In addition to the statement of community development objectives set forth in § 230-2 of this chapter, it is hereby declared to be the specific intent of this article with respect to the MHD Mobile Home Development District to establish standards of performance and promote the desirable benefits which planned mobile home developments may have upon the community, and the residents within them. It is further the intent of this article to ensure the interdependency and compatibility of proposed mobile home developments with essential utilities and surrounding land uses in the Township. It shall further be the intent of this district:
A.
To 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.
To further the general welfare by extending greater
opportunities for better and more affordable housing to all present
and prospective residents of Horsham Township.
C.
To provide for better quality and greater variety
in type, design, and layout of mobile home developments 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.
To provide for a diversity in housing types and prices.
E.
To encourage mobile home developments that are beneficial
rather than detrimental to property values and the general welfare
of the area in which they are proposed.
In the MHD Mobile Home Development District,
a building may be erected, altered or used, and a lot may be occupied,
for any of the following purposes and no other:
A.
Mobile home.
B.
Mobile home development.
C.
Accessory uses.
(1)
Accessory uses and structures customarily incidental
to the maintenance and servicing of mobile home development 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 the provisions of § 230-80 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 all requirements of § 230-80 and other applicable ordinances are met.
(4)
Recreation uses or facilities exclusively for the
use of the mobile home development residents and their guests.
(5)
Off-street parking and private garage.
(6)
Mobile home display and sales on a maximum of eight
mobile home lots. The display and sales of mobile homes are only for
the development being constructed and ceases when the mobile home
development is completed.
D.
Municipal building.
[Added 12-23-2002 by Ord. No. 1153]
[Amended 9-16-1998 by Ord. No. 1147]
The total number of lots in a mobile home development
shall not exceed a maximum of five lots per acre of developable area.
A.
Minimum tract area. The minimum tract area for a mobile home development shall be 15 acres. Mobile homes may be grouped in a mobile home development, provided they meet all the requirements of Article XIV (Mobile Home Development District) of this chapter and all regulations specified in Article VI, § 198-47 (minimum design standards for mobile home parks), of Chapter 198, Subdivision and Land Development, and all other applicable regulations.
B.
Setback from tract boundary. No mobile home or other
building may be located closer than 40 feet to any boundary of a mobile
home development regardless of whether that boundary abuts a lot,
water body, road or other right-of-way. In the event a mobile home
development abuts another such development, this may be reduced to
25 feet.
C.
Setback from streets. In no case shall the long side
of a mobile home, or any side of another primary building or accessory
use, be located closer than 25 feet to the ultimate right-of-way line
of any public street, or the equivalent right-of-way line of private
interior roadways within a mobile home development; provided, however,
that the short side of a mobile home may be located no closer to these
facilities than 20 feet. No more than four homes in a row shall have
the same setback; where varied setbacks are utilized the difference
shall be at least four feet.
D.
Setback from common parking facilities. No mobile
home or accessory use shall be located within 25 feet of any common
parking area.
E.
Lot size. All mobile home lots in a mobile home development
shall have a minimum lot size of 5,000 square feet, and a contiguous
buildable lot area of not less than 2,000 square feet.
[Amended 9-16-1998 by Ord. No. 1147]
F.
Lot width and depth. No individual mobile home lot
shall be less than 55 feet in width 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 equivalent right-of-way
line or the edge of the pavement of a private street, as applicable.
No individual mobile home lot shall have a minimum depth of less than
70 feet.
G.
Side and rear setbacks. No mobile home, accessory building or accessory structure 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 I 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.
H.
Unit location on individual lots. Mobile homes placed on individual lots should, wherever practicable, utilize the minimum setbacks specified in Subsection G and be located off center on the lot so as to provide a large usable open yard space and outdoor living area in one section of the lot.
I.
Distance between structures. Mobile homes and structures,
buildings or roofed areas attached thereto, shall be separated from
each other, and from other buildings and structures, other than accessory
buildings and structures, at their closest points by a minimum of
20 feet, provided, however, that whenever two mobile homes have their
longer sides parallel or essentially parallel to each other for more
than 25% of the length of either, the minimum distance between the
two mobile homes shall be 30 feet. The sides shall be considered essentially
parallel if they form an angle of less than 45° when extended
to intersect.
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 Development
District shall exceed a height of three stories or a maximum of 35
feet.
L.
Preservation of natural features. No mobile home or
other structure shall be located within an area defined as floodplain
by the Floodplain Conservation District, nor shall any mobile home
be placed on steep slope land having a natural grade of 15% or greater,
nor shall said steep slope land be graded to a lesser percentage slope
for the purpose of accommodating a mobile home.
M.
Design alternative. In order to allow clustering of lots designed to encourage flexibility in site design, preservation of natural features, and to maximize creation of accessibility of recreation areas, distance between structures, minimum lot width and minimum lot size may be reduced up to a maximum of 10% upon approval of the Township Council, provided 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 § 230-81. All other regulations remain as stated herein.
At least 10% of the area set aside for common
open space should be centrally located, accessible to everyone and
suitable for active recreational or other purposes.
Mobile homes shall have a minimum of two off-street parking spaces provided either on-lot or in a common parking area in accordance with § 230-80C.
Special common parking areas must be provided
for such vehicles as trailers, boats, campers, and trucks (other than
small pickup trucks). A minimum of one supplemental parking space
must be provided for each 10 mobile home lots. The supplemental parking
area shall be screened with plant material as approved by Council,
from view of a street or a mobile home lot.
Storage areas, enclosed in a building in conjunction with the mobile home development maintenance facilities, should be made available for use of the mobile home development residents in addition to on-lot storage permitted in § 230-78C(2). A minimum of one storage area of 200 square feet shall be provided for each 10 mobile home lots.
The minimum mobile home gross floor area excluding
open or enclosed patios and storage sheds shall be 800 square feet.
Mobile home developments with or without conventional
single-family detached dwellings must be served with both public water
and public sanitary sewers which are provided by the Township authorities.
