Gates, N.Y., Code of Ordinances ch. 120 (eCode360 ed. 2026) § 120-8
Park development criteria
Operative Text
A. Park roads. (1) Minimum construction requirements shall be as set forth in Table 1 annexed to and being a part of this chapter. (2) At points where traffic enters or leaves the park, road widths shall be sufficient to permit free movement to or from the public street, and park entrance-exit roads shall be not less than 30 feet wide for a distance of 50 feet from the pavement edge of the existing public street. (3) Park roads shall be furnished with adequate lighting with style and location to be approved by the Planning Board. (4) Where feasible, all sewers and utilities shall be installed underground outside of the paved portion of the roads. (5) Speed limits on all park roads shall not exceed 20 miles per hour and shall be posted and enforced by the park operator. B. Sewage disposal and water supply. No mobile home park or mobile home shall be permitted in the Town of Gates unless connected to a public sewage disposal and public water supply system. C. Fire protection. (1) Fire hydrants shall be installed in accordance with the requirements of the fire district in which the park is located, and the New York State Uniform Fire Prevention and Building Code. (2) Mobile home parks shall be kept free of flammable materials, rubbish and litter. D. Natural features. Mobile home park plans shall show existing tree masses or trees six inches in diameter or more, hedgerows or other notable existing natural features, such as streams or rock formations. Natural features shall be retained as much as possible. E. Facilities and open space. (1) All mobile home parks established after the adoption of this chapter shall set aside or otherwise provide not less than 5% of the gross land area for recreational use by young children and/or separate areas for active or passive enjoyment of older children and adults. Passive and/or active recreational areas shall not be more than 1,000 feet from the furthest mobile home unit. (2) If community facilities are to be included in the mobile home park, the plan shall include details of such facilities, including proposed landscaping and parking facilities. F. Buffers and screening. (1) A buffer area of not less than 25 feet along the extremities of the park and adjacent property lines shall be provided exclusive of mobile home sites. (2) The buffer area shall contain natural growth or screen plantings or a combination thereof which shall be at least six feet high or capable of rapidly growing to such height. The purpose of the buffer area and screen plantings is to provide an aesthetically pleasing separation between the park and adjacent uses. The Planning Board shall approve the type and density of the screening so as to accomplish the stated purpose thereof. (3) Within the 15 feet furthest from the adjacent property line, a variety of recreational facilities, such as sandboxes and swings, may be maintained for the use and enjoyment of small children and toddlers. G. Distance limitation between parks. In furtherance of one of the stated purposes of this chapter, no mobile home park shall be permitted within a one-half-mile radius of another mobile home park.
Section 120-8 of the Gates, N.Y., Code of Ordinances establishes a comprehensive set of physical and operational standards that mobile home parks in the Town of Gates must meet. These standards cover road construction and lighting, mandatory connections to public sewer and water systems, fire protection measures, preservation of natural features, recreational open space, buffer and screening requirements, and a minimum half-mile separation between parks. The provision applies to both new and existing parks, with certain requirements—such as the 5% open-space set-aside—applying specifically to parks established after the chapter's adoption.
Plain English — not legal advice.
Operators and developers of mobile home parks in Gates should be familiar with the full range of development criteria under § 120-8, as compliance spans multiple systems and site features. A compliant park operator generally ensures roads meet the Table 1 construction standards, posts and enforces the 20 mph speed limit, maintains connections to public sewer and water, installs fire hydrants per fire district requirements, and keeps the park free of flammable debris. Operators also work with the Planning Board to secure approval for road lighting and buffer screening, and they maintain the required 25-foot buffer with appropriate plantings and ensure recreational areas are within 1,000 feet of all units.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Residents of mobile home parks in Gates benefit from the baseline living conditions that § 120-8 is designed to ensure, including safe roads, public utility connections, fire protection, and accessible recreational space. If conditions in a park appear to fall short of these standards—such as inadequate lighting, missing fire hydrants, or a lack of required buffer screening—tenants may consider documenting the conditions and raising the matter with the Town of Gates or the relevant local code enforcement authority. Tenant-rights organizations familiar with New York manufactured-housing law can help residents understand what options may be available under § 120-8 and related state regulations.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated November 10, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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