Mobile home parks are permitted in the R-4 Multifamily
Residential District as a use by special exception. The creation of
a mobile home park is a type of land development, and the approval
of the creation of a mobile home park shall be as provided for by
this chapter. Mobile home parks shall be designed and constructed
in conformance with the standards and requirements of this article.
Where these standards and requirements differ from applicable local,
state, or federal codes or ordinances, the more restrictive provision
shall apply.
A.
A tract to be developed as a mobile home park shall
satisfy the following requirements:
(1)
Minimum lot area: five acres.
(2)
Minimum lot width at street line: 250 feet.
(3)
Minimum lot width at building line: 250 feet.
(4)
Minimum setback from street right-of-way: 50 feet.
(5)
Minimum setback from perimeter of the tract for all
buildings and mobile home units: 50 feet.
(6)
Maximum percentage of impervious surface: 45%.
(7)
Minimum common open space: 30%.
B.
Each mobile home unit within a mobile home park shall
be situated on a leased lot which shall satisfy the following requirements:
C.
No portion of a mobile home unit or attached accessory
structure shall be located within 20 feet of any other mobile home
unit or any structure attached to a mobile home unit.
D.
No portion of a mobile home unit or attached accessory
structure shall be located within 50 feet of any service building.
No permanent addition shall be built onto or become part of any mobile
home except in accordance with all applicable state and local laws,
ordinances, and regulations.
E.
The gross density of the mobile home park shall not
exceed 6.0 units per acre.
F.
No mobile home unit, attached structure, or structure
accessory to a mobile home unit (which is not used by or common to
all residents of the mobile home park) shall exceed 25 feet in height,
with the exception of permitted television antennas.
G.
Under no circumstances shall mobile home units be
stacked.
H.
For each mobile home unit, there shall be a minimum
of two off-street parking spaces, provided either on the same leased
lot as the mobile home unit or in a common parking area conveniently
accessible to the unit(s) served.
Each mobile home shall be secured to its site
as follows:
A.
Each mobile home unit shall be placed upon a level
concrete pad having a minimum thickness of six inches and a minimum
of six tie-down rings by which the mobile home shall be secured to
said pad. The length and width of the concrete pad shall be equal
to the length and width of the mobile home to be placed thereon.
B.
Foundations shall be supported from below the frost
line.
C.
The wheels and hitch shall be removed from the mobile
home unit once it is located upon its foundation.
D.
Metallic or vinyl skirting shall be provided between
the bottom edge of the mobile home unit and the top edge of the concrete
pad. Such skirting shall be designed to permit access to the undercarriage
of the mobile home unit as may be needed for inspection, maintenance,
and repair of the unit. Said skirting shall be sufficiently secure
as to prevent the space between the pad and the unit from accumulating
blown debris and harboring vermin.
E.
Each mobile home unit shall be anchored to its foundation
prior to the occupancy or other use of said unit, or within seven
days of being placed upon said foundation, whichever is soonest. The
anchoring system shall be designed to be secure against wind velocity
up to at least 90 miles per hour.
A.
All mobile home parks shall be provided with an interior
system of private, undedicated streets in compliance with the following
requirements:
(1)
Streets shall be designed and constructed to the standards
required for public streets by this chapter and other ordinances of
the Township. All streets shall have curbs on both sides of the cartway.
(2)
The interior street system shall provide vehicular
access to all mobile home units and to all common areas and buildings
in the mobile home park.
(3)
The interior street system shall be the sole means
of access to the public street network for all mobile home units.
No lot supporting a mobile home unit within a mobile home park shall
have direct vehicular access to the public street network.
(4)
No parking shall be permitted along the interior streets. Parking for the residents of the individual mobile home units may be located upon the leased lot where such unit is located. If this is not provided, such parking must be provided in a lot separate from the interior streets and located so as to be convenient for the residents served. In addition to the parking required above by § 190-46H, visitor parking shall be provided in the ratio of one parking space for every four mobile home units. Such visitor parking must be provided in a parking lot separate from the interior streets.
(5)
All interior streets shall be maintained by the operator
of the mobile home park.
B.
In addition to an interior street system, walkways
or sidewalks for pedestrian circulation shall be provided. Sidewalks
shall provide convenient pedestrian access to all mobile home units
and to all common areas and buildings available to the residents of
the mobile home park.
A.
A community well serving the entire mobile home park
or connection to public water supply is required.
B.
A community sanitary sewage disposal system shall
be provided to serve the entire mobile home park. Such system shall
be in conformance with all applicable regulations of the Pennsylvania
Department of Environmental Protection and shall be approved by the
Township Sewage Enforcement Officer. Alternately, connection may be
made to an existing public or community system, provided that the
developer of the mobile home park has a written, notarized statement
from the operator of said system, indicating the ability of the system
to treat safety the estimated additional sewage and the willingness
of the operator to provide such service.
A.
A minimum of 30% of the lot area of the mobile home
park tract shall be reserved for permanent common open space or common
recreational facilities.
(1)
The setbacks and required yards stipulated by § 190-46A shall not be counted toward fulfillment of this requirement.
(2)
No portion of any leased lot used or intended for
use as a site for placement of a mobile home unit shall be counted
toward fulfillment of this requirement.
(3)
Lands occupied by stormwater management facilities
shall not be counted toward fulfillment of this requirement.
B.
Common open space shall be designed and improved as
necessary by the developer and shall be available for use by residents
of the mobile home park and their guests.
C.
Common open space areas shall be substantially free
of structures, except for structures designed for recreational use.
D.
No more than 50% of the common open space area required
by this sub-section shall be wetland, floodplain, or have slopes in
excess of 25%.
All portions of the mobile home park which are
not covered by impervious surfacing shall be provided with permanent
ground cover in accordance with a landscape plan. This may include
lands left in their natural state, if approved by the Township.
The following accessory uses are permitted within
mobile home parks:
A.
Administrative office serving the management of the
mobile home park.
B.
Structures accommodating services and utilities within
the mobile home park, including laundry facilities.
C.
Recreational facilities for the exclusive use of the
residents of the mobile home park and their guests.
D.
Mobile home sales and service, provided that this
activity shall occupy not more than 5% of the tract, up to a maximum
of two acres.
