Township of West Manheim, PA
York County
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Table of Contents
Table of Contents

§ 235-82 Approval required.

It shall be unlawful for any person to construct, alter or extend any mobile home park within the limits of the Township until plans have been approved by the Township in accordance with the provisions of this chapter.

§ 235-83 Application for mobile home park approval.

Applications for mobile home park approval shall conform to the requirements and procedures as established in Articles III and IV of this chapter.

§ 235-84 Mobile home park improvements.

All improvements required in mobile home parks shall be provided in accordance with Articles V, VI and VII of this chapter; and the most recent version of Chapter 105, Construction and Materials Specifications, of the Code of the Township of West Manheim.

§ 235-85 Site location and dimensions.

The location and minimum area of all mobile home parks shall be in accordance with Chapter 270, Zoning, and also comply with the following minimum requirements:
A. 
The location of the mobile home park must conform to the Township Comprehensive Plan with respect to streets, public sites and proposed areas.
B. 
Not located on floodplains or subject to flooding or located with respect to adverse influences from swamp, marshes or other water hazard areas.
C. 
Not create any hazard or nuisance such as excessive noise, vibration, smoke, toxic matter, heat, odor, glare, etc.
D. 
Mobile home parks located adjacent to an arterial street or located adjacent to industrial or commercial properties shall provide a planting screen at least 25 feet wide or approved fencing shall be provided along the abutting side separating the park and such adjacent residential uses.

§ 235-86 Mobile home lots.

A. 
All lots shall abut a park street.
B. 
The minimum lot area for a proposed mobile home park shall be as specified in Chapter 270, Zoning.
C. 
The lot upon which the mobile home is located shall be a minimum as specified in Chapter 270, Zoning.

§ 235-87 Erection and placement of mobile homes.

A. 
The mobile home shall be placed upon and securely fastened by means of an approved tie-down system to a concrete or bituminous pad which shall be built upon a frost-free foundation or footer. In no instance shall it be placed upon jacks, loose block, or other similar arrangements.
B. 
An enclosure of design and material compatible with the mobile home shall be erected around the entire base of the mobile home. Such enclosure shall provide sufficient ventilation to inhibit decay and deterioration of the structure.
C. 
Any garage, utility shed or other similar building or structure shall conform to all applicable zoning and building code requirements, if such are in existence.

§ 235-88 Areas for nonresidential uses.

A. 
No part of any park shall be used for nonresidential purposes, except such uses that are required for recreation, direct servicing, management or maintenance of the park and its residents.
B. 
Nothing contained in this section shall be deemed as prohibiting the display and sale of a mobile home when located on an approved mobile home lot in compliance with § 235-87 and connected to utilities.

§ 235-89 Street system.

All streets within mobile home parks shall be designed in conformance with §§ 235-44 through 235-46 of this chapter and the following general requirements:
A. 
A safe and convenient and vehicular access shall be provided from abutting public streets and roads.
B. 
The streets or roads in a mobile home park shall be located and built with regard to:
(1) 
Providing trafficways for convenient access to each mobile home lot and other important facilities in the park.
(2) 
Designed to recognize existing easements which are to be preserved.
(3) 
Permit connection to existing facilities where necessary for the proper functioning of drainage and utility easements.
C. 
The street system should provide convenient circulation by means of minor streets and properly located collector streets.
(1) 
Minor streets shall be so located that their use by through traffic will be discouraged.
(2) 
Where a mobile home park abuts or contains an existing or proposed arterial street, the Township may require marginal access streets, reverse frontage or such other treatment as may be necessary to afford separation of through and local traffic.
D. 
Streets shall be surfaced to the grades and dimensions shown on the street profile and cross-section plan submitted and approved with the final plan. The paving and wearing surface shall be constructed in accordance with Chapter 105, Construction and Materials Specifications.

§ 235-90 Blocks.

A. 
The size and shape of blocks shall conform to the requirements set forth in § 235-47 of this chapter and shall be determined with regard to:
(1) 
Need for convenient access, automotive and pedestrian movement.
(2) 
Providing desirable lot depths for interior walkways and easements for utilities to be located within the block.
B. 
Blocks shall not exceed a maximum length of 1,500 feet.

§ 235-91 Streetlights.

Streetlights shall be provided in accordance with § 235-65 of this chapter. Lighting shall illuminate streets, driveways, and walkways for the safe movement of vehicles and pedestrians at night. Their type and location shall be shown on the plan.

§ 235-92 Parking areas.

Parking shall be provided in accordance with Chapter 270, Zoning. Access to all parking spaces shall be limited to interior roads of the mobile home park; in no case shall access to such parking spaces be provided from adjoining public roads.

§ 235-93 Sidewalks.

A. 
All mobile home parks shall be provided with common pedestrian walks on both sides of the street. Such walks shall be installed in accordance with § 235-53 of this chapter and shall be of the type and material described in the most recent version of Chapter 105, Construction and Materials Specifications, of the Code of the Township of West Manheim.
B. 
Pedestrian interior walkways may be required where necessary to assist circulation by separation of pedestrian and automobile traffic.
C. 
All mobile homes shall be connected to common pedestrian walks with an individual walk at least three feet in width.

§ 235-94 Curbing.

Curbs shall be installed in all areas as described in § 235-54 of this chapter. Concrete curbing shall be of the type and material described in the most recent version of Chapter 105, Construction and Materials Specifications, of the Code of the Township of West Manheim.

§ 235-95 Recreation areas.

A. 
In all mobile home parks, a recreation area, or areas, with suitable facilities shall be maintained within the park for the use of all park residents.
B. 
Land required for such recreation areas shall be not less than 25% of the gross site area. Such land should generally be provided in a centralized location, or decentralized in larger mobile home parks.

§ 235-96 Easements.

A. 
Easements shall be provided for all utilities not located in a street and for well-drained watercourses.
B. 
Utility easements shall have a minimum width of 20 feet. Easements for natural watercourses shall be of sufficient width to permit maintenance and provide for future flow.
C. 
Easements shall be centered on or adjacent to side and rear lot lines whenever possible.

§ 235-97 Water supply.

A. 
If the mobile home park can be served by the extension of an existing public water supply system, as determined by the Township, the applicant shall construct a system of water mains and connect with such water supply system and provide a connection for each mobile home, service building or other facility. The water system shall be designed and installed in accordance with this chapter and the most recent version of Chapter 105, Construction and Materials Specifications, of the Code of the Township of West Manheim.
B. 
Where a public water supply system is not available, the applicant shall provide a water system meeting the requirements and approval of the Township Board of Supervisors and the PA DEP.

§ 235-98 Sewage disposal.

A. 
If the mobile home park can be served by the extension of the Township sanitary sewer system, the applicant shall provide a system of sanitary sewer mains and shall provide lateral connections to each mobile home service building or other facility. The sanitary sewer system shall be designed and installed in accordance with this chapter and the most recent version of Chapter 105, Construction and Materials Specifications, of the Code of the Township of West Manheim.
B. 
Where a sanitary sewer system is not accessible, the developer shall provide a sanitary sewage system meeting the requirements and approval of the Township Board of Supervisors and the Pennsylvania Department of Environmental Protection.
C. 
Regardless of the proposed method of sewage disposal, all systems shall be in conformity with the adopted sewage plan.[1] On-lot sewage disposal systems are not acceptable for mobile home park development.
[1]
Editor's Note: See also Ch. 207, Sewers and Sewage Disposal.

§ 235-99 Storm drainage.

A. 
The ground surface in all parts of a park shall be graded and equipped to drain surface water in a safe, efficient manner. Storm sewers, culverts, and related facilities shall be provided as necessary:
(1) 
To permit the unimpeded flow of natural watercourses.
(2) 
To protect structures and mobile home stands.
(3) 
To provide safe and convenient use of streets, lots areas and other facilities in the park.
B. 
A drainage plan shall be prepared and submitted, in accordance with the most recent adopted Stormwater Management Ordinance, as codified in Chapter 221, for review and approval by the Township prior to the approval of a mobile home park.
C. 
All stormwater facilities shall be kept completely separate from any sanitary sewer system.
D. 
Where the construction of streets and the necessary stormwater system in a park is such that the direction of stormwater flow is diverted to affect surrounding properties, the applicant shall obtain sufficient drainage easements to provide adequate disposal of the stormwater.

§ 235-100 Utility systems.

Electric, telephone and other utility facilities shall be provided as necessary within the mobile home park. Such utilities shall be installed underground and maintained in accordance with the local utility company's specifications regulating such systems.

§ 235-101 Fire hydrants.

Fire hydrants shall be located within 600 feet of any mobile home, service building or other structure in the park, and shall be designed and installed in accordance with this chapter and most recent version of Chapter 105, Construction and Materials Specifications, of the Code of the Township of West Manheim.

§ 235-102 Manager's office; service and accessory buildings.

A. 
Every mobile home park shall have a structure clearly designated as the office of the mobile home park manager.
B. 
Service and accessory buildings located in a mobile home park shall be used only by the residents of the mobile home park.

§ 235-103 Special designs.

The Township may, at the discretion of the Board of Supervisors, waive or modify certain requirements with regard to layout of lots, size and shape of blocks, and location of walks, in the case of an innovative mobile home park design, such as one not utilizing the concept of an individual mobile home lot, if said action will not nullify the overall objectives of this regulation or conflict with the Comprehensive Plan; and
A. 
Overall net densities do not exceed five dwelling units per acre, and
B. 
A minimum of 25% of the total tract acreage is reserved for the recreational use of the mobile home park residents.