In the MHD Mobile Home District the following
regulations shall apply.
A.
In addition to the statement of community development objectives as set forth in § 282-3 of this chapter, it is hereby declared to be the specific intent of this chapter, with respect to the MHD Mobile Home Development District, to establish standards of performance and to 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.
B.
Technology. It shall be the intent of this district
to reflect the changes in the technology of home building and land
development so that resulting economies may enure to the benefit of
those who need homes.
C.
Design. It shall be the intent of this district 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 design approaches.
D.
Diversity of housing. It shall be the intent of this
district to provide for a diversity in housing types and prices.
E.
General welfare. It shall be the intent of this district
to encourage mobile home developments that are not detrimental to
property values and the general welfare of the area in which they
are proposed.
A building may be erected or used and a lot
may be used or occupied for any of the following purposes, and no
other:
A.
Mobile home development.
B.
Nonresidential uses. No part of any mobile home development
shall be used for nonresidential purposes, except such uses as are
required for the direct servicing, recreation and well-being of the
residents and for the management and maintenance of the development.
Nothing in this article shall be deemed as prohibiting the rental,
sale or resale of a mobile home located on a mobile home stand and
connected to the pertinent utilities. Similarly, a model or display
area is permissible on a temporary basis providing those models are
kept in accordance with this article, and all appropriate safety precautions
are taken.
C.
Accessory uses.
(1)
Accessory uses and structures customarily incidental
to the maintenance, servicing, and well-being of the mobile home development
residents shall be permitted only as part of an approved development
plan for the site. This shall also include a separate and distinct
area for temporary, travel mobile home units of which a maximum area
shall be two acres.
(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 the other sections of this article are complied with.
(3)
Added rooms specifically designed by the mobile home
manufacturers for the enlargement of mobile homes, and other additions
architecturally compatible with the unit, may be joined on a mobile
home provided all other provisions of this article are complied with.[1]
[1]
Editor's Note: Former Subsection D, Conditional
uses, which immediately followed, was repealed 5-28-2008 by Ord. No.
569.
A.
Residential. For each dwelling unit in this district, two all-weather off-street parking spaces shall be provided in accordance with the applicable provisions of Article XXIV, Off-Street Parking and Loading.
B.
Nonresidential. For any permitted use other than residential within this district, parking facilities shall be provided in accordance with Article XXIV, Off-Street Parking and Loading.
C.
Setbacks.
(1)
Residential. No parking, loading or driveway area
shall be located closer than 15 feet to any property line, except
that portion of the driveway required for normal ingress and egress.
(2)
Nonresidential. For any permitted use other than residential
within this district, parking and loading areas shall be located no
closer than 25 feet to any property line.
B.
Accessory buildings and other structures. Swimming pools, tennis courts, and other structures may be permitted within this district, subject to the applicable regulations of Article XXVI, General Provisions.
C.
Landscaping. All development hereinafter initiated
in the MHD District shall have landscaping designed and maintained
in accordance with the applicable sections of the Subdivision and
Land Development Ordinance of Hatfield Township, as amended.[1]
D.
Development prerequisites.
(1)
Single ownership of development. A tract of land to
be developed shall be in one ownership, or shall be the subject of
an application filed by the owners of the entire tract, and it shall
be agreed that the tract shall be developed under single direction
and in the manner approved.
(2)
Minimum tract area. Any area to be used as a mobile
home development must have a minimum gross area of 20 contiguous acres
of land.
(3)
Environmental influences. Any site proposed for a
mobile home development shall be free from adverse influences such
as swamps, marshes, garbage or rubbish disposal areas, or other potential
breeding places for insects or rodents.
(4)
Hazard and nuisance requirements. Any site proposed
for a mobile home development shall not be subject to any hazard or
nuisance such as excessive noise, vibration, smoke, toxic matter,
radiation, heat, odor, or glare.
(5)
Sanitary sewage requirements. Every area to be used
as mobile home development, must be serviced exclusively by a municipal
sanitary sewage disposal system in accordance with this article, and
must meet all conditions as specified in this article.
(6)
Accessibility to community facilities requirement.
Any site proposed for a mobile home development shall, in the opinion
of the Board of Commissioners, be easily accessible to essential community
facilities and services such as employment centers, shopping centers,
schools, churches, police and fire protection.
(7)
Ingress and egress (access) requirements. Any site
proposed for a mobile home development shall provide for safe and
efficient ingress and egress to and from the public streets and highways
servicing the mobile home development without causing undue confusion
or interference with the normal traffic flow. All plans dealing with
access shall be submitted to the Hatfield Township Planning Commission
and the Hatfield Township Engineer, and shall be approved by the Hatfield
Township Board of Commissioners who shall make the determination whether
or not the thoroughfare can adequately carry the traffic generated
by the proposed mobile home development.
(8)
Public hearing requirement. Prior to deciding whether
or not to allow or deny the use of a tract for a mobile home development,
the Board of Commissioners shall hold a public hearing thereon pursuant
to public notice, with all property owners within 500 feet of the
proposed site being notified by regular mail. A court recorder shall
be present to make record of the public hearing, and all costs commensurate
with the public hearing shall be borne by the owner/applicant. At
least 45 days prior to the date of the hearing, one copy of the proposed
development plans, and all additional information submitted, shall
be transmitted to the Hatfield Township Planning Commission, and one
copy of all information shall be submitted to the Montgomery County
Planning Commission requesting that these agencies submit recommendations
regarding the proposed development. It should be further noted that
this notification is done as a courtesy for adjacent residents for
information purposes only.
(9)
Mobile home park development site plan. All mobile
home park development site plans shall be submitted to the Hatfield
Township Planning Commission and the Hatfield Township Engineer for
preliminary review and comment, and also for final review and comment,
before the Board of Commissioners of Hatfield Township shall give
final approval for the mobile home park development. In addition,
the requirements of Hatfield Township Subdivision Ordinance[2] should be followed with respect to a mobile home park
site development plans.
E.
Site design requirements.
(1)
Lot size. Lot sizes in a mobile home district shall
be of three sizes based on the classification of the unit. The classification
of mobile home units shall include single mobile home unit, dual mobile
home unit, and travel mobile home unit.
(2)
Single mobile home unit lot requirements.
(a)
Front yard. A twenty-five-foot yard is required.
(b)
Side yard. Each side yard shall have a requirement
of 13 feet.
(c)
Rear yard. A rear yard requirement of at least
25 feet shall be maintained.
(d)
Lot area. A lot area of not less than 5,000
square feet is required.
(e)
A lot coverage of not greater than 21% is allowed.
(3)
Dual mobile home unit lot size requirements.
(a)
Front yard. A twenty-five-foot front yard is
required.
(b)
Side yard. Each side yard shall have a requirement
of 12 1/2 feet.
(c)
Rear yard. A rear yard requirement of at least
25 feet shall be maintained.
(d)
Lot area. A lot area of not less than 6,875
square feet is required.
(e)
Lot coverage. A lot coverage of not greater
than 30.6% is allowed.
(4)
Modular home units. Modular home units as defined in Article II shall have lot size requirements, front yard requirements, side yard requirements, lot area requirements and lot coverage requirements according to the size of the unit in accordance with the specifications as set forth for the dual mobile home unit and the single mobile home unit.
(5)
Permanent travel mobile home unit (a single unit not
greater in size than eight feet by 35 feet).
(a)
Front yard. A twenty-five-foot front yard is
required.
(b)
Side yard. Each side yard shall have a requirement
of 13 feet.
(c)
Rear yard. A rear yard requirement of at least
25 feet shall be maintained.
(d)
Lot area. A lot area of not less than 3,600
square feet is required.
(e)
Lot coverage. A lot coverage of not greater
than 8% is allowed.
F.
Allowable density in a mobile home park. The total
number of lots in a mobile home development shall not exceed a maximum
density of five units per developable acre. All areas not contained
in developable acreage as defined in this chapter shall be excluded
from the density calculations. In addition, no one specific mobile
home type as defined in this chapter shall dominate greater than 75%
of a three-acre area in a mobile home development district, except
as provided under the transient use facilities described in this article.
G.
Permits, licenses and inspections.
(1)
Mobile home park permits.
(a)
Health permit. It shall be unlawful for any
person to operate a mobile home development within Hatfield Township
unless he obtains a valid permit issued jointly by the Montgomery
County Department of Health and the Department of Environmental Protection,
in the name of the operator, for a specified period of time.
(2)
Mobile home park licensing requirements. It shall
be unlawful for any person to maintain, construct, alter, or expand
any mobile home park or any of the facilities thereof within the limits
of Hatfield Township unless a valid permit is issued for such purpose
or purposes by the Board of Commissioners of Hatfield Township or
their authorized agent, and any other governmental agency as required
under this article or similar such ordinances.
(3)
Inspection of mobile home parks. Upon notification
to the owner of record, manager, or person in charge of the mobile
home development, a representative of the Building Department of Hatfield
Township may inspect the mobile home park at any reasonable time to
determine compliance with this chapter and other Township rules, regulations,
and ordinances. The satisfactory passing of this inspection will determine
whether or not the mobile home park license shall be renewed.
H.
Mobile home stands.
(1)
General information. The area of the mobile home stand
shall be improved to provide an adequate, level and well-drained foundation
for the placement and tie-down of the mobile home unit, thereby securing
the superstructure against uplift, sliding, rotation, and overturning.
(2)
Stability. All mobile homes shall, prior to occupancy,
be affixed to their mobile home stands in such a way so as to prevent
heaving, shifting, or uneven settlement under the weight of the mobile
home due to frost action, inadequate drainage, vibration, or other
forces acting on the superstructure.
(3)
Anchoring. The mobile home stand shall be provided
with anchors and tie-downs such as cast-in-place concrete "dead men,"
eyelets imbedded in concrete foundations or runways, screw augers,
arrowhead anchors, or other devices securing the stability of the
mobile home. Anchors and tie-downs shall be placed at least at each
corner of the mobile home stand and each shall be able to sustain
a minimum tensile strength of 2,800 pounds and resist a minimum wind
velocity of 90 miles per hour.
(4)
Skirts. All mobile homes placed within a mobile home
development shall, prior to occupancy or other use, have skirts installed
which are designed to complement the appearance of the mobile home
and are coordinated throughout the mobile home park.
(5)
Stand construction. The stand shall be constructed
from either concrete piers, concrete slab, asphalt concrete, or other
material sufficient to adequately support the mobile home and to prevent
abnormal settling or heaving under the weight of the mobile home.
I.
Environmental considerations, open space, and access
requirements.
(1)
General requirements. All mobile home parks shall
have a minimum of 20 contiguous acres of usable site area. Soil conditions,
ground water levels, and topography shall not create hazards to the
property, health, or safety of the occupants of the mobile home park.
The mobile home park site shall not be located in proximity to garbage
or rubbish disposal areas, potential breeding places for insects or
rodents. The site shall not be exposed to objectionable smoke, noise,
odors, or other adverse influences. No portion of a mobile home park
site shall be subject to unpredictable and/or sudden flooding, subsidence,
or erosion that would expose persons or property to hazards.
(2)
Soil and ground cover requirements.
(a)
Exposed ground surfaces in all parts of every
park shall be paved, or covered with stone screening, or other solid
material, or protected with a vegetative growth that is capable of
preventing soil erosion and the emanation of dust during dry weather.
(b)
Park grounds shall be maintained free of vegetative
growth which is poisonous or which may harbor rodents, insects, or
other pests harmful to man.
(3)
Site drainage requirements.
(a)
The ground surface in all parts of every park
shall be graded and equipped to drain all surface water in a safe,
efficient manner.
(b)
Surface water collectors and other bodies of
standing water capable of breeding mosquitoes and other insects shall
be eliminated or controlled in a manner approved by the Department
of Environmental Protection, State of Pennsylvania, or by the Hatfield
Township Building Department.
(c)
Wastewater from any plumbing fixture or sanitary
sewer line shall not be deposited upon the ground surface in any part
of a mobile home park.
(4)
Park areas for nonresidential uses.
(a)
No part of any park shall be used for nonresidential
purposes except such uses that are required for the direct serving
and well-being of park residents and for the management and maintenance
of the park.
(b)
Nothing contained in this section shall be deemed
as prohibiting the sale of a mobile home located on a mobile home
stand and connected to the pertinent utilities.
(5)
Required separation between mobile homes.
(a)
Mobile homes shall be separated from each other
and from other buildings and structures by at least 25 feet, when
the said structure is not on the same mobile home lot.
(b)
An accessory structure (on the same mobile home
lot) that has a horizontal area exceeding 25 square feet, attached
to a mobile home or located within 10 feet of its window, and has
an opaque top or roof that is higher than the nearest window, shall,
for the purposes of all separation requirements, be considered to
be part of the mobile home.
(6)
Required setbacks, buffer strips, and screening.
(a)
Setbacks from streets. All mobile homes and
accessory buildings shall be located at least 50 feet from any park
property boundary line abutting upon a public street or highway as
measured from the ultimate right-of-way line of the public street
or highway, and all mobile homes and accessory buildings shall be
located a minimum distance of 25 feet from the edge of the cartway
of a private street or interior park roadway.
(b)
Distance between structures. Mobile homes shall
be separated from each other and from other buildings and structures
at their closest points by a minimum of 25 feet.
(c)
Setback from park boundaries. No mobile home
or accessory use may be located closer than 15 feet to the boundary
of a mobile home development. In the event a mobile home development
abuts another such development, this provision will not apply; however,
all other applicable setbacks prescribed herein shall apply.
(d)
Setback from parking facilities. No mobile home
or accessory use shall be located within 25 feet of any parking area
with space for more than 10 automobiles.
(e)
Required buffers.
[1]
A mobile home development shall have a permanent
landscaped planting area of at least 15 feet in depth for screening
residential, commercial, and industrial uses which are adjoining and
contiguous. The buffer shall contain screening plantings and the use
of mounding may be encouraged as a means of providing screening; provided
the slope shall be a maximum of three to one. In cases where the edges
of a mobile home development border natural features which function
as buffers including, but not limited to, mature woodland, severe
grade changes, or stream valleys, a buffer may not be required along
that edge of the park. This determination shall be made at the direction
of the Board of Commissioners.
[2]
A landscaping plan shall be submitted, along
with the final plans, to the Hatfield Township Planning Commission
and the Township Engineer to be finally approved by the Board of Commissioners.
The landscaping plans shall show all of the pertinent information
required, including the location, size, and species of all trees and
shrubs to be planted or preserved in the buffer area.
[3]
The buffer zone requirement may not be included
as a portion of the rear yard requirement per lot. A buffer area located
along or adjacent to a public street shall be setback from the ultimate
right-of-way a minimum of 12 feet, and shall be maintained to prevent
the growth of screening plantings to exceed the height of 10 feet.
In addition, a sight triangle of 25 feet shall be maintained at intersections
with public roadways and park roads to provide proper site distances
for the motoring public.
(f)
Site design. Site design shall discourage direct
and end-to-end exposure of mobile home units wherever possible. Gridiron
layouts and street patterns, unrelated to the topography of the site
are to be avoided. The location of all mobile homes on the site shall
avoid undesirable off-site views.
(g)
Clustering provisions. In order to allow clustering
of lots designed to encourage flexibility in site design, the preservation
of natural features, and to maximize creation of accessible recreation
areas, the distance between structures and minimum lot sizes may be
reduced by up to a maximum of 15% at the discretion of the Board of
Commissioners; however, this reduction will not apply to the front
yard requirement per lot (front of dwelling unit to face the street),
nor will this provision be used to increase the density of the mobile
home park. The density, as previously established, will apply, and
only open space shall be increased by the cluster provision of this
article.
(h)
Height provisions. No structure in a mobile
home development shall exceed a height of two stories, or a maximum
of 30 feet.
(7)
Common areas/recreation areas. All mobile home parks
accommodating, or designed to accommodate, 15 or more mobile homes
shall have one or more recreational common areas that shall be easily
accessible to all park residents. The size of such areas shall be
based upon a minimum of 100 square feet for each lot. No outdoor recreational/common
area shall contain less than 2,500 square feet. In addition, no one
specific area shall contain more than 20,000 square feet of area.
Should additional area be required over the twenty-thousand-square-foot
area requirement, another area will have to be established. All such
areas shall be located as to be free of traffic hazards, and should
be where topography permits, and should be centrally located within
the park or a portion of the park.
(8)
Access requirements; mobile home park street system.
(a)
General requirements. All mobile home parks
shall be provided with safe and convenient vehicular access from abutting
public streets or roads to each mobile home lot. Alignment and gradient
shall be properly adapted to the topography of the site.
(b)
Access. Access to mobile home parks shall be
designed to minimize congestion and hazards at the entrances or exits
and to allow free movement of traffic on adjacent streets.
(c)
Access and internal streets. Streets shall have
a minimum road pavement width of 34 feet where parking is permitted
on both sides, or a minimum road pavement width of 28 feet where parking
is limited to one side. Where the primary entrance road is more than
100 feet long and does not provide access to abutting mobile home
lots within such distance, the minimum road pavement width may be
24 feet; provided, parking is prohibited on both sides. The above
listed street widths may be reduced by two feet if an adjacent sidewalk
is provided. A street serving less than 10 mobile homes shall have
a minimum width of 18 feet provided on-street parking is prohibited.
[1]
Dead-end streets. Dead-end streets shall be
limited to a length of 500 feet, and a turnaround at the closed end
shall be provided having an outside roadway diameter of not less than
50 feet.
[2]
Intersections. Within 100 feet of an intersection,
streets shall be at approximately right angles. A distance of at least
150 feet shall be maintained between center lines of offset, intersecting
streets. Intersections of more than two streets at one point shall
be avoided. No street shall intersect another at an angle of less
than 60°.
[3]
Street construction and design standards.
[a]
Grades. Grades of all streets shall
be sufficient to insure adequate surface drainage, but shall be not
more than 8%. Short runs with a maximum grade of 12% may be permitted
provided traffic safety is assured by appropriate paving, adequate
leveling areas, and avoidance of lateral services.
[b]
Pavements. All streets shall be
provided with a smooth, hard, and dense surface which shall be durable
and well drained under normal use and weather conditions. Pavement
edges shall be protected to prevent raveling of the wearing surface
and shifting of the pavement base. Street Surfaces shall be maintained
free of cracks, holes, and other hazards. Hatfield Township will permit
the following roadway standards for the construction of roadways in
a mobile home development (these specifications are only valid for
private roads not to be dedicated to Hatfield Township):
[i]
Six inches of No. 4 stone base.
One and one-half inches of binder, compacted thickness. One inch of
wearing surface, compacted thickness.
[ii]
Eight inches of 3-A modified stone.
One and one-half inches of binder, compacted thickness. One inch of
wearing surface, compacted thickness.
[iii]
Four inches of 2-A modified stone.
Four inches of black base. One inch of wearing surface, compacted
thickness.
[c]
Curbing. Curbing will be required
in a mobile home park development unless exempted by the Board of
Commissioners. However, curbing will be required in areas along the
perimeter of a mobile home park development where it adjoins a public
street or highway.
[d]
Required illumination of street
systems. All parks shall be furnished with lighting units spaced and
equipped with luminaries placed at such mounting heights as to provide
the following average levels of illumination for the safe movement
of pedestrians and vehicular traffic:
[e]
Required parking in mobile home
developments.
[i]
On-street parking. On-street parking in mobile home developments shall be permitted in accordance with street construction width as mentioned in Subsection I(8)(c) of this section; however, it shall be illegal to park a mobile home unit of any type in any street of a mobile home development for longer than a period of two hours, and then only in daylight hours. In addition, temporary sewer lines, fuel oil lines, waterlines, and other appurtenances are prohibited from being located in the cartway area of any street in a mobile home park.
[ii]
Off-street parking. One off-street
parking space shall be provided on each lot of the mobile home development.
Two additional off-street parking spaces shall be required for each
mobile home. Such spaces may be in a paved common parking facility;
provided, that parking areas contained therein are within 150 feet
of the mobile home lots for which they are intended. In addition thereto,
parking spaces shall be a minimum of 10 feet by 20 feet in a mobile
home district, with access lanes of 22 feet in width.
[iii]
Landscaping of parking areas.
Required green areas shall be interspersed within the paved parking
areas to channel traffic or divide parking areas. The green areas
required by this section shall not constitute a portion of any green
area otherwise required by this article or any of the ordinances or
regulations of Hatfield Township. The exact designation and location
of the green areas required by this section shall be disclosed on
a development or subdivision, or other similar plan to be permanently
maintained as such, and in addition, 10% of all paved parking areas
shall be devoted to green area when over five paved parking spaces
are contiguous.
[f]
Pedestrian walks in mobile home
parks.
[i]
General requirements. All mobile
home park developments shall be provided with safe, convenient, all-season
pedestrian access of adequate width, durability, and convenience of
maintenance between individual mobile homes, the park streets, and
all community facilities provided for park residents. Sudden changes
in alignment and gradient shall be avoided.
[ii]
Common walk system. A common walk
system shall be provided and maintained between locations where pedestrian
traffic is concentrated. Such common walks shall have a minimum width
of four feet.
[iii]
Individual walks. All mobile
home stands shall be connected to common walks, to paved streets,
or to paved driveways, or parking spaces connecting to a paved street.
Such individual walks shall have a minimum width of two feet.
[iv]
Construction standards on pedestrian
walks.
(9)
Utilities.
(a)
Water supply.
[1]
General requirements. An adequate supply of
water shall be provided for mobile homes, service buildings, auxiliary
facilities, and fire fighting as required by this article. Where a
public water supply system of satisfactory quantity, quality, and
pressure is available, or can be feasibly extended, connection shall
be made thereto and its supply shall be used exclusively. Where a
satisfactory public water supply system is not available, the development
of a private, central water supply system shall be approved by the
Department of Environmental Protection, the Commissioners of Hatfield
Township, and other jurisdictional authorities as required. The basis
for the establishment of a private water supply system in Hatfield
Township shall be the Federal Safe Drinking Water Standards as prescribed
by the Federal Safe Drinking Water Act. These standards shall be administered
by the Department of Environmental Protection in cooperation with
Hatfield Township.
[2]
Source of supply, water distribution and storage
facilities shall be adequate to supply a continuous, year around,
frost-free water supply of at least 300 gallons per day per mobile
home space and for any accessory facility, at a rate of six gallons
per minute with residual pressure of 20 pounds per square inch. Wells
shall be at least 40 feet in depth and be located at least 100 feet
from any privy, septic tank, or cesspool and must be approved by Hatfield
Township.
[3]
Water storage facilities. All water storage
reservoirs shall be covered, watertight, and constructed of impervious
material. Overflows and vents of such reservoirs shall be effectively
screened. Manholes shall be constructed with overlapping covers so
as to prevent the entrance of contaminated material. Reservoir overflow
pipes shall discharge through an acceptable air gap.
[4]
Water distribution system.
[a]
All water piping, fixtures, and
other equipment shall be constructed and maintained in accordance
with the rules and regulations of Hatfield Township and any other
jurisdictional authorities as required.
[b]
The water piping system shall not
be connected with nonpotable or questionable water supplies and shall
be protected against the hazards of backflow or backsiphonage.
[5]
Individual water riser pipes and connections.
[a]
Individual water riser pipes shall
be located within the area of a mobile home stand at a point where
connections will approximate a vertical position, thereby insuring
the shortest water connection possible and thereby decreasing susceptibility
to water pipe freezing.
[b]
The water riser pipe shall have
a minimum inside diameter of 3/4 inch and shall terminate not less
than four inches above the ground surface. The water outlets shall
be provided with a cap when a mobile home does not occupy the lot.
[c]
Adequate provisions shall be made
to prevent freezing of the service lines, valves and riser pipes,
and to protect the riser from heaving and thawing actions of the ground
during freezing weather. Surface drainage shall be diverted from the
location of the riser pipe.
[d]
A shutoff valve below the frost
line shall be provided near the riser pipe on each mobile home lot.
Underground stop and waste valves are prohibited unless their type
of manufacture and their method of installation are approved by Hatfield
Township.
[6]
Fire protection. All mobile home developments
shall be provided with fire hydrants to meet the specifications of
the National Fire Prevention Code. In addition, those hydrants shall
be in sufficient numbers to be within 600 feet of all existing and
proposed mobile homes and any other dwellings, facilities, and structures,
measured by way of accessible streets or common areas.
(b)
Sewage disposal.
[1]
General requirements. All mobile home parks
and all facilities within a mobile home park located in Hatfield Township
shall be connected to the public sanitary sewage system of Hatfield
Township. An adequate and safe internal sewage system shall be provided
in all mobile home parks for conveying and disposing of all sewage.
Such a system shall be designed, constructed, and maintained in accordance
with the rules and regulations set forth by Hatfield Township and
the Hatfield Township Municipal Authority.
[2]
Sewer lines. All sewer lines shall be located
in trenches of sufficient depth to be free of breakage from traffic
or other movements and shall be separated from the park water supply
system at a distance prescribed by the Building Department of Hatfield
Township. Sewers shall be installed at a grade that will insure a
velocity of two feet per second when flowing full, and in no case
shall a pipe be less than 1/4 inch per foot. All sewer lines shall
be constructed of materials approved by the Hatfield Township Municipal
Authority, and shall be adequately vented, and shall have watertight
joints. All installations shall be inspected by the Building Department
of Hatfield Township, and shall be tested in accordance with procedures
outlined by the Hatfield Township Municipal Authority.
[3]
Individual sewer connections.
[a]
Each mobile home stand shall be
provided with at least a four-inch-diameter sewer riser pipe and vent
with a mushroom type cap. The sewer riser pipe shall be so located
on each stand that the sewer connection to the mobile home drain outlet
will approximate a vertical position.
[b]
The sewer connection (see definition)
shall have a nominal inside diameter of at least four inches and the
slope of any portion thereof shall be at least 1/4 inch per foot.
The sewer connection shall consist of one pipe line only without any
branch fittings. All joints shall be watertight and gastight between
the mobile home drain and the sewer connection.
[c]
All materials used for sewer connections
shall be semi-rigid, corrosive resistant, nonabsorbent, and durable.
The inner surface shall be smooth and sufficient clean-outs, hand-holes,
and manholes shall be installed in the sewer system so as to maintain
serviceable conditions. Sewer lines shall be located in a separate
trench from water mains.
[d]
Provision shall be made for plugging
the sewer riser pipe when a mobile home does not occupy the lot. Surface
drainage shall be diverted away from the riser. The rim of the riser
pipe shall extend not less than four inches above ground elevation.
(c)
Electrical distribution system.
[1]
General requirements. Every mobile home park
shall contain an electrical wiring system consisting of wiring, fixtures,
equipment, and appurtenances which shall be installed and maintained
in accordance with the specifications of the public utility supplying
service and the National Electrical Code.
[2]
Power distribution lines.
[a]
All power lines shall be located
underground.
[b]
All direct burial conductors or
cables shall be buried at least 18 inches below the ground surface
and shall be insulated and specifically designed for this purpose.
Such conductors shall be located not less than one foot radial distance
from water, sewer, gas or communication lines.
[3]
Individual electrical connections.
[a]
Each mobile home lot shall be provided
with an approved disconnecting device and over current protective
equipment. The minimum service per outlet shall be 120/240 volts AC,
100 amperes.
[b]
The mobile home shall be connected
to the outlet receptacle by an approved type of flexible cable with
connectors and a male attachment plug. All such equipment should be
of the tamper proof variety.
[c]
Where the calculated load of the
mobile home is more than 100 amperes, either a second outlet receptacle
shall be installed or electrical service shall be provided by means
of permanently installed conductors.
[d]
Required grounding. All exposed
non-current-carrying metal parts of mobile homes, and all other equipment
shall be grounded by means of an approved grounding conductor run
with branch circuit conductors and other approved methods of grounded
metallic wiring. The neutral conductor shall be used as an equipment
ground for mobile homes or other equipment.
[4]
Underground utilities. All electric, natural
gas, telephone, sanitary sewer, water supply, and any other utility
lines shall be placed underground in all mobile home developments.
(d)
Mobile home community service building and service
facilities.
[1]
General requirements. The requirements of this
section shall apply to service buildings, recreation buildings, and
other community service facilities when constructed in a mobile home
development. The following facilities will be permitted uses in a
mobile home park development zone, and no other, without specific
approval from the Zoning Hearing Board of Hatfield Township:
[a]
Mobile home development management
offices.
[b]
Mobile home development repair
shops (to make repairs to mobile home units).
[c]
Mobile home development storage
facilities.
[d]
Mobile home development laundry
facilities.
[e]
Mobile home development indoor
recreation facilities.
[f]
Mobile home development service
facilities (buildings which supply essential goods or services for
the exclusive use of the park residents).
[2]
Required community sanitary facilities. Every
park shall be provided with the following emergency sanitary facilities:
for every 100 temporary travel mobile home units, or fraction thereof,
there shall be four flush toilets and four lavatories for each sex.
The building containing such emergency facilities shall be located
in the separate area for temporary travel mobile homes and shall be
easily accessible to all of the travel mobile home units in this section
of the development.
[3]
Structural service building requirements.
[a]
All portions of the structure shall
be properly protected from damage by ordinary uses and by decay, corrosion,
termites, and other destructive elements. Exterior portions of buildings
shall be constructed of such materials as to prevent the entrance
or penetration of moisture and the weather.
[b]
All rooms containing sanitary or
laundry facilities shall:
[c]
Toilets shall be located in separate
compartments equipped with self-closing doors. Shower stalls shall
be of the individual type. The rooms shall be screened to prevent
direct view of the interior when the exterior doors are open.
[d]
Hot and cold water shall be furnished
to every lavatory, sink, bathtub, shower, and laundry fixture, and
cold water shall be furnished to every water closet and urinal.
[e]
All buildings shall require building
permits to be issued by the Building Inspector of Hatfield Township
before the commencement of construction of any alteration costing
over $100. In addition, all service buildings and other community
structures shall comply with the BOCA Basic Building Code as last
revised and amended by Hatfield Township.[3]
[4]
Mobile home development service facilities.
Cooking shelters, barbecue pits, fireplaces, wood burning stoves,
and incinerators shall be so located, constructed, maintained, and
used as to minimize fire hazards and smoke nuisance both on the property
on which used, and on neighboring properties. No open fire shall be
permitted except in facilities provided. No open fire shall be left
unattended. No fuel shall be used, and no material shall be burned,
that emits dense smoke or objectionable odors.
(e)
Refuse handling.
[1]
General requirements. The storage, collection,
and disposal of refuse in the mobile home park shall be conducted
as to create no health hazards, rodent harborage, insect breeding
areas, accident or fire hazards, or air pollution.
[2]
Temporary storage. All refuse shall be stored
in flytight, watertight, rodentproof containers with self-closing
doors which shall be located not more than 150 feet from any mobile
home lot. The containers shall be provided in the ratio of one container
per 25 lots, and shall be properly screened from view, but still maintain
ease of access.
[3]
Collection of refuse. All refuse containing
garbage shall be collected at least twice (two times) weekly. When
suitable collection service is not available from municipal or private
agencies, the mobile home park operator shall provide this service.
All refuse shall be collected and transported in covered vehicles
or covered containers to an approved landfill or refuse disposal site.
[4]
Refuse disposal. Where municipal or private
disposal service is not available, the mobile home park operator shall
dispose of the refuse by transporting it to a disposal site approved
by the appropriate health authority and the Department of Environmental
Protection.
[5]
Refuse incinerators. Private refuse incinerators
and private dumps shall not be allowed in any mobile home park located
in Hatfield Township.
(f)
Insect and rodent control.
[1]
General requirements. Grounds, buildings, and
structures shall be maintained free of insect and rodent harborage
and infestation. Extermination methods and other measures to control
insects and rodents shall be taken in conformance with the requirements
of the Department of Environmental Protection.
[2]
Accumulation of debris. mobile home parks shall
be maintained free of accumulations of debris that may possibly provide
rodent harborage or breeding places for flies, mosquitoes, and other
pests.
[3]
Material storage. Outside storage areas shall
be so maintained as to prevent rodent harborage. Lumber, pipe, and
other building materials shall be stored at least one foot above the
ground.
[4]
Screening control. Where the potential for insect
and rodent infestation exists, all exterior openings in or beneath
any structure shall be appropriately screened with wire mesh or other
suitable material.
[5]
Brush and weed control. The growth of brush,
weeds, and grass shall be controlled to prevent harborage of ticks,
chiggers and other noxious insects. Mobile home parks shall be so
maintained as to prevent the growth of ragweed, poison ivy, poison
oak, poison sumac, and other noxious weeds considered to be detrimental
to human health. Open areas shall be maintained free of heavy undergrowth
of any description and all areas of mobile home parks shall be maintained
in accordance with the Hatfield Township Weed Ordinance.[4]
(g)
Fuel supply and storage.
[1]
Natural gas systems.
[a]
Natural gas piping system shall
be installed and maintained in accordance with the rules and regulations
of the American Gas Association.
[b]
Each mobile home lot approved with
piped gas shall have an approved manual shutoff 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 system.
[a]
Liquefied petroleum gas systems
shall be installed and maintained in accordance with the standards,
rules, and regulations set forth by the National Fire Prevention Association.
[b]
Liquefied petroleum gas systems
shall be provided with safety devices to relieve excessive pressures
and shall be arranged so that the discharge terminates at a safe location.
[c]
Liquefied petroleum gas 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.
[d]
Liquefied petroleum gas containers
installed on a mobile home lot shall be securely, but not permanently,
fastened to prevent accidental overturning. Such containers shall
not be less than 12 nor more than 60 U.S. gallons' gross capacity.
[e]
All piping associated with liquefied
petroleum gas systems shall be well supported and protected against
mechanical injury. Undiluted liquefied petroleum gas in liquefied
form shall not be conveyed through piping equipment and systems in
mobile homes. In addition, no liquefied petroleum gas vessel shall
be stored or located inside or beneath any storage cabinet, carport,
mobile home, or any other structure, unless such installations are
approved by the Pennsylvania Department of Environmental Protection.
[3]
Fuel oil supply systems.
[a]
All fuel oil supply systems shall
be installed and maintained in accordance with applicable rules and
regulations of the National Fire Prevention Association.
[b]
All piping from outside fuel storage
tanks or cylinders to mobile homes shall be permanently installed
and securely fastened in place.
[c]
All fuel oil storage tanks or cylinders
shall be securely fastened in place and shall not be located inside
or beneath any mobile home or within five feet from any mobile home
door or exit.
[d]
Fuel oil storage tanks located
in areas subject to traffic shall be protected against physical damage.
[e]
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.
[4]
Fire protection.
[a]
General requirements. Mobile home
parks shall be subject to the rules and regulations of the National
Fire Prevention Association Code as adopted by Hatfield Township and
enforced by the Fire Marshal of Hatfield Township or an authorized
representative of the Building Department of Hatfield Township.
[b]
Flammable materials. Mobile home
parks shall be kept free of litter, rubbish, and other flammable materials.
[c]
Portable fire extinguishers. Portable
fire extinguishers of a type approved by the National Fire Prevention
Code shall be kept in service buildings and at other locations designated
by the Fire Code and shall be maintained in good operating condition
under the mobile home park management control. The quantity and location
of the portable fire extinguishers shall be determined by the Fire
Marshal of Hatfield Township.
[d]
Fire hydrant protection. Fire hydrants
shall be installed and connected to a public water supply. All fire
hydrant thread connections are to comply with the requests of the
National Fire Prevention Code and will match the equipment of the
local fire companies having jurisdiction.
[i]
The water supply source shall permit
the operation of a minimum of two one-and-one-half-inch hose streams.
[ii]
Each of two nozzles, held four
feet above the ground, shall deliver at least 75 gallons of water
per minute at a flowing pressure of at least 30 pounds per square
inch at the highest point of the park for a period of at least 20
minutes.
[iii]
All fire hydrants shall be located
within 600 feet of any mobile home, service building, or other structure
in the park.
(h)
Miscellaneous requirements.
[1]
Park management responsibilities.
[a]
The mobile home park operator,
to whom a license for a mobile home park is issued, shall operate
the park in compliance with this article, and shall provide adequate
supervision to maintain the park, its facilities, and equipment in
good repair and in a clean and sanitary condition.
[b]
The park management shall supervise
the placement of each mobile home on its mobile home stand which includes
securing the mobile home in the required fashion and installing all
utility connections.
[c]
The park management shall give
the authorized agents of Hatfield Township free access to all mobile
home lots, service buildings, and other community service facilities
for the purpose of inspection.
[d]
The management shall maintain a
register containing the names of all park residents and the date of
arrival of each mobile home. Such register shall be available to any
authorized agent inspecting the mobile home park.
[e]
The mobile home park management
shall report new park arrivals, except transients, to the Building
Department of Hatfield Township and the Hatfield Township Tax Collector.
This report shall be made no less than monthly on a report form provided
by Hatfield Township. The management shall report the departure of
all persons, other than transients, not less than 30 days prior to
such departure.
[f]
The mobile home park management
shall notify the Department of Environmental Protection and Hatfield
Township immediately of any suspected communicable or contagious disease
within the mobile home park.
[g]
Hazardous use. No building may
be erected, altered, or maintained, and no lot shall be used for any
purpose, trade or business that is noxious, offensive or potentially
injurious to health by reason of odor, noise, dust, smoke, heat, gas,
radiation or vibration. No hazardous materials, defined as all materials
listed as hazardous by the Environmental Protection Agency, or its
successor, shall be permitted on the site.
[2]
Park resident responsibilities.
[a]
The park resident shall comply
with all applicable requirements of this article and regulations issued
hereunder and shall maintain his mobile home, his mobile home lot,
its facilities, and equipment in good repair and in a clean and sanitary
condition.
