The following site design standards shall apply to mobile home
parks:
A. Arrangement of structures and facilities. The tract, including mobile
home stands, patios, other dwellings and structures, and all tract
improvements, should be organized in relation to topography, the shape
of the property, and common facilities. Special attention shall be
given to new mobile home designs and to common appurtenances that
are available.
B. Adaptation to property 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 property shall be preserved to the maximum
extent practical.
C. Courts and spaces. Groups or clusters of units shall be placed to
create interior spaces and courtyards.
D. Orientation. Mobile homes shall be arranged in a variety of orientations
so that multiple units face the street with their long sides rather
than their ends, in order to provide variety and interest.
E. Street layout. Street patterns should relate to the topography.
F. Roadways.
(1) Standards. All municipal standards for the construction of streets
contained in this chapter shall be adhered to for all public streets
in and abutting a mobile home park. In those parks where streets are
to be maintained by the mobile home park owner or by an ownership
association, the following standards shall apply:
(a)
Right-of-way. There shall be an equivalent right-of-way or access
easement reserved along streets within a mobile home development Parallel
parking may be permitted upon streets within a development, but perpendicular
or angled parking is not permitted.
(b)
Pavement. Pavement or cartway width of all residential streets
serving as access to mobile home lots shall be not less than 26 feet.
Pavement may be reduced to no be less than 20 feet on a street serving
as access to not greater than 10 mobile home lots where parking is
prohibited along the road and off-street visitor parking is provided
in common areas within at least 300 feet of all dwelling units. Overflow
or guest parking requires one off-street parking space for each three
mobile homes.
(c)
Grades. Gradients on all residential streets shall not exceed
10%.
(d)
Cul-de-sac streets. A paved turnaround area with a minimum radius
of 40 feet shall be provided at the closed end of any cul-de-sac street
serving as a sole access to four or more mobile home lots. No permanently
closed cul-de-sac street shall exceed 600 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 surrounding the mobile
home park.
(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 dedicated as a public
way, unless this requirement is waived by the Board of Commissioners
subsequent to determining that compliance with the requirement would
have a negative effect on the mobile home park.
G. Pedestrian circulation.
(1) General requirements. All mobile home parks shall provide safe, convenient,
all-season pedestrian walkways of adequate width for intended use,
durable, and convenient by connecting individual mobile homes, other
mobile home park features, all community facilities provided for the
residents, and off-site facilities, such as schools, bus stops, commercial
centers, etc. These pedestrian walkways may parallel vehicular roadways,
where they shall be required on at least 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 which must be an accessible route, 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. Walkways from all dwellings shall be connected
to common walkways, 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. Parking for any commercial or other
nonresidential use shall follow the requirements otherwise applicable
for such uses.
(2) Common parking areas. All common parking areas shall conform to the dimensional requirements in §
260-59, Parking and related internal driveways.
In addition to any requirements of Chapter
295, Zoning, of the Township Code, the following regulations shall also apply:
A. Open space system.
(1) At least 20% of the site area of the mobile home development shall
be in common open space, no more than 1/3 of which shall be required
buffer area.
(2) Arrangement. The common open space shall be designed as a contiguous
area unless the applicant demonstrates to the satisfaction of the
Board of Commissioners that two or more separate areas would be preferable.
The open space shall also have easily identifiable pedestrian and
visual accessibility for all residents of the mobile home park, although
all units do not have to abut the common open space.
(3) Recreation. Recreation areas and facilities shall be provided to
meet the anticipated needs of the residents of the mobile home park.
Not less than 25% of the required open space area exclusive of lands
within the required buffers, shall be devoted to recreation use. Recreation
areas should be of a size, shape, and topography that is conducive
to active and passive recreation, in compliance with applicable zoning
requirements.
B. Buffers.
(1) General requirements. A buffer of at least 50 feet in width shall
completely surround the perimeter of the mobile home site.
(2) Existing buffers. In cases where the property line of a mobile home
park 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 partially or fully waived along that property line with approval
of the Board of Commissioners based upon recommendation of the Township
Planning Commission. However, supplemental plantings shall be installed
when needed as identified by the Board of Commissioners.
(3) Buffer landscape plan. A landscaping plan shall be submitted in accordance with the provisions for landscape plans provided in §
260-15, Preliminary plan requirements, of this chapter.