In addition to the other applicable requirements in this chapter, the provisions in this Article VIII shall apply to any campground or recreational vehicle (RV) park in the Borough.
A.
Purpose. The purpose of this Article VIII is to assure that all campgrounds and RV parks constructed and operated in the Borough are planned and developed so as to protect the health, safety and welfare of their inhabitants and of the residents of the Borough. As used herein, "campground" shall also include RV park.
B.
Occupancy.
(1)
Campsites shall be used only for camping purposes. No improvement
or any recreational vehicle designed for permanent occupancy shall
be erected or placed on any campsite. All recreational vehicles in
the RV park shall be maintained to meet Pennsylvania Department of
Transportation vehicle/trailer registration requirements and in a
roadworthy, transportable condition at all times, and any action toward
removal of wheels is hereby prohibited. Moreover, no campsite shall
be occupied by the owner or any other occupant more than 12 consecutive
months, and no campsite shall be the primary and principal residence
of the owner or any other occupant; each campsite to be used and occupied
(excepting occasional guests) for camping and recreational purposes
only by a single household. The Borough may require any owner to remove
a recreational vehicle for a period of 24 hours, unless such owner
can establish a prior removal within the immediately preceding 12
months. These requirements shall be attached to each campsite by restrictive
covenant.[1]
(2)
In order to prevent permanent occupancy and limit maintenance and
policing problems, continuous occupancy of any campsite by one party,
vehicle or tent shall be limited to 90 days. The licensee shall be
responsible for enforcing this provision. When not in use, all recreational
vehicles shall be removed to a common parking or storage area provided
by the licensee. Every RV park, except primitive-type camping facilities,
shall provide such a common parking or storage area, which shall be
improved with a hard surface and provide a minimum of 500 square feet
of parking area per campsite created. This shall be considered common
area, and no more than two such areas shall be created in any development.
Recreational vehicles shall be kept in the common storage area at
all times when not in use.
C.
Records. The management of every campground shall be responsible
for maintaining accurate records concerning the occupancy of all campsites.
The term "management" shall include associations of property owners
when such are responsible for maintenance and operation of common
facilities. The Borough shall have access to and the right to inspect
records for evidence of permanent residency or lack thereof. The Borough
Planning Commission shall, in addition, have the authority, when any
provision of this article is violated, to prohibit the occupancy of
any and all campsites in a park until the owners and/or management
provides evidence of compliance with these provisions. If any campsite
remains occupied seven days following a Borough order prohibiting
occupancy, the vehicle or tent may be removed to the common storage
area by order of the Planning Commission and at the expense of the
individual occupant.
A.
Land development. A campground or expansion of campground shall be
considered a land development as defined by this chapter, and the
application for the development of a campground shall be processed
in accord with all the procedures established by this chapter for
major subdivisions and land developments.
B.
Design. The design of the campground shall conform to the requirements
of this chapter and/or applicable state requirements, whichever is
greater or more restrictive.
A campground shall have a total contiguous land area of not
less than 25 acres.
A.
RV park. The minimum area of any campsite in an RV park shall be
4,500 square feet, and the gross density shall be no greater than
six campsites per acre. Gross density may be measured to include areas
developed or planned for common property.
B.
Primitive. The minimum area of any campsite in a primitive-type camping
facility shall be 3,500 square feet in recognition of the lesser impact
on land disturbance of the natural environment that will be created
as compared to sites for recreational vehicles. The gross density
of such a development shall be no greater than seven sites per acre.
D.
Lot width. The minimum average lot width for each campsite in an
RV camp shall be 50 feet. The minimum average lot width for each campsite
in a primitive-type camping facility shall be 45 feet.
E.
Improved area. The area improved for camping sites shall not exceed
50% of the total gross area of the tract being developed as a campground.
In addition to the other applicable standards contained in this chapter, the design standards in this § 300-66 shall apply to all campgrounds.
A.
Location.
(1)
Floodplains. A campground 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 campground 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. A campground shall not be located where the average natural
slope of the area of the site intended for development exceeds 12%.
B.
Soil and ground cover.
(1)
Existing vegetation. Existing trees, shrubs and other vegetation
shall be preserved and maintained to the greatest extent possible.
(2)
Erosion control. All areas of a campground 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 owner in such condition as to provide continued soil protection. Section 300-43 of this chapter shall apply to all campgrounds.
C.
Stormwater/drainage. Campgrounds shall be designed to ensure that all surface water is drained in a safe and efficient manner away from campsites. The requirements of § 300-42 of this chapter shall apply to all campgrounds.
D.
Setbacks, buffer strips and screening.
(1)
Overall property line setbacks. No individual campsite shall be located
closer than 100 feet to any exterior property line of the campground
or from a public road right-of-way. The land between the campsites
and the exterior property lines shall have sufficient existing or
planted trees and/or shrubbery to screen the campground to a height
of six feet from the adjacent lands and to serve as a buffer.
(2)
Interior setbacks. No recreational vehicle or tent shall be placed
on a campsite less than:
E.
Streets, access and parking.
(1)
Streets.
(a)
All two-way streets in campgrounds shall conform to the requirements for minor streets as established in Article VI.
(b)
One-way streets shall have a minimum right-of-way width of 20 feet and shall be improved with a travelway not less than 15 feet in width and shall otherwise conform to the standards for minor streets as established by Article VI.
(c)
No campground street may be offered for dedication to the Borough.
Construction and maintenance of campground streets shall be the sole
responsibility of the developer or operator of the campground.
(2)
Parking.
(a)
Parking shall not be permitted on streets or drives within the
campground, but shall be restricted to designated parking areas either
at each site or at common locations.
(b)
All campsites designed for recreational vehicles shall have
off-street parking spaces for the recreational vehicle and for one
passenger vehicle. The parking spaces shall be level in a longitudinal
direction and shall be uniformly crowned in a transverse direction
and shall be well-drained. The parking spaces need not be paved, but
shall have a minimum depth of six inches of compacted crushed stone,
bank-run gravel or shale.
(c)
All campsites designed for tenting may be provided with on-site parking spaces in accord with § 300-66E(2)(b) or may have a common parking area not over 500 feet from the most distant campsite. Common parking areas shall provide at least 1.5 spaces per campsite. The minimum of each parking space shall be at least nine feet by 18 feet, exclusive of any aisle.
(3)
Access. There shall generally be at least two points of ingress and/or
egress for each campground from any one public right-of-way (emergency
accesses excepted), and all driveways to individual sites 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)
Site frontage. Campground sites and parking spaces shall have direct
access to and frontage on the interior park street system. Campsites
and parking spaces shall not front or have access directly to public
roads or streets or to private roads or streets passing through the
campground and providing access to other parcels or developments.
F.
Utilities.
(1)
Water supply and sewage disposal. Campgrounds shall be served by a central water supply and a central sewage disposal system in accord with § 300-44 of this chapter.
(a)
All campsites which are not provided with a connection to a
central water supply and a central sewage system shall be located
within 300 feet of a bathhouse/toilet facility, which shall be equipped
with a water supply, toilets, urinals and lavatories in accordance
with Department of Environmental Protection regulations.
(b)
The campground shall be equipped with sewage dumping stations
designed and constructed in accordance with the Department of Environmental
Protection requirements.
G.
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 campsite 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.
H.
Recreation area. At least 10% of the parcel shall be suitable for
and improved to provide for active recreation for users of the campground.
Such active recreation may include, but is not limited to, swimming
pools, playgrounds, play fields, ball fields, courts of all types,
community buildings and similar facilities. The Planning Commission
will determine the adequacy of the proposed facilities for the number
of campsites and may require additional facilities as a condition
of approval.
I.
Landscaping. A landscaping plan for the proposed project shall be
prepared by the developer for review and approval by the Borough.
Landscaping shall be considered an improvement for the purposes of
regulation by this chapter and shall, at a minimum, provide for the
stabilization of any areas on the project parcel where the earth is
disturbed and document compliance with the soil erosion and sedimentation
control plan.
J.
Other requirements. There shall be provided in each campground such
other improvements as the Planning Commission may require, whereby
such requirements shall at all times be in the best interest of the
public health, safety and general welfare.
No part of any campground shall be used for noncamping purposes,
except such uses that are required for the direct servicing and well-being
of the users of the campground and for the management and maintenance
of the campground.
A.
Fences. All property lines shall be kept free and open, and no fences,
except as may be required by screening sections or may exist naturally,
shall be permitted thereon.
B.
Nuisances. No noxious or offensive activities or nuisances shall
be permitted on any campsite.
C.
Animals. No animals shall be kept or maintained on any campsite,
except the usual household pets. Pets shall be kept confined so as
not to become a nuisance.
D.
Garbage and refuse disposal. No person shall burn trash, garbage
or other like refuse on any campsite. All such refuse shall be placed
and kept in approved receptacles for the same. No owner shall permit
the accumulation of litter or refuse or junk on a campsite.
E.
Camping accessories. Notwithstanding any provisions herein contained
to the contrary, picnic tables, benches, storage sheds (not exceeding
120 square feet in area), fire boxes or fireplaces, and similar items
of personal property, may be placed on a campsite. All personal property
on a campsite shall be maintained in good condition so as not to become
unsightly.
F.
Ditches and swales. Each owner shall keep drainage ditches and swales
located on his campsite free and unobstructed and in good repair and
shall provide for the installation of such culverts upon his campsite
as may be reasonably required for proper drainage and shall also prevent
erosion on his campsite.
G.
Drilling and mining. No drilling, refining, quarrying or mining operation
of any kind shall be permitted on any campsite.
H.
Appurtenances. No permanent external appurtenances, such as additions,
carports, cabanas, decks or patios, may be attached to or be placed
to serve any travel trailer or other recreational vehicle parked in
a campground development, and the removal of wheels or placement of
the unit on a foundation is prohibited.
