The construction of a new mobile home park or
the alteration of an existing park shall be made only after the plans
have been submitted in accordance with this chapter. The plans shall
be in sufficient detail so that the following items can be properly
examined:
A. Complete park layout showing lot sizes and dimensions,
open space areas and all improvements, including streets, vehicular
parking areas, water supply location, sewer and water lines, service
buildings, sewage disposal system, lighting facilities, walkways,
refuse storage areas and disposal methods and recreation facilities.
B. Plans for providing adequate management of surface
drainage.
C. Details of the construction of the sanitary sewage
disposal system.
D. Details of the construction of the sewerage system,
including size, slope, material, manhole and cleanout construction
and location.
E. Water service information, including source.
F. Construction of service buildings showing plumbing,
heating, ventilation and other sanitary systems which are to be included.
G. Lighting facilities and electrical power line installation.
H. Anticipated number of parking spaces as would be permitted
under available land area.
The following standards shall apply to open
space and buffer treatment within a mobile home park.
A. Common open areas.
(1) Common open space areas shall be located and designed
as areas directly accessible to residents and preserving natural features.
Common open space areas should include both active recreation areas
for all age groups and, where a site includes a watercourse or hilly
or wooded areas, land which is left in its natural state.
(2) When providing the minimum amount of open space as
required by this section, no more than half of its land area may be
comprised of floodplain and slopes in excess of 25%.
(3) A minimum of 25% of the area designed for common open
space shall be outside designated floodplain areas as defined by the
Flood Insurance Rate Map dated March 12, 1982, as prepared by FEMA,
in addition to the required buffer area and shall be suitable for
active recreation. No such active recreation open space areas shall
be less than 1/2 acre in area.
(4) Open space shall contain only those structures relating
to the designated purpose for which the land has been preserved.
(5) All land set aside for open space shall be deed restricted
from further subdivision.
(6) Areas to be preserved in open space shall be held
either individually or collectively using the methods of ownership
outlined below, as authorized and approved by the borough:
(c)
Fee simple dedication to the borough.
B. Buffer treatment. Buffered setbacks shall consist
of a visual screen consisting of mixed evergreen and deciduous plant
material of varying species. At the time of planting, a sufficient
amount of evergreen material to provide complete, year-round visual
screening of the property shall be at least five feet in height, and
the remainder of plantings may be of varying lesser heights. Earthen
berms shall be incorporated into the landscaping plan along all public
road frontage and along all property lines abutting existing dwellings.
A safe and convenient vehicular access shall
be provided from abutting public streets or roads to each mobile home
park. To ensure safe access, the following standards shall apply:
A. Access. The entrance road or area connecting the park
with a public street or road shall have a minimum pavement width of
36 feet. At least 500 feet must separate roads connecting the park
with a public street or road if more than one exit and/or entrance
is provided.
B. Internal streets. Surfaced roadways shall be of adequate
width to accommodate anticipated traffic and in any case shall meet
the following minimum requirements:
(1) All streets or roads shall be paved with a minimum
of 2.5 inches of bituminous material in two courses. Base shall be
a minimum of eight inches of crushed aggregate base course. All construction
shall be in accordance with Pennsylvania Department of Transportation
specifications and details.
(2) Where parking is permitted on both sides, a minimum
width of 36 feet will be required.
(3) A minimum road pavement width of 27 feet will be required.
(4) Dead-end streets shall be provided at the closed end
with a turnaround having an outside roadway diameter of at least 80
feet.
C. Required illumination of park street systems. All
parks shall be furnished with lighting units so spaced and equipped
with luminaries placed at such mounting heights as will provide average
levels of illumination for the safe movement of pedestrians and vehicles
at night.
D. Street construction and design standards.
(1) Streets. All streets shall be continuously paved and
provided with a smooth hard surface which shall be durable and well-drained
under normal use and weather conditions. All streets shall connect
directly with public streets or highways.
(2) Grades. Grades of all streets shall be sufficient
to ensure adequate surface drainage, but shall be not more than 10%.
Short runs with a maximum grade of 12% may be permitted, provided
that traffic safety is assured by appropriate surfacing and adequate
leveling areas. All waterways and drainage ditches shall be paved
if they exceed 10%.
(3) Intersections. Within 100 feet of an intersection,
streets shall be at approximately right angles. A distance of at least
150 feet shall be maintained between center lines of offset intersecting
streets. Intersections of more than two streets at one point shall
be avoided.
E. Parking areas.
(1) Off-street parking areas shall be provided in all
mobile home parks for the use of park occupants and guests.
(2) Required car parking spaces shall be so located as
to provide convenient access to the mobile home, but shall not exceed
a distance of 200 feet from the mobile home that it is intended to
serve.
(3) Parking areas shall be provided to accommodate at
least two motor vehicles for each mobile home space. Each single vehicle
parking space shall be 10 feet in width and at least 20 feet in length.
F. Walks.
(1) Common walk system. Where pedestrian traffic is concentrated,
common walks shall have a minimum width of four feet.
(2) Individual walks. All mobile home lots 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.