[Amended 7-2-1990 by Ord. No. 2-90]
A. Individual mobile homes. Individual mobile homes, as defined in §
96-63 herein, may be erected on any lot where the use is permitted, provided that compliance is made with zoning requirements and all sections of this chapter which apply to subdivisions and the development of single-family detached dwellings.
B. Mobile home parks. The provisions of this article shall be followed in the construction or alteration of all mobile home parks, as defined in §
96-63 herein. These provisions are in addition to other applicable regulations of this Subdivision and Land Development Ordinance. Compliance with the Borough Zoning Ordinance is required.
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 formations, 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 Borough 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 discouraged.
(b)
Pavement. The 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)
Culs-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.
(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 from
which the mobile home, park or development gains primary access.
(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 governing
body subsequent to determining that compliance with the requirement
would have a negative effect on the mobile home development.
G. Pedestrian circulation.
(1) General requirements. All mobile home developments
shall provide safe, convenient, all-season pedestrian walkways of
adequate width for the 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 four 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 two 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 §
96-31 herein.
In addition to any requirements of the Borough
Zoning Ordinance, the following regulations shall also apply:
A. Arrangement. The common space shall be designed as
a contiguous area unless the applicant demonstrates to the satisfaction
of the Borough Council 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 development,
although all units do not have to abut the common open space.
B. Recreation. Recreation areas and facilities shall
be provided to meet the anticipated needs of the residents of the
development. 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.
C. Buffers.
(1) General requirements. Along all exterior property
boundary lines a permanent buffer shall be provided.
(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 Borough Council, upon recommendation of the Borough Planning
Commission.
(3) Buffer landscape plan. A landscaping plan shall be
submitted 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.
D. Drainage considerations. The standards and requirements contained in Article
IV, Design Standards, herein shall be complied with.
[Added 7-2-1990 by Ord. No. 2-90]
For the purpose of this article, these terms
shall be defined as follows:
MOBILE HOME
A transportable, single-family dwelling intended for permanent
occupancy, contained in one unit or in two or more 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 may be used without a permanent foundation.
A mobile home need not meet local building codes, but shall meet the
standards of the United States Department of Housing and Urban Development,
as indicated by the Structural Engineering Bulletin(s) which shall
be provided to the Borough by the applicant; also known as "mobile
home."
MOBILE HOME LOT
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.
MOBILE HOME PARK
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.