[Amended 1-3-1995 by Ord. No. 1995-3]
A.
No person, firm or corporation shall construct, maintain,
or operate a mobile home park within the Borough without obtaining
a mobile home park permit.
B.
Mobile home park permit. Prior to the issuance of a mobile home park permit, a plan shall be submitted to and approved by the Borough Council and the Borough Planning Commission in accordance with the requirements and procedures of Articles V, VI and VII of this chapter regarding the preapplication consultation, preliminary plans and final record plans, and the following conditions:
(1)
Said plan shall include areas within which mobile
homes may be located, the spacing of mobile homes, open spaces and
their landscaping, off-street parking spaces, and streets, driveways,
utilities, watercourses, and any other physical features relevant
to the proposed plan.
(2)
Borough Council's public hearing. Before acting on
any preliminary mobile home park plan, the Borough Council shall arrange
for a public hearing. Such public hearing shall be held after reviewing
the recommendations, if any, of the Planning Commission, and within
20 days of receipt of the said recommendations. This hearing shall
be held according to public notice and notice of said hearing shall
be posted by certified mail to the owners of property abutting the
site and directly across an adjoining street and to any other persons
that the Council may feel to be particularly affected.
(3)
Borough Council action. The Borough Council shall
take official action on a preliminary mobile home park plan after
it has received the report of the Borough Planning Commission and
after the required public hearing. The Borough Council shall note
its action on three copies of the plans. One copy shall be returned
to the developer and two copies shall be retained for Borough use.
[Amended 1-3-1995 by Ord. No. 1995-3]
In considering and acting upon mobile home park
plans, the Planning Commission and Borough Council shall take into
consideration the public health, safety and welfare, the comfort and
convenience of the public in general and of the residents of the immediate
neighborhood in particular, and may prescribe appropriate conditions
and safeguards as may be required in order that the result of its
action may, to the maximum extent possible, further the expressed
intent of this chapter and the accomplishment of the following objectives
in particular:
A.
Traffic access. That all proposed traffic access and
ways are adequate but not excessive in number; adequate in width,
grade, alignment and visibility; not located too near street corners
or other places of public assembly; and other similar safety considerations.
B.
Circulation and parking. That adequate off-street
parking and loading spaces are provided to prevent parking in public
streets of vehicles of any persons connected with or visiting the
use and that the interior circulation system is adequate to provide
safe accessibility to all required off-street parking lots.
C.
Landscaping and screening. That all playground, parking
and service areas are reasonably screened at all seasons of the year
from the view of adjacent residential lots and streets and that the
general landscaping of the site is in character with that generally
prevailing in the neighborhood. Existing trees over four inches in
diameter measured 4 1/2 feet above the average ground level shall
be retained to the maximum extent possible.
D.
Illumination. That lighting from the installation
of outdoor flood or spot lighting and illuminated signs will be properly
shielded so that such lighting will not adversely affect any abutting
property or public street.
The park site shall be well drained and have
such grades and soil as to make it suitable for the purpose intended.
All such parks shall be planned as a unit and shall be located on
a tract of land at least 10 acres in size. The area of said site shall
be in single ownership or under unified control.
A.
All lots in any mobile home park shall be well drained
and graded to a point where mobile homes may be parked so that the
parking of the same shall result in safety to all concerned. In all
instances as much natural vegetation as is reasonably possible shall
be preserved by any mobile home park developer.
B.
Individual mobile home lots located in a mobile home
park shall contain at least 5,000 square feet of lot area and shall
not be less than 50 feet wide at the building setback line exclusive
of easements.
C.
The maximum number of mobile home lots that may be
approved in a mobile home park shall be computed by subtracting from
the total gross area a fixed percentage of 10% of said area for usable
open space and dividing the remaining 90% of the area by the minimum
lot requirements set forth above.
D.
In computing the maximum number of mobile home lots
that may be created, any lands which are located within a floodplain
area, which are subject to either periodic flooding or occasional
chronic wetness, which are occupied by public utility easements or
which have a slope in excess of 25% in such a manner as to limit their
use or prevent their use or prevent their development shall not be
considered part of the total gross area.
E.
All mobile home lots shall be given street numbers
and all park streets shall be given names. Continuations of existing
streets shall be known by the same name; but names for other streets
shall not duplicate or closely resemble names for existing streets
in the Borough.
A.
All mobile homes shall be located at least 75 feet
from any street right-of-way which abuts a mobile home park boundary
and at least 100 feet from any other boundary of the park.
B.
There shall be a minimum distance of 25 feet between
an individual mobile home and adjoining pavement of a park street
or common parking area or other common areas.
C.
All mobile homes shall be separated from each other
and from other buildings by at least 20 feet.
A.
Park access. Access to mobile home parks shall be
designed to minimize congestion and hazards at the entrance or exit
and allow free movement of traffic on adjacent streets. Each mobile
home park shall be provided with at least two points of ingress and/or
egress and a distance of at least 150 feet shall be maintained between
center lines of access streets.
B.
Lot access. All mobile home parks shall be provided
with safe and convenient paved access streets to and from each and
every mobile home lot. Alignment and gradient shall be properly adapted
to topography.
C.
Streets. All streets within any mobile home park shall
have a minimum right-of-way width of 50 feet, a minimum cartway width
of 36 feet, and a minimum pavement width of 24 feet, except that one-way
streets shall have a minimum cartway width of 28 feet and a minimum
pavement width of 12 feet. All streets shall be paved in accordance
with Borough specifications and shall be kept in good repair.
D.
Intersections. Not more than two streets shall intersect
at any one point and a distance of at least 150 feet shall be maintained
between center lines of offset intersecting streets.
[Amended 1-3-1995 by Ord. No. 1995-3]
A.
Paved off-street parking areas shall be provided in
all mobile home parks for the use of park occupants and guests. Such
areas shall be furnished at the rate of at least two vehicular parking
spaces for each mobile home lot.
B.
Each off-street parking space shall contain at least
300 square feet and shall not exceed a distance of 300 feet from the
mobile home lot that it is intended to serve.
A.
Water distribution. All mobile home parks shall provide
to each separate mobile home lot line a continuing supply of safe
and potable water as approved by the State Department of Environmental
Protection.
B.
Sewage disposal. All mobile home parks shall provide
to each separate mobile home lot a connection to a centralized sanitary
sewage disposal system which shall be approved by the State Department
of Environmental Protection.
C.
No mobile home park permit shall be issued until the
sewage disposal and water distribution systems for the mobile home
park have been approved by the State Department of Environmental Protection.
Pollution of any natural watercourse shall be prohibited.
A.
All mobile home parks shall provide not less than
10% of the total land area for usable open space purposes. Usable
open space shall be so located as to be free of traffic hazards and
should, where the topography permits, be centrally located and easily
accessible to all park residents.
B.
Exposed ground surfaces in all parts of every park
shall be paved, or covered with stone screenings, and other solid
material, or protected with a vegetation growth that is capable of
preventing soil erosion and the emanation of dust during dry weather.
C.
Park grounds shall be maintained free of vegetation
growth which is poisonous or which may harbor rodents, insects, or
other pests harmful to man.
A suitably screened or landscaped buffer strip
at least 10 feet wide, approved by the Commission, shall be provided
by the developer along all of the property and street boundary lines
separating the park from adjacent uses.
A.
General requirements. All parks shall be provided
with safe, convenient, all season pedestrian walks of adequate width
for intended use, durable and convenient to maintain, between individual
mobile home lots, the park streets and all community facilities provided
for park residents. Sudden change in alignment and gradient shall
be avoided.
B.
Common walk system. A common walk system shall be
provided and maintained between locations where pedestrian traffic
is concentrated. Such common walks shall have a minimum width of four
feet.
C.
Individual walks. All mobile home lots shall be connected
to common walks, to paved streets, or to paved driveways or parking
spaces connecting to a paved street. Such individual walks shall have
a minimum width of two feet.
A.
One fire alarm box or public telephone shall be provided
for each mobile home park. The park operator shall require that a
fire extinguisher of a type approved by the Commission shall be maintained
in each mobile home and in all public service buildings under park
control.
B.
Provision shall be made by the park operator to have
garbage and waste collected at least once every week. Any refuse disposal
site proposed within the mobile home park shall be subject to the
approval of the State Department of Environmental Protection.
C.
Each mobile home lot shall be provided with a four-inch
concrete slab on a stable surface at least 10 feet by 18 feet in size
for use as a terrace and so located so as to be adjoining and parallel
to the mobile home. Such slab shall contain an electrical outlet to
which the electrical system of the mobile home shall be connected.
D.
Individual tenants at the mobile home park may construct attached enclosures or covered patios to individual mobile homes, provided that such enclosure does not exceed the slab area noted in Subsection C, and is confined to same. Planning Commission approval shall be required for such enclosures in each case.
E.
There shall be provided in each mobile home park such
other improvements as the Commission may require whereby such requirements
shall at all times be in the best interests of the park residents.
F.
An enclosure of compatible design and material shall
be erected around the entire base of each mobile home. Such enclosure
shall provide sufficient ventilation to inhibit decay and deterioration
of the structure.
A.
No part of any mobile home park shall be used for
a nonresidential purpose, except such uses that are required for the
direct servicing and well being of park residents and for the management
and maintenance of the park.
B.
Nothing contained in this section shall be deemed
as prohibiting the sale of a mobile home located on an individual
lot and connected to the pertinent utilities.
[Amended 1-3-1995 by Ord. No. 1995-3]
The operators of existing mobile home parks
shall have six months from date of enactment of this chapter to comply
with the provisions of this chapter.
