No person, firm or corporation proposing to open, rearrange or expand a mobile home park in the Borough shall proceed with any construction work on the proposed park until they have obtained from the Borough written approval of the preliminary plan of the proposed development, according to procedures herein outlined.
A. 
Preliminary and final plans, as required, shall comply in form and content to Articles III and IV of these regulations insofar as applicable and shall be in accordance with the standards set forth herein.
B. 
A stormwater management plan shall be submitted.
A. 
Preapplication procedure. The mobile home park developer should meet with the Borough, prior to formal application, to discuss his/her plans and should prepare a suitable sketch and plans sufficient to give a general understanding of his/her purposes. The Borough shall inform the developer as to the general suitability of the plans and of any modifications required by these regulations, if deemed advisable.
B. 
Application. The developer shall then prepare and submit a complete preliminary plan, together with improvement plans and other supplementary material, as required.
C. 
Action. The Planning Commission and Borough Council shall review the mobile home park plan as submitted and take actions as required in Article III.
A. 
Upon completion of any modifications required by the Borough and/or upon completion of required improvements or the alternate posting of acceptable surety, the developer may apply for approval of the final plan. Until the final plan for the mobile home park is approved and recorded and until all necessary improvements are completed for the mobile home park, the placement and habitation of individual mobile homes shall not be permitted [see Section 509(m) of the Planning Code[1]].
[1]
Editor's Note: See 53 P.S. § 10509(m).
B. 
The Borough Council shall review the final plan for conformance with the approved preliminary plans and all requirements of these rules and regulations. Where required, an appropriate bond must be posted or required improvements have been installed, according to specifications (see Articles III and V of this chapter).
C. 
Filing. Following approval, the developer shall file one copy of the approved plan with the Lawrence County Recorder of Deeds within 90 days. Should the developer fail to file such plans within said period, the approval shall be null and void.
A. 
Minimum area of tract or park. The minimum area of the tract or park shall be 10 acres. The site shall be so located that soil conditions, groundwater level, drainage and topography shall not create hazards to the property, health or safety of the occupants or adjacent property owners. The overall density of the mobile home park shall not exceed four units per acre of land.
B. 
Individual lots. The planning and location of individual lots shall be guided by the following requirements:
(1) 
Access. Each lot shall be directly accessible from an approved internal street without the necessity of crossing any other space.
(2) 
Lot suitability. No individual lot shall be developed for occupancy by a mobile home if the slope is 6%, or in excess of same.
(3) 
Size. This lot assumes a placement with the narrow side of the unit facing the street. Each mobile home lot shall have a minimum lot width of 70 feet, depth of at least 140 feet, and a minimum of 10,000 square feet in area. The developer can opt to place units with the "wide" side of the home facing the internal street.
(4) 
Yard requirements.
(a) 
There shall be two side yards; the minimum side yard shall be 10 feet and the second side yard 15 feet. Yards shall be oriented so the fifteen-foot side yard shall be on the side of the dwelling unit where the patio or deck is located. This assumes the main entrance on a side yard. Where the "wide" side of the home faces the road, two ten-foot yards will be required.
[1] 
The setback from the internal street cartway shall be at least 30 feet. Parking for two vehicles may be allowed in the front yard area; however, at least 10 feet shall be reserved for lawn or landscaping between the parking area and the dwelling unit.
[2] 
The rear yard shall be at least 30 feet in depth. Any utility or storage building is to be located in the rear yard at least 10 feet from any lot line and 10 feet from the dwelling unit. If the developer orients the units so the "wide" side faces the internal street, the rear yard may be reduced to 20 feet; however, the required isolation distances must be observed.
(b) 
There shall be a minimum of 25 feet between an individual mobile home, attached structures, and at least 10 feet to an accessory structure on the same lot, and at least 20 feet to an accessory structure on another lot.
(c) 
The setback from the right-of-way of any public street or highway shall be consistent with the Zoning Ordinance[1] but not less than 30 feet.
[1]
Editor's Note: See Ch. 275, Zoning.
(d) 
There shall be at least 40 feet between any mobile home, appurtenant building, office or similar structure and any boundary line.
(5) 
Skirting. The plans shall specify that skirting shall be provided on all mobile homes. Skirting shall be so designed as to allow for adequate ventilation under the mobile homes.
(6) 
Orientation. The developer is encouraged to enhance the design of the park and can vary unit orientation as long as lot size and setbacks as set forth in this chapter are followed. The Borough may consider lot averaging when reviewing alternative designs.
(7) 
Landscaping. The park entrance shall be landscaped with a sign giving the name of the facility in a setting of shrubs and trees.
(a) 
All internal streets shall be planted with street trees of at least one-inch caliper planted at fifty-foot intervals. Street trees will be located on all sides of the street where mobile home units are located.
(b) 
A thirty-foot-wide landscape buffer shall be provided along the perimeter of the site. The landscape buffer shall consist of a mixture of both evergreen and deciduous trees and shrubs.
C. 
Mobile home stands.
(1) 
The location of each mobile home stand shall be at such elevation, distance and angle in relation to the access street so that the placement and removal of the mobile home is practical.
(2) 
The stand where the unit is placed shall be at least 14 feet by 65 feet to accommodate modern units.
(3) 
A one-percent to five-percent gradient longitudinal crown or cross gradient for surface drainage shall be provided. Water shall be directed away from the mobile home stand. In no event shall the stand be designed to allow the pooling of water under mobile homes.
(4) 
All mobile homes shall be set on a foundation, as required by the Borough's building code.[2]
[2]
Editor's Note: See Ch. 131, Building Construction and Floodplain Management.
(5) 
There shall be a concrete patio area provided for each stand, not less than 10 feet wide and 20 feet long, located convenient to the main entry door to the mobile home. The patio will be on the side of the lot with the fifteen-foot side yard.
D. 
Access and internal street system. The internal street system in privately owned mobile home parks shall be privately owned and maintained. All streets shall be paved and shall be constructed and maintained in accordance with the applicable sections set forth by the Borough Code. Mobile home parks shall provide at least one access road to a public road for each 25 mobile homes. These access roads shall be placed with the advice of local fire departments and emergency services to facilitate servicing all areas of the park. Internal streets shall have a paved cartway of at least 20 feet in width.
E. 
Street widths at access points. At points where general traffic enters or leaves the park, streets shall be 24 feet in width within 20 feet of the existing public street to permit free movement from or to the stream of traffic on the public street, and no parking shall be permitted which in any way interferes with such free movement.
F. 
Parking spaces. Parking shall be provided in such amount as required by the Borough's Zoning Ordinance,[3] but in no event shall there be less than two parking places for each lot. These spaces may be located off interior streets and shall be paved or provided with a stone/gravel/crushed limestone surface of at least six inches in depth to provide a year-round, mud-free parking area. There shall be a concrete or paved walkway from the parking area to the main entrance of the unit. In addition to the on-lot parking for every mobile home development with 25 or more units, a visitors' parking area shall be provided with one space per each two units. This parking lot shall be paved in accordance with the requirements of the Borough Code. All parking spaces shall be 18 feet long with a minimum width of 10 feet, exclusive of aisle/driveway areas.
[3]
Editor's Note: See Ch. 275, Zoning.
G. 
Recreation. At least 10% of the mobile home park area shall be reserved or dedicated for the recreation purposes of park residents with appropriate location, dimensions and topographic characteristics which, in the judgment of the Borough, lend themselves to such recreational uses. This will be a private recreational facility.
H. 
Waste disposal. Dumpsters or other park waste disposal facilities shall be isolated from individual mobile homes by at least 50 feet and shall be screened on at least three sides with a sturdy gate on the open side.
I. 
Arrangements of dwelling units. Modern mobile homes are house-like in appearance and blend more suitably with traditional housing. Because of this, lots for such units will be located on the front and along the side perimeters of mobile home parks. These units are to:
(1) 
Be "double wide" (at least 24 feet wide).
(2) 
Have a sloped roof (a pitch of at least 2 1/2 feet for each twelve-foot of horizontal run).
J. 
Sidewalks. Development of 50 units or more shall provide for sidewalks accessible to all units. Such sidewalks shall be at least four feet wide.
K. 
Coverage. Land coverage for individual mobile home lots shall not exceed 15% for all structures.
A. 
Water and sewer. All provisions for water and sanitary sewer facilities shall use the Borough's community systems and not individual on-lot systems. All such facilities shall be inspected and approved by the Borough.
B. 
Gas, telephone and cable. All utility facilities shall be installed and inspected according to the standards set forth by the utility company.
C. 
Exterior lighting. Adequate lights shall be provided to illuminate streets, driveways and walkways for the safe movement of vehicles and pedestrians at night. Full cutoff fixtures shall be as required to minimize glare.
D. 
Other utilities. Other utilities shall be underground, as feasible.