A.
No person, firm or corporation proposing to develop, rearrange or
expand a mobile home park in the Township, shall proceed with any
construction work on the park until they have obtained from the Township
written approval of the preliminary plan of the proposed development,
according to procedures herein outlined.
C.
Preapplication procedure.
(1)
Sketch plan procedure. The mobile home park developer should
meet with the Township prior to formal application to discuss his
plans. They should prepare a suitable sketch and plans sufficient
to give a general understanding of his purposes. The Township shall
inform the developer as to the general suitability of the plans and
of any modifications required by these regulations, if deemed advisable.
(2)
Preliminary plan application. The developer shall prepare and
submit a complete preliminary plan, together with improvement plans
and other supplementary material, as required.
D.
Final plan approval.
(1)
Upon completion of any modifications required by the Township
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 required improvements are completed for
the mobile home park, the placement and habitation of individual mobile
homes shall not be permitted.
(2)
The Board of Supervisors 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.
(3)
Filing. Following approval, the developer shall file one copy
of the approved plan with the Erie County Recorder of Deeds within
90 days. Any fees for recordation shall be borne by the applicant.
E.
Design requirements:
(1)
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 three units per acre of land.
(2)
Individual lots. The planning and location of individual lots
shall be guided by the following requirements:
(a)
Access. Each lot shall be directly accessible from an approved
internal drive or public road without the necessity of crossing any
other space.
(b)
Lot suitability. No individual lot shall be developed for occupancy
by a mobile home if the slope is 3% or greater.
(c)
Size. This lot configuration assumes a placement with the narrow
side of the unit facing the drive. Each mobile home lot shall have
a minimum lot width of 70 feet, depth of at least 150 feet, and a
minimum of 10,500 square feet in area. The developer can opt to place
units with the "wide" side of the home facing the internal drive.
Regardless of the orientation, a yard requirement shall be met.
(d)
Yard requirements:
[1]
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.
[a]
The setback from the internal drive 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.
[b]
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 mobile home lot line and 10 feet from the
dwelling unit.
[c]
There shall be a minimum of 25 feet between individual
mobile homes, 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.
[d]
The setback from the right-of-way of any public
street or highway shall be consistent with the zoning ordinance district.
[e]
There shall be at least 40 feet between any mobile
home, appurtenance building, office or similar structure and any mobile
home park boundary line (see also Subsection E(2)(d)[1][c] above).
(e)
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.
(f)
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.
(g)
Landscaping. The park entrance shall be landscaped with a sign
giving the name of the facility in a setting of shrubs and trees.
[1]
All internal drives shall be planted with trees
of at least 1 1/2-inch caliper planted at fifty-foot intervals.
Trees will be located on all sides of the drive where mobile home
units are located. The developer shall provide a planting schedule
to the Township which must be approved by the Township Engineer.
[2]
A thirty-foot-wide landscape buffer shall be provided
along the side and rear perimeter of the site. The landscape buffer
shall consist of a mixture of both evergreen and deciduous trees and
shrubs. The buffer shall provide a visual barrier and be composed
of plants suitable to that purpose and of species suitable for this
area. The buffer strip planting plan must be approved by the Township
Engineer.
(3)
Mobile home stands.
(a)
The location of each mobile home stand shall be at such elevation,
distance and angle in relation to the access drive so that the placement
and removal of the mobile home is practical.
(b)
The stand where the unit is placed shall be at least 14 feet
by 65 feet to accommodate modern units.
(c)
A 1% to 5% 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.
(d)
All mobile homes shall be set on a foundation, as required by
the Township's building code, the Pennsylvania UCC.
(e)
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.
(4)
Access and internal drive system. The internal drive system
in privately owned mobile home parks shall be privately owned and
maintained. It shall be constructed and maintained in accordance with
the applicable sections set forth for public roads by this chapter.
Mobile home parks shall provide at least one access drive to a public
road for each 25 mobile homes. These access drives shall be placed
with the advice of the local fire department and emergency services
to facilitate servicing all areas of the park. Internal drives shall
have a paved cartway of at least 20 feet in width.
(5)
Drive widths at access points. At points where general traffic
enters or leaves the park, drives 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.
(6)
Parking spaces. Parking shall be provided in such amount as
required by the Township's Zoning Ordinance, but in no event
shall there be less than two parking places for each lot. These spaces
may be located off interior drives and shall be paved or provided
with a stone/gravel/crushed limestone surface of at least six inches
in depth, compacted 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, developments with 25 or more units shall include
a visitors' parking area with one space per each two units. This
parking lot shall be paved. All parking spaces shall be 18 feet long
with a minimum width of 10 feet, exclusive of aisle/driveway areas.
(7)
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 Township, lend themselves to such recreational
uses. This will be a private recreational facility.
(8)
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.
(9)
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:
(10)
Sidewalks. Development of 25 units or more shall provide for
sidewalks accessible to all units. Such sidewalks shall be at least
five feet wide.
(11)
Coverage. Land coverage for individual mobile home lots shall
not exceed 30% for all structures.
F.
Utility requirements:
(1)
Water and sewer. All provisions for water and sanitary sewer
facilities shall be community systems and not individual on-lot systems.
Such systems are to be inspected by the Township and its design shall
be as required by DEP and shall be approved by that agency.
(2)
Gas, telephone and cable. All utility facilities shall be installed
and inspected according to the standards set forth by the utility
company.
(3)
Exterior lighting. Adequate lights shall be provided to illuminate
public streets, driveways and walkways for the safe movement of vehicles
and pedestrians at night. Full-cutoff fixtures shall be as required
to minimize glare. Fixture height is limited to 20 feet.
(4)
Other utilities. Shall be underground, except in the case of
special or unique circumstances for which a modification may be requested.
