The provisions of this Article VIII shall apply to campgrounds and recreational vehicle parks as defined in Article III (herein referred to as campgrounds) and to expansions of campgrounds and recreational vehicle parks. The development and/or expansion of a campground shall be deemed a subdivision or land development and shall be subject to design standards in Article VI and regulations provided in this article.
A.
Applicability. The design standards and required improvements
set forth in this article will be applied by the Planning Commission
and the Borough Council in evaluating applications for campgrounds
that are in single ownership and provide camp sites on a maximum twelve-month
lease, or rental basis only. Camp sites are permitted in approved
campgrounds only. Campgrounds proposed for sale or lease exceeding
a twelve-month period shall meet all standards and requirements of
a single-family residence, residential subdivision.
B.
Occupancy; transportable condition.
(1)
Occupancy. Campsites shall be used only for camping
purposes and not as a residence. No improvement, tent, or recreational
vehicle designed for long-term residency shall be erected or placed
on any campsite. Occupancy shall be for periods of less than 180 days,
the site shall not serve as the legal address for the occupant(s),
and no children who occupy the site at any time shall attend any local
school.
(2)
Transportable condition. All recreational vehicles
in the RV Park shall be maintained to meet Pennsylvania Department
of Transportation vehicle/trailer registration requirements and in
a road worthy, transportable condition at all times. Any action toward
removal of wheels is prohibited.
A.
Required acreage. All campgrounds shall have a total
land area of not less than 10 acres.
B.
Soils and slope. All campgrounds shall be located on
moderately well or better drained land with the average natural slope
of the area to be improved for camp sites not to exceed 12%.
C.
Borough comprehensive plan. The location and layout
of the proposed campground shall be consistent with the Borough Comprehensive
Plan.
D.
Floodplain. No permanent campground structures or buildings
or sewage collection or disposal facilities shall be located within
any defined 100-year floodplain area.
E.
Access. The proposed campground shall have direct access
to an existing public street or road.
F.
Improved area. The area improved for camping sites
shall not exceed 50% of the total gross area of the tract being developed
as a campground.
B.
Design requirements. The design of the campground shall conform to the requirements of this chapter and/or the requirements of Pa. Code, Title 28, Part II, Chapter 19, Organized Camps and Campgrounds, whichever is more restrictive. The applicant shall submit proof of approval of the proposed plan per Chapter 19 before the plan will be considered for final approval by the Planning Commission and the Borough Council.
All plans for proposed new mobile campgrounds or expansion of existing campgrounds shall be designed in accord with the four-step process in § 390-46 and meet the design standards applicable to all types of development contained in Article VI.
A.
Required area. Each camping site shall have a minimum
area of 2,000 square feet exclusive of street rights-of-way and walkways
and a minimum width of 40 feet.
B.
Density. The maximum gross density of development in the area improved for campsites shall not exceed 10 sites per acre of the adjusted tract acreage of the parcel determined in accord with Chapter 500, Zoning.
C.
Existing trees and shrubbery. To the extent possible,
existing trees and shrubbery shall be retained by the campground developer.
D.
Buffers. No individual campsite may be located closer
than 100 feet to any exterior property line of the campground or public
road right-of-way. The 100-foot buffer shall remain undisturbed except
for required accesses and additional planted trees and/or shrubbery
may be required to screen the campground from adjacent land.
E.
Electric service. Electric service shall be provided
to at least 50% of the campsites. Such electric service shall be installed
underground.
F.
Centralized sewage. At least 50% of the campsites designed
and improved for recreational vehicles shall be provided with a connection
to a centralized sewage system.
G.
Non-centralized sewage. All campsites not connected
to a centralized sewage system shall be located within 500 feet of
a bathhouse/toilet facility which shall be equipped with toilets,
urinals, and lavatories in accordance with Department of Environmental
Protection regulations.
H.
Off-street parking. All campsites designed for recreational
vehicles shall have off-street parking spaces for the recreational
vehicle and one passenger vehicle. The parking spaces shall be level
in a longitudinal direction and shall be uniformly crowned in a transverse
direction and shall be well drained. The parking spaces need not be
paved provided there is a minimum depth of six inches of compacted
crushed stone, bank run gravel or shale.
I.
On-site parking. All campsites designed for tenting may be provided with on-site parking spaces in accordance with Chapter 500, Zoning, or may have a common parking area not over 500 feet from the most distant campsite. Common parking areas shall provide at least 1.50 spaces per campsite. The minimum area of each parking space shall be at least 200 square feet, exclusive of any aisle.
J.
Centralized water and sewage systems. Centralized water
and centralized sewage systems shall be designed in accord with the
requirements of this chapter and the Department of Environmental Protection.
K.
Sewage dumping stations. The campground shall be equipped
with sewage dumping stations designed and constructed in accordance
with the Department of Environmental Protection requirements.
L.
Access drives and streets. The access drive(s) and
streets serving the campground shall be designed and constructed in
accord with the standards set forth for Local Streets in Table 390-51-1
and Table 390-51-2.
M.
Other improvements. There shall be provided in each
campground such other improvements as the Borough Council may require
whereby such requirements shall at all times be in the best interests
of the public's health, safety and general welfare and may include,
but shall not be limited to, garbage and trash collection, removal
and disposal as approved by the Department of Environmental Protection,
adequate park lighting system, and maintenance of all areas.
