The minimum standards of this chapter for residential uses may be modified in the design and development of mobile home parks in accordance with the following minimum standards.
A. 
Overall density in a mobile home park shall not exceed two units per acre of land included in the tract to be laid out for mobile home use.
B. 
Generally, mobile home lots should be diagonal to the street at an angle of 30° from perpendicular.
C. 
An area of not less than 20,000 square feet shall be provided for each mobile home lot.
D. 
The minimum width of each mobile home lot shall be 70 feet measured perpendicularly to the depth of the space.
E. 
The minimum depth of each mobile home lot shall be not less than 150 feet or 30% longer than the mobile home, whichever requirement is greater.
F. 
The longitudinal gradient and cross slope of any mobile home lot shall not exceed 5%, except for terracing at the periphery, and the minimum slope in any direction shall be 1%.
G. 
Each mobile home shall be located not less than 40 feet from the front lot line of the park; nor less than 30 feet from the side and rear lot lines of the park, from the curb or edge of shoulder of any park street, and from any building or other mobile home; nor less than 30 feet from any side or rear mobile home lot line.
H. 
The area of the mobile home lot shall be improved to provide an adequate foundation for the placement of the mobile home, thereby securing the superstructure against uplift, sliding or rotation.
(1) 
The mobile home stand shall not heave, shift or settle unevenly under the weight of the mobile home due to frost action, inadequate drainage, vibration or other forces acting on the superstructure.
(2) 
The mobile home stand shall be provided with anchors and tiedowns such as "deadmen" eyelets imbedded in concrete foundations or runways, screw augers, arrowhead anchors or other devices securing the stability of the mobile home.
(3) 
Each mobile home lot shall have a paved patio of at least 190 square feet. The least dimension shall not be less than eight feet.
I. 
No individual private wells or private septic systems on a per lot or per unit basis shall be permitted. Community water supply and collective private treatment facilities shall be provided.
The streets, exits and entrances shall consist of at least a six-inch stone or slag base course, a two-inch bituminous binder course and a one-inch bituminous wearing course, constructed and maintained to the following minimum design standards:
A. 
At entrances, exits and where parking is permitted on both sides, the minimum width shall be 34 feet.
B. 
In all other cases, the minimum width shall be 28 feet.
C. 
The above may be reduced by 10 feet in the case of one-way traffic, the utilization of which shall be subject to the approval of the Board of Supervisors.
D. 
Cul-de-sac streets shall be provided with a turnaround having an outside roadway diameter of at least 90 feet.
E. 
The pavement edge of all intersections shall have an inside radius of at least 30 feet.
F. 
Street grades shall not exceed 8%, and adequate transition shall be made at grade changes for the maneuvering of mobile home units.
G. 
All other basic street and intersection design standards of this chapter not modified above shall apply.
Curbs and sidewalks shall be provided and constructed according to the standards of this chapter, however, curbs may be the rolled type and the width of sidewalks may be reduced to three feet.
A. 
All mobile home parks located adjacent to industrial or commercial land uses or zoning district boundaries shall be provided with a planted buffer yard of not less than 50 feet in depth. A combination of 50% deciduous and 50% evergreen trees, a minimum of two inches in diameter, planted at not less than 20 feet on center shall be maintained.
B. 
If a mobile home park is located adjacent to single-family residential uses or zoning district boundaries, the above required buffer yard shall be not less than 100 feet in depth.
C. 
Screen planting shall be provided along the perimeter of all property line boundaries of the park including those property line boundaries which abut rights-of-ways to a minimum of 25 feet in depth.
A common, centrally located open space recreation area shall be provided and maintained for the benefit of the mobile home park residents. The amount of such area provided shall constitute at least 6% of the gross land area of the park area, but in no case shall the open space be less than 20,000 square feet.
There shall be two off-street parking spaces, each not less than nine feet wide and 20 feet long, for each mobile home lot in the mobile home park.
There shall be established in a centrally located area one parking space for each mobile home lot in the park for visitor parking.
Mobile home parks shall be furnished with exterior lighting of the sharp cut-off luminare type to illuminate driveways and walkways.
Water supply, sanitary sewerage, stormwater drainage, easements, utility line location, erosion and sedimentation control and site planning shall be in accordance with the minimum standards of Article VI, §§ 185-30 through 185-34 of this chapter, and the requirements of the Pennsylvania Department of Environmental Protection.
A durable enclosure shall be installed around the entire base of all mobile homes with ventilation openings adequately protected against intrusion by rodents, insects and debris.
A. 
Each mobile home and every other structure in the park with water supply shall and must be supplied with potable water from a public or community water system approved by the Department of Environmental Protection.
B. 
The water supply shall be capable of providing at least 150 gallons per day per mobile home at a pressure of at least 20 pounds per square inch.
C. 
Individual water riser pipes at each mobile home lot shall be located and protected to ensure against freezing, shall be protected from ground drainage, shall have a shutoff valve located below the frost line and shall be capable of being capped when not in use.
A. 
Each mobile home in a park and every other structure connected to water supply shall and must be served by a public or community sanitary sewerage system.
B. 
Each mobile home lot shall be provided with a vertical four-inch inside diameter sewer riser pipe, capable of being plugged when the lot is not in use.
C. 
Each riser pipe shall extend at least one-half (1/2) inch above the ground surface, which shall slope away from it in all directions.
D. 
Sewer pipe shall have a smooth inside surface, watertight joints, a slope of not less than 1/4 inch per foot and be made of semirigid, corrosion-resistant, durable, nonabsorbent material and must meet the requirements of the appropriate agency under whose jurisdiction the system is to be constructed.
A. 
Each individual mobile home must and shall be connected to an underground electrical distribution system, installed by a registered electrician.
B. 
All electrical, telephone and cable television systems within a mobile home park shall be placed underground except pad-mounted transformers and similar equipment.
C. 
Each mobile home lot shall be provided with an approved disconnect device and overcurrent protective equipment. The minimum services per mobile home outlet shall be 120/140 volts AC, 200 amperes. No mobile home may be occupied after placement or movement in a mobile home park until the electrical connection to the home and interior electrical system has been inspected and approved by the company supplying power to the park.
D. 
All exposed non-current-carrying metal parts of mobile homes and all other equipment shall be grounded by a grounding conductor run with branch circuit conductors. The neutral conductor shall not be used as an equipment ground.
E. 
Streetlighting may be required by the Board of Supervisors to be installed at intersections and/or entrances to a mobile home park, and the owner of the park shall provide and install the system and pay for the electricity used to operate it.
A. 
Solid waste and refuse shall be bagged and stored in covered containers and shall be removed by contract hauler under a signed agreement with the hauler prior to approval not less frequently than once per week.
B. 
No waste disposal by burying or burning shall occur on any mobile home lot.
C. 
Grounds, buildings and structures shall be maintained free of insect and/or rodent harborage or infestation.
D. 
Mobile home parks shall be kept free of litter and inflammable material accumulations.
A. 
All piping from outside fuel storage tanks to mobile homes shall be securely but not permanently fastened in place, shall have secured shutoff valves and shall be capable of being capped when the lot is not in use.
B. 
Natural gas piping systems shall be buried under at least 18 inches of cover and shall not run under any mobile home.
C. 
Liquefied petroleum gas systems shall be provided with safety devices to relieve excess pressures and shall have an accessible shutoff valve outside each mobile home served.
D. 
Gas cylinders or other fuel storage vessels shall not be located inside or beneath any mobile home or other structure in the park and shall be placed at least five feet from any exit from a mobile home or other structure.
A. 
The water supply system in a mobile home park shall be capable of permitting operation of at least two one-and-one-half-inch hose streams simultaneously.
B. 
Fire hydrants shall be provided by the developer and shall be installed at street intersections and/or along street lines as necessary to provide fire protection within a minimum of 600 feet service radius of any mobile home or service building or other structure in the park. The cost of maintenance and fire protection rental hydrants shall be borne by the park management.
A. 
The person to whom a permit for a mobile home park is issued shall operate the park in compliance with this chapter and the Zoning Ordinance and shall maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition.
B. 
The mobile home park management shall supervise and be responsible for the placement of each mobile home on its lot, including all utility connections. No mobile home shall be placed except upon an approved lot.
C. 
The management shall maintain a register containing the names of all park occupants, such register being available to the designated Township authority at any reasonable hour.
D. 
No mobile home may be moved, either to another location in the Township or from the Township, without the park owner first obtaining a no lien letter from the Township.
A. 
Whenever the Zoning Officer determines by personal inspection that a violation exists in any mobile home park, he or she shall immediately, by certified mail, inform the person to whom the permit to operate has been issued of the nature of the violation, citing specific sections of these regulations, what corrective action is required, the time limit within which repair shall be made and the penalty for failure to correct. A copy shall be sent to the Board of Supervisors.
B. 
The operator may request within 30 days of notice a hearing before the Board of Supervisors. Such hearing shall occur within 30 days of petition at a regular monthly meeting of the Board and may result in a modification of the time limit or extent of the alleged violation or dismissal of the charges, at the discretion of the Board.
C. 
The Board shall communicate its decision to the operator within 10 days of the hearing, after which the operator shall have the specified time, contained in the decision, to comply with the requirements of the decision.
D. 
Any person, firm, partnership, corporation or other entity who or which violates any provision of this chapter after expiration of the time period in which they have been ordered to correct a violation shall be subject to penalty as contained in § 185-83 of these regulations.
E. 
While action is pending following the Zoning Officer's notification or before the Zoning Officer is satisfied that a violation has been corrected, no permits shall be issued for any new mobile homes to be located in the mobile home park containing the violation and the park's Township permit shall be suspended.
The following requirements shall also be adhered to by applicants wishing to develop a mobile home park:
A. 
All application and review procedures shall be in accordance with Article IV of this chapter.
B. 
Permits issued by the Township shall be valid for a one-year period and shall be renewed annually upon application by the owner, contingent upon compliance with all applicable regulations.
C. 
Each original and renewal application shall be accompanied by a check made payable to West Deer Township, as required by the fee schedule adopted by resolution.
D. 
Mobile home parks in existence upon the effective date of this chapter may continue in existence; however, any additions to the park, or rearrangement, after the effective date of this chapter shall comply with these regulations.
E. 
The Township Zoning Officer shall not be denied access to any mobile home park at reasonable hours in order to determine compliance with this chapter.
F. 
No mobile home lacking its own toilet, bathing, cooking and food storage facilities, all in working condition, shall be permitted in a mobile home park.
All mobile home parks approved under this chapter shall be concurrent with and conditioned upon compliance with all applicable provisions of the West Deer Township Zoning Ordinance and all other land use regulations in effect at the time of final approval, including application and review procedures, permit fees and zoning certificate and all local and state licensing requirements.