New Berlin, N.Y., Code of Ordinances ch. 105 (eCode360 ed. 2026) § 105-7

A. Site. (1) The park shall be located in an area where grades and soil conditions are suitable for use as manufactured home sites. (2) The park shall be located on a well-drained site which is properly graded to ensure rapid drainage and that the site will be free at all times from stagnant pools of water. (3) The park shall be free from heavy or dense growth of brush and woods. B. Manufactured home park lot. (1) Each manufactured home park shall be marked off into manufactured home park lots, and each lot shall be separately numbered. (2) The total number of manufactured home park lots in a manufactured home park shall not exceed six per gross acre. (3) Each manufactured home park lot shall have a total area of not less than 6,000 square feet, with a minimum dimension of 60 feet. C. Manufactured home. (1) Any manufactured home shall not be parked or otherwise located nearer than a distance of: (a) At least 20 feet from an adjacent manufactured home in any direction. (b) At least 20 feet from an adjacent property line. (c) At least 30 feet from the right-of-way line of a public street or highway. (d) At least 10 feet from the nearest edge of any roadway location within the park. (2) Only one manufactured home shall be permitted to occupy any one manufactured home park lot. (3) No manufactured home park in the Town of New Berlin shall exceed 100 manufactured home park lots or spaces. (4) Each manufactured home park lot shall provide a hard surface off-street parking bay of at least 400 square feet. (5) No manufactured home shall be permitted to occupy a manufactured home park lot unless the manufactured home contains at least 500 square feet of habitable area and is of such construction and/or appearance so as not to be a nuisance and/or hazard to its occupants or to others. (6) Any manufactured home built after January 15, 1974, that does not meet the state code for construction and installation of manufactured homes (9 NYCRR) shall not be installed in a manufactured home park. No manufactured homes built before January 15, 1974, may be installed in a manufactured home park. (7) Any manufactured home built after June 15, 1976, that does not meet the United States Department of Housing and Urban Development Mobile Home Construction and Safety Standard (CFR, Title 24, Part 280) shall not be installed in a manufactured home park. D. Manufactured home foundation. (1) Each manufactured home without a basement shall be placed on a concrete pad as described herein or other substitute foundation as may be approved by the Town Code Enforcement Officer. In all cases, foundations must meet at least the minimum requirements set forth by the manufacturer of the manufactured home. (2) The concrete pad shall be of coarse aggregate with metal reinforcement and vapor barrier with a minimum thickness of six inches, which shall be constructed to provide adequate support for the placement and anchoring of the manufactured home in accordance with generally accepted standards. The pad shall not heave, shift or settle unevenly under the weight of the manufactured home due to frost action, inadequate drainage, vibration, wind or other forces acting on the structure. The pad shall inhibit the ponding of water under and around the home. A sketch plan illustrating the construction requirements of the concrete pad will be available from the Code Enforcement Officer. Said sketch plan is incorporated into this chapter by reference as if set out fully herein. (3) Each manufactured home shall be secured to the concrete pad or other approved foundation in such a way as to secure the manufactured home against uplift, sliding, rotation and overturning. The manufactured home shall be secured to meet minimum state and local laws or manufacturer's recommendations whichever are more stringent. E. Accessibility. (1) Each manufactured home park shall be easily accessible from an existing public highway or street. (2) A manufactured home park shall have an internal street system adequate for access to each manufactured home lot with the following provisions: (a) All parks shall have access from two points along a street, road or highway; or, if bordering on two streets, roads or highways, or a combination thereof, one point of access may be provided from each street. Each access road must have at least a fifty-foot frontage on a public street, road or highway. (b) Access points shall be separated by at least 150 feet. (c) The surfaces of all internal streets shall be paved with asphalt, concrete or gravel as recommended by the Town Highway Superintendent and shall be kept in good repair. (d) All entrances and exits to the park from public roads and all internal streets shall intersect at right angles. (e) Streets shall be a thirty-foot right-of-way with at least 18 feet of road surface. (f) If dead-end streets are contained in the plan, a turning diameter of at least 60 feet of road surface shall be provided. No dead-end streets shall serve more than 12 manufactured homes on one side and shall be limited in length to 1,000 feet. A "no outlet" or "dead end" sign shall appear at the entrance. (g) Two off-street parking spaces shall be provided for each manufactured home, with one additional space for each four manufactured homes. Every parking space shall be at least 10 feet in width and 20 feet in length and have adequate provision for maneuvering and for passage to and from streets. F. Utilities and service facilities. (1) (1) The following utilities and service facilities shall be provided in each manufactured home park which shall be in accordance with any applicable regulations and requirements of the Chenango County Department of Health, the New York State Department of Health, the New York State Fire Prevention and Building Code and the Sanitary Code of New York State. (a) An adequate supply of potable water for drinking and domestic purposes shall be supplied by pipes to all manufactured home park lots and buildings within the park to meet the requirements of the park. Each manufactured home park lot shall be provided with proper water connections. It shall be the responsibility of the manufactured home park owner to perform water tests and to provide the results of the same to the Town Code Enforcement Officer at least once every six months or more often if indicated. (b) Each manufactured home park 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 toilets, lavatory and kitchen sink in such home. The sewer shall be connected to a public or private sewer system so as not to present a health hazard. Sewer connections in unoccupied lots shall be so sealed to prevent the emission of any odors and the creation of breeding places for insects. (c) Garbage cans with tight-fitting covers shall be provided and maintained by each manufactured home occupant to permit the disposal of all garbage and rubbish. The cans shall be kept in sanitary condition at all times. Garbage and rubbish shall be collected and disposed of as frequently as may be necessary to ensure that such cans shall not overflow. (2) Each manufactured home park shall be provided with weatherproof electric service connections and outlets which are a type approved by the National Electric Code. G. Open space. (1) Each manufactured home park shall provide common open space for the use of the occupants of such park for recreation. (2) Such open space shall be conveniently located in the park. Such space shall have a total area equal to at least 10% of the gross land area of the park. H. Miscellaneous requirements. (1) Lawn and ground cover shall be provided on those areas not used for the placement of manufactured homes and other buildings, walkways and roads. (2) Planting shall be provided to the extent needed in order to provide for the screening of objectionable views, adequate shade and suitable settings for the manufactured homes and other facilities. (a) Screen planting shall be provided to screen objectionable views. Views which shall be screened include laundry facilities, other nonresidential uses, garbage storage and collection areas and all abutting yards of adjacent dwellings within 50 feet. (b) Other planting shall be provided along those areas within the park which front upon existing public highways and streets to reduce glare and provide pleasant outlooks for the living units. (c) The park owner is responsible for maintenance. (3) Lighting. Streetlighting shall be provided at all entrances and exits to the manufactured home park and on all internal streets, intersections, walkways and common areas. Such lighting shall provide an illuminator of six candles to those areas. (4) Walkways. To reduce vehicular traffic hazards to pedestrians, sidewalks shall be provided for manufactured home spaces to service buildings. (5) Tenant storage. Adequate tenant storage shall be provided on the lot or in compounds located within a reasonable distance, generally not more than 100 feet from each stand. Storage facilities shall be designed in a manner that will enhance the appearance of the park and shall be constructed of suitable weatherproof materials. (6) Advertising signs. (a) Only one sign shall be permitted for each 500 feet of street frontage of the lot or major part thereof. (b) No sign shall exceed a total sign area of 20 square feet. Signs may be illuminated only by indirect lighting. (c) No sign shall be permitted to be erected within 50 feet of a residential use, within 25 feet of any adjoining property line, nor project into any public highway right-of-way. (7) Community building. A centrally located community and service building shall be provided in those manufactured home parks proposed to contain 25 manufactured homes or more. Such facility should contain laundry facilities, public telephones, recreational facilities, meeting rooms and rest rooms. (8) Foundation and skirting. Every manufactured home located in the manufactured home park shall be placed on a permanent foundation and have skirting which shall enclose at least 80% of the perimeter of the manufactured home and any additions thereto. I. Recording. (1) The owner or operator of each manufactured home park shall keep a written record of all persons occupying or using the facilities of such park. This record shall be available for a period of at least one year from the date of occupancy. (2) This record shall include: (a) The name and address of the owner of each manufactured home which is not occupied by such owner. (b) The name and address of the occupant of each manufactured home which is not occupied by such owner. J. Supervision. It shall be the responsibility of the owner of the manufactured home park to see that all facilities are kept in good working order and in good repair. This includes water supply facilities, sewage treatment and disposal facilities, grounds, roadways and any other facility, appliances or equipment pertinent to the normal operation of the manufactured home park. It shall be the responsibility of the owner to provide for maintenance of and snow and ice removal from all park roadways and access roads that have not been accepted by the Town as Town roads.