[Ord. 179, 8/8/2011, § I]
This Part contains minimum requirements for the design, construction,
alteration and expansion of mobile/manufactured home parks and related
facilities in the Township.
[Ord. 179, 8/8/2011, § I]
1.
Submission of Application and Review of Plans. The construction of a new mobile/manufactured home park, as permitted by the Zoning Ordinance [Chapter 27], or the expansion or alteration of an existing park shall comply with the requirements of this Part and the other applicable provisions of this chapter. An application and subdivision and/or land development plans shall be submitted to the Township for review and approval, shall be processed in accordance with Part 3, and shall incorporate the applicable standards in Part 4 and other applicable provisions of other Parts of this chapter.
2.
Applicability to Single Mobile/Manufactured Homes. Except for § 22-519 of this Part, the provisions of this Part shall not apply to single mobile/manufactured homes constructed on lots held in single and separate ownership, provided they do not abut any other lot containing a mobile/manufactured home. When two or more mobile/manufactured homes abut, the remaining provisions of this Part shall apply. In addition, single mobile/manufactured homes constructed on lots held in single and separate ownership shall meet all other applicable provisions of this chapter.
3.
Limitations on Nonresidential Uses. No part of any mobile/manufactured
home park shall be used for nonresidential purposes, except for approved
accessory uses that are required for the direct servicing and amenity
of the mobile/manufactured home or the park's residents and for the
management and maintenance of the park.
[Ord. 179, 8/8/2011, § I]
2.
Open Space. Land suitable for dedication for on-site park, recreation and open space use shall be provided and set aside as common open space for the use and enjoyment of the residents of the mobile/manufactured home park in accordance with § 22-426 of this chapter.
3.
Base Enclosure. An enclosure of compatible design and material shall
be erected around the entire base of each mobile/manufactured home.
Such enclosure shall provide sufficient ventilation to inhibit decay
and deterioration of the structure.
4.
Pad Area. All lots shall provide a pad area of not less than 800
square feet, and constructed either of crushed stone or concrete.
5.
Orientation of Dwellings. Pads shall be oriented such that not more
than two dwellings (long sides) shall be on any one plane.
[Ord. 179, 8/8/2011, § I]
1.
A safe and convenient vehicular access roadway shall be provided
from abutting public streets or roads to each mobile/manufactured
home park. To ensure safe access, the following standards shall apply:
A.
Standards. With the exception of those street standards specified in this Part, which standards shall control, the standards in Part 4 and other applicable provisions of other Parts of this chapter shall govern the design and construction of streets in a mobile/manufactured home park.
B.
Access. The entrance road connecting the mobile/manufactured home
park with a public street or road shall be designated as, and constructed
to the standards of, a collector road with a minimum pavement width
of 28 feet. At least 500 feet must separate entrance roads, if more
than one entrance road is permitted. No entrance to a mobile/manufactured
home park shall be beyond 1,000 feet from access to an arterial road.
C.
Interior Streets. All interior streets shall be designed and constructed
to the same specifications as required for subdivisions, except that
they shall be paved to a width of at least 24 feet; all access streets,
between interior streets and the public street, shall be paved to
a width of at least 24 feet; and, all interior streets shall be provided
with vertical concrete curbs in accordance with Section 5 of the Standard
Public Improvement Specifications.
D.
Parking Areas.
(1)
Off-street parking areas shall be provided in all mobile/manufactured home parks for the use of park occupants and guests. All off-street parking areas shall be paved in accordance with the provisions of § 22-419 of this chapter.
(2)
The parking requirements of the Zoning Ordinance [Chapter 27] shall be applicable to all mobile/manufactured home parks.
(3)
Required car parking spaces shall be so located as to provide
convenient access to the mobile/manufactured home, but shall not exceed
a distance of 200 feet from the mobile/manufactured home that it is
intended to serve.
(4)
Two required parking spaces shall be provided for on-lot parking
for each mobile/manufactured home.
(5)
On-site common parking areas shall be provided at a rate of
one parking space per each mobile/manufactured home lot. No single
common parking area shall contain more than 20 parking spaces.
(6)
The parking and storage of recreational vehicles and all trailers
in a mobile/manufactured home park shall not be permitted.
E.
Sidewalks. All sidewalks shall be constructed in accordance with
Section 5 of the Standard Public Improvement Specifications.
[Ord. 179, 8/8/2011, § I]
Regulations governing the density of dwelling units in any mobile/manufactured home park and the dimensions of any mobile/manufactured home park or mobile/manufactured home lot therein shall be as specified in the Zoning Ordinance [Chapter 27].
[Ord. 179, 8/8/2011, § I]
All sewage treatment and disposal facilities in a mobile/manufactured home park shall be subject to and comply with the requirement of § 22-421 and any other applicable provisions of this chapter.
[Ord. 179, 8/8/2011, § I]
1.
General. All water supply facilities in a mobile/manufactured home park shall be subject to and comply with the requirements of § 22-422 and any other applicable provisions of this chapter.
2.
Fire Protection. Fire protection facilities, meeting the requirements of the Insurance Services Office, Inc. (ISO) Fire Suppression Rating Schedule, Table 340, "Calculation of Needed Fire Flow," 6th Edition or later, shall be provided and shall otherwise meet the requirements of §§ 22-422, Subsection 4, and 22-514 of this chapter.
[Ord. 179, 8/8/2011, § I]
Standards for lighting shall conform to the provisions set forth in § 22-427 of this chapter. In addition, a driveway light on the right side of each driveway serving a mobile/manufactured home pad shall be required.
[Ord. 179, 8/8/2011, § I]
1.
General Requirements. Every park shall contain an electrical wiring
system consisting of wiring, fixtures, equipment and appurtenances
which shall be installed and maintained in accordance with local electric
power company's specifications regulating such systems and the National
Electrical Code (NEC), and all utility lines shall be underground.
2.
Power Distribution Lines. Electrical service conductors shall be
located not less than 18 inches radial distance from water, sewer,
gas or communications lines.
3.
Individual Electric Connections. All exposed noncurrent carrying
metal parts of mobile/manufactured homes and all other equipment shall
be grounded by means of an approved grounding conductor run with branch
circuit conductors or other approved method of grounded metallic wiring.
The neutral conductor shall not be used as an equipment ground for
mobile/manufactured homes or other equipment.
[Ord. 179, 8/8/2011, § I]
1.
General Requirements.
A.
The mobile/manufactured home park operator shall be responsible for
the proper storage, collection, recycling and disposal of refuse.
B.
The storage, collection, recycling and disposal of refuse in the
mobile/manufactured home park shall be so conducted as to create no
health hazard, rodent harborage, excess odor, insect breeding areas,
accident or fire hazard or air pollution and shall comply with the
Pennsylvania Department of Health regulations or other applicable
agencies, governing mobile/manufactured home parks.
C.
All refuse shall be stored, whether for recycling or disposal, in
fly-tight, watertight, rodent-proof containers, which shall be located
not more than 200 feet from any mobile/manufactured home space and
no less than 100 feet from the mobile/manufactured home park boundary.
Containers shall be provided in sufficient number and capacity to
properly store all refuse.
D.
Community refuse recycling and disposal containers shall be screened
in such manner as approved by the Township.
E.
Racks or holders shall be provided for all refuse recycling and disposal
containers. Such container racks or holders shall be so designed as
to prevent containers from being tipped, to minimize spillage and
container deterioration, and to facilitate cleaning around them.
F.
All refuse for recycling or disposal shall be collected at least
once weekly. Where suitable collection service is not available from
private agencies, the mobile/manufactured home park operator shall
provide this service. All refuse shall be collected and transported
in covered vehicles or covered containers.
[Ord. 179, 8/8/2011, § I]
1.
Natural Gas System.
A.
Natural gas piping system, when installed in mobile/manufactured
home parks, shall be maintained in conformity with the required natural
gas supplier's standards.
B.
Each mobile/manufactured home lot provided with piped gas shall have
an approved shut-off valve, installed upstream of the gas outlet.
The outlet shall be equipped with an approved cap to prevent accidental
discharge of gas when the outlet is not in use.
2.
Liquefied Petroleum Gas Systems (LPG).
A.
All liquefied petroleum gas systems shall be installed in accordance
with NFPA 58, 2001 Edition or later, (National Fire Protection Association,
Liquefied Petroleum Gas Code).
B.
Systems shall be provided with safety devices to relieve excess pressures
and shall be arranged so that the discharge terminates at a safe location.
C.
Systems shall have at least one accessible means for shutting off
gas. Such means shall be located outside the mobile/manufactured home
and shall be maintained in effective operating condition.
D.
All LPG piping outside of the mobile/manufactured homes shall be
well supported and protected against mechanical injury. Undiluted
liquefied petroleum gas in liquid form shall not be conveyed through
piping equipment and systems in mobile/manufactured homes. All outside
piping and vessels shall be screened from view by a full and opaque
evergreen landscaping or a solid fence or wall.
E.
Vessels of more than 12 and less than 60 U.S. gallons gross capacity
may be installed on a mobile/manufactured home lot and shall be securely,
but not permanently, fastened to prevent accidental overturning.
F.
No LPG vessel shall be stored or located inside or beneath any storage
cabinet, carport, mobile/manufactured home or any other structures
unless such installations are specifically approved by the entity
having jurisdiction.
G.
No cylinder containing liquefied petroleum gas, bottled gas, or fuel
oil shall be located in a mobile/manufactured home. Nor shall such
cylinder containing liquefied petroleum gas, bottled gas or fuel oil
be located within 10 feet of an exterior source of ignition, openings
into direct-vent appliances, mechanical ventilation air intakes or
other building openings.
3.
Fuel Oil Supply Systems.
A.
All fuel oil supply systems provided for mobile/manufactured homes,
service buildings and other structures shall be installed and maintained
in conformity with the rules and regulations of the entity having
jurisdiction.
B.
All piping from outside fuel storage tanks to mobile/manufactured
homes shall be securely, but not permanently, fastened in place. Outside
fuel storage tanks shall be double walled and shall be placed above
grade, and shall be screened from view by a full and opaque evergreen
landscaping or a solid fence or wall. All exposed above-grade piping
shall also be screened from view by a full and opaque evergreen landscaping
or a solid fence or wall.
C.
All fuel oil supply systems provided for mobile/manufactured homes,
service buildings and other structures shall have shut-off valves
located within five inches of storage tanks.
D.
No fuel combustion unit shall be used in any mobile/manufactured
home without being vented to the outside of the trailer.
E.
Storage tanks located in areas subject to traffic shall be protected
against physical damage.
[Ord. 179, 8/8/2011, § I]
[Ord. 179, 8/8/2011, § I]
[Ord. 179, 8/8/2011, § I]
1.
The mobile/manufactured home park area shall be subject to the rules and regulations of the applicable Fire Prevention Code where provided, and shall meet the standards and criteria for life and fire safety of Chapter 4 of NFPA 501A, National Fire Protection Association, Standard for Fire Safety Criteria for Manufactured Home Installations, Site and Communities, 2000 Edition or later.
2.
Fire extinguishers of a type approved by the Fire Underwriter Laboratories
(a BC Classification type) bearing the Underwriters label, shall be
readily accessible within 300 feet of each mobile/manufactured home.
It is required that mobile/manufactured home park owners or operators
require each mobile/manufactured home unit to be equipped with a fire
extinguisher, smoke detectors and carbon monoxide detectors.
[Ord. 179, 8/8/2011, § I]
1.
Where a community building is provided for a mobile/manufactured
home park, it shall contain a toilet and lavatory. In addition, the
community building may include laundry facilities, storage facilities
for use of occupants, a management office and indoor recreation facilities
for park residents and guests only.
2.
Construction of all community buildings shall be in compliance with
all applicable codes and shall be maintained in a clean, sanitary
and structurally safe condition.
3.
Ownership and maintenance of all community buildings shall be defined
in the application for a mobile/manufactured home park.
4.
All community buildings shall be equipped to provide accessibility
for the handicapped in accordance with Pennsylvania Labor and Industry
Standards.
[Ord. 179, 8/8/2011, § I]
1.
The operator/permittee of a mobile/manufactured home park shall be
responsible for the proper repair and maintenance of all common facilities,
including, but not limited to, roads, parking areas, sidewalks, trees
and landscaping, common open space, water supply and sewage disposal
systems, fire extinguishers and community buildings.
2.
The operator/permittee of a mobile/manufactured home park shall, prior to issuance of any certificate of occupancy pursuant to final approval of an application for a new development or expansion, post with the Township a maintenance bond in a form acceptable to the Township Solicitor. The maintenance bond shall be in an amount sufficient to cover, for a period of 18 months, the costs of maintenance of all common areas and facilities as described above and in § 22-310 of this chapter, relating to improvements subject to performance guarantees, said costs to be estimated by the Township Engineer or other representative.
[Ord. 179, 8/8/2011, § I]
1.
Permits Required for Mobile/Manufactured Home Parks.
A.
It shall be unlawful for any person to construct, alter, extend or
operate a mobile/manufactured home park within East Coventry Township
unless and until the applicant furnishes satisfactory evidence to
the Township that the following permits and approvals have been obtained:
(1)
The applicant shall have been granted approval by special exception
by the Zoning Hearing Board to construct and operate the park.
(2)
A valid permit issued by the Chester County Health Department
in the name of the operator in accordance with 28 Pa.Code §§ 17.71 —
17.75, as amended, and any other applicable regulations of the Chester
County Health Department.
(3)
A copy of all permits and approvals for water supply and sewage
systems shall have been obtained, and all other requirements contained
in this Part and in other applicable portions of this chapter have
been complied with and final approval of the application has been
granted by the Board of Supervisors.
(4)
A building permit is issued by the Township after having paid
a fee for each unit to be placed within the mobile/manufactured home
park.
3.
Inspections.
A.
A mobile/manufactured home park shall be subject to inspection during
any stage of construction by an authorized representative of the Township
or other agency having jurisdiction, and such representative shall
make known his presence and authorization to the operator at the time
of each inspection.
B.
The Township is hereby authorized to stop all work or other activity
it finds to be in violation of the provisions of this or other applicable
Township ordinances, or in violation of any applicable federal, state
or local law, regulation, rule or requirement.
4.
Installation or Relocation of Mobile/Manufactured Homes. No individual
mobile/manufactured home shall be installed or relocated in a mobile/manufactured
home park unless the Township has issued a building permit therefor.
No permit for the removal of a dwelling shall be issued until the
Township receives documentation satisfactory to the Township that
all taxes applicable to the mobile/manufactured home and the installation
site have been paid by the owner thereof.
[Ord. 179, 8/8/2011, § I]
1.
In the event a mobile/manufactured home park operator intends to
discontinue operation of the park, the operator shall notify park
residents and the Township a minimum of one year in advance of the
intended closing date. Such notification to the Township shall include
a plan for discontinuance that shall include the following:
A.
The capping of all sewers.
B.
The capping of all water lines.
C.
The removal of all underground and above ground storage tanks.
D.
A plan for the displacement of all park residents.
E.
The removal of all signs.
F.
A plan for securing structures and facilities proposed to remain
on the property.
G.
The posting of a bond, or other guarantee, suitable to the Township,
to insure the completion of Subsections 1A through 1F, above.
[Ord. 179, 8/8/2011, § I]
1.
Single Family Use Only. All mobile/manufactured homes erected and
maintained as single family dwellings outside a mobile/manufactured
home park shall conform with the following:
A.
Minimum Lot Size. The lot upon which the mobile/manufactured home
is installed shall conform to the minimum lot size requirement of
the applicable zoning district.
B.
Set Back Lines. The mobile/manufactured home shall meet all front
yard, side yard and rear yard set back lines applicable to single-family
dwellings in the applicable zoning district.
C.
Foundation. The mobile/manufactured home shall be installed upon,
and securely fastened to a foundation or footer which extends below
the frost line. In no event shall the mobile/manufactured home be
erected on jacks or loose blocks, or utilize other temporary materials.
D.
Foundation Enclosure. The area between the surrounding grade and
the bottom of the mobile/manufactured home shall be enclosed with
materials that are compatible with the materials used in the mobile/manufactured
home. The enclosure shall resist decay and deterioration.
E.
Utility Connections. The mobile/manufactured home shall be connected
to public water and sewer systems, if available. If not available,
the owner shall provide a potable water supply and shall provide a
septic system that shall meet the standards of the Township and the
Chester County Health Department and/or the Pennsylvania Department
of Environmental Protection.
F.
Landscaping and Seeding. The tract shall be seeded, landscaped and
planted with shrubs to prevent erosion and stabilize the ground surface.
G.
Outbuildings. All garages, utility sheds, or other outbuildings shall conform to the standards applicable to such structures as contained in the Zoning Ordinance [Chapter 27].
H.
Other Standards. All mobile/manufactured homes shall meet the specifications
for mobile homes in the United States Standards Institute - Standards
for Mobile Homes, USA Standard A 119.1-1969, NFPA No. 501B-1968, and
any subsequent modifications or amendments.
