The following regulations shall apply to mobile
home parks:
A. Arrangement of structure and facilities. The tract,
including mobile home stands, patios, other dwellings and structures,
and all tract improvements, shall be organized in relation to topography,
the shape of the plot, and common facilities. Special attention shall
be given to new mobile home designs and to common appurtenances that
are available.
B. Adaptation to tract 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 tract shall be preserved
to the maximum extent practical. Favorable views shall be emphasized
by the plan.
C. Courts and spaces. Groups or clusters of units, so
placed as to create interior spaces and courtyards, shall be incorporated
whenever feasible.
D. Orientation. Developers of mobile home parks are encouraged
to arrange mobile homes in a variety of orientations. In order to
provide variety and interest, they are strongly encouraged to have
many units with their long sides rather than their ends facing the
street.
E. Street layout. Street patterns shall follow the topography
of the site as much as practical.
F. Roadways.
(1) Standards. Developers shall adhere to all Township
standards contained in this chapter for the construction of streets
in and abutting mobile home parks. In those parks where the streets
are to be maintained as private internal roadways, owned and maintained
by the mobile home park operator or owned and maintained in common
by the residents/owners of the individual lots, the standards shall
be as follows:
(a)
Right-of-way. There shall be an equivalent right-of-way
(as defined herein) reserved along those streets that are designed
to function as feeder or collector streets and that connect major
exterior roadways, form major loops, traverse the development or provide
major or important access to adjacent parcels. No equivalent right-of-way
is required on other streets. On those streets where an equivalent
right-of-way is required, parallel parking may be permitted, but perpendicular
or angle parking is prohibited.
(b)
Pavement. Pavement width of all residential
streets serving as access to mobile home lots shall be not less than
26 feet. This may be reduced to not less than 20 feet on a street
serving as access to no more than 10 mobile home lots where the following
conditions are met:
[1]
Parking is prohibited along the road; and
[2]
Off-street visitor parking is provided in common
areas within 300 feet of all dwelling units at a rate of 0.3 space
per mobile home.
(c)
Grades. Gradients on all residential streets
shall not exceed 10%.
(d)
Culs-de-sac. A paved turnaround area with a
minimum radius of 50 feet shall be provided at the closed end of any
cul-de-sac road serving as a sole access to four or more mobile home
lots. No permanently closed cul-de-sac street shall exceed 500 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 from
which the mobile home park gains primary access.
(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 ordained
as a public way. The governing body, upon determining that compliance
with the requirement would have a negative effect on the mobile home
park, may waive this requirement.
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 to maintain between
individual mobile homes, mobile home development, all community facilities
provided for the residents and off-site pedestrian traffic generators,
such as schools, bus stops, commercial centers, etc. These pedestrian
walkways may parallel vehicular roadways, where they shall only be
required on 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 schoolchildren 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. All dwellings shall be connected
to common walks 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 therewith. Parking
for any commercial or other nonresidential use shall follow the requirements
otherwise applicable for such uses.
(2) Common parking areas.
(a)
Aisle width. Where common parking facilities
are to be used, no parking aisle shall be less than 22 feet in width.
(b)
All parking areas shall conform to §
425-416 herein.
In addition to any requirements of the Township
Zoning Ordinance, the following regulations shall also apply:
A. Arrangement; location; recreation areas.
(1) Arrangement. The common space shall be designed as
a contiguous area unless the applicant demonstrates to the satisfaction
of the Township Board of Supervisors that two or more separate areas
would be preferable. The open space shall also have easily identifiable
pedestrian and visual accessibility to 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. Recreation areas shall 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. Buffering may be waived along the
property line, upon approval of the Township Board of Supervisors
and upon recommendation of the Township Planning Commission, in cases
where:
(a)
The property line of a mobile home park occurs
along natural features which function as buffers, including but not
limited to:
[2]
Significant grade changes; or
[3]
Stream valleys that are likely to be permanently
preserved.
(3) Buffer landscape plan. A landscaping plan shall be
submitted with the final plans showing all pertinent information,
including the location, size and species of all individual trees and
shrubs to be preserved or planted or, alternately, the general characteristics
of existing vegetation masses which are to be preserved.
C. Drainage considerations. Drainage facilities shall comply with the standards and requirements contained in Articles
IV and
V.