Township of West Goshen, PA Development Standards

Minimum distance between mobile homes shall be 25 feet.

No accessory structure shall be within 10 feet of any other structure, except that metal accessory structures not blocking doors or windows or under roof structures may be placed against mobile homes.

At least 20% of the remaining gross area of each mobile home park, after subtraction of required buffer area, shall be set aside as common open space for the use and enjoyment of the residents of the mobile home park. Such common open space shall be substantially free of structures except for those designed for recreational purposes.

§ 51-6 Streets.

The entrance road or area connecting the park with a public street or road shall have a minimum pavement width of 34 feet for a depth of at least 100 feet from the public street or road or a divided road with lanes being 20 feet in width.

Street construction and design.

Grades. Grades of all streets within a mobile home park shall be sufficient to ensure adequate surface drainage but shall not be more than 6%. Short sections of roadway with a maximum grade of 10% may be permitted where necessitated by topography, provided that traffic safety is assured by appropriate surfacing and intermittent leveling areas.

Curves.

(a)

Horizontal. Whenever an internal street is deflected in excess of 5°, connections shall be made by horizontal curves having a minimum center-line radius of 150 feet.

(b)

Vertical. At all changes in grade of an internal street where the algebraic difference exceeds 1%, vertical curves shall be provided to permit a minimum sight distance of 200 feet.

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

All internal streets and roadways shall be constructed of concrete or macadam of sufficient bearing strength and design to accommodate mobile home units. In no case shall any internal street or roadway have less than 28 feet of paved width. Dead-end streets shall be provided at the closed end with a turnaround having an outside radius of not less than 40 feet.

Illumination of streets. All mobile home parks shall be furnished with lighting fixtures so spaced and so equipped with luminaries as will provide adequate levels of illumination throughout the park for the safe movement of vehicles and pedestrians at night and to meet the approval of the Township Engineer.

Preservation of sight lines. No structure, fence, tree, shrub or other planting shall be maintained between a line two feet above the street level and a plane seven feet above the street level so as to interfere with traffic visibility across the corner within the triangle bounded by the intersecting street lines and a straight line drawn between points on each street 25 feet from the intersection of said street lines.

§ 51-7 Off-street parking areas and walks.

Off-street parking for at least two motor vehicles shall be provided at each mobile home site. Each parking stall shall be at least 10 feet by 20 feet and shall be of either gravel or macadam construction, which shall be specified in the plan. Off-site common parking areas may be provided in lieu of a parking slot at each mobile home site; but, in such case, parking slots shall be provided at the ratio of two slots for each mobile home site. The parking slots must be within 100 feet of the home site with which they will serve. Parking courts may have a twenty-five-foot paved cartway and shall not be greater than 300 feet in length.

Additional off-street parking spaces for vehicles of nonresidents shall be provided at the rate of five spaces for each 10 units. On-street parking shall be prohibited on internal roads, and it shall be the duty of the owner or operator of the mobile home park to enforce this provision.

All mobile home parks shall provide safe, convenient, asphalt or concrete pedestrian walkways of at least four feet, between the park streets and all community facilities provided for park residents.

All mobile home sites shall be connected to common walks and to streets or to driveways connecting to a paved street.

§ 51-8 Storm drainage, erosion and sedimentation control.

The provisions of § 72-30 of the West Goshen Township Subdivision and Land Development Ordinance[1] shall be applicable to all mobile home park developments and are accordingly incorporated herein by reference.

[1]

Editor's Note: See § Ch. 72, Subdivision of Land.

§ 51-9 Water supply and sewage disposal.

Public water supply and a public sanitary sewer is required for each mobile home site.

§ 51-10 Utilities.

All utilities shall be installed and maintained in accordance with utility company specifications regulating such systems and shall be underground.

§ 51-11 Common open space areas and buffers.

Standards for location and management.

Common open space areas shall be located and designed as areas easily accessible to residents of the mobile home park and preserving natural features. Common open space areas shall include both active recreation areas for all age groups and, particularly where the site includes a watercourse or hilly or wooded areas, land which is left in its natural state.

At least 20% of the open space areas shall be located in an area not subject to flooding and which is usable for active recreational use. No such active recreational open space areas shall be less than 1/4 acre in size.

Buffers.

Buffered setbacks shall consist of a visual screen of mixed evergreen plant material of varying species. At the time of planting, a sufficient amount of evergreen material to visually screen the property shall be at least six feet in height (after planting), and the remainder of the plantings may be of varying lesser heights.

The plantings shall be maintained permanently and replaced within one year in the event of death of any plant material. Plantings shall not be placed closer than three feet from any property line.

All existing deciduous and evergreen trees above two inches in caliper and/or six feet in height shall be preserved in the buffer areas, except where clearance is required to ensure sight distance.

Generally, a minimum of 35% of plant material shall be evergreen and 10% of flowering material.

§ 51-12 Mobile home pad and skirts.

[Amended 5-12-1987 by Ord. No. 6-1987]

Each mobile home is required to be located on a mobile home pad and have solid all-weather skirting enclosing the area between the ground and the trailer floor.

The anchoring requirements of this Subsection B shall supersede the six tie-down ring requirements set forth in the definition of "mobile home pad" for any manufactured home situate or to be placed in a Flood Hazard District, as that term is defined in Article XIX, Flood Hazard District, in Chapter 84, Zoning. These regulations shall be interpreted in accordance with the definitions of this chapter and those set forth in Article XIX, Flood Hazard District, in Chapter 84, Zoning, of the Code.

Each manufactured home to be placed or substantially improved in the Flood Hazard District shall be elevated on a mobile home pad so that the lowest floor of the manufactured home is at or above the base flood elevation and shall be securely anchored in accordance with Subsection B(2).

Each manufactured home to be placed or substantially improved in the Flood Hazard District shall be anchored to ground anchors by over-the-top and frame ties so as to resist flotation, collapse or lateral movement. Specifically, each such manufactured home shall be secured to ground anchors in the following manner:

(a)

Over-the-top ties shall anchor the manufactured home at each of the four corners of the home, with two additional ties per side at intermediate points, except that manufactured homes less than 50 feet long shall require only one such additional tie per side.

(b)

Frame ties shall anchor the manufactured home at each of the four corners of the home, with five additional ties per side at intermediate points, except that manufactured homes less than 50 feet long shall require only four such additional ties per side.

All components of the anchoring system shall be capable of carrying a force of 4,800 pounds.

Any additions to a manufactured home shall be anchored in accordance with the requirements set forth above.

§ 51-13 Fuel supply and storage.

Liquefied petroleum gas systems.

The design, installation, construction and maintenance of containers and pertinent equipment for the storage and handling of liquefied petroleum gases shall conform to the provisions of the Act of December 27, 1951, P.L. 1793, as amended,[1] and to the regulations promulgated pursuant thereto by the Pennsylvania Department of Labor and Industry, its successor or other governmental agency having jurisdiction thereof.

[1]

Editor's Note: See 35 P.S. § 1321 et seq.

Liquefied petroleum gas systems provided for mobile homes, service buildings or other structures when installed shall be maintained in conformity with the rules and regulations of the Pennsylvania Department of Labor and Industry and shall include the following:

(a)

Systems shall be provided with safety devices to relieve excessive pressures and shall be arranged so that the discharge terminates at a safe location.

(b)

Systems shall have at least one accessible means for shutting off gas. Such means shall be located outside the mobile home and shall be maintained in effective operating condition.

(c)

All liquefied petroleum gas piping outside of the mobile home shall be well supported and protected against mechanical injury. Undiluted liquefied petroleum gas in liquid form shall not be conveyed through piping equipment or systems in mobile homes.

(d)

Liquefied petroleum gas vessels shall be no more than 60 United States gallons' gross capacity and shall be maintained in a vertical position and shall be securely, but not permanently, fastened to prevent accidental overturning. No vessel shall be placed any closer to a mobile home exit than five feet and no closer to any window than three feet.

(e)

No liquefied petroleum gas vessel shall be stored or located inside or beneath any storage cabinet, carport, mobile home or any other structure.

(f)

All pipe connections shall be of a flare-type.

Fuel oil supply systems.

All fuel oil supply systems provided for mobile homes, service buildings and other structures shall be installed and maintained in conformity with the Township Building Code.[2]

[2]

Editor's Note: See Ch. 28, Building Construction.

All piping from outside fuel storage tanks or cylinders to mobile homes shall be securely, but not permanently, fastened in place.

All fuel oil supply systems provided for mobile homes, service buildings and other structures shall have shutoff valves located within five inches of storage tanks.

All fuel storage tanks or cylinders shall be securely placed and shall not be less than five feet from any mobile home exit and not less than three feet from any window.

(5)

Storage tanks located in areas subject to traffic shall be protected against physical damage and screened from the street.

§ 51-14 Fire protection.

All mobile home parks shall be provided with fire hydrants to meet the specifications of the Insurance Services Office of Pennsylvania or its successors, but in any case, in sufficient numbers to be within 600 feet of all existing and proposed structures and mobile homes, measured by way of accessible streets.

§ 51-15 Landscaping.

No portions of tree masses or trees with caliper of four inches or greater shall be cleared unless clearly necessary for effectuation of the proposed mobile home park development. Applicants shall make all reasonable efforts to harmonize their plans with the preservation of existing trees.

In addition to plantings for buffered setbacks, a mobile home park shall be subject to the following landscaping requirements:

Disturbed topsoil shall be stockpiled and replaced after construction.

Deciduous trees of varying species shall be planted within the mobile home park at the ratio of two per mobile home. In the event that a substantial portion of the tract is wooded and a substantial number of trees remain after development, the governing body may modify this requirement.

Deciduous and/or evergreen shrubs of varying species shall also be planted within the mobile home park at a ratio of at least four per mobile home.