The provisions of this article shall be followed for all mobile home parks, as defined in this chapter. These provisions are in addition to other applicable regulations of this chapter. Compliance with Chapter 195, Zoning, is required.
All applications for mobile home developments shall follow the procedures established in the Chapter 195, Zoning. No application for subdivision or land development approval for the construction of a mobile home development will be accepted until the governing body has given approval pursuant to the requirements of Chapter 195, Zoning.
All appropriate regulations of Chapter 195, Zoning, shall be adhered to in mobile home developments. In addition thereto, the following regulations shall apply:
A.
Arrangement of structure and facilities. The tract,
including mobile home stands, patios, other dwellings and structures,
and all tract improvements, shall be organized in relation to topography,
the shape of the plot and common facilities. Special attention shall
be given to new mobile home designs and to common appurtenances that
are available.
B.
Adaptation to tract assets. Each mobile home unit
or other dwelling or structure shall be fitted to the terrain with
a minimum disturbance of the land and a minimum elevation difference
between the floor level of the unit and the ground elevation under
it. Existing trees and shrubs, rock formations, streams, floodplains,
steep slopes and other natural features of the tract shall be preserved
to the maximum extent practical. Favorable views shall be emphasized
by the plan.
C.
Courts and spaces. Groups or clusters of units so
placed as to create interior spaces and courtyards shall be incorporated
whenever feasible.
D.
Orientation. Mobile homes are encouraged to be arranged
in a variety of orientations and are strongly encouraged to have many
units with their long sides facing the street, rather than their ends,
in order to provide variety and interest. Site layout shall be designed
to ensure that mobile units are offset to block long uninterrupted
vistas between the units.
E.
Street layout. Gridiron layouts and street patterns
unrelated to the topography of the site are to be avoided.
F.
Roadways.
(1)
Standards. All Township standards for the construction of roads contained in § 168-20, and as subsequently amended, shall be adhered to for all roads in and abutting mobile home developments. For roads maintained as private internal roadways, owned and maintained by the mobile home park operator, the standards shall be as follows:
(a)
Right-of-way: There shall be a forty-foot right-of-way
reserved along all internal streets.
(b)
Pavement: Pavement width of all residential
streets serving as access to mobile home lots shall be not less than
26 feet.
(c)
Grades: Gradients on all residential streets
shall not exceed 10%.
(d)
Culs-de-sac: A paved turnaround area with a
minimum radius of 40 feet shall be provided at the closed end of any
cul-de-sac road. The minimum right-of-way radius shall be 47 feet.
No permanently closed cul-de-sac street shall exceed 500 feet in length
or serve as the sole access to more than 10 mobile home lots.
(2)
Access limitations. Mobile home lots may have direct
access only onto roads internal to the development. Direct access
from a mobile home lot shall not be permitted onto the road(s) from
which the mobile home development gains primary access.
G.
Pedestrian circulation.
(1)
General requirements. All mobile home developments
shall provide safe, convenient, all-season pedestrian walkways of
adequate width for intended use, durable and convenient to maintain,
between individual mobile homes, mobile home development, all community
facilities provided for the residents and off-site pedestrian traffic
generators, such as schools, bus stops, commercial centers, etc. These
pedestrian walkways may parallel vehicular roadways or they may form
a separate but coordinated system away from streets.
(2)
Common walk system. Common walks shall have a minimum
width of four feet. Where these walks parallel roadways, they shall
be separated from the road pavement by a distance of at least four
feet.
(3)
Individual walks. All dwellings shall be connected
to common walks or to driveways or parking spaces connecting to a
paved street. Such individual walks shall have a minimum width of
two feet.
I.
Recreation area. In addition to any requirements of Chapter 195, Zoning, the following regulations shall also apply:
(1)
Arrangement. The recreation area shall be designed
as a contiguous area, unless the applicant demonstrates to the satisfaction
of the Board of Commissioners that two or more separate areas would
be preferable. The recreation area shall also have easily identifiable
pedestrian and visual accessibility to all residents of the mobile
home development, although all units do not have to abut the recreation
area.
(2)
Design. Recreation areas and facilities shall be provided
to meet the anticipated needs of the residents of the development.
Not less than 3,000 square feet per developable acre, exclusive of
lands within the required buffers, shall be devoted to recreation.
Recreation areas should be of a size, shape and topography that is
conducive to active and passive recreation.
J.
Buffers.
(1)
General requirements. Along all exterior property
boundary lines, a permanent buffer shall be provided.
(2)
Existing buffers. In cases where the property line
of a mobile home development occurs along natural features which function
as buffers, including but not limited to mature vegetation, significant
grade changes or stream valleys which are likely to be permanently
preserved, buffering may be waived along that property line upon approval
of the Township Board of Commissioners upon recommendation of the
Township Planning Commission.
(3)
Buffer landscape plan. A landscaping plan shall be submitted with the final plans, in accordance with § 168-33A, showing all pertinent information, including the location, size and species of all individual trees and shrubs to be preserved or planted or, alternately, the general characteristics of existing vegetation masses which are to be preserved.
K.
Drainage considerations. The following site drainage
requirements shall apply to all mobile home developments:
(1)
Surface water. The ground surface in all parts of development shall be graded and equipped to drain all surface water in a safe, efficient manner. Water shall be captured by inlets or other acceptable means and piped to an appropriate detention facility or outlet point. Design of stormwater drainage facilities shall be in accordance with § 168-24.
(2)
Ponds and detention structures. 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 Pennsylvania Department of Environmental Protection.
(3)
Wastewater. Wastewater from any plumbing fixtures
or sanitary sewer line shall not be deposited upon the ground surface
in any part of a mobile home development or the surrounding properties.
(4)
Erosion and sediment control. All applicable regulations
and permit requirements to prevent accelerated soil erosion and resulting
sedimentation, as stipulated in the Pennsylvania Department of Environmental
Protection Soil Erosion and Sedimentation Control Manual, July 1,
1973, and as subsequently amended, shall be followed by all parties
engaged in establishment of a mobile home development.
A.
Ownership. Recreation areas and internal roadways
shall be retained in private ownership as a single operating and maintenance
unit.
B.
Maintenance. Prior to development plan approval, provisions
acceptable to the Township Board of Commissioners and Township Solicitor
for the maintenance of all common elements which will not be owned
and maintained by a governmental agency shall be established.
C.
Service buildings and other community service facilities.
(1)
The requirements of this section shall apply to service
buildings, recreation buildings and other community service facilities
when constructed as:
(3)
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 shall be of such materials
and be so constructed and protected as to prevent entrance or penetration
of moisture.
D.
Refuse handling. The storage, collection and disposal
of refuse in the mobile home park shall be so conducted as to create
no health hazards, rodent harborage, insect breeding areas, accident
or fire hazards or air pollution and shall comply with the Pennsylvania
Department of Environmental Protection and the Township's sanitary
regulations.
E.
Insect and rodent control. 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 conform to the requirements of the Pennsylvania
Department of Environmental Protection and the Township regulations.
A.
Water supply.
(1)
General requirements. An adequate supply for domestic, auxiliary and firefighting uses shall be provided for all uses included in the mobile home development, including service buildings and accessory facilities, in accordance with Chapter 195, Zoning.
(2)
Water distribution system. All water piping, fixtures
and other equipment shall be constructed and maintained in accordance
with state and local regulations as well as those of the servicing
utility.
(3)
Individual water-riser pipes and connection.
(a)
Individual water-riser pipes shall be located
within the confined area of the mobile home stand at a point where
the water connection will approximate a vertical position, thereby
ensuring the shortest water connection possible and decreasing susceptibility
to water pipe freezing.
(b)
The water-riser pipe shall have a minimum inside
diameter consistent with the standards of the servicing public utility
or, in lack thereof, of the Township Engineer, and shall terminate
at least four inches above the ground surface. The water outlet 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 service lines, valves and riser pipes and to protect risers
from heaving and thawing actions of ground during freezing weather.
Surface drainage shall be diverted from the location of the riser
pipe.
(4)
Fire protection.
(a)
The mobile home park shall be subject to the
Township fire prevention rules and regulations.
(b)
Mobile home park areas shall be kept free of
litter, rubbish and other flammable materials.
(c)
Portable fire extinguishers of a type approved
by the fire prevention authority shall be kept in public service buildings
under park control.
(d)
Fire hydrants shall be installed, location to
be approved by the Township Fire Marshal.
B.
Fuel supply and storage.
(1)
Natural gas systems.
(a)
Natural gas piping systems, when installed in
mobile home parks, shall conform to the rules and regulations of the
American Gas Association.
(b)
Each mobile home lot provided with piped gas
shall have a United Gas Improvement Company approved shutoff valve
installed upstream of the gas outlet. The outlet shall be equipped
with a gas company cap to prevent accidental discharge of gas when
the outlet is not in use.
(2)
Liquefied petroleum gas systems. Liquefied petroleum
gas systems provided for mobile homes, service buildings or other
structures, when installed, shall be maintained in conformity with
the rules and regulations of the National Fire Prevention Association
Standard NFPA Nos. 57 and 58.
(a)
Systems shall be provided with safety devices
to relieve excessive pressures and shall be arranged so that the discharge
terminates at a safe location.
(b)
Systems shall have at least one accessible means
for shutting off gas. Such means shall be located outside the mobile
home and shall be maintained in effective operating condition.
(c)
All liquefied petroleum gas piping outside of
the mobile home shall be well-supported and protected against mechanical
injury. Undiluted liquefied petroleum gas in liquid form shall not
be conveyed through piping equipment and systems in mobile homes.
(d)
Vessels of more than 12 and less than 60 United
States gallons' gross capacity may be installed on a mobile home lot
and shall be securely but not permanently fastened to prevent accidental
overturning.
(e)
No liquefied petroleum gas vessel shall be stored
or located inside or beneath any storage cabinet, carport, mobile
home or any other structure.
(3)
Fuel oil supply systems.
(a)
All fuel oil supply systems provided for mobile
homes, service buildings and other structures shall be installed and
maintained in conformity with the rules and regulations of the National
Fire Resources Association Standard NFPA No. 30.
(b)
All piping from outside fuel storage tanks or
cylinders to mobile homes shall be securely but not permanently fastened
in place.
(c)
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.
(d)
All fuel storage tanks or cylinders shall be
securely placed and shall be not less than five feet from any mobile
home exit.
(e)
Storage tanks located in areas subject to traffic
shall be protected against physical damage.
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 Philadelphia Electric Company specifications regulating
such systems and the National Electric Code.
(2)
Power distribution lines.
(a)
All power lines shall be located underground.
(b)
All direct burial conductors or cable shall
be buried at least 28 inches below the ground surface and shall be
insulated and specially designed for the purpose. Such conductors
shall be located not less than one-foot radial distance from water,
sewer, gas or communications lines.
(3)
Individual electrical connections.
(a)
Each mobile home lot shall be provided with
an approved disconnecting device and overcurrent 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.
(4)
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 method of grounded metallic wiring.
The neutral conductor shall not be used as an equipment ground for
mobile homes or other equipment.
D.
Sewage disposal.
(1)
General requirements. An adequate and safe sewerage
system shall be provided in all mobile home developments for conveying
and disposing of sewage from dwellings, service buildings and accessory
facilities in accordance with the state requirements.
(2)
Sewer system. 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 water supply system.
The system shall be constructed and maintained in accordance with
all state regulations, as well as those of the servicing utility.
(3)
Individual sewer connections.
(a)
Each mobile home stand shall be provided with
a sewer riser pipe consistent with the standards of the servicing
utility. 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 shall have an inside diameter
and slope as required by the servicing utility. All joints shall be
watertight.
(c)
All material used for sewer connections shall
be semirigid, corrosive-resistant, nonabsorbent and durable. The inner
surface shall be smooth.
(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 at least 1/2 inch above ground elevation.
E.
Underground utilities. All electric, natural gas,
telephone and any other utility lines shall be placed underground
in all mobile home developments, and each shall have the necessary
shutoff valves and other safety requirements normally associated with
safe operation. All utility connections shall be appropriately capped
for safety purposes whenever a mobile home stand is not occupied.
A.
No mobile home shall have a living space of less than
400 square feet.
B.
No mobile home or other structure shall be more than
20 feet in height.
C.
Each mobile home shall have foundation piers, which
shall be constructed so as to prevent shift or settlement. All piers
shall be centered under each I-beam of the mobile home with a maximum
spacing of 10 feet on center and not further than five feet from the
ends of the mobile home.
D.
Each mobile home shall be provided with tie-downs.
All tie-down components, including anchors, must be able to withstand
at least 4,800 pounds without failure.
E.
Each mobile home shall have a skirt of compatible
design and material erected around the entire base of each mobile
home. All towing hitches shall be removed from view.
F.
All sample or display mobile homes offered for sale
or rent shall be positioned on lots and shall conform in all respects
to yard requirements and all other regulations under the Mobile Home
Park Residential District.[1] Such units shall be included within the density calculations,
whether occupied or not. Storage of unoccupied and/or disassembled
mobile homes or appurtenances shall not be permitted in any manner,
except only as may be permitted on an authorized lot as a living unit
complete with utility connections and required parking.
A.
Mobile home stands. A concrete pad, properly graded,
placed and compacted so as to be durable and adequate for the support
of the maximum anticipated loads during all seasons, shall be used
for all mobile homes.
B.
Anchoring. Every mobile home placed within a mobile
home development shall be anchored to the mobile home stand where
it is located prior to the unit being occupied or used in any other
way, or the expiration of seven days, whichever occurs first. The
anchoring system shall be designed to resist a minimum wind velocity
of 90 miles per hour.
C.
Stability. All mobile homes placed within a mobile
home development shall, prior to occupancy or other use, be affixed
to their mobile home stands in such a way so as to prevent tilting
of the unit. No mobile home shall permanently rest on the wheels used
to transport the unit.
D.
Skirts. All mobile homes placed within a mobile home
development shall, prior to occupancy or other use, have skirts installed
for protection of the utility connections.
E.
Hitch. The hitch or tow bar attached to a mobile home
for transport purposes shall be removed and remain removed from the
mobile home when it is placed on its mobile home stand.
The Township Secretary or any other designated
representative of the Upper Gwynedd Township Commissioners may inspect
a mobile home park at reasonable intervals and at reasonable times
to determine compliance with this chapter.
The applicant or developer shall inform the
code enforcement officer of the delivery date of a modular and/or
mobile home. The enforcement officer shall inspect the modular or
mobile home upon its arrival at the site prior to installation to
determine if it meets the standards of Part 5, Standards for the Installation
of Mobile Homes, ANSI/NFPA Publication No. 501A, 1977. The enforcement
officer shall also inspect a modular home after its installation and
prior to occupancy by residents in order to determine its compliance
with installation instructions outlined in the Building Development
System Approval Report, which shall be provided by the applicant or
developer.
A.
The person to whom a license for a mobile home park
is issued shall operate the park in compliance with this chapter and
shall provide adequate supervision to maintain the park and 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 parked on its mobile home stand, which includes
securing its stability and installing all utility connections.
C.
The park management shall give the Township Building
Code Official, as well as the representative of the Pennsylvania Department
of Environmental Protection, free access to all mobile home lots,
service buildings and other community service facilities for the purpose
of inspection.[1]
D.
The management shall maintain a register containing
the names of all park occupants and the date of arrival of each mobile
home. Such register shall be available to any authorized person inspecting
the park.
E.
The management shall report new park arrivals, except
transients, to the Township Building Code Official and to the Township
Tax Collector. This report shall be made no less than monthly and
on a report form provided by the Upper Gwynedd Township Secretary-Manager.
The management shall report the departure of all persons, other than
transients, not less than 30 days prior to such departure.[2]
