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 owned and maintained
in common by the residents/owners of the individual lots, the following
standards shall apply:
(a)
Right-of-way. There shall be an equivalent right-of-way (as defined under "street rights-of-way" in §
347-201, Definition of terms) reserved along streets which are designed to function as major or minor collector streets, and which connect exterior roadways, form major internal loops, traverse the majority of the development, or provide access to adjoining parcels of land. No equivalent rights-of-way are required on other streets. On those streets where an equivalent right-of-way is required, parallel parking may be permitted, 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 Borough Council 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, 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 with the dimensional requirements in §
347-434, Parking and related internal driveways.
In addition to any requirements of the Borough Zoning Ordinance,
the following regulations shall also apply:
A. Open space system.
(1)
Arrangement. The common open space shall be designed as a contiguous
area unless the applicant demonstrates to the satisfaction of Borough
Council 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.
(2)
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 permanent buffer shall be provided along
all exterior property boundary lines.
(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 waived along that property line with approval of
Borough Council based upon recommendation of the Borough Planning
Commission.
(3)
Buffer landscape plan. A landscaping plan shall be submitted in accordance with the provisions for landscape plans provided in §
347-304, Preliminary plan requirements, of this chapter.