Borough of Lake City, PA Article XII Park construction Requirements

§ 57-66 Minimum area and frontage.

Mobile home park shall have a gross area of at least five contiguous acres of land and a minimum park frontage of 100 feet.

§ 57-67 Site requirements.

The location of all mobile home parks shall comply with the following minimum requirements:

A. Be free from adverse influence by swamps, marshes, garbage or rubbish disposal areas or other potential breeding places for insects or rodents.

B. Not be subject to flooding.

C. Not be subject to any hazard or nuisance, such as excessive noise, vibration, smoke, toxic matter, radiation, heat, odor or glare.

§ 57-68 Site drainage requirements.

A. The ground surface in all parts of every park shall be graded and equipped to drain all surface water in a safe, efficient manner.

B. Surface water collectors and other bodies of standing water capable of breeding mosquitoes and other insects shall be eliminated or controlled in a manner approved by the Pennsylvania Department of Health.

C. Waste water from any plumbing fixture or sanitary sewer line shall not be deposited upon the ground surface in any part of a mobile home park.

§ 57-69 Soil and ground cover requirements.

A. Exposed ground surfaces in all parts of every park 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.

B. Park grounds shall be maintained free of vegetative growth which is poisonous or which may harbor rodents, insects or other pests harmful to man.

§ 57-70 Use of park area for nonresidential purposes.

A. No part of any park shall be used for nonresidential purposes, except such uses as are required for the direct servicing and well-being of park residents and for the management and maintenance of the park.

B. Nothing contained in this section shall be deemed as prohibiting the sale of a mobile home located on a mobile home lot and connected to utilities.

§ 57-71 Required setbacks, buffer strips and screening.

A. All mobile homes shall be located at least 35 feet from any park property boundary line abutting upon a public street or highway and at least 35 feet from other park property boundary lines.

B. There shall be a minimum distance of 10 feet between an individual mobile home, including accessory structures attached thereto, and adjoining pavement of a park street or common parking area or other common areas.

C. All mobile home parks located adjacent to industrial or commercial land uses which are not suitably screened are required to provide screening such as fences or natural growth along the property boundary line separating the park and such adjacent nonresidential use.

§ 57-72 Placement of mobile homes; base enclosure.

A. Mobile homes shall be separated from each other and from other buildings and structures by at least 15 feet on all sides.

B. An enclosure of compatible design and material shall be erected around the entire base of each mobile home. Such enclosure shall provide sufficient ventilation to inhibit decay and deterioration of the structure.

§ 57-73 Park street system.

A. General requirements. A safe and convenient vehicular access shall be provided from abutting public streets or roads.

B. Access. The entrance road or area connecting the park with a public street or road shall have a minimum pavement, width of 34 feet.

C. Internal streets. Surfaced roadways shall be of adequate width to accommodate anticipated traffic, and in any case shall meet the following minimum requirements:

(1) Where parking is permitted on both sides, a minimum width of 34 feet will be required.

(2) A minimum road pavement width of 28 feet will be required where parking is limited to one side.

(3) Dead-end streets shall be provided at the closed end with a turnaround having an outside roadway diameter of at least 60 feet.

D. Required illumination of park street systems. All parks shall be furnished with lighting units so spaced and equipped with luminaries placed at such mounting heights as will provide average levels of illumination for the safe movement of pedestrians and vehicles at night.

E. Street construction and design standards.

(1) Surfacing. All streets shall be surfaced in accordance with the Borough of Lake City specifications applicable to streets in conventional residential developments.[1]

[1] Editor's Note: See § 57-23, Streets.

(2) Grades. Grades of all streets shall be sufficient to ensure adequate surface drainage, but shall be not more than 8%. Short runs with a maximum grade of 15% may be permitted, provided traffic safety is assured by appropriate surfacing and adequate leveling areas.

(3) Intersections. Within 100 feet of an intersection, streets shall be approximately at right angles. A distance of at least 150 feet shall be maintained between center lines of offset intersecting streets. Intersections of more than two streets at one point shall be avoided.

(4) A plan of the streets shall be provided with the application for the park permit.

§ 57-74 Off-street parking areas.

Off-street parking for at least one motor vehicle shall be provided at each mobile home lot, and off-street parking areas for additional vehicles of park occupants and guests shall be provided where street rights-of-way are of insufficient width for such purposes.

§ 57-75 Walks.

A. General requirements. All parks may provide safe, convenient, all-season pedestrian access of adequate width for intended use, durable and convenient to maintain, between individual mobile homes, the park streets and all community facilities provided for park residents. Sudden changes in alignment and gradient shall be avoided.

B. Common walk system. Where pedestrian traffic is concentrated and a common walk system is provided, such common walks shall have a minimum width of 3 1/2 feet.

C. Individual walks. All mobile home lots 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.

§ 57-76 Mobile home lots.

A. Mobile home lots within the park shall have an average gross area of 5,000 square feet; if a portion of the park is designed for the transient accommodation of recreational vehicles, lots constructed for this purpose shall have an average gross area of not less than 800 square feet.

B. The total number of lots in a park shall not exceed an average density of seven per acre.

C. Each mobile home lot shall be improved to provide an adequate foundation for the placement of the mobile home and in such position as to allow a minimum of 10 feet between the mobile home and the right-of-way of the park street which serves the lot.

§ 57-77 Recreational area.

A recreational area or areas, with suitable facilities, shall be maintained within the park for the use of all park residents and shall consist of not less than 10% of the total park area.