Alden, N.Y., Code of Ordinances ch. 235 (eCode360 ed. 2026) § 235-13

A. General. Condition of soil, groundwater level, drainage and topography shall not create hazards to the property or the health or safety of the occupants. The site shall not be exposed to objectionable smoke, noise, odors or other adverse influences, and no portion subject to unpredictable and/or sudden flooding, subsidence or erosion shall be used for any purpose which would expose persons or property to hazards. B. Soil and ground cover. Exposed ground surfaces in all parts of every manufactured home park shall be paved, or covered with stone screenings or other solid material, or protected with a vegetative growth that is capable of preventing soil erosion and eliminating objectionable dust. C. Site drainage requirements. (1) The ground surface in all parts of every manufactured home park shall be graded and equipped to drain all surface water in a safe, efficient manner. (2) The Town Board may require off-site drainage systems to ensure that all drainage, storm runoff and subsurface waters are carried into approved watercourses and/or drainage systems. (3) The Town Board may further require that all off-site improvements and/or drainage systems be installed on easements to be granted to the Town of Alden and/or the entity responsible for maintenance. Where improvements are required in this fashion, a performance bond, sufficient to cover the full cost of same, may be issued by a surety or bonding company approved by the Town Board, and shall also be approved as to form, sufficiency and manner of execution. Such performance bond shall run for a term fixed by the Town Board. D. Nonresidential uses. (1) No part of any park shall be used for nonresidential purposes, except as permitted by this chapter or by the Zoning Ordinance. (2) Nothing contained in this section shall be deemed as prohibiting the sale of a manufactured home located on a manufactured home stand and connected to the pertinent utilities. E. Minimum site size and lot size. (1) The minimum site size for a manufactured home park shall contain 50 lots. (2) The manufactured home park shall be subdivided and marked off into manufactured home lots. Each lot shall have a minimum area of not less than 5,000 square feet and a minimum dimension of not less than 75 feet frontage on the access street. Individual ownership of manufactured home lots shall not be permitted. F. Separation between manufactured homes. (1) Manufactured homes shall be separated from each other and from other buildings and structures by at least 30 feet, provided that manufactured homes placed end-to-end may have a clearance of 20 feet where opposing rear walls are staggered. (2) An accessory structure which has a footprint area exceeding 25 square feet, is attached to a manufactured home or located within 10 feet of its window and has a top or roof that is higher than the nearest window shall, for the purposes of all separation requirements, be considered to be part of the manufactured home. G. Recreation areas. (1) In all parks there shall be one or more recreation areas which shall be easily accessible to all park residents. (2) The size of such recreation areas shall be based upon a minimum of 200 square feet for each lot. No outdoor recreation area shall contain less than 10,000 square feet. (3) Recreation areas shall be so located as to be free of traffic hazards and should, where topography permits, be centrally located. H. Setbacks, buffer strips and screening. (1) All manufactured homes shall be located at least 75 feet from any park property boundary line abutting a public street or highway and at least 50 feet from other park property boundary lines. (2) There shall be a minimum distance of 30 feet between an individual manufactured home and the adjoining pavement of a park walk, street or common parking area or other common areas. (3) All manufactured home parks shall be provided with screening such as attractive and well-maintained natural growth along the property boundary line separating the park and adjacent uses. I. Street systems. (1) General requirements. All manufactured home parks shall be provided with safe and convenient vehicular access to abutting public streets or roads from each manufactured home lot. Alignment and gradient shall be properly adopted to topography. (2) Access. (a) Access to manufactured home parks shall be designed to minimize congestion and hazards at the entrance or exit and allow free movement of traffic on adjacent streets. The entrance road connecting the park streets with a public road or street shall have a minimum road pavement width of 26 feet. Where the primary entrance road is more than 100 feet long and does not provide access to abutting manufactured home lots within such distance, the minimum road pavement width may be 24 feet, provided parking is prohibited at both sides. (b) All the above streets shall have, in addition to road pavement, one two-foot-wide concrete gutter at each side. (3) Internal streets. Surfaced roadways shall be of adequate width to accommodate anticipated traffic, and in any case shall meet the following minimum requirements: (a) All streets shall be 26 feet wide. (b) All streets shall be paved to a width of 26 feet plus a two-foot-wide concrete gutter along both sides of said street with stormwater receivers as necessary, in accordance with the Standard Specifications of the Town of Alden. (4) Required illumination of park systems. All parks shall be furnished with lighting units so spaced and equipped with luminaries placed at such mounting heights as will provide safe movement of pedestrians and vehicles at night. (a) All parts of the parks' street systems shall be lighted. (b) Potentially hazardous locations, such as major street intersections and steps or stepped ramps, shall be lighted. (5) Street construction and design standards. (a) Pavement. All streets shall be provided with a smooth, concrete or asphalt surface which shall be durable and well-drained under normal use and weather conditions. (b) Grades. Grades of all streets shall be sufficient to ensure adequate surface drainage, but shall be not more than 8%. Short runs with a maximum grade of 10% may be permitted, provided traffic safety is assured by appropriate paving, adequate leveling areas and avoidance of lateral curves. (c) Intersections. Within 100 feet of an intersection, streets shall be at approximately right angles. A distance of at least 150 feet shall be maintained between center lines of offset intersecting streets. Intersections of more than two streets at one point shall be avoided. J. Off-street parking. (1) Off-street driveway parking areas shall be provided in all manufactured home parks for the use of manufactured home park occupants. Such areas shall be furnished at the rate of at least two car spaces for each manufactured home lot and paved the same as the street, either concrete or asphalt. (2) Additional overflow/guest car parking spaces shall be so located as to provide convenient access to the manufactured home, but shall not exceed a distance of 200 feet from the manufactured home it is intended to serve. K. Walks. (1) General requirements. All parks shall be provided with safe, convenient, all-season concrete sidewalks that are ADA compliant. L. Landscaping. Trees and shrubs shall be provided along all walks and streets, around the recreation areas and along the outer property line at the manufactured home parks. Trees shall be planted at intervals of not less than 50 feet where feasible. M. Manufactured home installation shall be in accordance with the 2015 International Residential Code, Appendix E, Manufactured Housing Used as Dwelling, or as the same from time to time may be amended. (1) The manufactured home stand shall not heave, shift or settle unevenly under the weight of manufactured home due to frost action, inadequate drainage, vibration or other forces acting on the superstructure. (2) The manufactured home stand shall be provided with anchors and tie-downs such as cast-in-place concrete "dead men" eyelets embedded in concrete foundations or runways, screw augers, arrowhead anchors or other devices securing the stability of the manufactured home. (3) Anchors and tie-downs shall be placed at least at each corner of the manufactured home stand, and each shall be able to sustain a minimum tensile strength of 2,800 pounds.