[Ord. 190 (71-4), 10/14/1971, Appendix 2; as amended by Ord. 337 (92-4), 5/6/1992, § 22; and by Ord. 490 (2017-05), 10/18/2017]
1. Site.
A. Location and Design Standards.
(1) Layout of Lots. All lots shall abut a street. Side lot lines laid out in rectangular blocks should be diagonal to the street at an angle of 30° from perpendicular. Front and rear lot lines in rectangular blocks shall be straight and continuous. In cul-de-sac arrangements, the side lot lines shall be radial to the street lines.
(2) Lot Dimensions. The dimensions of the lots must conform to the Glen Rock Borough Zoning Ordinance [Chapter
27] or as specified in the table under the heading "Lot Dimensions" in Appendix 22-10-1 of this Chapter until such time that a zoning ordinance is adopted by the Borough. The Planning Commission may permit a subdivider to utilize any lot size approved by the Pennsylvania Department of Environmental Protection, regardless of the public utilities available and provided it is not less than 5,000 square feet in area and not less than 50 feet wide. In addition each mobile home lot size shall:
(a) Fit dimensions of mobile homes anticipated.
(b) Provide for mobile home appurtenant structures and appendages.
(3) Corner Lots. Corner Lots for mobile home use shall have extra width to permit appropriate building setback from and orientation to both streets.
(4) Building Setback Lines. The building setback lines shall conform to any applicable zoning or mobile home park ordinance. Where no such ordinance exists, or if the mobile home park is located in an area not controlled by Borough subdivision regulations, the minimum setbacks from the lot line shall be as follows:
(a) Park boundary property line: 10 feet.
(5) Buffer Strip and Screening. Where a mobile home park abuts a major street or is located adjacent to industrial or commercial properties, a planting screen at least 15 feet wide or approved fencing shall be provided along the abutting side separating the park and such adjacent nonresidential uses. Streets in the park that are proposed for dedication to public use shall provide right-of-way widths as follows:
| Type of Street | Minimum Right-of-Way |
|---|
| Collector Street | 60 feet |
| Minor Street | 50 feet |
2. Street Alignment and Gradient.
A. General Requirement. Streets should be adopted to the topography and shall have suitable alignment and gradient for safety of traffic, satisfactory surface and ground water drainage, and proper functioning of sanitary and storm sewer systems.
B. Street Grades. Center line grades should not be less than 1/2%. Center line grade should not exceed the following:
(2) Minor Streets: 12%.
| Where the grade of any street at the approach to an intersection exceeds 7%, a leveling area should be provided having not greater than 4% grades. |
C. Intersections.
(1) Street intersections should generally be at right angles. No street should intersect another at an angle of less than 75°.
(2) Offsets at intersections and intersections of more than two streets at one point should be avoided.
(3) Streets entering opposite sides of another street should be laid out either directly opposite one another or with a minimum offset of 150 feet between their center lines.
(4) Minimum curb radii at street intersections should be as follows:
| Intersection | Pavement Edge |
|---|
| Collector with Public Road | 20 feet |
| Collector with Collector | 20 feet |
| Collector with Minor | 20 feet |
| Minor with Minor | 15 feet |
3. Extent of Improvements.
A. General Requirements. The street improvements should:
(1) Extend continuously from the existing improved street to provide access to each mobile home lot and other facilities in the park.
(2) Provide convenient circulation of vehicles.
B. Street Surfacing. Streets should be surfaced to the grades and dimensions shown on the street profile and cross-section plan submitted and approved with the final plan. The paving and wearing surface should be constructed according to the following specifications:
(1) Minor and Collector Streets. For construction of surface course and base course Pennsylvania Department of Transportation Specifications, 1967, Form 408/67 as amended or supplemented shall apply. Base course must be at least eight inches in depth after compaction.
C. Blocks. The size and shape of blocks shall be determined with regard to:
(1) Zoning requirements as to lot size.
(2) Need for convenient access, automotive and pedestrian movement.
(3) Providing desirable lot depths for interior walkways and easements for utilities to be located within the block.
(4) Blocks shall not exceed a maximum length of 1,100 feet.
D. Walks. Pedestrian interior walks may be required where essential to assist circulation or pedestrian movement and safety to important facilities in the park.
(1) Width. Width generally should be at least three feet for walks on individual lots and a minimum of four feet for common walks.
E. Easements.
(1) Use. Easements shall be provided for all utilities not located in a street and for well-defined watercourses.
(2) Width. Utility easements shall have a minimum width of 15 feet. Easements for natural watercourses shall be of sufficient width to permit maintenance and provide for future flow.
(3) Location. Easements shall be centered on or adjacent to side and rear lot lines whenever possible.
F. Recreation Area and Facilities. Recreation areas and facilities, such as playgrounds, swimming pools, and community buildings should be provided to serve the needs of the residents the park is designed to serve.
(1) Size of Recreation Area. Where recreational facilities are provided not less than 8% of the gross site area should be devoted to these facilities, generally provided in a centralized location, or decentralized in larger mobile home parks.
G. Storm Drainage. Drainage facilities shall be provided:
(1) To permit the unimpeded flow of natural watercourses.
(2) To protect structures and mobile home stands.
(3) To provide safe and convenient use of streets, lot areas and other facilities in the park.
| Where the construction of streets and necessary stormwater system in a park is such that the direction of stormwater flow is diverted to affect surrounding properties, the developer shall obtain sufficient drainage easements to provide adequate disposal of the stormwater. |
H. Sanitary Disposal.
(1) Sanitary Sewers.
(a) If the mobile home park can be served by the extension of an existing public sanitary sewerage system, as determined by the Planning Commission, the developer shall provide lateral connections to each mobile home lot.
(b) Where a sanitary sewer is not accessible, the developer shall provide a sewage disposal system meeting the requirements and approval of the Pennsylvania Department of Environmental Protection.
(2) Water Supply.
(a) Public Water Supply. If the mobile home park can be served by the extension of an existing public water supply system, as determined by the Planning Commission, the developer shall construct a system of water mains and connect with such water supply system and provide a connection for each lot.
(b) Where a public water supply system is not available, the developer shall provide a water system meeting the requirements and approval of the Pennsylvania Department of Environmental Protection.
I. Street Lights. Street or onsite lights shall be provided to illuminate streets, driveways and walkways for the safe movement of vehicles and pedestrians at night. Their type and location shall be shown on the plan.
J. Underground Utilities. Electric, telephone and all other utilities' facilities shall be installed underground unless, in the opinion of the Planning Commission, special conditions require otherwise.
K. Landscaping.
(1) Planting is required to the extent needed to provide for:
(a) Screening of objectionable view.
(c) A suitable setting for the mobile homes and other settings. Planting shall be hardy, appropriate for use and location, and planted so as to thrive with normal maintenance.
(2) Screen planting shall be adequate to screen objectionable view effectively within a reasonable time. Views to be screened include laundry drying yards, garbage and trash collection stations, nonresidential uses and rear yards of adjacent properties.