Gates, N.Y., Code of Ordinances ch. 120 (eCode360 ed. 2026) § 120-9
Lot development criteria
Operative Text
A. Lot area and lot width. (1) Mobile home lots in a mobile home park shall have an average minimum of 5,500 square feet of land area; however, no lot shall have less than 5,000 square feet of area. The average minimum shall be determined by dividing the total number of lots in the park into the total land area for such lots. (2) The minimum average width of mobile home lots in a park shall be 48 feet at the required setback line; however, no lot shall have a width of less than 43 feet. B. Setbacks. (1) Required setbacks shall be as follows: (a) From a public right-of-way: 100 feet. (b) From a park road: 20 feet. (c) From the rear lot line: 10 feet. (d) From the side lot line opposite the required parking space: five feet. (2) A separation of not less than 25 feet shall be maintained between the outer extremities of a mobile home or any expansion thereof or any permitted accessory building on one lot from those on an adjacent lot. C. Off-street parking spaces. Each mobile home lot shall have two clearly defined parking spaces of not less than 10 feet in width and 200 square feet in area for each such space. Additionally, each mobile home park shall provide a visitor or guest parking area not more than 1,000 feet from the furthest unit to be served. Such parking area shall be paved. The minimum number of parking spaces in such area shall be one space for every two units in the park. D. Mobile home stand. (1) Before any mobile home is permitted on any mobile home site, a mobile home stand shall be provided which will give a firm base and adequate support for the mobile home. Such stand shall have a dimension approximating the width and length of the home and any expansions or extensions thereto. Well-anchored tie-downs, capable of sustaining a minimum tensile strength of 2,000 pounds each, shall be provided at least on each corner of the stand. Stands shall be constructed to the minimum requirements as shown in Table 2 annexed to and being a part of this chapter. (2) The stand area shall be graded to ensure adequate drainage. E. Patios and steps. (1) Each mobile home site shall be provided with a patio with a minimum width of eight feet and a total area of at least 160 square feet. The patio shall be constructed of durable materials, such as concrete or patio blocks, and shall be so located as to give good access to the mobile home. Specifications for patio construction shall be included in site plan review. (2) Entrance steps as needed shall be installed at all doors leading to the inside of the mobile home. Such steps shall be constructed of materials intended for permanence, weather resistance and attractiveness and shall be equipped with handrails which will provide adequate support for users. F. Lot grading and vegetation. (1) Mobile home lots shall be so graded as to adequately drain surface water off the lot. (2) The park operator shall provide or shall by rules and regulation require the occupant to provide that all exposed ground area of a mobile home lot shall be seeded with grass. Bushes or other vegetation may also be planted. The park operator shall maintain or require that the occupant shall maintain these areas in a neat and attractive condition. G. Auxiliary vehicles prohibited. No travel trailer, camper, boat or similar auxiliary vehicles shall be stored on any mobile home lot. Off-street parking spaces as required under § 120-9C of this chapter shall be used by passenger vehicles only. The park operator may provide a supplemental parking area for the storage or temporary parking of auxiliary vehicles. H. Accessory buildings. There shall be no exterior storage of materials, toys or equipment. If outside storage is desired, the mobile home park operator shall provide or shall require the occupant to provide an accessory storage building. Such building shall not exceed 140 square feet in size and shall be of a standard prefabricated product. The park operator shall determine the location of the accessory building either at the time that the park is developed or as each site is occupied. No accessory building shall be placed on the front half of any mobile home site and the park operator shall strive to maintain uniformity in the location of such buildings. I. Litter, refuse and garbage. (1) The park operator shall be responsible for keeping all mobile home sites within the park in a neat condition, free of litter, rubbish, refuse or any flammable materials. The park operator may impose this obligation on the mobile home occupant; however, the ultimate responsibility is that of the park operator. (2) The park operator shall provide or require the mobile home occupant to provide garbage cans with tight-fitting covers adequate to permit disposal of all garbage and rubbish. Such receptacles shall be kept in a clean, sanitary condition. Garbage and rubbish shall be collected and disposed of as may be necessary to ensure that garbage cans will not overflow, but not less than once weekly. The park operator shall establish the location of garbage cans on the site (location in the front half of the site being prohibited) and shall specify minimal screening of such receptacles so as to provide an aesthetically pleasant appearance. (3) If the park operator desires to provide community receptacles for garbage and refuse, the location, screening, construction and number of such receptacles shall be shown on the site plan and are subject to the approval of the Planning Board. (4) The park operator shall be responsible for keeping common park areas and parking facilities free of litter, rubbish or refuse.
Gates, N.Y., Code of Ordinances ch. 120 § 120-9 establishes detailed physical development standards for mobile home parks, covering lot size and width, setbacks, parking, mobile home stands, patios, grading, vegetation, auxiliary vehicle storage, accessory buildings, and refuse management. Each lot must meet minimum area and width thresholds, and structures must maintain specified distances from roads, lot lines, and neighboring homes. The provision also places ongoing maintenance responsibilities—such as keeping lots free of litter and ensuring proper drainage and vegetation—primarily on the park operator, though those duties may be passed along to occupants by rule.
Plain English — not legal advice.
Park operators subject to Gates, N.Y., Code of Ordinances ch. 120 § 120-9 generally ensure that every lot meets the minimum 5,000 square feet area floor and 43-foot width floor before any home is placed, and that average figures across the park satisfy the 5,500 square foot and 48-foot standards. Compliant operators install properly anchored mobile home stands with tie-downs rated to at least 2,000 pounds tensile strength, provide two defined parking spaces per lot plus a paved guest parking area, and establish written rules that assign maintenance tasks—such as grass seeding, garbage can placement, and litter control—to occupants where the operator chooses to delegate them. Operators also control the placement of accessory storage buildings, prohibit exterior storage of materials and auxiliary vehicles on individual lots, and ensure garbage collection occurs at least weekly.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Under Gates, N.Y., Code of Ordinances ch. 120 § 120-9, residents of mobile home parks are entitled to lots that meet minimum size and setback standards, a properly constructed and anchored mobile home stand, a paved patio of at least 160 square feet, and common areas kept free of litter and refuse. Even when a park operator's rules assign maintenance duties to occupants, the provision makes clear that ultimate responsibility for lot cleanliness and refuse management rests with the park operator. Tenants who believe their park does not meet these standards may consider documenting conditions, raising the issue with the Gates municipal code enforcement office, or contacting a local tenant-rights organization for guidance on available options.
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.
Effective Timeline
References In
Rules and statutes that cite this regulation