Article 10
Special Purpose Residential District (RSP)

§14-1001 Purpose.

The regulations of the Special Purpose Residential District are designed to provide reasonable standards for the development of mobile home parks within areas of the Borough generally suited for such development, since these uses are recognized as a special form of housing requiring special, specific standards.

(Ord. 2008-1, 6/9/2008, §1000)

§14-1002 Permitted Uses.

1.    All uses permitted in the RLD, Low Density Residential District, subject to the regulations of the RSP, Special Purpose Residential District.

2.    Mobile home parks and subdivisions subject to the following regulations:

A.    Scope. All mobile home parks and subdivisions hereafter established in the RSP District and all expansions or alterations to existing mobile home parks and subdivisions are subject to all applicable regulations of this Section.

B.    Use of Terms. A development subject to these regulations shall be known as a park in this Section unless specified differently in the text.

C.    Park Size. Each park hereafter designed shall be at least 10 acres. The park shall not be divided by any public street or alley but may contact any street or alley. Hereafter, any street or alley so contacted shall be known as a perimeter street or alley.

D.    Density. Each park shall have a maximum density of eight mobile homes per gross acre, and no individual mobile home lot in a mobile home subdivision shall be less than 2,500 square feet.

E.    Yard Requirements, Mobile Homes. No mobile home shall be located at less than the following:

(1)    Fifty feet from any perimeter street line or perimeter lot line.

(2)    Twenty feet from the edge of a park street.

(3)    Twenty feet from any other mobile home.

(4)    Ten feet from interior lot lines.

F.    Yard Requirements, All Other Buildings. No service building or accessory building for park residents general use shall be located at less than the following:

(1)    Fifty feet from a perimeter street line.

(2)    Fifty feet from a perimeter lot line.

(3)    Forty feet from any mobile home.

G.    Yard Requirements, Landscaping in Buffer Area. The 50-foot setback requirement from any perimeter street line or perimeter lot line shall be called a buffer area. Said side or rear buffer areas shall be landscaped with a screen planting and front buffer areas shall be landscaped with a perimeter planting. All required planting areas shall comply with the applicable requirements of Article 23 of this Chapter.

H.    Park Street. A street installed exclusively for park residents use shall have a durable surface capable of supporting residential traffic and shall conform to the following regulations:

(1)    A park street shall be at least 12 feet wide for one-way and at least 24 feet wide for two-way traffic when all parking is provided off-street. A traffic pattern in the park shall allow for efficient access to all points.

(2)    Each mobile home site shall be accessible from a park street: however, designated parking for a site may be provided off the site as provided herein.

(3)    Each park shall be provided with at least two points of ingress/egress for vehicular traffic from public streets.

(4)    No more than two park streets shall intersect at any one point.

(5)    Park streets designated to provide parking for sites shall be widened by 8 feet on each side to be used for parking.

I.    Walkways. A walkway with paved surface shall be installed as follows:

(1)    Between each mobile home stand, as described herein, and a park street.

(2)    Between mobile home sites and common parking areas where the site parking is designated.

J.    Off-Street Parking.

(1)    Each mobile home site shall be provided with two parking spaces, as required by Article 24 of this Chapter.

(2)    Parking spaces for a given site shall be adjacent to each other.

(3)    Parking spaces that are provided in a common parking lot shall be appropriately marked for a specific site and shall not be farther than 150 feet from the site to be served. Said parking areas shall also comply with the requirements of Article 24 where applicable.

(4)    Parking spaces shall be accessible from a park street only.

K.    Utility Services.

(1)    Each mobile home site shall be served by a public water system and by a connection to the public sewer system.

(2)    Each mobile home site shall be served by a connection to an electrical distribution system.

(3)    Any transmission line within the limits of the park for telephone service, electricity, or centralized television reception shall be buried underground.

L.    Common Open Space Areas.

(1)    The park shall be provided with common open space areas not less than 10 percent of the gross park area; said areas shall be for the enjoyment of all park residents. These areas may include, but are not limited to, such facilities as service buildings for meeting rooms, laundromats, storage cubicles for residents either individually or collectively, playgrounds, swimming pools, fields, and courts for various organized team sports, and landscaped areas for passive recreation.

(2)    The park shall have at least half of its common open area at one continuous location, and not more than half of its common open area may be in the buffer area.

(3)    No interior play area for children shall be less than 1,000 square feet.

(4)    The park open space areas may contain a wide variety of facilities at the discretion of the owner; however, it is the intent of this Chapter that all parks contain well-maintained improvements for recreation for all ages.

M.    Mobile Home Site Improvements.

(1)    Each mobile home site shall be provided with a patio area adjacent to the mobile home. The patio shall be at least 200 square feet in size.

(2)    The patio shall be properly drained and shall have a durable surface such as concrete or wood.

(3)    Each mobile home shall be situated on a mobile home stand having not fewer than 10 columns or piers to support the weight of the mobile home; alternatively, the mobile home may be supported by columns on a concrete pad or slab. In either case, metal straps or bands, wire rope, or similar material must be connected from the mobile home frame to the ground or pad at least at all corners to anchor the unit.

(4)    Each mobile home shall be provided with a skirting of durable material, which shall entirely enclose the area beneath the mobile home.

(5)    Landscaping for individual sites shall include at least one shade tree for every two mobile home sites and shall comply with all applicable requirements of Article 23 of this Chapter.

(Ord. 2008-1, 6/9/2008, §1001)

§14-1003 Lot Area, Building Height, and Yard Requirements.

A lot width, lot area, lot coverage, yard setback, and building height requirement of not less than the dimensions shown in the following table, unless otherwise specified heretofore in this Section or §14-1003, or elsewhere in this Chapter, shall be provided for every dwelling unit and/or principal nonresidential building or use erected, altered, or established in this district.

A.    District Requirements.

 

Lot Requirements

Yard Requirements

Min. Lot Area

Min. Lot Width

Max. Lot Coverage

Each

Use

Front

Side

Rear

Nonresidential building

3 acres

250 ft.

10%

75 ft.

50 ft.

75 ft.

Mobile home park

10 acres

–

25%

50 ft.

50 ft.

50 ft.

Single-family detached

 

 

 

 

 

 

No public utilities

1 acre

150 ft.

30%

40 ft.

15 ft.

40 ft.

Public water or sewer

12,500 sq. ft.

100 ft.

30%

30 ft.

10 ft.

30 ft.

Public water and sewer

9,000 sq. ft.

80 ft.

40%

30 ft.

10 ft.

30 ft.

B.    No building shall exceed two and one-half stories or 35 feet, which ever is less, unless authorized as a special exception.

(Ord. 2008-1, 6/9/2008, §1002)

§14-1004 Alterations or Expansions of Mobile Home Parks.

All mobile home parks and mobile home subdivisions hereafter erected, established, substantially altered, or expanded shall comply with all the requirements of this Article. However, alterations or expansion of said parks or subdivisions shall not require special exception or conditional use approval before the issuance of a building and zoning permit.

(Ord. 2008-1, 6/9/2008, §1003)

§14-1005 Minimum Off-Street Parking Requirements.

Off-street parking shall be provided for in accordance with Article 24 of this Chapter.

(Ord. 2008-1, 6/9/2008, §1004)

§14-1006 Signs and Advertising Structures.

Signs shall be permitted in accordance with Article 25 of this Chapter.

(Ord. 2008-1, 6/9/2008, §1005)

§14-1007 Supplementary District Regulations.

The supplementary district regulations in Article 22 shall apply, where applicable, as additional requirements for this district.

(Ord. 2008-1, 6/9/2008, §1006)

§14-1008 Environmental Improvements and Energy Conservation Requirements.

The environmental and energy requirements in Article 23 shall apply, where applicable, as additional requirements for this district.

(Ord. 2008-1, 6/9/2008, §1007)