In addition to the statement of community development objectives set forth in § 230-2B of this chapter, it is hereby declared to be the specific intent of this article, with respect to the MHP Mobile Home Park District, to establish standards of performance and promote the desirable benefits which planned mobile home parks may have upon the community and the residents within them. It is further the intent of this article to endure the interdependency and compatibility of proposed mobile home parks with essential utilities and surrounding land uses in the Township. It shall further be the intent of this District to:
A. 
Reflect the changes in the technology of home building and land development so that resulting economies may enure to the benefits of those who need homes;
B. 
Further the general welfare by extending greater opportunities for better and more affordable housing to all present and prospective residents of Montgomery Township;
C. 
Provide for better quality and greater variety in type, design and layout of mobile home parks than has been evident in many mobile home parks in the past by enforcing uniform standards, desirable design criteria and encouraging innovative site design approaches;
D. 
Provide for a diversity in housing types and prices; and
E. 
Encourage mobile home parks that are beneficial rather than detrimental to property values and the general welfare of the area in which they are proposed.
Mobile home parks are allowed only in an MHP Mobile Home Park District(s), and provided that the tract to be used as a mobile home park meets the criteria specified in § 230-57 of this article. The uses which are permissible in a mobile home park are as follows:
A. 
Residential uses. A mobile home park may include mobile homes of single width or multiple width or both, single-family detached modular homes, conventionally built single-family detached homes, or any combination thereof, but shall not include travel trailers or motor homes. No more than 40% of the total number of dwelling units in a mobile home park may be conventionally built or modular single-family dwellings.
B. 
Passenger shelters for local stops of public transportation.
[Amended 1-24-2005 by Ord. No. 04-191Z]
C. 
Accessory uses.
(1) 
Accessory uses and structures customarily incidental to the maintenance, servicing and well-being of mobile home park residents shall be permitted only as part of an approved development plan for the site.
(2) 
Accessory uses on individual mobile home lots, customarily incidental to mobile homes, or other dwellings, such as storage sheds, shall be permitted on the individual mobile home lots, provided that the provisions of §§ 230-59 and 230-60 and other applicable ordinances are complied with.
(3) 
Added rooms specifically designed by the mobile home manufacturers for enlargement of mobile homes and other additions architecturally compatible with the unit may be joined onto a mobile home, provided that all requirements of § 230-60 and other applicable ordinances are met.
D. 
Such wireless telecommunications facilities as permitted by right, special exception or conditional use, depending on the type of facility, in compliance with Article XXX herein.
[Added 1-11-1999 by Ord. No. 98-97Z]
A. 
Application. Any person desiring to use a tract of land which is zoned MHP Mobile Home Park shall make application, in writing, to the Township Board of Supervisors. Such applications shall include, as a minimum, a tentative sketch plan indicating basically how the applicant intends to develop the property and sufficient data to document compliance with the standards in § 230-57.
B. 
Public hearing. Prior to deciding to approve or deny the use of a tract for a mobile home park, the governing body shall hold a public hearing thereon pursuant to public notice. At least 45 days prior to the date of the hearing, one copy of the development proposal and all additional submitted information shall be transmitted to the Township Planning Commission, together with a request that this agency submit recommendations regarding said use.
A mobile home park may be allowed by the governing body as a use in an MHP Mobile Home Park District only pursuant to the procedure specified in § 230-56 and subject to the following standards. The burden of proving compliance with these standards shall be on the applicant.
A. 
The tract of land to be developed shall be in one ownership or shall be the subject of an application filed by the owners of the entire tract, and it shall be agreed that the tract shall be developed under single direction and in the manner approved.
B. 
Any parcel to be used as a mobile home park must have a minimum tract area of 15 contiguous acres of land.
C. 
At least 50% of the site shall be composed of developable land.
D. 
Any site proposed for a mobile home park shall not be subject to adverse environmental influence, such as swamps, marshes, garbage or rubbish disposal areas or other potential breeding places for insects or rodents.
E. 
Any site proposed for a mobile home park shall not be subject to any hazard or nuisance, such as excessive noise, vibration, smoke, toxic matter, radiation, heat, odor or glare, as defined by the governing body and all appropriate ordinances.
F. 
The location of all mobile home parks shall be protected by screening or other appropriate means against any undesirable off-site views or any adverse influence (such as heavy commercial or industrial use, heavy traffic or brightly lighted activities) from adjoining streets and areas.
G. 
Mobile home parks shall not be located directly abutting conventionally built single-family detached housing of significantly different unit value and density than the proposed mobile homes except where extensive natural buffering exists and will be retained or can be created so as to functionally and visually separate the two sites or where compatible units of modular or conventionally built homes will be located in the mobile home park adjacent to the existing residences. The developer shall provide any necessary transition between differing residential structural types, unit values and densities within the mobile home park tract.
H. 
Any site proposed for a mobile home park shall, in the opinion of the governing body, be easily accessible to essential community facilities and services, such as employment centers, shopping centers, schools and police and fire protection, and shall be within one mile by roads or pedestrian walkway to existing or planned convenience commercial facilities. The site should also preferably be within the same one mile distance of existing or planned public transit routes (if available).
I. 
Every area to be used as a mobile home park must be served exclusively by the municipal sanitary waste disposal system and a centralized water supply system, if those facilities are available and if each system is found to contain the available capacity to serve the proposed park or, alternatively, the area to be used as a mobile home park must, if it cannot connect to either or both the centralized water supply and municipal sanitary sewer systems, be served by a common single water supply system serving all dwelling units and other structures in the park and/or a common single sanitary sewer system doing likewise, either or both of which, as applicable, must have the approval of the Pennsylvania Department of Environmental Resources. Furthermore, those on-site facilities must, when constructed, meet the following criteria:
(1) 
The satellite system shall be designed and constructed in a manner that will permit adequate connection to the centralized or public system in the future.
(2) 
The administrative structure for the satellite system shall be organized in a manner that will facilitate easy interconnection of the two systems.
(3) 
The developer shall be required to show proof that the satellite system intending to serve the proposed park will not interfere with any existing sewage disposal system or any existing water supplies, be they wells for nearby properties or sources of water for other community systems.
(4) 
When the centralized or public system reaches the park site, connection to it shall be mandatory, and the cost of the eventual interconnection shall be borne by the developer or the organization that is set up to own and operate the satellite system.
(5) 
If, after development occurs, the satellite water system is deemed to be the cause of interference with existing water supplies or the satellite sewer system is deemed to be the cause of any pollution, extension of the centralized or public systems may be required at that time. The cost of the extension and hookup shall be borne by the developer or organization owning and operating the satellite system.
J. 
Any tract intended for a mobile home park must have direct access to the feeder-type road (or a road of a higher classification), as defined by the Township Comprehensive Plan or Ultimate Right-Of-Way Ordinance, which the Township governing body deems capable of accommodating the transport of mobile home units, upon recommendation of the Township Engineer. Plans evidencing provisions for safe and efficient ingress and egress to and from the public streets and highways servicing the mobile home park, without causing undue confusion or interference with the normal traffic flow, shall be submitted to the Township governing body and must be approved by the Township Engineer, who shall make the determinations based on the adequacy of the thoroughfare to carry the additional traffic generated by the mobile home park.
K. 
The applicant shall demonstrate to the satisfaction of the municipal governing body that he has complied with or will comply with all requirements of Chapter 179 of Title 25, Part I, Subpart D, Article II, of the Rules and Regulations of the Pennsylvania Department of Environmental Resources, and with all other pertinent regulations of the Commonwealth of Pennsylvania which are applicable to mobile home parks.
L. 
Landscaping and screening. All landscaping, screening and buffering shall be installed in accordance with the provisions of the Montgomery Township Subdivision Ordinance, No. 18, Chapter 205, Article VI.
[Added 8-3-1987 by Ord. No. 17-033]
The total number of lots in a mobile home park shall not exceed a maximum density of five units per gross acre.
The lot size required under the MHP Mobile Home Park District shall be a minimum of 7,000 square feet for lots which are used for modular homes or conventionally built single-family detached homes located with the mobile home park. All other requirements applicable to mobile homes as specified in § 230-60 remain applicable to modular and conventionally built single-family homes.
A. 
Setback from tract boundary. No mobile home or other primary building may be located closer than 40 feet to any boundary of a mobile home park, regardless of whether the boundary abuts a lot, water body, road or other right-of-way. In the event that a mobile home park abuts another such park, this provision will not apply; however, all other applicable setbacks prescribed herein shall apply.
B. 
Setback from streets. In no case shall the long side of a mobile home or any side of any other primary building or accessory building be located closer than 25 feet to the ultimate right-of-way line of any public streets or to the edge of the cartway or the equivalent roadways or to the edge of any common pedestrian walkway within the mobile home park; provided, however, that the short side of a mobile home may be located no closer to these facilities than 15 feet. No more than six homes in a row shall have the same setback; where varied setbacks are utilized, the difference shall be at least four feet.
C. 
Setback from common parking facilities. No mobile home or accessory use shall be located within 25 feet of any common parking area.
D. 
Lot size. All mobile home lots in a mobile home park, regardless of tenure, shall have a minimum lot size of:
(1) 
Four thousand square feet for single-width mobile homes.
(2) 
Five thousand square feet for double-width mobile homes.
E. 
Lot width. No individual mobile home lot shall be less than 40 feet in width for a single-width home and no less than 50 feet in width for a double-wide home at the building setback line. No individual mobile home lot shall be less than 25 feet in width at the right-of-way line of a public street or the equivalent right-of-way line or the edge of the pavement of a private street, as applicable.
F. 
Side and rear setbacks. No mobile home or accessory building may be located closer than four feet to any side or rear lot line of an individual mobile home lot; provided, however, that all minimum requirements of Subsection H below must be met, and provided further that accessory buildings may be located on the lot line if physically joined to each other with a common wall located on the property line.
G. 
Unit location on individual lots. Mobile homes placed on individual lots are encouraged to utilize the minimum setbacks specified in Subsection F above and to be placed off-center on the lots so as to provide a large usuable open yard space and outdoor living area in one section of the lot.
H. 
Distance between structures and mobile homes. Mobile homes shall be separated from each other and from other buildings and their structures, other than accessory structures, at their closest points by a minimum of 20 feet.
I. 
Setback from front and rear lot lines. Where any two mobile homes are situate with their longer sides parallel or essentially parallel to each other for more than 25% of the length of either, there shall be a distance between the rear of each such mobile home and the rear lot line of the lot on which it is situate of not less than 10 feet and a distance from the front of each such mobile home to the front lot line of the lot on which it is situate of not less than 16 feet, excluding roofed structures or areas attached thereto and accessory structures.
J. 
Lot coverage. The maximum coverage of any individual mobile home lot by all primary and accessory buildings and structures, including covered patios or decks, shall be no greater than 35%.
K. 
Height. No structure built in a Mobile Home Park District shall exceed a height of three stories or a maximum of 35 feet.
L. 
Design alternative. In order to allow clustering of lots designed to encourage flexibility in site design and preservation of natural features and to maximize creation of accessibility of recreation areas, the distance between structures, minimum lot width and minimum lot size may be reduced up to a maximum of 10% upon approval of the governing body, provided that at least 50% of all lots so reduced shall directly abut a part of the common open space for a distance of at least 20 feet. An area equal to that by which each lot is reduced shall be added to the minimum common open space specified in § 230-61. All other regulations remain as stated herein.
In a mobile home park, some of the total open space as defined in this Zoning Ordinance for an R-3 Residential District shall be assigned as common open space in an amount at least equal to 20% of the gross site area.
[Added 7-28-1986 by Ord. No. 17-037]
See Article XXI of this Zoning Ordinance for general provisions that may also relate to this District.