The following regulations shall apply to mobile home parks or
developments:
A. Arrangement of structure and facilities. The tract, including mobile
home stands, patios, other dwellings and structures and all tract
improvements shall be organized in relation to topography, the shape
of the plot and common facilities. Special attention shall be given
to new mobile home designs and to common appurtenances that are available.
B. Adaption to tract assets. Each mobile home unit or other dwelling
or structure shall be fitted to the terrain with a minimum disturbance
of the land and a minimum elevation difference between the floor level
of the unit and the ground elevation under it. Existing trees and
shrubs, rock formation, streams, floodplains, steep slopes and other
natural features of the tract shall be preserved to the maximum extent
practical. Favorable views shall be emphasized by the plan.
C. Courts and spaces. Groups or clusters of units, so placed as to create
interior spaces and courtyards, shall be incorporated whenever feasible.
D. Orientation. Mobile homes are encouraged to be arranged in a variety
of orientations and are strongly encouraged to have many units with
their long sides facing the street rather than their ends, in order
to provide variety and interest.
E. Street layout. Street patterns unrelated to the topography of the
site are to be avoided.
F. Roadways.
(1) Standards. All Township standards for the construction of streets
contained in this chapter shall be adhered to for all public streets
in and abutting mobile home developments. In those developments wherein
the streets are to be maintained as private internal roadways, owned
and maintained by the mobile home park operator or owned and maintained
in common by the residents/owners of the individual lots, the standards
shall be as follows:
(a)
Right-of-way. There shall be an equivalent right-of-way, as
defined herein, reserved along those streets which are designed to
function as feeder or collector streets, and which connect major exterior
roadways, form major loops, traverse the development or provide major
or important access to adjacent parcels. No equivalent right-of-way
is required on other streets. On those streets where an equivalent
right-of-way is required, parallel parking may be permitted, but perpendicular
or angle parking is not permitted.
(b)
Pavement. Pavement width of all residential streets serving
as access to mobile home lots shall be not less than 26 feet, except
that this may be reduced to not less than 20 feet on a street serving
as access to no more than 10 mobile home lots where parking is prohibited
along the road and off-street visitor parking is provided in common
areas within 300 feet of all dwelling units at a rate of 0.3 space
per mobile home.
(c)
Grades. Gradients on all residential streets shall not exceed
10%.
(d)
Cul-de-sac. A paved turnaround area with a minimum radius of
40 feet shall be provided at the closed end of any cul-de-sac road
serving as a sole access to four or more mobile home lots. No permanently
closed cul-de-sac street shall exceed 500 feet in length or serve
as the only access to more than 20 mobile home lots.
(e)
Mobile home roadways must comply with any Township street design standard not modified by this Subsection
F.
(2) Access limitations. Mobile home lots may have direct access only
onto streets internal to the development. Direct access from a mobile
home lot shall not be permitted onto the streets surrounding the mobile
home park.
(3) Conversions. Any road built as a private road and later proposed
for conversion to a public road shall be brought up to the applicable
standards for public streets prior to being ordained as a public way,
unless this requirement is waived by the Board of Supervisors subsequent
to determining that compliance with the requirement would have a negative
effect on the mobile home park.
G. Pedestrian circulation.
(1) General requirements. All mobile home developments shall provide
safe, convenient, all-season pedestrian walkways of adequate width
for intended use, durable and convenient to maintain between individual
mobile homes, mobile home development, all-community facilities provided
for the residents and off-site pedestrian traffic generators, such
as schools, bus stops, commercial centers, etc. These pedestrian walkways
may parallel vehicular roadways, where they shall only be required
on one side, or they may form a separate but coordinated system away
from streets. Walkways must be provided wherever pedestrian traffic
is concentrated and where school children congregate, but may be waived
elsewhere if the applicant successfully demonstrates a lack of need.
(2) Common walk system. Where a common walk system is provided and maintained
between locations, such common walks shall have a minimum width of
five feet. Where these walks parallel roadways they shall be separated
from the road pavement by a distance of at least four feet.
(3) Individual walks. All dwellings shall be connected to common walks
or to streets or to driveways or parking spaces connecting to a paved
street. Such individual walks shall have a minimum width of three
feet.
H. Parking.
(1) Spaces required. Two paved off-street parking spaces shall be provided
for each dwelling on the same lot therewith. Parking for any commercial
or other nonresidential use shall follow the requirements otherwise
applicable for such uses.
(2) Common parking areas.
(a)
Aisle width. Where common parking facilities are to be used,
no parking aisle will be less than 22 feet in width.
(b)
All parking areas shall conform to §
142-35 herein.
In addition to any requirements of the Township Zoning Ordinance,
the following regulations shall also apply:
A. Arrangement and recreation.
(1) Arrangement. The common space shall be designed as a contiguous area
unless the applicant demonstrates to the satisfaction of the Board
of Supervisors that two or more separate areas would be preferable.
The open space shall also have easily identifiable pedestrian and
visual accessibility to all residents of the mobile home park, although
all units do not have to abut the common open space.
(2) Recreation. Recreation areas and facilities shall be provided to
meet the anticipated needs of the residents of the mobile home park.
Not less than 25% of the required open space area exclusive of lands
within the required buffers shall be devoted to recreation. Recreation
areas should be of a size, shape and topography that is conducive
to active and passive recreation.
B. Buffers.
(1) General requirements. Along all exterior property boundary lines a permanent buffer shall be provided in accordance with §
142-42G herein.
(2) Existing buffers. In cases where the property line of a mobile home
development occurs along natural features which function as buffers,
including but not limited to mature vegetation, significant grade
changes or stream valleys which are likely to be permanently preserved,
buffering may be waived along that property line upon approval of
the Board of Supervisors upon recommendation of the Township Planning
Commission.
(3) Buffer landscape plan. A landscaping plan shall be submitted in accordance with Article
IV of this chapter, with the final plans showing all pertinent information, including the location, size and species of all individual trees and shrubs to be preserved or planted or alternately the general characteristics of existing vegetation masses which are to be preserved.
C. Drainage considerations. The standards and requirements contained in Article
IV herein shall be complied with.