Hudson Falls City Zoning Code
ARTICLE XI
Mobile Homes
§ 215-66 Title.
This article shall be known and may be cited as the "Mobile Home Local Law of the Village of Hudson Falls."
§ 215-67 Purpose.
It is the purpose and intent of this article to promote the health, safety and general welfare of the inhabitants of the Village of Hudson Falls by the more efficient regulation of mobile homes and mobile home parks.
§ 215-68 License required.
A.
It shall be unlawful for any person to maintain or operate a mobile home park within the corporate limits of the Village of Hudson Falls unless such person shall first obtain a license therefore, except that the maintenance or operation of a mobile home park in existence on the effective date of this chapter may be continued.
B.
A license may only be issued to the owner of the mobile home park.
§ 215-69 License and certificate of compliance fees.
A.
A license fee for each mobile home park is hereby established at $100. Such license shall be effective from and after the date of issuance to and including the 31st day of December next succeeding the date of issuance. There shall be an annual renewal fee of $50 for each mobile home park.
B.
The annual certificate of compliance fee for each mobile home park shall be $50.
§ 215-70 Application for license; assignability.
A.
Application for a mobile home park license shall be filed with the Village Clerk, shall be in writing and shall include the following:
(1)
The name and address of the applicant.
(2)
The location and legal description of the mobile home park.
(4)
Plans and specifications of all improvements and facilities constructed or to be constructed within the mobile home park.
(5)
Such further information as may be requested by the Village Clerk to enable him to determine if the proposed park will comply with all legal requirements.
B.
The application and all accompanying plans and specifications shall be filed in duplicate. The Village Clerk shall deliver one copy thereof to the Code Enforcement Officer, which shall inspect the same. If the proposed mobile home park will, when constructed in accordance with such plans and specifications, be in compliance with all provisions of this chapter and all other applicable ordinances and statutes, including the New York State Uniform Fire Prevention and Building Code, the Code Enforcement Officer shall approve the application and forthwith deliver the same to the Board of Trustees. Upon completion of the mobile home park in accordance with the plans and specifications, the Village Clerk shall issue a license upon order of the Board of Trustees.
C.
Upon application, in writing, by a licensee for renewal of a license and upon payment of the annual license fee, the Village Clerk, by order of the Board of Trustees, shall issue a certificate renewing such license for another year.
D.
A mobile home license may be assigned only with the permission of the Board of Trustees.
§ 215-71 Unauthorized mobile homes.
No mobile home may be located or occupied within the corporate limits of the Village of Hudson Falls except in a legally established and licensed mobile home park; provided, however, that any such mobile home so located on the effective date of this chapter may be continued.
§ 215-72 Certificate of compliance required.
A.
It is the duty of the mobile home park owner or operator to obtain an annual certificate of compliance from the Code Enforcement Officer. A certificate of compliance shall be issued for one year and expires on its anniversary date. A certificate of compliance is not assignable. A new certificate of compliance is required each year and in the event that a mobile home is removed from the mobile home park and replaced with a new mobile home. In such event, the mobile home that has been installed shall not be occupied until such time as the mobile home park owner or operator has obtained a certificate of compliance from the Code Enforcement Officer. A new certificate of compliance is required in the event that ownership of the mobile home park is transferred. Failure to comply with this subsection shall constitute a violation of this chapter and shall be grounds for revocation of a mobile home park license if one has been issued.
B.
In order to obtain a certificate of compliance, the provisions of Subsection B(1) and (2) hereof must be complied with:
(1)
Each mobile home park must have a written plan for the park which provides the following:
(a)
The plan must inform each mobile home occupant that it is unlawful to place or store unsightly material, including unregistered vehicles, at any location in the mobile home park.
(b)
The plan must specify that each mobile home and storage structure shall be maintained in a clean and sanitary condition and shall be painted and repaired as necessary.
(2)
A certificate of compliance shall be issued only upon the finding by the Code Enforcement Officer of the following:
(a)
There is no accumulation of garbage, rubbish or other waste material outside of suitable garbage cans.
(b)
The mobile home park is free of unsightly material.
(c)
The exteriors of all mobile homes and storage structures are maintained in a clean and good state of repair.
(d)
The mobile home park is in compliance with all applicable regulations, codes and laws.
(e)
There are no nuisances in the park.
(f)
There is adequate and proper skirting around the base of each mobile home within the park.
(g)
The park operator maintains a register containing the names of all occupants and the make, year and serial number, if any, of each mobile home or manufactured home within the mobile home park. Such register shall be available for inspection by the Code Enforcement Officer or a police officer.
(h)
The mobile home park maintains facilities for the safe storage of required fuels. All systems shall be installed and maintained in accordance with applicable codes and regulations governing such systems.
(i)
Exposed ground services in the mobile home park, excluding roads and parking areas, shall be protected by grass and/or plant material. The mobile home park owner or operator is responsible for maintaining trees and shrubs in the mobile home park.
§ 215-73 Annual inspection.
The Code Enforcement Officer shall conduct an annual inspection of each mobile home park within the Village. If the Code Enforcement Officer determines that the mobile home park is in compliance with this chapter, the Code Enforcement Officer is authorized to issue a certificate of compliance, provided that the fee is paid as herein provided.
§ 215-74 Revocation of license and/or certificate of compliance.
A.
If, upon inspection, the Code Enforcement Officer finds that a mobile home park is not being maintained in a clean and sanitary condition or it is not being maintained in accordance with the provisions of this chapter, or in compliance with applicable state law and regulations, he shall serve upon the owner or operator of the mobile home park an order in writing directing that the conditions be remedied within five days after service of the order.
B.
If the conditions specified in the order are not remedied within the five-day period, the Board of Trustees may, upon notice to the owner or operator of the mobile home park, conduct a hearing and may revoke the license and/or the certificate of compliance if the Board determines that the conditions described in the order have not been corrected.
C.
Failure to obtain a certificate of compliance in accordance with the provisions of this chapter shall constitute a violation of this chapter. In the event that a license has been issued to a mobile home park, the failure of the mobile home park owner or operator to obtain a certificate of compliance shall constitute grounds for revocation of the license. The failure of the mobile home park owner or operator to comply with the standards and conditions of this chapter shall constitute a violation of this chapter. In addition, the Code Enforcement Officer may bring a proceeding in court, regardless of whether a certificate of compliance has been issued, to compel compliance with this chapter and seek appropriate penalties for any violations of this chapter.
§ 215-75 Park plan requirements.
Each mobile home park shall conform to the following requirements:
A.
A minimum of three acres of land shall be required to establish a mobile home park. The park shall be located on a well-drained site, properly graded to ensure adequate drainage and free from stagnant pools of water.
B.
Each such space shall be clearly defined or delineated. Each mobile home space shall have an area or lot size of not less than 10,000 square feet, with no boundary line thereof to be less than 75 feet in length; provided, however, that mobile home parks which, at the time of the adoption of this chapter, existed lawfully with mobile home spaces that do not comply with the foregoing area requirements may continue to operate and shall be excused from such compliance, but the area of such mobile home parks shall not be increased or extended unless such additional area shall conform to all of the requirements of this chapter.
C.
Mobile homes shall be so located on each mobile home space that there shall be at least a twenty-five-foot clearance between mobile homes, and all mobile homes must conform to the setback line established for dwelling houses by any other applicable chapter of the Village of Hudson Falls.
D.
Mobile home spaces shall abut upon a driveway of not less than 20 feet in width, which shall have unobstructed access to a public street or highway. Said driveways shall conform to such specifications as may be established by the Board of Trustees.
E.
Each mobile home lot shall have a concrete slab for placement of the mobile home. Every such slab shall:
(1)
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.
(2)
Be of sufficient size to fit the dimensions of any mobile home placed thereon, together with its appurtenant structures or appendages.
F.
Entrances and exits.
(1)
Every mobile home park shall be easily accessible from a public highway or street.
(2)
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.
(3)
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 be:
G.
Parking.
(1)
Except in case of emergency, no parking shall be allowed on any street in any mobile home park.
(2)
At least one off-street parking space shall be provided on each mobile home lot. Each such space shall have a minimum length of 25 feet and be connected to the street providing access to the mobile home lot by a driveway having a minimum width of nine feet.
(3)
Additional off-street parking spaces shall be provided within the mobile home park at convenient locations for guests and delivery and service vehicles.
H.
No camping trailer, travel trailer, truck, camper or motor home shall be utilized as a residence within any mobile home park.
§ 215-76 Water supply.
An adequate supply of water for drinking and domestic purposes shall be supplied to all mobile home spaces within the park. Only water supplied by the Village, or other supply approved by the Village, shall be used at any mobile home space. If a private supply is approved for use, its sanitary quality must be acceptable to the Department of Health having jurisdiction.
§ 215-77 Sanitation facilities.
A.
Each mobile home shall be equipped with an interior flush toilet, lavatory and tub or shower. All plumbing fixtures installed in such mobile home shall conform to the requirements of the Standard Plumbing Code recommended by the State of New York.
B.
Each mobile home shall be connected to the sanitary sewer system of the Village of Hudson Falls, if available; and in the event that said system is not available, such mobile home shall be provided with a suitable and adequate sewage disposal system constructed in a manner approved by the Department of Health having jurisdiction.
§ 215-78 Homes in storage.
None of the provisions of this chapter shall be applicable to mobile homes stored or garaged within a building where such mobile homes are not being used or occupied as dwelling or sleeping quarters.
§ 215-79 Enforcement; inspections.
The Code Enforcement Officer of the Village of Hudson Falls shall enforce all the provisions of this chapter. Said Code Enforcement Officer, any police officer or health officer having jurisdiction and any other duly authorized agent or employee of the Village of Hudson Falls shall have the right at any reasonable time to enter upon any mobile home park and shall have the right to inspect any mobile home located therein.
§ 215-80 Penalties for offenses.
A.
The owner, lessee, licensee, occupant of or person accommodated in any mobile home park who commits any act of violation of the provisions of this article shall be liable for any such violation and the penalty therefor. Each day such violation shall continue or be permitted to exist shall constitute a separate violation.
B.
Any person violating any provision of this article shall be liable to a fine of not less than $500 nor more than $750 or to imprisonment for not more than 15 days, or both; and in addition to said penalty, any violation of any provision of this article shall constitute disorderly conduct, and any person violating the same shall be a disorderly person.