Nichols, N.Y., Code of Ordinances ch. 132 (eCode360 ed. 2026) § 132-6

Requirements for mobile home parks are as follows: A. Site. (1) The park shall be located in areas where grades and soil conditions are suitable for use as mobile home sites. (2) The park shall be located on a well-drained site which is properly graded to ensure rapid drainage and 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. (4) The park shall be at least 10 acres in size, with 200 feet of frontage on a public road. B. Mobile home lot. Each mobile home park shall be marked off into lots. Each mobile home lot shall have a total area of not less than 6,000 square feet except as provided in Subsection J herein. C. Mobile home. (1) No mobile home shall be parked or otherwise located nearer than a distance of: (a) At least a mean distance of 30 feet to another mobile home in any direction. (b) At least 50 feet to the park property line. (c) At least 100 feet to the right-of-way line of public street or highway; except where adequately screened by natural vegetation or topography, this setback may be waived to 50 feet. (d) At least 20 feet to the nearest edge of any roadway location within the park. (2) Only one mobile home shall be permitted to occupy any one mobile home lot. (3) Any mobile home in excess of 18 feet in width or wider than 50% of its entire length must occupy two mobile home lots as defined previously. (4) Each mobile home must be provided, within 60 days of utility hook-ups, with perimeter skirting to hide all wheels, chassis, and other related accessories under the home. D. Mobile home stand. (1) Each mobile home lot shall have a mobile home stand which will provide for the practical placement on and removal from the lot of both the mobile home and its related accessory structures, and the retention of the home on the lot in a stable condition. (2) The stand shall consist of materials of the manufacturer's specifications for installation of units. (3) The stand shall be constructed of an appropriate nonporous material which is durable and adequate for the support of the maximum anticipated loads. (4) The stand shall be suitably graded to permit rapid surface draining. E. Accessibility. (1) Each mobile home park shall be directly accessible from an existing public highway or street. (2) Where a mobile home park has more than 25 mobile home lots, two points of entry and exit shall be provided, but in no instance shall the number of entry and exit points exceed four. (a) Such entrances and exits shall be designed and strategically located for 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) All entrances and exits shall be at right angles to the existing public highway or street. (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 mobile homes attached. (3) Each park shall have improved streets to provide for the convenient access to all mobile home lots and other important facilities within the park. Streets shall be improved with a minimum twelve-inch gravel base and a topping of all-weather dustless material. (a) The street system shall be so designed to permit the safe and convenient vehicular circulation within the park. (b) Streets shall be adapted to the topography and shall have suitable alignment and gradient for traffic safety. (c) All streets shall intersect at an angle between 80° and 90°. (d) All streets shall have a minimum cartway width of 24 feet. (e) Except in cases of emergency, no parking shall be allowed on such streets. (4) An all-weather, dustless driveway shall be provided for each mobile home lot. This driveway shall have a minimum width of 10 feet. F. Parking. (1) Two off-street parking spaces shall be provided on each mobile home lot. The parking spaces shall be surfaced with an all-weather, dustless material. Each parking space shall have a minimum width of 10 feet and a minimum length of 20 feet. This requirement is satisfied if there are two off-street parking spaces available in the driveway area. (2) Additional off-street parking spaces shall be provided at strategic and convenient locations. (a) There shall be one such parking space for each two mobile home lots within the park. (b) Such parking shall be provided in spaces at 10 feet by 20 feet and shall provide an additional 150 square feet for adequate maneuvering space. G. Utilities and service facilities. (1) The following utilities and service facilities shall be provided in each mobile home park, which shall be in accordance with the regulations and requirements of the New York State Department of Health and the Sanitary Code of New York State. (a) A storm drain plan designed to convey all stormwater into natural watercourses and to maintain the park area free from standing pools of water. (b) An adequate supply of pure water for drinking and domestic purposes shall be supplied by pipes to all mobile home lots and buildings within the park to meet the requirements of the park. Each mobile home lot shall be provided with proper water connections. (c) Each mobile home lot shall be provided with a sewer, which shall be connected to the mobile 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 sewer or central private system so as not to present a health hazard. Sewer connections in unoccupied lots shall be so sealed as to prevent the emission of any odors and the creation of breeding places of insects. (d) Garbage and rubbish shall be stored in receptacles with tight-fitting lids and shall be collected and disposed of as frequently as may be necessary. Such cans shall be screened by opaque fencing and/or plantings. (2) Unless adequate commercial laundry facilities are available within three miles of the park, laundry facilities shall be provided at a strategic location or locations for the convenience of the occupants of the mobile homes. Such facilities shall be equipped with at least one washing machine and one dryer per 10 mobile home lots. Such facilities shall be housed in a permanent structure or structures which shall be adequately lighted, heated, ventilated, and sanitarily maintained. (3) Other 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 of the park in a clean, sightly, and sanitary condition. (4) Each mobile home lot shall be provided with weatherproof electric service connections and outlets which are of a type approved by the New York State Board of Fire Underwriters. H. Open space. (1) Each mobile home park shall provide common open space for the use of the occupants of such park. (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. (3) Such open space shall be reasonably level, usable space and provided with standard playground equipment, or other appropriate recreational equipment. I. Landscaping. (1) Lawn and ground cover shall be provided on those areas not used for the placement of mobile homes and other buildings, walkways, roads, and parking areas. (2) Planting shall be provided to the extent needed in order to provide for the screening of objectionable views, adequate shade, and a suitable setting for the mobile homes and other facilities. (a) Screen plantings shall be provided to screen objectionable views. Views which shall be screened include laundry facilities, garbage storage areas, and collection areas. (b) Other plantings shall be provided along those areas within the park which front upon existing public highways, streets, and adjacent properties to reduce glare and provide pleasant outlooks for the living units. (3) Grass or ground cover shall be provided on all areas subject to erosion. J. Bonuses. The minimum lot area may be reduced by the Planning Board from 6,000 square feet to 5,000 square feet if the park developer agrees to put all utilities underground (including electrical and telephone), and to install a central fuel system (if natural gas is to be used), and to establish a landscaping plan designed to enhance the mobile home park and the surrounding community.