A.
Conditional use. Mobile home development may be allowed as a conditional use in MHD, R-100 and R-125 Residential Districts by the Board of Supervisors pursuant to public hearing as per § 150-99 and subject to the standards in Article XXV and subject to the following regulations:
(1)
The tract of land to be developed shall be in one
ownership or shall be the subject of an application filed by the owners
of the entire tract, and it shall be agreed that the tract shall be
developed under single direction and in the manner approved.
(2)
Any area to be used as a mobile home development must
have a minimum developable area of 10 contiguous acres of land.
(3)
Every area to be used as a mobile home development
must be served by public sewer and public water.
(4)
Any site proposed for a mobile home development shall
be free from adverse influence by swamps, marshes, garbage or rubbish
disposal area and other potential breeding places for insects or rodents.
(5)
Any site proposed for a mobile home development shall
not contain wetlands or be subject to flooding.
(6)
Any site proposed for a mobile home development shall
not be subject to any hazard or nuisance, such as excessive noise,
vibration, smoke, toxic matter, radiation, heat, odor or glare.
(7)
Any site proposed for a mobile home development shall
be accessible to essential community facilities and services such
as employment center, shopping center, schools, and police and fire
protection.
(8)
Access. Plans evidencing provision for safe and efficient
ingress and egress to and from the public streets and highways servicing
the mobile home development district without causing undue confusion
or interference with the normal traffic flow shall be submitted to
the Board of Supervisors and must be approved by the Township Engineer,
who shall make the determination by concerning himself with the adequacy
of the thoroughfare to carry the additional traffic generated by the
mobile home development, as well as to the street frontage of the
proposed project.
B.
No-impact home-based business, as defined in § 150-9; provided that the permission for such use granted herein shall not supersede any deed restriction, covenant or agreement restricting the use of land, nor any master deed, bylaw or other document applicable to a common interest ownership community.
[Added 8-17-2011 by Ord. No. 230]
Prior to deciding to allow or deny a mobile
home development, the Board of Supervisors shall hold a public hearing
thereon pursuant to public notice. At least 30 days prior to the date
of hearing, one copy of the development proposal shall be transmitted
to the Township planning agency and one to the Montgomery County Planning
Commission to provide these agencies an opportunity to submit recommendations.
A.
Accessory uses and structures customarily incidental
to the maintenance, servicing and well-being of mobile home development
residents shall be permitted only as part of an approved development
for the site.
B.
Accessory uses on individual mobile home lots, customarily
incidental to mobile homes, shall be permitted on the individual mobile
home lots, provided that the other applicable sections of this chapter
are complied with.
A.
Lot size. Mobile home lots in a mobile home development
shall have a minimum lot size of 5,000 square feet.
B.
Density. The total number of lots in a mobile home
development shall not exceed a maximum density of five per developable
acre.
C.
Distance between structures.
(1)
Mobile homes shall be separated from each other
and from other buildings and structures at their closest points by
a minimum of 30 feet; provided, however, that said distance may be
reduced to 20 feet in the event that a wall on one unit faces a wall
of an adjacent unit which contains no principal window in a living
area.
(2)
In order to allow clustering of lots designed
to encourage flexibility in site design and preservation of natural
features and to maximize creation of and accessibility to recreation
areas, the distance between structures and minimum lot size may be
reduced up to a maximum of 20% at the sole discretion of the Board
of Supervisors.
D.
Setback from park boundary. No mobile home or accessory
use may be located closer than 60 feet to a boundary of a mobile home
development. In the event that a mobile home development abuts another
such development, this provision will not apply; however, all other
applicable setbacks prescribed herein shall apply.
E.
Setback from streets. No mobile home or accessory
use shall be located closer than 35 feet to the ultimate right-of-way
line of any public street or closer than 25 feet to the edge of the
cartway of private interior roadways in a mobile home development.
F.
Parking setback. No mobile home or accessory use shall
be located within 25 feet of any parking area with space for two or
more automobiles.
G.
Buffers. The mobile home development shall have a
permanent landscaped planting area of at least 15 feet in depth designed
for screening residential commercial and industrial uses which are
adjoining and contiguous. The buffer shall be a minimum of six feet
in height. The use of mounding shall be encouraged as a means of providing
screening, provided that their slope shall be a maximum of 3:1. In
cases where an edge(s) of a mobile home development borders natural
features which function as buffers, including but not limited to mature
woodland, severe grade changes or stream valleys, buffering may not
be required along that edge(s), at the discretion of the Board of
Supervisors. A landscaping plan shall be submitted with the final
plans, showing all pertinent information including the location, size
and species of all trees and shrubs to be preserved or planted.
H.
Groups or clusters of units, so placed as to create
interior spaces and courtyards, shall be incorporated whenever feasible.
I.
Direct end-to-end exposure of mobile home units is
prohibited.
J.
Gridiron layouts and street patterns, unrelated to
the topography of the site, are prohibited.
K.
The location of all mobile home developments shall
be protected against any undesirable off-site views or any adverse
influence (such as heavy commercial or industrial use, heavy traffic
or brightly lighted activities) from adjoining streets and areas.
L.
Common areas.
(1)
At least 20% of the developable site area of
the mobile home development must be in common space, including recreation
space, space for laundry and storage facilities.
(2)
The common space shall be designed as a contiguous
area with paved pedestrian walks and visual accessibility to all residents
of the mobile home development.
(3)
Recreation areas and facilities shall be provided
to meet the anticipated needs of the residents of the development.
Not less than 10% of the developable site area exclusive of lands
within the required setback area shall be devoted to recreation. Recreation
areas shall be of a size, shape and design that is conducive to active
and passive recreation.
(4)
Service building. The structure or structures
containing the management office and other common facilities shall
be conveniently located for the use intended. Consolidation of laundry,
recreation, management and other common facilities in a single building
and location is encouraged, if the single location will adequately
serve all mobile home lots.
(5)
Maintenance. After the successful completion
of the development, provisions acceptable to the Township Board of
Supervisors and Solicitor for the maintenance and/or ownership of
the common open space, service and recreational facilities shall be
established.
M.
Arrangement of structures and facilities. The tracts,
including mobile home stands, patios, structures and all tract improvements,
shall be organized in relation to topography, the shape of the plot
and the shape, size and position of structures and common facilities.
Special shall be given to new mobile home designs and to common appurtenances
that are available.
N.
Adaption to tract assets. The mobile home unit shall
be fitted to the terrain with a minimum disturbance of the land. Existing
trees and shrubs, rock foundations, stream courses and banks and other
natural features of the tract shall be preserved.
P.
Ground cover requirement. Exposed ground surfaces
in all parts of every mobile home development shall be paved or covered
with stone screening or other solid material or protected with a vegetative
growth that is capable of preventing soil erosion and the emanation
of dust during dry weather.
Q.
Lighting facilities. Lighting facilities shall be
provided as needed and arranged in a manner which will protect the
mobile home development residents, neighboring properties and adjacent
highways from unreasonable direct glare or hazardous interference
of any kind. Lighting facilities shall be required where deemed necessary
by the Board of Supervisors for the safety and convenience of the
mobile home development.
A.
Standards. All applicable standards for streets and
roads, contained in the Worcester Township Land Subdivision Regulations,
and as subsequently amended,[1] shall be adhered to in mobile home developments. In those
developments wherein the roads are to be maintained by the developer
as private internal roadways, cartway construction and width standards
shall be enforced.
B.
Access limitations. No mobile home lot shall have
direct access to any street, except in those mobile home developments
wherein the lots are for sale. In such cases, mobile home may have
direct access only onto minor internal streets. In no case shall direct
access from a mobile home be permitted onto the street(s) off which
the mobile home development gains primary access.
A.
Spaces required. Two paved off-street parking spaces shall be provided for each mobile home. Such spaces may be in a common parking facility, provided that parking areas contained therein are within 100 feet of the mobile home lots for which they are intended. All parking shall be in accordance with the applicable provisions of Article XXII.
B.
Landscaping; required green areas. Ten percent of
all paved parking area on each lot shall be devoted to green areas
which must be interspersed within the paved parking areas to channel
traffic or divide parking areas. The green areas required by this
section shall not constitute a portion of any green area otherwise
required by this chapter or any other ordinance or regulation of the
Township. The exact design and location of the green areas required
by this section shall be disclosed on a development or subdivision
or other similar plan and be permanently maintained as such.
A.
Water supply. An adequate supply of public water shall
be provided for mobile home developments, service buildings and other
accessory facilities.
B.
Underground utilities. All electric, natural gas,
telephone and any other utility lines shall be placed underground
in all mobile home developments.
[Added 9-15-1993 by Ord. No. 133]
In addition to the uses otherwise permitted by this article, a municipal use, as defined in Article III, shall also be permitted.
