Cochecton, N.Y., Code of Ordinances ch. 150 (eCode360 ed. 2026) § 150-6

A. Site requirements. (1) The park shall be located on a well-drained site which is properly graded to ensure rapid drainage and free at all times from stagnant pools of water. (2) The park shall be at least five acres in size and have at least 200 feet of frontage on a public road. Additional park land must be contiguous to the existing park and shall not be bisected by a public road, except to the extent a new such road may be approved as part of the plan. No single manufactured home park shall exceed 100 manufactured home sites in size, unless sectioned into projects which are each of 100 or less sites and each comply fully with the standards contained herein, including exterior park buffers as provided in Subsection I(2) of this section, so as to create separate and distinct neighborhoods. B. Manufactured home lots. (1) Each manufactured home park shall be marked off into manufactured home lots. (2) The total number of manufactured home lots in a manufactured home park shall not exceed four per acre after deducting the open space required by Subsection H(2) hereof from the gross acreage used in the density calculation. (3) Each manufactured home lot shall have a total area of not less than 10,000 square feet. (4) No more than one manufactured home shall be placed on any manufactured home lot. (5) The lot numbers shall be legibly noted for each lot on the plans submitted. C. Manufactured home placement. All manufactured homes shall be parked or otherwise be located: (1) At least 50 feet from an adjacent manufactured home. (2) At least 100 feet from an adjacent property line of the park. (3) At least 75 feet from the right-of-way line of a public street or highway. (4) At least 25 feet from the nearest right-of-way boundary or edge of any roadway located within the park, whichever is nearer. D. Manufactured home pad. Each manufactured home lot shall have a manufactured home pad which will provide for the practical placement on a permanent foundation or the lot of both the manufactured home and its appurtenant structures and provide for the retention of the home on the lot in a stable condition. Section 240-28B(2) of Chapter 240 , Zoning, having to do with foundation requirements, is applicable, and manufactured homes shall be stabilized to prevent overturning due to wind. The Town of Cochecton has a specific history of small tornados and has experienced overturned manufactured homes. Therefore, the requirements of the New York State Uniform Fire Prevention and Building Code with regard to stabilization and anchoring of manufactured homes shall be fully applicable to manufactured homes in the Town of Cochecton, although Sullivan County as a whole is exempt from these requirements. E. Accessibility and lighting. (1) Each manufactured home park shall be accessible from a public highway or street. (2) Where a manufactured home park has more than 16 manufactured homes, two points of entry and exit shall be provided. (a) Such entrances and exits shall be designed and strategically located for the safe and convenient movement into and out of the park and to minimize friction with the free movement of traffic on a public highway or street. (b) No individual manufactured home shall have direct access to a state, county or Town road without first entering a street or driveway in the manufactured home park leading to an exit. (c) All entrances and exits shall be free of any material which would impede the visibility of the driver on a public highway or street. (d) All entrances and exits shall be of sufficient width to facilitate the turning movements of vehicles with manufactured homes attached and shall be at least 50 feet in width. (3) Each manufactured home park shall have roads to provide for the convenient access to all manufactured home lots and other facilities within the park. (a) The road system shall be so designed to permit the safe and convenient vehicular circulation within the park. All streets shall be built to the Town of Cochecton road specifications. (b) All roads shall have a minimum pavement width of 20 feet. (c) The roads shall otherwise be constructed in accord with the requirements set forth in Chapter 215 , Subdivision of Land, and the Town Road Law. (d) Except in cases of emergency, no parking shall be allowed on such street unless such street is at least 28 feet wide, in which case parallel parking shall be allowed on one side of the street only. (4) All means of egress, drives and public places shall be adequately lighted in accord with requirements of the Town of Cochecton lighting district standards. (5) One nonflashing, illuminated ground sign shall be permitted on the park. Such sign shall not be greater in area than 24 square feet and shall not extend more than six feet above ground level. Such sign shall be located at least 20 feet from any property line or street right-of-way line. F. Parking. (1) Two off-street parking spaces shall be provided on each manufactured home lot. Each space shall have a minimum width of nine feet and a minimum length of 20 feet. (2) One off-street parking space or common area, readily accessible to the occupants of the manufactured homes it is intended to serve, shall be provided for each five manufactured home sites to accommodate guests and delivery and service vehicles. G. Utilities, service facilities and storage. The following utilities and services shall be provided in each manufactured home park in accordance with the regulations and requirements of the New York State Department of Health: (1) An adequate supply of pure water meeting New York State Department of Health standards for drinking and domestic purposes shall be supplied by pipes to manufactured home lots and buildings within the park. Documentation of compliance with the Department of Health requirements in Part 17 of the Sanitary Code shall be provided. (2) Each manufactured home lot shall be provided with a sewer, which shall be connected to the manufactured home situated on the lot, to receive the waste from the shower, tub, flush toilet lavatory and kitchen sink in such home. No manufactured home park shall be approved which cannot be connected to the Town of Cochecton public sewer system. Nothing herein, however, shall require the Town to authorize such connection if there is insufficient capacity in the system to allow it at the time a given applicant for a manufactured home park license makes such request. Sewer connections to unoccupied lots shall be so sealed as to prevent the emission of any odors or the creation of breeding places for insects. (3) Garbage containers with tight-fitting covers shall be provided for each individual manufactured home, adequate to permit the disposal of all garbage and rubbish, and the park operator shall be responsible for all pickup service. The containers shall be kept in sanitary condition at all times. The containers shall be stored under cover, and garbage shall be removed and disposed of as frequently as may be necessary to ensure that such containers shall not overflow. No dumpsters shall be permitted. (4) Manufactured homes which do not contain toilets, lavatories and tubs or showers shall not be permitted in any manufactured home park. Service buildings shall be provided as deemed necessary for the normal operation of the park. Such buildings shall be maintained by the owner or manager or the park in a clean, sightly and sanitary condition. (5) Each manufactured home lot shall be provided with weatherproof electric service connections and outlets which are a type approved by an electrical inspection person or agency, as determined by the Town Code Enforcement Officer. (6) Each manufactured home shall be provided with a storage area for equipment and household goods which cannot be placed inside the home. Such storage area may be beneath the manufactured home if a walled foundation basement area is provided or be in the form of an individual or shared separate storage structure or garage. Such structure shall be of sturdy construction capable of supporting local snow loads and secured to the ground from wind damage. It shall not be placed in any area, however, which will interfere with the setback requirements contained herein or firesafety considerations. Decks shall be permitted, subject to the same limitations. (7) All utility lines shall be placed underground. (8) No underground or aboveground facilities for gasoline or diesel fuel (except for home heating purposes) shall be permitted on individual manufactured home lots, except for containers of five gallons or less in size. H. Recreation and open space. (1) Each manufactured home park shall provide common open space, including recreation areas for the use of the occupants of the park. (2) Such open space shall be conveniently located in the park. Such open space shall have a total area equal to at least 50% of the gross land area of the park. (3) Any manufactured home park of more than 10 manufactured home sites shall provide, as part of its open space, areas for active recreational use. These recreation areas shall not include any wetlands, steep slopes or other land areas unusable for development and shall consist of contiguous land areas which can be used for active recreational activities such as ball fields. No less than 20% of the open space provided shall be dedicated to such recreational areas, and no individual area so designated shall be less than two acres in size. Each manufactured home park affected by this section shall provide at least one developed picnic area, including tables and benches, and a system of marked and improved trails or sidewalks connecting each manufactured home to the recreation and other open space areas created. Unless the park shall be restricted to senior citizens, it shall also include at least one improved ball field. These recreational improvements shall be included on the landscaping plans presented as part of the application package. I. Landscaping. (1) Ground cover shall be provided on those areas not used for the placement of manufactured homes and other buildings, walkways, roads and parking areas. (2) Screening acceptable to the Planning Board and Building Inspector shall provide for adequate shade and a suitable setting for the manufactured homes and other facilities. A side or rear yard adjacent to an existing developed area shall be a minimum width or depth of 100 feet, and the 50 feet nearest to such existing developed area shall be planted or screened with materials approved by the Planning Board and Building Inspector. Such screening shall be designed to create and maintain a high-quality neighborhood character for existing residents, as well as new manufactured home park residents. Natural landscape buffers shall be required, as opposed to fencing or other artificial measures. It shall provide, to the maximum extent practical, for the effective screening of other development from the view of manufactured home residents and of all manufactured homes and accessory structures from view by adjoiners. The Planning Board shall also require and approve a landscaping plan for the interior of the manufactured home park to buffer individual manufactured homes, provide shade and green areas and ensure a wholesome living environment. (3) Skirting acceptable to the Planning Board and Building Inspector shall be installed along the perimeter of each manufactured home, extending from the manufactured home pad to the floor of the manufactured home unit and fully screening the area beneath the unit from view. The landscaping plan required by Subsection I(2) above shall also address landscaping of individual manufactured home sites and ensure effective separation of manufactured homes from each other for purposes of privacy as well as aesthetics. J. Recording. The owner or operator of each manufactured home park shall keep a register wherein there shall be recorded the name and permanent address of the owner and occupant of each manufactured home situated in the court, the registration number of the same, the date it was admitted and the date of its removal. Such register shall be signed by the owner of the manufactured home or the person bringing the same into the court. Such register shall be open for inspection to the Town Building Inspector, the Town Planning Board, the Town Board or the Town Assessor at all reasonable times. Registers shall be kept for a period of seven years. K. Fire district approval and firefighting requirements. (1) No application for a manufactured home park license shall be approved unless and until the appropriate officer of the applicable Town fire district shall have reviewed the plans as well as the site and determined the district firefighting equipment can provide adequate coverage of the park and that there are no major obstacles in the design or layout of the facility to providing fire protection. The applicant shall document to the fire district and the Planning board that there is a fire hydrant(s), with sufficient capacity to meet the firefighting needs associated with the development, located on the site and convenient for easy access. Water storage facilities may be provided as an alternative to hydrants if the same are secured from access by small children. (2) If the fire district approval cannot be obtained because the district lacks the specific services and facilities needed to serve the proposed park, the Town shall be authorized, through its Planning Board and Building Inspector, to require as a condition of special use and site plan approval, as well as licensing hereunder, a financial contribution from the applicant toward providing those services or facilities. Such contribution shall be reasonable and directly related to the costs of serving the manufactured home park. L. Completion of improvements and manufactured home subdivisions. No license for a manufactured home park, or any portion of a manufactured home park, shall be issued unless and until all improvements as required herein, including landscaping and screening, have been physically installed, inspected and approved by the Building Inspector, except that roads shall be approved by the Town Highway Superintendent in consultation with the Town Engineer as may be required. In those instances where a manufactured home subdivision is to be created and individual lots are to be conveyed for purposes of placing a manufactured home, all required improvements will be installed or financially secured pursuant to § 277 of the Town Law, and all other requirements of Chapter 215 , Subdivision of Land, shall be met. Such subdivisions shall be subject to the development standards provided herein and in Chapter 215 , Subdivision of Land, and Chapter 240 , Zoning. Should the latter development standards and the standards herein conflict, the more restrictive standard shall apply. M. Manufactured home sales and rentals. No sales of manufactured homes for off-site placement shall be permitted within the manufactured home park, except for previously occupied manufactured homes sold individually by residents of the manufactured home park. Also, no manufactured home shall be used for rental purposes, except for temporary periods in those instances where an individual owner of such home, not including the manufactured home park operator, shall have placed such home on site for purposes of personal occupancy and is no longer, for reasons of health or circumstance, able to live there.