The uses allowed within a mobile home development
shall be as specified in the Franconia Township Zoning Ordinance.
All applications for mobile home developments shall follow the procedures established in Article
II, Plan Requirements and Processing Procedures, of this chapter.
All regulations in the Township Zoning Ordinance applicable to mobile home developments shall be adhered
to. In addition thereto, the following regulations shall apply:
A. Arrangement of structures 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 the shape, size and position of structures
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. Mobile homes are encouraged to be arranged
in a variety of orientations and are strongly encouraged to have many
units with their long sides facing the street rather than their ends,
in order to provide variety and interest. Site layout shall be designed
to ensure that mobile home units are offset to block long uninterrupted
vistas between the units.
E. Street layout. Gridiron layouts and street patterns
unrelated to the topography of the site are to be avoided.
F. Roadways.
(1) Standards. All applicable standards for streets and
roads contained in this Subdivision and Land Development Ordinance
shall be adhered to for all public roads in and abutting mobile home
developments. In those developments wherein the roads 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 which are designed
to function as feeder or collector roads and which 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 roads. On those roads where an equivalent right-of-way
is required, parallel parking may be permitted, but perpendicular
or angle parking is discouraged.
(b)
Pavement. Pavement width of all residential
streets serving as access to mobile home lots shall be not less than
30 feet, except that this may be reduced to not less than twenty-two
feet on a street serving as access to no more than 20 mobile home
lots where parking is provided in common areas within 300 feet of
all dwelling units at a rate of 0.3 space per mobile home. Curbing
along the pavement areas may be required at the discretion of the
Township Engineer.
[Amended 9-14-1987 by Ord. No. 136]
(c)
Grades. Gradients on all residential streets
shall not exceed 10%.
(d)
Culs-de-sac. A paved turnaround area with a
minimum radius of 55 feet shall be provided at the closed end of any
cul-de-sac road serving as the sole access to four or more mobile
home lots. No permanently closed cul-de-sac street shall exceed 800
feet in length or serve as the sole access to more than 20 mobile
home lots.
(e)
Other requirements. All other applicable requirements
of the Subdivision and Land Development Ordinance relating to grades,
vertical curves, horizontal curves, tangents between curves, sight
distance, construction specifications, intersection alignment, intersection
radius, interconnection of adjacent parcels and similar regulations
shall be adhered to in all mobile home park developments.
(2) Access limitations. Mobile home lots may have direct
access only onto minor internal streets. Direct access from a mobile
home lot shall not be permitted onto the street(s) from which the
mobile home development 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 roads prior to being ordained
as a public way, unless this requirement is waived by the governing
body subsequent to determining that compliance with the requirement
would have a negative effect on the mobile home development.
G. Pedestrian circulation.
(1) General requirements. All mobile home developments
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 streets,
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 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. 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 either on the same lot therewith
or in common parking facilities, provided that parking areas contained
therein are within 150 feet of the mobile home lots for which they
are intended. 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 will be less than 22 feet in width.
I. Common open space. The following regulations shall
apply:
(1) Arrangement. The common space shall be designed as
a contiguous area unless the applicant demonstrates to the satisfaction
of the governing body 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 development,
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
development. Not less than 25% of the required open space area, exclusive
of lands within the required buffers, shall be devoted to recreation.
Recreation areas should be of a size, shape and relief that is conducive
to active and passive recreation.
K. Drainage considerations. The site drainage requirements shall be those set forth under §
122-26 of this chapter.
[Amended 9-14-1987 by Ord. No. 136]
L. Ground cover requirement. Exposed ground surfaces
in all parts of every mobile home development shall be paved or covered
with stone screenings or other solid material or protected with a
vegetative growth that is capable of preventing soil erosion and the
emanation of dust during dry weather. Impervious pavement shall be
kept to a minimum. All ground surfaces shall be appropriately maintained.
M. Lighting facilities. Lighting facilities shall be
provided as needed and arranged, in a manner which will protect the
mobile home development residents, neighboring properties and adjacent
highways from direct glare or hazardous interference of any kind.
Lighting facilities shall be required where deemed necessary by the
governing body for the safety and convenience of the mobile home development
residents and shall be installed by the developer.
All mobile homes placed within the Floodplain
Conservation District as a special exception pursuant to Article XVIII,
FP Floodplain Conservation District, § 145-112, of the Franconia
Township Zoning Ordinance and subsequent to the adoption of this chapter must meet
the following requirements, in addition to all other applicable township
regulations.
A. Stands on lots shall be elevated on compacted fill
or on pilings so that the lowest floor of each mobile home will be
at least one foot above the base flood elevation.
B. Adequate surface drainage shall be provided, as referenced in Article
III of this chapter.
C. Access for a mobile home hauler shall be provided.
D. When mobile homes are to be elevated on pilings, lots
shall be large enough to permit steps, piles shall be placed in stable
soil no more than 10 feet apart, and reinforcement shall be provided
for pilings more than six feet above ground level.
E. All buildings and structures shall be firmly anchored
in accordance with accepted engineering practices to prevent flotation,
collapse and lateral movement, thus reducing the threat to life and
property and decreasing the possibility of the blockage of bridge
openings and other restricted sections of the watercourse.
F. All air ducts, large pipes and storage tanks located
at or below the first-floor level shall be firmly anchored to resist
flotation.
G. All mobile homes shall be anchored to resist flotation,
collapse or lateral movement by providing over-the-top and frame ties
to ground anchors. Specifically:
(1) Over-the-top ties shall be provided at each of the
four corners of the mobile home, with two additional ties per side
at intermediate locations and mobile homes less than 50 feet long
requiring one additional tie per side.
(2) Frame ties shall be provided at each corner of the
home with five additional ties per side at intermediate points, with
mobile homes less than 50 feet long requiring four additional ties
per side.
(3) All components of the anchoring system shall be capable
of carrying a force of 4,800 pounds.
(4) Any additions to a mobile home shall be similarly
anchored.
All requirements stipulated in this article
shall be performed to the satisfaction of the Township Planning Commission
and Engineer.