In addition to the other applicable requirements in this chapter, development of new mobile home parks or expansions of existing mobile home parks shall meet the design standards and required improvements set forth in this Article
VII and other applicable Borough ordinances.
A mobile home park or expansion of a mobile home shall be considered a land development as defined by this chapter, and the application for the development of a mobile home park shall be processed in accord with all the procedures established by this chapter for major subdivisions and land developments in addition to the requirements of this Article
VII.
A mobile home park shall have a total contiguous land area as required by Chapter
400, Zoning.
Mobile home parks shall be permitted and designed in accord with §
300-39 of this chapter and §
400-24 of the Borough Zoning Ordinance and shall comply with the additional requirements in this Article
VII.
A. Lot size. Each mobile home lot shall have a minimum area of 5,000
square feet for exclusive use of the occupants of the mobile home
placed upon the lot. Minimum lot widths shall be 45 feet. Each mobile
home lot shall be defined by metes and bounds and shall be shown as
such on the development plan, and markers shall be installed at each
corner of every lot.
B. Density and design. The total number of lots in any mobile home park shall not exceed a density of four lots per acre. Density shall be calculated and the mobile home park shall be designed in accord with §
400-24 of the Borough Zoning Ordinance.
In addition to the other applicable standards contained in this chapter, the standards in this §
300-57 shall apply to all mobile home parks.
A. Location.
(1) Floodplain. A mobile home park shall not be located within a one-hundred-year
floodplain area as defined by the Federal Flood Insurance Program.
(2) Nuisances. The site of any proposed mobile home park shall be free
from adverse influence by swamps, marshes, garbage or rubbish disposal
areas or other potential breeding places for insects or rodents, and
shall not be subject to any hazard or nuisance, such as excessive
noise, vibration, smoke, toxic matter, radiation, heat, odor or glare.
(3) Slopes. Mobile home sites shall not be located where the average
natural slope of the area of the site intended for development exceeds
12%.
B. Mobile home sites. Each mobile home lot shall be improved to provide
a permanent foundation for the placement and tie-down of the mobile
home, thereby securing the structure against uplift, sliding, rotation
and overturning. Mobile homes shall not be considered placed on a
permanent foundation unless wheels have been removed and the home
is resting on concrete piers to the frost level with a foundation
of poured concrete, block construction or a concrete slab.
(1) Stability. The mobile home site shall not heave, shift or settle
unevenly under the weight of the mobile home, due to frost action,
inadequate drainage, vibration or other forces acting on the superstructure.
(2) Anchors. The mobile home site shall be provided with anchors and
tie-downs, such as cast-in-place concrete "deadmen," eyelets imbedded
in concrete foundations or runways, screw augers, arrowhead anchors,
or other devices securing the stability of the mobile home. Anchors
and tie-downs shall be placed at least at each corner of the mobile
home, and each shall be able to sustain a minimum tensile strength
of 2,800 pounds.
(3) Skirting. All mobile homes shall be enclosed from the bottom of the
mobile home to the ground or paving using industry-approved fire-resistant
skirting material.
C. Soil and ground cover. All areas of a mobile home park disturbed during the development process and not covered by improvements shall be stabilized and protected with such vegetative growth as necessary to prevent soil erosion and the emanation of dust during dry weather. Such vegetation shall be maintained by the park owner in such condition as to provide continued soil protection. The requirements of §
300-43 of this chapter shall apply to all mobile home parks.
D. Stormwater/drainage. Mobile home parks shall be designed to ensure that all surface water is drained in a safe and efficient manner away from mobile home sites. The requirements of §
300-42 of this chapter shall apply to all mobile home parks.
E. Setbacks, buffer strips and screening.
(1) Overall property line setbacks. All mobile homes shall be located
not less than 75 feet from any existing public road right-of-way and
not less than 50 feet from other park property lines.
(2) Interior setbacks. All mobile homes shall be located not less than
25 feet from the right-of-way of any park street, common parking area
or other common area or structure; 15 feet from any side or rear lot
line; and 50 feet from the normal high-water mark of any lake, stream
or other body of water.
(3) Accessory structures. Accessory structures, including tool sheds,
trash receptacles, patios, porches, garages and bike racks, may be
erected within required setback areas, provided that no part of any
accessory structure shall be located less than 10 feet from any side
lot line and front and rear setbacks are maintained as required for
the mobile home.
(4) Buffers and screening. All mobile home parks shall be required to
provide screening such as fences or plant materials along the property
boundary line separating the park and any adjacent use. Plantings
shall provide an effective screen to a height of five feet at the
time of planting and an effective screen to a height of eight feet
within five years. These buffer strips shall be properly maintained
at all times.
F. Streets, parking and access.
(1) Streets. Mobile home park streets shall be provided, designed and constructed in accord with §
300-40 and other applicable standards of this chapter. The Borough shall not accept any mobile home park street for dedication.
(2) Parking. To provide for emergency vehicle access, parking shall not
be permitted on roads or drives within the mobile home park, but shall
be restricted to designated parking areas either at each mobile home
site or at a common location. Off-street parking for two motor vehicles
shall be provided at each mobile home lot and off-street common parking
areas for additional vehicles of park occupants and guests shall be
provided at a rate not less than one space per five mobile home lots.
These spaces shall be improved to a grade not greater than 8% and
shall be paved with a minimum six inches' depth of select material
approved by the Borough Engineer.
(3) Access. There shall generally be at least two points of ingress and/or
egress in each mobile home park from any one public right-of-way (emergency
accesses excepted), and all driveways to individual units along a
public right-of-way shall front on an interior access drive. Accesses
shall be separated by at least 150 feet where they intersect with
a public street.
(4) Lot frontage. Mobile home sites and parking spaces shall have direct
access to and frontage on the interior park street system. Mobile
home sites and parking spaces shall not front or have access directly
to public roads or streets or to private roads or streets passing
through the mobile home park and providing access to other parcels
or developments.
(5) Illumination. All mobile home parks shall be furnished with lighting
units so spaced and equipped with luminaries placed at such mounting
heights as will provide adequate levels of illumination for the safe
movement of pedestrians and vehicles at night.
G. Utilities.
(1) Water supply and sewage disposal. Mobile home parks shall be served by a central water supply and a central sewage disposal system as required by §
300-44 of this chapter, and connections shall be made to each mobile home lot and any other wastewater-producing facilities in the mobile home park. No well or sewage disposal system shall be located on an individual mobile home lot.
(2) Electric, telephone and cable TV. All mobile home lots in proposed
mobile home parks shall be provided with underground electric, telephone
and TV cable (if available) service. These service systems shall be
installed and maintained in accordance with local service company
specifications regulating such systems.
(3) Central fuel system. Any central fuel supply systems and/or central
fuel storage facilities shall be installed in accord with generally
accepted design and construction practice and in accord with all applicable
state and federal regulations.
H. Refuse disposal. The storage, collection and disposal of refuse in
the mobile home park shall be so managed as to create no health hazards
or air pollution. All refuse shall be stored in flytight, watertight,
rodentproof containers, which shall be located not more than 150 feet
away from any mobile home space. Containers shall be provided in sufficient
number and capacity to properly store all refuse as required by the
Pennsylvania Department of Environmental Protection. Rubbish shall
be collected and disposed of at a facility approved by the Pennsylvania
Department of Environmental Protection as frequently as may be necessary
to ensure that the containers shall not overflow.
I. Recreation area. A common recreational area of land, consisting of
not less than 10% of the total area of the park, shall be maintained
within the park for the common use of park residents only. This area
shall generally be suitable for active recreation and shall be of
suitable configuration, with less than ten-percent slope and free
of hazards, to permit recreational use. Fifty percent of this area
shall be designed, equipped and properly maintained for active recreational
use in the mobile home park. Plans for development of the recreational
area and facilities shall be submitted by the applicant for approval
by the Planning Commission.
No part of any park shall be used for nonresidential purposes,
except such uses that are required for the direct servicing and well-being
of park residents and for the management and maintenance of the park.
The installation of individual mobile homes not located in a
mobile home park shall not require a mobile home park permit. However,
a building permit shall be required for the installation of such homes,
in accord with applicable Borough ordinances and regulations. Individual
mobile homes shall comply with all other applicable Borough ordinances
and regulations that govern single-family homes.