[Ord. No. 342, 1/17/1990, § 600]
1.
Individual Mobile Homes. Individual mobile homes may be erected on any lot where the use is permitted, providing compliance is made with Chapter 27, Zoning, and all sections of this chapter which apply to subdivisions and development of single-family detached dwelling.
2.
Mobile Home Parks or Developments. The provisions of this Part shall be followed in the construction or alteration of all mobile home parks or developments as defined in this chapter. These provisions are in addition to other applicable regulations of this chapter. Compliance with Chapter 27, Zoning, is required.
[Ord. No. 342, 1/17/1990, § 601]
1.
The following regulations shall apply to mobile home parks or developments:
A.
Arrangement of Structures 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 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. 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 three-tenths
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 Borough Council 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 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.
I.
Drainage Considerations.
(1)
Surface Water. Stormwater runoff facilities shall be designed,
constructed, installed, inspected and/or maintained in compliance
with the Borough's Engineering and Construction Standards, which standards
are incorporated by reference as a part of this chapter.
(2)
Erosion and Sediment Control. All measures necessary to prevent
accelerated soil erosion and resulting sedimentation shall be taken
in compliance with the Borough's engineering and construction standards,
which standards are incorporated by reference as a part of this chapter.[1]
[1]
Editor's Note: Said standards are included as an attachment
to this chapter.
[Ord. No. 342, 1/17/1990, § 602]
1.
In addition to any requirements of Chapter 27, Zoning, 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.
[Ord. No. 342, 1/17/1990, § 604]
1.
All common open space, perimeter buffers, walkways and other common areas shall be landscaped in compliance with § 22-420 of this chapter, and as follows:
A.
Buffers. Along all exterior property lines a permanent buffer shall be provided in compliance with § 22-420, Subsection 1.C(3), of this chapter.
(1)
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.
(2)
In cases where an exterior property line abuts a public street, the requirement for a screen buffer may be waived by the Borough Council, upon recommendation of the Borough Planning Commission. If the buffer requirement is waived, street trees shall be provided in compliance with § 22-420, Subsection 1.B, of this chapter.
B.
Street Trees. Street trees shall be provided along all interior streets and pedestrian walkways, in compliance with § 22-420, Subsection 1.B, of this chapter.
C.
Common Area. Common open space and other common areas in the mobile
home development shall be landscaped with a mixture of shade trees,
shrubs and ground cover.
D.
Ground Cover Requirements. Exposed ground surfaces in all parts of
every mobile home development shall be paved, or covered with stone
screenings or other solid material, or protected with a vegetative
growth that is capable of preventing soil erosion and the emanation
of dust during dry weather. Impervious pavement shall be kept to a
minimum. All ground surfaces shall be appropriately maintained.
[Ord. No. 342, 1/17/1990, § 604]
1.
Ownership. Common open space and roadways shall be offered for dedication
to the Borough or public use assured through easements or other appropriate
means, in any mobile home development or park where all lots will
be sold, or where the Borough Council determines those facilities
to be key elements in the open space and/or circulation systems of
the Borough. In all other cases, these and other common elements may
be retained in private ownership, or may be owned jointly by the residents
of the development.
2.
Maintenance. Prior to development plan approval, provisions acceptable
to the Borough Council and Borough Solicitor for the maintenance of
all common elements which will not be owned and maintained by a governmental
agency shall be established.
3.
Service Building. The structure or structures containing the management
office and other common facilities shall be conveniently located for
the use intended.
[Ord. No. 342, 1/17/1990, § 605]
1.
Water Supply.
A.
General Requirements. An adequate supply for domestic, auxiliary and firefighting uses shall be provided for all uses included in the mobile home development, including service buildings and accessory facilities, in accordance with Chapter 27, Zoning.
B.
Water Distribution System. All water piping, fixtures and other equipment
shall be constructed and maintained in accordance with state and local
regulations as well as those of the servicing utility.
C.
Individual Water-Riser Pipes and Connection.
(1)
Individual water-riser pipes shall be located within the confined
areas of the mobile home stand at a point where the water connection
will approximate a vertical position, thereby insuring the shortest
water connection possible and decreasing susceptibility to water pipe
freezing.
(2)
The water-riser pipe shall have a minimum inside diameter consistent
with the standards of the servicing public utility, or in lack thereof,
of the Borough Engineer, and terminate at least four inches above
the ground surface. The water outlet shall be provided with a cap
when a mobile home does not occupy the lot.
(3)
Adequate provisions shall be made to prevent freezing of service
lines, valves and riser pipes and to protect risers from heaving and
thawing actions of ground during freezing weather. Surface drainage
shall be diverted from the location of the riser pipe.
D.
Fire Protection. All mobile home developments shall be provided with
fire hydrants to meet the specifications of the Middle States Department
Association of Fire Underwriters. In addition, those hydrants shall
be in sufficient numbers to be within 600 feet of all existing and
proposed mobile homes and other dwellings and structures, measured
by way of accessible streets or common areas.
2.
Sewage Disposal. All mobile home developments must be connected to a public, central sewage system, designed in accordance with the Borough's plumbing and sewer regulations (Chapter 18).
3.
Underground Utilities. All electric, natural gas, telephone and any
other utility lines shall be placed underground in all mobile home
developments and each shall have the necessary shut-off valves and
other safety requirements normally associated with safe operations.
All utility connections shall be appropriately capped for safety purposes
whenever a mobile home stand is not occupied.
[Ord. No. 342, 1/17/1990, § 606]
1.
Permits Required.
A.
Lots for Sale. In those mobile home developments wherein some or
all of the mobile home lots will be sold individually (whether totally
fee simple, fee simple with a homeowners association, condominium,
or cooperative), no lot to be conveyed shall be developed or mobile
home or other structure placed or constructed thereon until the subdivision
and/or land development plan has properly approved and the proper
building and construction permits have been issued to the lot in accordance
with standard procedures, for any building activity in the Borough.
No mobile home or other structure shall be occupied until a valid
occupancy permit has been issued by the Borough.
B.
Lots for Lease. In those mobile home developments wherein some or
all of the mobile home lots will be leased, the following regulations
shall apply to the entire development exclusive of the lots being
sold individually:
(1)
Initial Permits. It shall be unlawful for any person or group
to construct, alter, extend, or operate a mobile home development
unless and until that person or group obtain a valid permit authorizing
construction of initial occupancy issued by the Borough Zoning Officer
in the name of the operator. All permits for water supply and sewage
system shall have been obtained.
2.
Fees. Fees for the initial application and preliminary and final
approval of any mobile home development shall be prescribed by regulations
of the Borough Council.
3.
Mobile Home Park Inspections. Upon notification to the manager or
person in charge of a mobile home park or development with lots for
lease, the Building Inspector or Zoning Officer may inspect a mobile
home development after due notice to determine compliance with this
Part.
4.
Modular and Mobile Home Inspections. The applicant or developer shall inform the Building Inspector of the delivery date of a modular and/or mobile home. The Building Inspector shall inspect the modular or mobile home upon its arrival at the site prior to installation, to determine if it meets the standards of Part 5, "Standards for the Installation of Mobile Homes" (OSI/NEPA publication § 501A 1977). The Building Inspector shall also inspect a modular home after its installation and prior to occupancy by residents, in order to determine its compliance with installation instructions outlined in the Building System Approval Report, which shall be provided by the applicant or developer.
[Ord. No. 342, 1/17/1990, § 607]
1.
Mobile Home Stands. A concrete pad, properly graded, placed and compacted
so as to be durable and adequate for the support of the maximum anticipated
loads during all seasons shall be used for all mobile homes.
2.
Anchoring. Every mobile home placed within a mobile home development
shall be anchored to the mobile home stand where it is located prior
to the unit being occupied or used in any other way, or the expiration
of seven days, whichever occurs first. The anchoring system shall
be designed to resist a minimum wind velocity of 90 miles per hour.
3.
Stability. All mobile homes placed within a mobile home development
shall, prior to occupancy or other use, be affixed to their mobile
home stands in such a way so as to prevent tilting of the unit. No
mobile home shall permanently rest on the wheels used to transport
the unit.
4.
Skirts. All mobile homes placed within a mobile home development
shall, prior to occupancy or other use, have skirts installed for
protection of the utility connections.
5.
Hitch. The hitch or tow bar attached to a mobile home for transport
purposes shall be removed and remain removed from the mobile home
when it is placed on its mobile home stand.
