[Added 12-18-1996 by Ord. No. 1597]
The legislative intent of this article shall
be as follows:
A.
To provide standards for the development of land for
mobile home parks.
B.
To provide better quality and greater variety in types,
design and layout of mobile home parks by enforcing uniform standards,
desirable design criteria and encouraging innovative site design approaches.
C.
To reflect the changes in technology of home building
and land development.
As used in this article, the following terms
shall have the meanings indicated:
Lots within a mobile home park shall have direct access only
onto streets internal to the development.
Every mobile home shall be anchored to the mobile home stand
where it is located prior to the unit being occupied or used in any
way. The anchorage shall be provided by eyelets embedded in the concrete
with adequate anchor plates or hooks, or other suitable means. The
anchorage shall be adequate to withstand wind forces and uplift, in
accordance with local and state building codes for buildings and structures,
based upon the size and weight of the units. Ground anchors shall
not be permitted.
That portion of a tract of land excluding the existing rights-of-way, existing public streets and floodplains as defined in Article XXVI.
A single-family detached dwelling intended for permanent
occupancy, which complies with local and state building codes and
appropriate federal agencies, and is certified by said agencies; contained
in one unit, or in two 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 can
be attached to a mobile home stand.
A parcel of land in a mobile home park improved with the
necessary utility connections and other appurtenances necessary for
the erection thereon of a single mobile home.
A parcel or contiguous parcels of land which has been so
designated and improved that it contains two or more mobile home lots
for the placement thereon of mobile homes.
The common open space shall be designed as a contiguous area
unless the applicant can demonstrate to the satisfaction of the Borough
that two or more 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 open space.
All mobile homes shall require a perimeter enclosure of a
material suitable for exterior exposure and contact with the ground.
The enclosure shall be installed in accordance with the manufacturer's
installation instructions and adequately secured to assure stability,
to minimize vibration and susceptibility to wind damage and to compensate
for possible frost heave.
A.
Mobile home parks may include single- or double-width
mobile homes but shall not include travel or motor homes.
B.
A minimum of 40% of the number of dwelling units in
a mobile home park shall consist of double-width mobile homes.
C.
Nothing in this article shall be considered to prohibit
the rental, sale or resale of a mobile home located on a mobile home
stand and connected to all utilities. Similarly, a model or display
area is permissible on a temporary basis, provided that models are
developed in accordance with all applicable regulations of this article
and that use of the models for sales or rental promotion ceases when
the project is fully developed.
A.
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.
B.
Minimum tract area. Each mobile home tract must have
at least eight acres of developable land that does not contain floodplain,
steep slopes, utility easements or wetlands.
C.
Street access. Any tract proposed for a mobile home
park shall have direct access to a collector or higher classification
street, as classified in the Subdivision and Land Development Ordinance.[1] The applicant shall provide sufficient evidence that the
street onto which the mobile home park accesses is capable of accommodating
the transport of mobile homes to the approval of the Borough Engineer.
[1]
Editor's Note: The Borough's Subdivision and
Land Development Ordinance is on file and available for inspection
or sale at Borough offices.
A.
Mobile home parks shall be developed at a density
not exceeding 4.5 dwelling units per developable acre (land exclusive
of floodplains, steep slopes, easements and street and utility rights-of-way).
B.
Road frontage. A tract of land to be used, in whole
or part, for mobile homes shall have a frontage on at least one public
street of a minimum of 150 feet.
A.
A mobile home shall not be located within 40 feet
of any tract boundaries.
B.
No building within a mobile home park shall be located
within 40 feet of the street from which the mobile home park is accessed.
C.
No more than six homes in a row shall have the same
setback; where varied setbacks are utilized, the difference shall
be at least four feet.
D.
All mobile home lots shall be a minimum area of 5,000
square feet.
E.
All mobile home lots shall be minimum of 55 feet in
width.
F.
No mobile home or accessory building shall be located
closer than four feet to the side or rear lot line of an individual
mobile home lot.
G.
All mobile home park lots shall have a minimum front
yard setback of 25 feet measured from the structure to the right-of-way.
H.
Mobile homes are encouraged to use the minimum setbacks
and to be placed off center on the lots so as to provide a large,
usable open yard space in one section of the lot.
I.
Mobile homes and roofed structures or areas attached
thereto shall be separated from each other and from other buildings
and structures at their closest points by a minimum of 20 feet; provided,
however, that whenever two mobile homes have their longest sides parallel
or essentially parallel to each other for more than 25% of the length
of either, the minimum distance between mobile homes shall be 30 feet.
The sides shall be considered parallel if they form an angle of less
than 45° when extended to intersect.
J.
The maximum coverage of any individual mobile home
by primary and accessory buildings shall be 25%.
K.
No mobile home shall exceed a height of one story
of a maximum of 20 feet.
L.
In order to allow clustering of lots designed to encourage
flexibility in site design, preservation of natural features and to
maximize creation of accessibility of recreation areas, minimum lot
width and minimum lot size may be reduced up to a maximum of 10% upon
approval of the Borough Council, provided that at least 50% of all
lots so reduced shall directly abut part of the common open space
for a distance of at least 20 feet. An area equal to that by which
each lot is reduced shall be added to the minimum common open space
specified in this section.
A.
No mobile home shall have a living space of less than
400 square feet.
B.
No mobile home shall exceed a height of one story
of a maximum of 20 feet.
C.
Each mobile home shall have an enclosure (skirting)
of compatible design and material erected around the entire base of
each mobile home. All towing hitches shall be removed from view.
D.
Provision shall be made for safe and efficient ingress
and egress to and from public streets serving the mobile home park
which will minimize congestion and interference with normal traffic
flow.
A.
Buffers. A landscaped buffer at least 15 feet in width
shall be provided along all property boundary lines, except those
that abut another mobile home park. A screen buffer shall be provided
wherever the mobile home park abuts existing residential uses or undeveloped
land zoned for residential uses, and a softening buffer shall be provided
wherever the mobile home park abuts public streets, existing commercial,
office, industrial or institutional uses or undeveloped land zoned
for such uses.
B.
A screen buffer shall consist of a row of evergreen
trees at a height of not less than six feet when planted, spaced not
more than 10 feet on center and able to attain a height of at least
20 feet at maturity. Also required is one of the following: berms
with slopes no greater than 3:1; visually opaque fencing not greater
than six feet in height; and coniferous shrubbery. Any combination
of evergreen trees, coniferous shrubs, mounding or fencing is permitted,
provided that an effective visual screen at least 15 feet in height
above the adjacent ground elevation is achieved.
C.
A softening buffer shall consist of a row of trees,
spaced not more than 25 feet on center, at least 25% of which shall
be evergreens. The evergreen trees shall be at least six feet in height
when planted and shall attain at least 20 feet at maturity. Any deciduous
tree shall be at least 1 1/2 inches in caliper and eight feet
in height when planted and shall attain a height of at least 20 feet
at maturity. These trees shall be interspersed with other allowable
components, including any other type of trees, shrubs, berms, fencing
and/or similar elements having a vertical dimension.
D.
Street boundaries shall be buffered with a single
row of deciduous trees at least eight feet in height when planted
and at least 20 feet in height at maturity, with a spacing of not
more than 40 feet on center.
E.
Existing vegetation may be substituted for part or
all of the required buffer when approved by the Borough Council.
F.
No mobile home or other building or structure shall
be located within the buffer zone.
G.
No parking or parking area shall be permitted within
the buffer zone.
H.
The buffer zone shall be continuously under the complete
control of the owner of the mobile home park and maintained by said
owner.
At least 15% of the site area of the mobile
home development must be held as common open space, as defined in
this article. No more than 1/3 of the common open space may be required
buffer area.
