 265
of the Town Law.
