[Added 12-8-1980 by Ord. No. 80-23]
Unless a contrary intention clearly appears,
the following words and phrases shall have, for the purpose of this
article, the meanings given in the following clauses:
A subordinate building or structure which is an addition
to or supplements the facilities provided by a mobile home, such as
awnings, cabanas, ramadas, storage structures, carports, porches,
fences, skirting or windbreaks.
A shade structure supported by posts or columns and partially
supported by a mobile home installed, erected or used on a mobile
home lot.
A shade structure supported entirely by columns or posts
and not attached to or supported by a mobile home or structure.
A shade structure supported wholly by the mobile home or
building to which it is attached.
An awning or shade structure for a vehicle or vehicles, which
may be freestanding or partially supported by a mobile home.
A parcel or parcels of land or an area of water or a combination
of land and water within a development site, designed and intended
for the use or enjoyment of residents of the planned residential development,
not including streets, off-street parking areas and areas set aside
for public facilities. Common open space shall be substantially free
of structures but may contain such improvements as are appropriate
for the recreation of residents and as are set forth in the development
plan as finally approved by the Board. The common open space shall
be exclusive of any land designated by the state, county or any other
governmental agency for future acquisition for highway use.
[Amended 5-9-1983 by Ord. No. 83-7]
The person who owns or has charge, care or control of the
mobile home development.[1]
Includes only an office for conducting the business of the
mobile park owner related solely to the rental of lots for mobile
homes, the rental or sale of those mobile homes and a self-service
laundry.
A minor private way used by vehicles and pedestrians on a
mobile home lot or common access to a small group of lots or common
facilities.
A vested or acquired right to use land, other than as a tenant,
for a specific purpose, such right being held by someone other than
the owner who holds title to the land.
The overhead or underchassis feeder conductors, including
the grounding conductor, together with the necessary fittings and
equipment, or a power supply cord listed for mobile home use, designed
for the purpose of delivering energy from the source of electrical
supply to the distribution panelboard within the mobile home.
A vertical structure or enclosure designed as a barrier and
erected as a freestanding unit.
Any device at the mobile home stand designed for the purpose
of securing a mobile home to the ground.
The total area reserved for exclusive use of the occupants
of a mobile home and fronting along a public or private street right-of-way.
[Amended 5-9-1983 by Ord. No. 83-7]
A line bounding the lot as shown on the accepted plot plan.
A single-family detached dwelling transportable on its own
wheels intended for permanent occupancy, contained in one unit, or
in two or more units designed to be joined into one integral unit
capable of again being separated for repeated towing, which arrives
at a site complete and ready for occupancy, except for minor and incidental
unpacking and assembly operations, and constructed so that it may
be used without a permanent foundation.
A mobile home development and related facilities, including
the mobile homes and all residents within the development.
A parcel of land in a mobile home park provided with the
necessary utility connections and other appurtenances necessary for
the erection thereon of a single mobile home, which is leased by the
park owner to the occupants of the mobile home erected on the lot
and which fronts along a private or public street right-of-way.
[Amended 5-9-1983 by Ord. No. 83-7]
A tract or parcel (or contiguous parcels) of land under single
ownership which has been so designated and improved that it contains
two or more mobile home lots available to the greater public for rent
and the placement thereon of mobile homes for nontransient occupancy.
All of the electrical wiring, fixtures, equipment and appurtenances
related to electrical installations within a mobile home park or subdivision,
including the mobile home service equipment.
The outline of the actual mobile home, including the paved
portion of any outdoor living area. Proposed or anticipated structural
additions to a mobile home, such as carports, cabanas or attached
storage areas, shall be considered part of the mobile home stand.
A concrete pillar 12 to 16 inches in circumference usually
placed three feet deep in the ground and used for support of mobile
homes.
An outside walking area having the floor elevated more than
eight inches above grade.
A private way which affords principal means or access to
abutting individual mobile home lots and convenience center. Community
management shall be responsible for the maintenance of all private
streets.
Panels specifically designed for the purpose of screening
the underside of a mobile home by forming an extension of the vertical
exterior walls for the mobile home and covering the entire distance
between the bottom of the exterior walls and the ground elevation
below.
A structure located on a mobile home lot which is designed
and used solely for the storage and use of personal equipment and
possessions of the mobile home occupants.
Any device designed for the purpose of anchoring a mobile
home to ground anchors.
A vertical wall structure designed and erected as a freestanding
unit, the vertical surface of which is not more than 50% open.
[1]
Editor's Note: The definition of "community
system (water or sewage)," which immediately followed this definition,
was repealed 5-9-1983 by Ord. No. 83-7.
All mobile home parks, where permitted, shall
conform to the following standards as well as to other applicable
standards in this Subdivision Ordinance.
A.
Ownership and control. All mobile home parks shall
be planned as a unit, and each mobile home park shall be in single
ownership and control.
B.
General layout.
(1)
All mobile parks shall be laid out with due consideration
to slopes and other natural features. Natural drainageways will in
no way be impaired by development. Streets should run, where possible,
with the contours of the land. Efforts should be made to lay out the
mobile home park in other than grid patterns so that long sight distances
may be avoided.
(2)
The objectives of a mobile home park shall be as follows:
(a)
To develop the site in a manner which preserves
the natural inherent livability features of the site.
(b)
To achieve a careful blending between the exterior
design of the mobile home unit and the landscape design of the site.
(c)
To avoid the conventional practice of straight-grid-patterned
streets with units placed at monotonous slant angles.
(d)
To permit flexibility in lot layout, lot size
and design.
(3)
Public water and sewers must be provided.
[Added 5-9-1983 by Ord. No. 83-7]
Site layout shall be as follows:
A.
Mobile homes placed on individual lots are encouraged
to be placed off-center on the lots, so as to provide a large usable
open yard space and outdoor living area in one section of the lot.
B.
Groups or clusters of units, so placed as to create
interior spaces and courtyards, shall be incorporated whenever feasible.
C.
Mobile homes are encouraged to be arranged in a variety
of orientations and are strongly encouraged to have many units with
their long axes east-west, offering south exposure to their longest
wall and roof areas, and to provide variety and interest. Site layout
shall be designed to ensure that mobile home units are offset to block
long uninterrupted vistas between the units.
D.
When topographic conditions make street orientation
for good solar orientation of units difficult or undesirable, lots
should be laid out so that units can be oriented to the south to the
greatest extent possible.
A.
General.
(1)
Access to mobile home parks shall be designed to minimize
congestion and hazards at the entrance and exit and allow free movement
of traffic on adjacent public roads. At least two points of egress
shall be provided. The second point of access, when provided for emergency
purposes only, may traverse open space, grass, etc. Exception to this
standard may be permitted when main entrance to developments are designed
with one-way ingress and egress points.
(2)
The overall circulation system should be designed
to create a functional circulation pattern for safe and convenient
access not only for pedestrians but for vehicles as well. The primary
concern should be as follows:
(a)
To create a separation of automobile and pedestrian
circulation through a hierarchy of entrance, secondary, primary and
walkway systems.
(b)
To create efficient and safe connections with
the existing road systems of the municipality in order to ensure proper
ingress and egress to and from the development.
(c)
To minimize auto intrusion into neighborhood
unit.
(d)
To encourage curvilinear road systems with flowing
horizontal and vertical alignments, designed for slow-moving vehicles.
(3)
In mobile home parks, where units will be sited with
the long axis perpendicular to the streets, streets should run in
a north-south direction to the greatest possible extent.
(4)
In mobile home parks where the units will be sited
with the long axis parallel to the street, streets should run in an
east-west direction to the greatest possible extent.
(5)
The street design should discourage the unnecessary
removal of trees or open space or that which will create erosion because
of poor location which generates too much runoff.
B.
Classification of streets.
(1)
New residential streets in a mobile home park may
be classified as follows:
(a)
Entrance road. This road shall provide direct
access to public streets and shall be designed to allow free movement
of traffic on such adjacent public streets.
(b)
Secondary residential road. This road should
be designed to conduct traffic to and from common parking areas and
individual lots.
(c)
Primary residential road. The function of this
street is to conduct traffic between secondary and collector roads.
Residential lots are discouraged from having frontage on these roads.
These streets should be prohibited from providing access to other
developments.
(2)
No parking shall be permitted on the entrance street
for a distance of 100 feet from its point of beginning.
(3)
Entrances may be focused on community buildings, facilities
or natural features rather than on residential living areas.
C.
Street intersections.
(1)
Multiple intersections involving junction of more
than two streets or driveways shall be avoided.
(2)
Streets entering opposite sides of any street should
be laid out either directly opposite one another or with a minimum
offset of 150 feet between their center lines.
(3)
Streets shall be laid out so as to intersect as nearly
as possible at right angles, and no street shall intersect any other
street at less than 60°.
D.
Rights-of-way and cartway widths.
(1)
The following table is a general guide to the dimensional
standard for the various classifications of the above streets:
[Amended 5-9-1983 by Ord. No. 83-7]
|
Right-of-Way
|
Cartway
|
Curb or
| |||
|---|---|---|---|---|---|
|
(feet)
|
(feet)
|
Gutter
|
Sidewalk
| ||
|
Entrance road
|
40
|
28
|
Curb
|
Optional
| |
|
Secondary road
|
30
|
24
|
Rolled gutter
|
Optional
| |
|
Primary road
|
40
|
28
|
Curb
|
Mandatory
| |
(2)
Adequate width to provide utilities, drainage facilities,
landscaping and grading shall be required.
(3)
Roads serving modules of six units or less may reduce
the paved area to a minimum width of 22 feet.
E.
Street grades. The maximum street grades, wherever
feasible, shall not exceed the following:
(1)
Entrance road: 6%. At any intersection this grade
shall not be greater than 4%.
(2)
Secondary road: 8%. Short lengths with a maximum grade
of 12% may be permitted, provided that traffic safety is assured.
(3)
Primary road: 6%. Short lengths with a maximum grade
of 10% may be permitted, provided that traffic safety is assured.
F.
Culs-de-sac. The provisions for culs-de-sac shall
be regulated by the standards set forth in the Subdivision Code. The
Planning Commission may recommend modification of these standards
when the physical characteristics indicate a need for such modifications.
G.
Sidewalks/walkways.
(1)
Sidewalks shall be provided in locations where pedestrian
traffic is concentrated, for example, to the entrance and to the office
and other important facilities. Walkways shall preferably be through
interior areas removed from the vicinity of streets.
(2)
Width, alignment and gradient of walkways shall be
appropriate for safety, convenience and appearance and shall be suitable
for pedestrian use and for the circulation of small-wheeled vehicles
such as wheelchairs, baby carriages and service carts.
(3)
Width shall generally be at least four feet for common
walks. Individual walks to units may be reduced to three feet.
(4)
Sudden changes in alignment and gradient shall be
avoided.
(5)
Walks shall not be used as drainageways.
H.
Driveways.
(1)
Driveways shall be provided on the individual mobile
home lot where necessary for convenient access to the mobile home
stand. Where units are clustered and using common parking areas, lots
are not required to provide individual driveways.
(2)
The driveway designed to serve a single mobile home
lot shall be a full-width driveway, a minimum of eight feet wide.
If it is used as a walk, it shall be a minimum of 10 feet wide.
[Amended 5-9-1983 by Ord. No. 83-7]
(3)
The entrance shall have a minimum radius of five feet
for adequate safe and convenient ingress and egress.
I.
Parking standards.
(1)
Off-street parking spaces shall be provided in sufficient
number to meet the needs of the occupants of the development and their
guests. Each unit shall be provided with a minimum of two off-street
parking spaces, plus an additional car space for each four lots to
provide for guest parking.
(2)
Required car parking spaces shall be located for convenient
access to the mobile home stands. At least one car space shall be
located on each lot, and the other space may be located in adjacent
parking bays.
(3)
Each parking space shall have a minimum area of 180
square feet.
(4)
Parking areas shall be designed to permit each motor
vehicle to proceed to and from the parking space without the moving
of any other motor vehicles.
(5)
Common parking areas designed for 10 or more cars
must be effectively screened from surrounding homes to produce overall
visual protection.
[Amended 5-9-1983 by Ord. No. 83-7[1]]
[1]
Editor's Note: This ordinance also repealed
former Subsection I(6), which immediately followed this subsection,
regarding parking requirements in developments designed for the elderly.
Refer to Chapter 143, Floodplain Management.
A.
General.
(1)
The use of shade trees, if deciduous and located properly
within the development, can reduce energy use during the summer months
while letting through solar radiation to glazing during the winter
season.
(2)
Mobile home lots shall have basic landscape improvements.
A reasonable amount of shade and visual relief shall be assured by
tree preservation or planting, and lawns shall be established to prevent
erosion of the soil.
(3)
Planting is required to the extent needed to provide
screening of objectionable views, adequate shade and a suitable setting
for the mobile homes and other facilities.
(4)
Each mobile home lot shall have at least one shade
tree 2 1/2 inches in caliper minimum at time of planting.
[Amended 5-9-1983 by Ord. No. 83-7]
B.
Buffer yards.
(1)
Buffer yards are required for mobile home parks along
the boundaries between the mobile home park and all adjacent tracts
and between the mobile home park and the street. Buffer yards shall
comply with the following standards:
(2)
No structure, activity or storage of materials shall
be permitted in the buffer yard; however, parking of passenger automobiles
shall be permitted in the portion of the buffer yard exclusive of
the exterior fifty-foot width.
(3)
All buffer yards shall include a dense screen planting
of trees, shrubs or other plant materials, or both, to the full length
of the lot line to serve as a barrier to visibility, airborne particles,
glare and noise. Such screen planting shall be located within the
exterior 50 feet of the buffer yard and shall be in accordance with
the following requirements:
(a)
The screen planting shall be so placed that
at maturity it will be not closer than three feet to any street or
property line.
(b)
The screen planting shall be maintained permanently,
and any plant material which does not live shall be replaced within
one year.
(c)
A clear sight triangle shall be maintained at
all street intersections and at all points where private accessways
intersect public streets.
(d)
The screen planting shall be broken only at
points of vehicular or pedestrian access.
(e)
Spacing of plantings, including staggering of
trees where practicable.
(f)
No screen planting shall be required along streets
which form mobile home park boundary lines, provided that:
(g)
Prior to the issuance of any building permit,
complete plans showing the arrangement of all buffer yards and the
placement, species and size of all plant materials and the placement,
size, materials and type of all fences to be placed in such buffer
yard shall be reviewed by the Planning Commission, after which the
Planning Commission shall certify to the Code Enforcement Officer
whether the plans are in conformance with the terms of this article.
(h)
Where no existing trees are retained along the
street right-of-way, trees should be planted at intervals of not less
than 50 feet, depending on species, and preferably in a mixture of
types rather than in a pure strand of one type.
A.
Adequate common open space constituting at least 20%
of the gross site area shall be provided to meet the needs of mobile
home residents.
B.
Mobile home spaces shall have common open space provided.
Some of this open space shall be devoted to active recreation.
C.
The type of common open space should depend upon the
composition of residents the development will accommodate. It can
be divided into two broad categories: active and passive recreation.
[Amended 5-9-1983 by Ord. No. 83-7]
D.
The minimum amount of land that shall be devoted to
active recreational facilities is 8% of the gross site area.
[Amended 5-9-1983 by Ord. No. 83-7]
A.
Outdoor collection stations shall be provided for
garbage and trash removal when individual collection is not made and
indoor storage is not provided.
B.
Collection stations shall be located so as to be separated
adequately from habitable buildings to avoid being offensive but at
the same time be convenient for both collectors and residents. The
stations shall be screened and landscaped.
A.
Mobile home stands.
(1)
A "mobile home stand" shall be defined as the outline
of the actual mobile home, including the paved portion of any outdoor
living area.
(2)
The stand shall provide for practical placement on
and removal from the lot of the mobile home and retention of the home
on the lot in a stable condition and in satisfactory relationship
to its surroundings.
(3)
The location of each mobile home stand shall be at
such elevation, distance and angle in relation to the access street
and the mobile home accessway that placement and removal of the mobile
home is practical.
(4)
The mobile home stand shall react as a fixed support
and shall, as such, remain intact without unsafe deformation and abnormal
internal movement under the weight of the mobile home due to frost
action, inadequate drainage, vibration, wind or other forces acting
on the structure.
(5)
The mobile home stand shall include provisions for
utility connections.
B.
Ground anchors and tiedowns.
(1)
Ground anchors shall be installed at each mobile home
stand prior to or when a mobile home is located thereon to permit
tiedowns of mobile homes.
(2)
Mobile homes may be permanently attached to foundations.
Stabilizing devices, piers, blocking, underpinning or other types
of support may be used.
(3)
Supports shall be provided not more than 12 feet on
centers or less beginning from the front of the mobile home stand.
Open-end spacing at the rear line of the mobile home stand shall not
exceed three feet.
(4)
Tiedown hardware shall be resistant to weathering
deterioration at least equivalent to that provided by a coating of
zinc on steel strapping of not less than 0.30 ounce per square foot
of surface coated.
(5)
Tiedowns when installed shall be capable of resisting
an allowable working load equal to or exceeding 3,150 pounds and shall
be capable of withstanding a fifty-percent overload without failure.
(6)
Unless the entire tiedown system, including ground
anchors, and the connections to the mobile home is designed by a registered
professional engineer or architect, tiedowns shall be placed as follows:
(a)
Not more than 24 feet on centers beginning from
the front line of the mobile home stand (congruent with the front
wall of the mobile home). Not more than six feet open-end shall be
provided at the rear line of the mobile home stand unless additional
ground anchors are installed.
(b)
Diagonal ties between anchors and the mobile
home shall be provided in conjunction with each vertical tiedown.
(7)
The above requirements in § 265-46B(5) and (6) may be modified where appropriate. However, they must comply with the minimum standards of local, state or federal regulations.
C.
Skirting.
(1)
The frame, axles, wheels, crawl space storage and
utility connections of all mobile homes shall be concealed from view
by skirting.
(2)
Skirting shall be of durable all-weather construction
as manufactured specially for the purpose of covering the undercarriage
area. Skirting shall be fastened in accordance with manufacturers'
instructions and provide for adequate ventilation as necessary.
All other articles, sections and subsections or other provisions of the Subdivision Ordinance, except as specifically amended by or otherwise inconsistent with this article, shall remain in full force and shall remain valid and be applicable to mobile home parks and this Article IX, except as may be further modified, amended or rescinded by the Board of Commissioners of Marple Township.
