§ 16-3. DESIGN STANDARDS AND IMPROVEMENTS.
16-3.1 Lot Layout and Occupancy.
a.
Each factory built home lot shall be clearly identified by number indicated on a plan. All modular and mobile housing unit park development applications shall be accompanied by an overall plan drawn in accordance with site plan submission requirements of the Borough.
b.
The number of factory built homes permitted in a factory built home park shall not exceed the number of factory built home lots.
c.
A retail factory built home sales agency or the sale of factory built homes may be permitted as an accessory use to a modular and mobile housing unit park development provided that no building used for retail sales purposes and no "for sale," "for rent" or display modular or mobile housing unit shall be located within twenty-five (25′) feet of the exterior property lines of the park development, and further provided that off-street parking areas necessary to serve the retail accessory use shall be separated from all other parking areas located at the site.
d.
Nothing contained in this regulation shall be construed as prohibiting the maintenance of a retail factory built home sales agency of a factory built home park or the sale of a factory built home, whether occupied or unoccupied, which is located on a factory built home lot and connected to pertinent utilities.
(Ord. #1227, § 3.1)
16-3.2 Maximum Factory Built Homes Per Acre. The overall density of a park development shall not exceed seven (7) factory built home lots per acre, inclusive of lands used for recreation, private roadways, easements and retail sales and further provided that:
a.
The average size of all factory built home lots shall be no less than five thousand (5,000) square feet;
b.
The minimum size of any factory built home lots shall be three thousand five hundred (3,500) square feet;
c.
The maximum size of any factory built home lots shall be ten thousand (10,000) square feet;
d.
The minimum width of any factory built home lots shall be not less than one-third ( 1/3 ) its depth or thirty-five (35′) feet whichever the greater.
(Ord. #1227, § 3.2)
16-3.3 Minimum Size. The minimum size for a factory built housing unit park development shall be forty (40) acres.
(Ord. #1227, § 3.3)
16-3.4 Separation and Setback Requirements. Except for factory built homes in storage or for sale, each factory built home shall be located on a factory built home lot so as to comply with the following minimum proximity limits:
a.
Fifty (50′) feet from the right-of-way of any public street and exterior property line of the park development.
b.
Twenty (20′) feet from any private road.
c.
Ten (10′) feet from the side and rear of any other factory built home lot boundary.
(Ord. #1227, § 3.4)
16-3.5 Factory Built Home Stands. Each factory built home space shall be provided with a home stand of sufficient size to accommodate the factory built home to be placed thereon. The stand shall be constructed of four (4″) inches of two thousand five hundred (2,500) PSI concrete at twenty-eight (28) days, or concrete piers of no less than sixteen (16″) inch diameter and twenty-four (24″) inch depth, located six (6′) feet on center, along the "I" Beams of the factory built home, as per manufacturers specifications.
(Ord. #1227, § 3.5)
16-3.6 Road Layout and Road Width. Roadways in all park developments shall be private roads to provide traffic ways for convenient access to all factory built home lots and other facilities located in any park development. All streets shall be designed to meet with following minimum standards:
a.
One-way street—fifteen (15') feet paved width.
b.
Two-way street—twenty-four (24') feet paved width.
(Ord. #1227, § 3.6)
16-3.7 Road, Curb, Sidewalk and Parking Area Construction.
a.
Roads and parking areas shall have a two (2″) inch thick bituminous concrete pavement, type FABC-1, mix number 5, constructed on a type 2, class A, gravel base course having a compacted thickness of six (6″) inches.
b.
Concrete curbs shall be either vertical or roll type.
c.
Parking areas may be constructed of four (4″) inch concrete with a twenty-eight (28) day strength at three thousand (3,000) PSI, or bituminous pavement.
(Ord. #1227, § 3.7)
16-3.8 Parking. Off-street parking shall be provided without interference of normal movement of all traffic. At least one (1) off-street parking space shall be provided for each factory built home lot. Such space shall be paved and may be a physical extension of the factory built home stand (as defined herein) or provided as a separate improvement on the factory built home lot.
(Ord. #1227, § 3.8)
16-3.9 Additions. Additions shall conform to the following:
a.
1.
Any additions or alterations to the overall park development which are not set out, pictured or described in the original application or plans or any amended applications or plans shall require amendment to the site plan and application for license all in accordance with procedures described hereinabove.
2.
Skirting, porches, awnings, storage sheds, or other additions of individual factory built home units shall be installed only if permitted and approved by the park management.
b.
Storage sheds shall be of aluminum construction.
c.
Where additions are installed to factory built home units, they shall be aluminum and pre-manufactured, shall be in harmony with the surroundings and shall be maintained in good repair. Additions shall be constructed and installed so as to facilitate underneath inspection of the factory built home and in such manner as does not constitute a harborage for rodents.
d.
Entrance steps or ramps shall be of a type approved by the park management.
e.
No such additions to factory built home units shall be used as dwelling or living accommodations.
(Ord. #1227, § 3.9)
16-3.10 Subfloor Storage. Gasoline and similar flammable liquids shall not be stored underneath a factory built home except in UL approved fuel storage tanks. Other types of storage underneath a factory built home shall be permitted only if approved by the park management. If approved, the following conditions shall be satisfied:
a.
The storage area shall be provided with a base of concrete or other impervious material.
b.
Stored items shall be located so as not to interfere with the underneath inspection of the factory built home.
c.
The storage area shall be enclosed by skirting.
(Ord. #1227, § 3.10)
16-3.11 Recreation Areas. Recreation area(s) shall be provided for each park development. A minimum of five hundred (500) square feet of open recreation space per factory built home lot shall be provided in a common recreation site. No common recreation site shall be less than ten thousand (10,000) square feet in size,
(Ord. #1227, S 3.11)
16-3.12 Buffer Strips and Common Areas. A buffer strip shall be maintained along the exterior lines of the park development, except along such portion of the park development as may be utilized as a sales area for the sale of the factory built homes, when such area fronts a public street. Such buffer strip shall be landscaped or fenced or terraced or any combination of same in order to provide a reasonable visual separation from adjoining lands. The buffer strip shall be a minimum of twenty-five (25′) feet in width and a minimum of one (1) tree of one and one-half (1 ½″) inch caliber diameter shall be installed within the buffer strip for every twenty-five (25′) feet length interval of the buffer strip except a portion or all of the planting may be waived if adequate natural tree growth exists or if the planting tree would be impractical and of no consequence to provisions of visual separation of the park development from adjoining lands due to topography, water courses or man-made barriers.
(Ord. #1227, § 3.12)
16-3.13 Street Lights. Public areas of the factory built modular and mobile housing unit park development shall be lighted so as to permit safe movement of vehicles and pedestrians at night. Lights shall be at least twenty-five (25) watts spaced at intervals at least one hundred (100′) feet and located approximately fifteen (15′) feet from the ground and shall be effectively related to buildings, walks, trees, steps and ramps. Lights shall be kept burning from one-half (½) hour after sunset to one-half (½) hour before sunrise.
(Ord. #1227, § 3.13)
16-3.14 Service Areas. Closed storage areas and areas where trash and garbage are stored shall be provided and shall be screened.
(Ord. #1227, § 3.14)