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LL 01 License/ Regulate Mobile Home r w t � . (Please Use this Form for Filing your Local Law with the Secretary of State) Text of law should be given as amended. Do not include matter being eliminated and do not use italics or underlining to indicate new matter. _ xGatn>t�jrx }T4nx of........................QUEENSBURY............................................................................ xW1W LocalLaw No...................... .................................. of the year 19 ...$6.... A local law ....,TO, LICENSE.MOBILE. HOME„PARKS AND TO„RFQjTA� „�11 „Q� g��,1;QN„Q�,,,,,,,,,,,,,,,,,,,,,,,,, (inert title) MOBILE HOME PARKS WITHIN THE TOWN OF QUEENSBURY Be it enacted by the TOWN BOARD ................... of the ....................................... .............................................................................. (Name al Legislative Body) :�X�ti�Kx XMJKXX Townof..............................QUEENSBURY............................................................................................................................. as follows: Section 1 It is the purpose of this section to regulate mobile home parks to encourage the development of well planned mobile home parks, to protect the health, safety, and welfare of persons residing within mobile home parks and to prevent diminution in value to adjoining properties. The term "mobile home" and "mobile home park" shall have the definitions set forth in Sections 2.020 (a) (69) and (70) of the Town of Queensbury Zoning Ordinance. Section 2 Mobile Home Park License. a. Application Requirements. Written application for a mobile home park license shall be filed with the Town Clerk. Said application for a license shall include the following information: 1. Names and addresses of all applicants, if an individual or partnership, and the names and addresses of principal officers of a corporation; 2 . Name and address of owner (s) of land on which the mobile home park is to be located; 3 . Location map showing the property and all properties within 500 feet of the exterior boundaries thereof; 4 . A map of a survey including a layout of the proposed park prepared by a licensed professional land surveyor to a scale 1" = 40 ' or 1" = 50 ' clearly showing: the park boundary; topographic features including existing grade contours at a 2-foot interval , U .S.G.S . Datum; mobile home lot lines; parking areas, recreation and open spaces, roads and driveways; all watercourses, lakes, ponds and wetlands; easements and rights-of-way; existing man-made features including power lines; pipelines, build rcus* and structures; and areas within the designated 100-year flood plain. M"(If additional space 6 net:d�!d, please attach sheets of the same size as this and number each)''# • • Page 1 , � « � � , f � '♦ V • r � +►' � r � 1 5 . A copy of all contemplated park rules, regulations and covenants, management and tenant responsibilites. 6. An environmental assessment describing the potential environmental impact of the proposed park on the adjoining area and the Town of Queensbury, and proposed actions to minimize potentially adverse environmental impacts; additional environmental information may be required in accordance with the provisions of the State Environmental Quality Review Act; 7 . Such additional exhibits the developer may feel necessary to describe the project and its compliance with the requirements of this Local Law. b. Application Procedures. Upon filing the application for a mobile home park license with the Town Clerk the following procedures shall apply: 1. The Town Clerk shall notify the Town Board of receipt of said application and said Town Board shall refer the application to the Planning Board for Type II Site Plan Review as more particularly described in the Town of Queensbury Zoning Ordinance. 2 . Unless mutually extended by the Planning Board and applicant within 45 days after the conclusion of any site plan review hearing the Planning Board shall make a written recommendation to the Town Board for approval , approval with conditions, or rejection of the application for license. Failure of the Planning Board to make such recommendation shall be considered a recommendation for approval . 3 . Within 31 days of receipt of the Planning Board' s recommendation the Town Board shall hold a hearing on said application. Seven days written notice by ordinary mail shall be given to the applicant and all property owners within 500 feet of the exterior boundaries of the proposed site setting forth the date, time and place of the hearing. 4 . Not more than 31 days after said hearing the Town Board shall approve, conditionally approve, or deny the application. Written notice thereof shall be sent to the applicant by ordinary mail . c. Renewal of License. A mobile home park license shall be subject to annual renewal by the Town Board. If the mobile home park has not been constructed in accordance -2- with approved plans and specified conditions, or if a violation of this local law shall be found, or if any unapproved changes shall have taken place, the license shall not be renewed until the mobile home park has been brought into compliance. In such case, the Building Inspector shall serve an order upon the holders of the license in accordance with the provisions of this Local Law. d. Licenses for Existing Mobile Home Parks. The owner of any mobile home park existing prior to the adoption of this local law shall apply for a mobile home park license within 60 days from the date of adoption of this local law and such license shall be subject to renewal every August 1st thereafter. Upon initial application, the Town Board shall issue a license valid until August 1 , 1986 . License fees shall be prorated to August 1st. Within 90 days of the issuance of said license, the Building Inspector shall serve written notice on the park owner of any violation of this local law which may exist. Except as provided in Section 8, no license for a mobile home park existing at the time of enactment of this local law shall be renewed unless violations cited by the Building Inspector have been corrected or a waiver from the provisions of this ordinance granted by the Town Board and renewal authorized. e. Fees. A schedule of fees covering a portion of the Town' s costs of administering this Local Law is as follows: Application Fee For New Mobile Home Parks - $500.00 Application Fee For Existing Mobile Home Parks - $50 .00 Mobile Home Park License - $10,00 per site Section 3 Site Requirements. a. , Site Size and Location. Mobile home parks shall comprise at least ten (10) acres of land. b. Natural Features. Topography, groundwater level , surface drainage, and soil conditions of the site shall be of a character that will not create hazards to the property or to the health and safety of the occupantst No developed portion of the site shall be subject to excessive settling or erosion. A sloping site should be graded to produce terraced lots for placement of the mobile home units and, in general, units should be placed parallel rather than perpendicular to the slope. -3- 1. Surface Drainage - Mobile home park plans shall show all proposals for changes in existing surface drainage patterns. All parks shall be graded to prevent ponding of surface water. If any part of the site is located in a floodplain, no structure or mobile home shall be located on any land designated as a 100 year floodplain area as determined by the U.S. Corps of Engineers or other official agencies. Soils - Soils should have sufficient bearing and stability properties to provide adequate support for mobile home installations. Topsoil should be of sufficient depth to sustain lawns, trees, and other vegetation. 2 . Natural Features - Mobile home park plans shall show existing tree masses and other notable existing natural features such as streams or rock formations. Such natural features shall be retained as much as possible in the site plan and densities shall be reduced, if necessary, to permit such retention. c. Lot Layout and Unit Placement. Mobile home units may be positioned in a variety of ways within a park, provided that the following requirements are met: 1. Lot Setback - No portion of any lot shall be located within 25 feet of any front, side or rear boundary line and no portion of any lot shall be located within 100 feet of any boundary which adjoins a public road. Unless specifically authorized by the Planning Board, the natural vegetation within the areas above provided shall be maintained and not removed in order to provide natural screening from adjoining properties and public roads. Additional screening may be required. 2. Density - the density of development in a mobile home park shall not exceed 5.5 units per gross acre. 3 . Minimum Lot Size - Mobile home lots shall be a minimum of 6,000 square feet in area and shall have a minimum width of 55 feet. 4 . Mobile Home Unit Setbacks: Minimum front yard - 20 feet Minimum side yard - 10 feet Minimum rear yard - 15 feet -4- d. Vehicular Circulation and Storage. Drawings indicating the proposed park road layout including connections to existing roads or highways, parking areas and storage areas for auxiliary vehicles, shall be included in all mobile home park plans. 1. Road Construction - Roadways within a mobile home park shall not be less than 30 feet in width and any entrance way from the mobile home park to a public road shall not be less than 50 feet in width for a distance of 100 feet from the public road. 2 . Parking: Two off-street parking spaces shall be provided for each mobile home site. Such spaces may be located on the individual lot or grouped in a nearby location to serve several mobile home sites. Parking spaces shall consist of a hard, firm and durable surface. 3 . Auxiliary Vehicle Storage: A temporary parking or storage area for travel trailers, campers, snow- mobiles and similar auxiliary vehicles shall be provided for the use of the park residents. This provision shall not apply where the applicant prohibits auxiliary vehicle storage by park rules and regulations. No auxiliary vehicle may be parked or stored on a mobile home site, parking area, driveway or roadway for more than 48 hours. e. Park Access. Mobile home parks containing more than 50 units, shall provide for a minimum of 2 independent connections with existing public streets. Such connections shall be designed to allow fire, ambulance, and other emergency vehicles access to the park, even if one connection is closed. One such entrance may be gated if breakable locks approved by the fire district within which the park is located are installed. f'. Mobile Home Sales Areas. The display and commercial sale of mobile homes shall not be permitted within a mobile home park. Except a maximum of four mobile homes may be displayed or located on lots meeting the requirements of this local law and used as sale models. t g. Community Facilities. If community facilities such as laundry rooms, swimming pools, meeting rooms, and recreation buildings are to be provided as a part of the park, plans indicating design, landscaping, parking -5- and circulation, and provisions for adequate supervision and management of such facilities shall be included as part of the application for a license. h. Mobile Home Site. 1. Support of the Mobile Home Unit - Each mobile home site shall be provided with a stand which will give a firm base and adequate support for the mobile home. Such stand shall have a dimension equal to the width and length of the home and any expansions or extensions thereto. The stand area shall be graded to ensure adequate drainage but in no event shall the grade variance exceed 6 inches from one end of the stand to the other. 2 . Fencing - If fencing of individual lots within the mobile home park is to be provided by the mobile home occupant, standards shall be established by the park owner to ensure consistency of design, size and location. 3 . Lighting - All mobile home park roads and lots and facilities shall be furnished with adequate lights to ensure the safe movement of vehicles and pedestrians at night. Such lighting shall be placed to minimize glare. Electric service to such lights shall be installed under- ground. I. Mobile Home Installation. At the time of installation of the mobile home, the tires and wheels, and the hitch, if possible, shall be removed and the unit shall be securely blocked, leveled, and connected to the required utility systems and support services. 1. Skirting - The mobile home shall be completely skirted within 120 days of occupancy. 2 . Entrance Steps - Entrance steps shall be installed at all doors leading to the inside of the mobile home. Such steps and any necessary handrails shall be constructed of materials and meet the requirements for one family dwellings set forth in the New York State Fire, Prevention and Building Code. Section 4 Provision of Support Services and Utilities. a. Water Supply. PP Y• 1. Mobile home parks within a water district shall be connected to said public water supply system. Outside �, -6- a water district, a community water system which shall meet all requirements of the New York State Public Drinking Water Standards may be permitted. 2. All community water systems and all connections, distribution methods, and materials used by a mobile home park within a water district shall be approved by a licensed professional engineer. b. Sewage Disposal 1. Mobile home parks shall be served by a properly designed sewage disposal system which shall be certified by a licensed professional engineer. c. Solid Waste Disposal . 1. The storage, collection and disposal of solid waste in the mobile home park shall be so conducted as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards or air pollution. 2 . Any solid waste containers stored on individual mobile home sites shall be screened from public view and rodent and animal proof. 3 . Disposal of solid waste by burning is expressly prohibited. d. Electric Power 1 . The mobile home park electrical distribution shall be installed underground. e. Fuel System. All mobile home parks shall be provided with facilities for the safe storage of necessary fuels . All systems shall be installed and maintained in accordance with applicable codes and regulations governing such systems. I. Fire Protection 1. Mobile home parks shall be kept free of litter, rubbish and other flammable materials. Section 5 Park Operation and Maintenance. a. Restrictions on Occupancy. 1. In any mobile home park, no space shall be rented for -7- the placement and use of a mobile home for residential purposes except for periods in excess of 60 days., This restriction shall not apply to mobile homes relocated within the mobile home park. 2 . No mobile home manufactured after January 15 , 1974, shall be admitted to any park unless it bears the seal issued by the State of New York and required by the State Code for Construction and Installation of Mobile Homes. b. Responsibilities of Park Operator. 1 . The person to whom a license for a mobile home park is issued shall operate the park in compliance with this local law and shall provide adequate supervision to maintain the park, its common grounds, streets, facilities and equipment in good repair and in a clean and sanitary condition. 2 . The park operator shall notify park occupants of all applicable provisions of this local law and inform them of their responsibilities and any regulations issued thereunder. 3 . The park operator shall inspect the placement of each mobile home on its mobile home stand and the installation of all utility connections . 4 . The park operator shall maintain a register containing the names of all homeowners and the make, year and seal serial number, if any, of each mobile home. Such register shall be available to any authorized person inspecting the park. Section 6 Inspection and Enforcement. a. This local law shall be enforced by the Town of Queensbury Building and Zoning Department. Said officers and their inspectors shall be authorized in the performance of their official duties to enter any mobile home park to make inspections necessary to determine compliance with this local law and any other applicable laws or regulations. Such entrance and inspection shall be accomplished at reasonable times or in emergencies, whenever necessary to protect public health and interest. Owners, agents or operators of a mobile home park shall be responsible for providing access to the premises to the Building Inspector when acting in accordance with the provision of this Local law. -8- { 4 k fE }f I 1 fE 1 i' I 1 I a 4 i ,l b. It shall be the duty of the Building Inspector to make the necessary inspections required every second year for renewal of mobile home park licenses, to investigate all complaints made under this local law and to request the Town Attorney to take appropriate legal action on all violations of this local law. Section 7 Violations. Violators of any of the portions of this local law shall be guilty of an offense punishable by a fine not exceeding $100 .00 and each day that the violation is carried on or continues shall constitute a separate violation. Section 8 Existing Mobile Home Parks. All mobile home parks licensed by the Town of Queensbury prior to the effective date of this local law may be continued, and all lots set forth in such licenses shall be deemed approved, but no such mobile home park may be altered, extended, or enlarged on and after the effective date of this local law except by application and approval in accordance with Section 2 hereof. Except as hereinafter provided any such application shall be deemed a new mobile home park application under the fee schedule in Section 2. Any alteration of an existing mobile home park which results in bringing the existing park into conformity with the provisions of this local law shall bear an application fee of $50 . 00 . An alteration, extension or enlargement of less than 10% shall require a fee of 10%; any greater percentage change or subsequent change exceeding a total of 10% shall be deemed a new application. Section 9 Variances A variance to allow a mobile home park located within a district which permits such use on property which does not otherwise conform to the provisions of this local law may be granted by the Town Board upon finding: -9- a. That the strict application of such provision would result in a specified practical difficulty to the applicant; and b. That the variance would not be materially detrimental to the purposes of this local law, or to property in the district in which the property is located, or other- wise conflict with the description or purpose of this local law or the objectives of any plan or policy of the Town, and that the variance requested is the minimum variance which would alleviate the specific practical difficulty found by the Town Board to affect the applicant. Section 10 Effect on Ordinance 12 . The terms and provisions of this local law shall supercede any provisions of Ordinance 12 of the Town of Queenbury, but all provisions of such ordinance regarding any "transient mobile home court" or mobile homes located outside mobile home parks shal be continued. Section 11 Invalidity. If any court of competent jurisdiction shall adjudge and determine that some portion of this local law is invalid, such judgment shall not affect the validity of the remaining portions of this local law. Section 12 Effective Date. 'This local law shall take effect immediately upon the filing thereof in the Office of the Secretary of State. t r� 10- 5. (Cit) local law concerning Charter re%ision proposed by petition.) I hereby certify that the local I a w annexed hereto,designated as local law No. ....................of 19........ of the City of.......................................................................... having been submitted to referendum pursuant to the provisions of § 37 of the ;Municipal Ilorne Rule Law,and having received the affirmative vote of a majority of the qualified electors of such city- voting thereon at the special election held on ....................... general """""' ................ 19 ............became operative. 6. (County local law concerning adoption of Charter.) I hereby certify that the local law annexes( hereto, designated as Local Law No. ......of Ig...... of the County of ......................................... State of New York, having been submitted to the Electors at the General Election of November ........... 19 ........... pursuant to subdivisions S and 7 of Section 33 of the Muni- cipal Home Rule Law,and having received the aftirmativ< vote of a majority of the qualified electors of the cities of said county as a unit and of a majority of the qualified electors of the towns of said county considered as a unit voting at said general election, became operative. (if any other authorized form of final adoption has been followed, please provide an appropriate certification.) B' I further certify that I have compared the preceding local law with the original on file in this office and that the same is a correct transcript therefrom and of the whole of such original local law, and was finally adopted in the manner indicated in paragraph .........I................. above. l ""'s G CPA.,-- Clerk of the County legislative body,City,Town or Village Clerk or officer designated by local legislative body Date: t(f('(FL (Seal) (Certification to be executed by County Attorney, Corporation Counsel, Town Attorney, Village Attorney or other authorized Attorney of locality.) STATE OF NEW YORK COUNTY OF............WARREN..................I....... 1, the undersigned, hereby certify that the foregoing local law contains the correct text and that all proper proceedings have been had or taken for the enactment of the local law annexed hereto. r /J ,,, Signature . . . . . . . .TC1LdN C"M'.S, . . . . . . . . . . . . . . . . . . . . . Title Date: >y- j l� <9�'G )0=XXXX GkyX of.................. UE RMAY Town X�1X -12 +1. 1 ,� t t ;� t 4 �1 i �t 4 e i t t` 1 (Complete, the certification in the paragraph which applies to the filing of this local law and strike out the matter therein which is not applicable.) 1. (Final adoption by local legislative body only.) i hereby certify that the local law annexed hereto,designated as local law No. .....I...........of 19.86... �24$CLO�X of theX X of......QUEENS.RURY........ was duly passed by the ..........TOWN BOARD................................................. Town (Name of Legislative Body) XVMZPP L on...UA!W4Y..1.1.................. 19.....8,6 in accordance with the applicable provisions of law. 2. (Passage by local legislative body with approval or no disapproval by Elective Chief Executive Officer,* or repassage after disapproval.) i hereby certify that the local law annexed hereto,designated as local law No. ....................of 19........ County ofthe City Town of......................................was duly passed by the .................................................................................. (Name of Legislative Body) Village not disapproved on..................................................19........ and was approved by the ....................................................... repassed after disapproval Elective Chief Executive Officer * and was deemed duly adopted on........................................................19........ , in accordance with the applicable provisions of law. 3. (Final adoption by referendum.) i hereby certify that the local law annexed hereto, designated as local law No. .................. of 19.......... County of the City of was duly passed b the 1 own (Name of Legislative Body) Village not disapproved ...... and was approved by the............................................................... Elective Chief T{xecutive Officer repassed after disapproval on......................................................................19......... Such local law was submitted to the people by reason of a mandatory permissive referendum,and received the affirmative vote of a majority of the qualified electors voting general thereon at the special election held on......................................................19........ , in accordance with the appli- annual cable provisions of law. 4. (Subject tw permissive referendum,and final adoption because no valid petition filed requesting referendum.) I hereby certify that the local law annexed hereto,designated as local law No. .................. of 19.......... County city of the Town of...................................... was duly passed by the...................... ....... .......................on Village (Name of Legislative Body) not disapproved ....................................I................. 19........ and was approved by the .........................................................on repassed after disapproval Elective Chief Executive Officer* ............••.... ..................•.•........... ........19......... Such local law being subject to a permissive referendum and no valid petition requesting such referendum having been filed, said local law was deemed duly adopted on ................................................................. .... 19......... in accordance with the applicable provisions of law. 'Elective Chief Executive Officer means or includes the chief executive officer of a county elected on a county-wide basis or, if there be none, the chairman of the county legislative body,the mayor of a city or vMW or the supervisor where such officer is vested with power to approve or veto local laws or ordinances. of a town, l -11- ft NYS Department of State Bureau of State Records E 3 2 162 Washington Avenue Albany, NY 12231 J. Donald A. Chase Town Clerk Town of Queensbury Town Office Building Bay & Haviland Road, RD 1 Glens Falls, NY 12801 Date: 2/26/W, Dear Sir/Madam: Please be advised that Local Law(s)No. 1 d2r of 19HO6ofthe Taws. of Q99MELI= ' was/were received and filed on 2124/86 Additional forms for filing local laws with this office will be forwarded upon request. NYS Department of State Bureau of State Records A 02-004(12/82) +.•.uwa 131 woo f -- w 0artt 6 •r --1 own 0[ 0 !ox or CI to u) a r ENDER: Cttaip W O MM 1.Xi*W 4. pw your eddrass in the 41vt TO"spa*on the nw-Sln dM FsWre to do thislpravant this card from #tamp vewrmd to you.Ths rara raeri®t fee wAll Provide On nerne of the delivered to and the date of 'v or o the lothyNing aarvices are = r awi Cora dt postrnasar for tea and cheek box(es) far sanicew requaatad t. ©show to whore,dwe awadonme of dowery 2. 0 Flra[rlotod OW wry. S. ArWo-Addrowd to: �itilti6w1 O j,. f a h 0 Tv (34,f te-,e. 4. 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