[Ord. 2013-499, 7/10/2013]
1.
Individual Mobile Homes. Individual mobile homes or manufactured housing, as defined in § 22-201, may be erected on any lot where the use is permitted in compliance with the Red Hill Borough Zoning Ordinance, all sections of this Chapter which apply to subdivisions and development of single-family detached dwellings, and applicable local or Federal building codes.
2.
Mobile Home Parks. The provisions of this Part shall be followed in the construction, expansion or alteration of all mobile home parks, as defined in § 22-201. These provisions are in addition to other applicable regulations of this Chapter. Compliance with the Red Hill Borough Zoning Ordinance (Chapter 27) and other applicable ordinances and regulations of Red Hill Borough is also required.
[Ord. 2013-499, 7/10/2013]
1.
The following site design standards shall apply to mobile home parks:
A.
Arrangement of Structures 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 property, and common facilities. Special attention shall be
given to new mobile home designs and to common appurtenances that
are available.
B.
Adaptation to Property 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 property shall be preserved to the maximum
extent practical.
C.
Courts and Spaces. Groups or clusters of units shall be placed to
create interior spaces and courtyards.
D.
Orientation. Mobile homes shall be arranged in a variety of orientations
so that many units face the street with their long sides rather than
their ends, in order to provide variety and interest.
E.
Street Layout. Street patterns shall be compatible with the topography
of the site. Sudden changes in alignment and gradient shall be avoided.
F.
Roadways.
(1)
Standards. All municipal standards for the construction of streets,
as contained in this Chapter, and other applicable legal requirements
shall be adhered to for all public streets in and abutting a mobile
home park. In those parks where streets are to be maintained by the
mobile home park owner or owned and maintained in common by the residents/owners
of the individual lots, the following standards shall apply:
(a)
Right-of-Way. There shall be an equivalent right-of-way (as defined under "street rights-of-way" in § 22-201) reserved along streets which are designed to function as major or minor collector streets and which connect exterior roadways, form major internal loops, traverse the majority of the development, or provide access to adjoining parcels of land. No equivalent rights-of-way are required on other streets. On those streets where an equivalent right-of-way is required, parallel parking may be permitted, but perpendicular or angled parking is not permitted.
(b)
Pavement. Pavement or cartway width of all residential streets
serving as access to mobile home lots shall be not less than 36 feet.
Pavement may be reduced to no less than 20 feet on a street serving
as access to not greater than 10 mobile home lots, provided that parking
is prohibited along the road and off-street visitor parking is provided
in common areas within at least 300 feet of all dwelling units. One
off-street visitor parking space is required for each three mobile
homes.
(c)
Grades. Gradients on all residential streets shall not exceed
10%.
(d)
Cul-de-Sac Streets. A paved turnaround area with a minimum radius
of 40 feet shall be provided at the closed end of any cul-de-sac street
serving as a sole access to four or more mobile home lots. No permanently
closed cul-de-sac street shall exceed 600 feet in length or serve
as the only access to more than 20 mobile home lots.
(2)
Access Limitations. Mobile home lots may have direct access
only onto streets internal to the mobile home park development. Direct
access from a mobile home lot shall not be permitted onto any street
surrounding the mobile home park.
(3)
Conversions. Any road built within the mobile home park as a
private road and later proposed for conversion to a public road shall
be brought up to the applicable standards for public streets prior
to being dedicated as a public way.
G.
Pedestrian Circulation.
(1)
General Requirements. All mobile home parks shall provide safe,
convenient, durable all-season pedestrian walkways of adequate width
for their intended use with convenient location connecting individual
mobile homes, other mobile home park features, all community facilities
provided for the residents, and off-site facilities, such as schools,
bus stops, commercial centers, etc. These pedestrian walkways may
parallel vehicular roadways, where they shall be required on one side,
or they may form a separate but coordinated system away from streets.
Walkways must be provided wherever pedestrian traffic is concentrated
and where schoolchildren congregate.
(2)
Common Walk System. Where a common walk system is provided and
maintained between locations, such 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 not less than
four feet.
(3)
Individual Walks. Walkways from all dwellings shall be connected
to common walkways, to streets, or to driveways or parking spaces
connecting to a paved street. Such individual walks shall have a minimum
width of two feet.
[Ord. 2013-499, 7/10/2013]
1.
In addition to the requirements of the Red Hill Borough Zoning Ordinance,
the following regulations shall apply:
A.
Open Space System.
(1)
Arrangement. Common space areas, exclusive of lands within the
required buffers, shall meet one of the following design options:
(a)
Village Green. Each village green shall be at least 20,000 square
feet in size, shall be surrounded along at least half its perimeter
by roads, and shall be configured so that a circle with a radius of
50 feet can fit within the confines of the green.
(b)
Parkway. Each parkway shall have a minimum average width of
36 feet, shall have a length of at least 50 feet, and shall be surrounded
by streets on all sides.
(c)
Eyebrow. Each eyebrow shall be surrounded by streets on all
sides, shall be generally configured as a semicircle, and shall be
configured so that a circle with a radius of 30 feet can fit with
the confines of the eyebrow.
(2)
Proximity. All units within a mobile home park development shall
be located within 800 feet of some type of common open space.
(3)
Central Green Requirements.
(a)
At least 50% of all required open space, exclusive of lands
within the required buffers, shall be located in a central green.
(b)
The central green shall be centrally located within the development
and easily and conveniently accessible from all lots and mobile homes
in the development.
(c)
The central green shall be accessible by sidewalk or paved trail
from every mobile home in the development.
(d)
The central green shall be configured as a village green, in
accordance with § 22-602.1A(1)(a).
(4)
Recreation. Recreation areas and facilities shall be provided
to meet the anticipated needs of the residents of the mobile home
park. Not less than 25% of the required open space area, exclusive
of lands within the required buffers, shall be devoted to recreation
use. Recreation areas shall be of a size, shape, and topography that
is conducive to both active and passive recreation, in compliance
with applicable zoning requirements.
B.
Buffers.
(1)
General Requirements. A permanent buffer shall be provided along
all exterior property boundary lines.
(2)
Screen buffer. Buffer area shall be at least 20 feet in depth
and be primarily a row of evergreen trees, at a height not less than
six feet when planted, spaced not more than 15 feet apart on center,
and these trees shall be of such species to attain a height at maturity
of not less than 20 feet. In addition, a secondary component of the
buffer shall include one or more of the following: mounding, provided
that the slopes shall be a maximum of (3:1); visually opaque fencing
not greater than six feet in height; and evergreen and deciduous shrubbery
combination at a height not less than three feet when planted. Any
combination of evergreen trees, shrubs, mounding, fencing or other
natural vegetation is permitted, provided that it creates an effective
visual screen.
(3)
Existing Buffers. In cases where the property line of a mobile
home park 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 with approval of
Red Hill Borough Council based upon recommendation of the Red Hill
Borough Planning Commission.
C.
Lighting.
(1)
Lighting Facilities. Lighting facilities shall be provided as
needed and arranged in a manner which will protect the mobile home
development residents, neighboring properties and adjacent highways
from direct glare or hazardous interference of any kind. Lighting
facilities shall be required where deemed necessary by the Borough
Council for the safety and convenience of the mobile home development
residents and shall be installed by the developer.
(2)
Luminaires shall comply with Illuminating Engineering Society
of North America (IESNA) full cutoff criteria and directed to prevent
light trespass onto adjoining properties.
[Ord. 2013-499, 7/10/2013]
1.
Ownership. Ownership and maintenance of common open space, roadways,
community buildings and other common elements shall be defined in
the application for a mobile home park. Common open space and roadways
shall be offered for dedication to Red Hill Borough or shall be available
for public use through easements or other appropriate legal instruments
in any mobile home park where all lots will be sold, or where Red
Hill Borough Council determines those areas to be key elements of
the open space and/or circulation systems of Red Hill Borough. However,
Red Hill Borough Council shall not be required to accept dedication
of such common open space and roadway areas. In all cases where Red
Hill Borough Council does not intend to accept dedication, these and
other common elements shall be retained in private ownership by the
mobile home park owner or shall be owned jointly by the residents
of the mobile home park.
2.
Maintenance. As a condition to development plan approval, documentation
acceptable in form and substance to Red Hill Borough Council and the
Red Hill Borough Solicitor shall be prepared and recorded addressing
the maintenance, repair and replacement of all common elements and
common facilities which will not be dedicated to Red Hill Borough
or any other governmental body.
3.
Service or Community Building. Where a service or community building
is provided for a mobile home park, it shall be equipped to provide
accessibility in compliance with the Americans With Disabilities Act
and shall contain a toilet and lavatory. The service or 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. The service or community building
shall be conveniently located for the use intended.
[Ord. 2013-499, 7/10/2013]
1.
Water Supply.
A.
General Requirements. An adequate water supply for domestic, auxiliary,
and firefighting uses shall be provided throughout the mobile home
park, including service buildings and accessory facilities, in accordance
with the Red Hill Borough Zoning Ordinance and any other applicable
ordinances, as well as the requirements of the Pennsylvania Department
of Environmental Protection.
B.
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 Red Hill Water Authority.
C.
Individual Water Riser Pipes and Connection.
(1)
Individual water riser pipes shall be located within the confined
areas of the mobile home stand at a point where the water connection
will approximate a vertical position, thereby insuring the shortest
water connection possible and decreasing susceptibility to water pipe
freezing.
(2)
The water riser pipe shall have a minimum inside diameter consistent
with the standards of the Red Hill Water Authority, or of the Red
Hill Borough Engineer, and 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.
(3)
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)
A shutoff valve below the frost line shall be provided near
the water riser pipe on each mobile home lot.
D.
Fire Protection. All mobile home parks shall be provided with fire
hydrants to meet the specifications of the National Fire Protection
Association and other applicable codes and ordinances. In addition,
those hydrants shall be in sufficient numbers to be within 600 feet
of all existing and proposed mobile homes and other dwellings and
structures, measured by way of accessible streets or common areas.
All fire-protection facilities shall also comply with the other requirements
of this Chapter.
2.
Sewage Disposal.
A.
General Requirements. An adequate and safe sewage system shall be
provided throughout the mobile home park for conveying and disposing
of sewage from dwellings, service buildings, and accessory facilities
in accordance with applicable state, County and local requirements.
All sewage disposal facilities shall also comply with the other requirements
of this Chapter.
B.
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, County and local regulations,
as well as the requirements of the Upper Montgomery Joint Authority.
C.
Individual Connections.
(1)
Each mobile home shall have a sewer riser pipe consistent with
the standards of the Upper Montgomery Joint Authority. The sewer riser
pipe shall be located on each stand to connect vertically with the
mobile home.
(2)
The connection shall have an inside diameter and slope as required
by the Upper Montgomery Joint Authority. All joints shall be watertight.
(3)
All material used for sewer connections shall be semirigid,
corrosive resistant, nonabsorbent, and durable. The inner surface
shall be smooth.
(4)
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
a half inch above ground elevation.
4.
Liquefied Petroleum Gas Systems.
A.
All liquefied petroleum systems shall be installed and maintained
in conformity with the rules and regulations of the National Fire
Protection Association Standards NFPA Nos. 57 and 58.
B.
No liquefied petroleum gas vessel shall be stored or located inside
or beneath any storage cabinet, carport, mobile home or other structure.
5.
Underground Utilities. All electric, natural gas, telephone, cable
television and any other utility lines shall be placed underground
in all mobile home parks, and each shall have the necessary shutoff
valves and other safety requirements normally associated with safe
operations. All utility connections shall be appropriately capped
for safety purposes whenever a mobile home stand is not occupied.
[Ord. 2013-499, 7/10/2013]
1.
Permits Required. It shall be unlawful for any person to construct,
alter, extend, or operate a mobile home park, for any lot to be developed;
or for any mobile home or other structure to be placed or constructed
thereon, unless and until each of the following requirements shall
have been fulfilled to the satisfaction of the Red Hill Borough Council:
A.
The applicant has furnished satisfactory evidence to the Red Hill
Borough that the following permits and approvals, to the extent applicable,
have been obtained:
(1)
Valid permit(s) authorizing construction or initial occupancy
issued by the Montgomery County Health Department in the name of the
operator of the mobile home park in accordance with all applicable
legal requirements;
(2)
All permits and approvals for water supply and sewage systems;
and
(3)
All appropriate building and/or construction permits for the
lot in accordance with standard procedures and requirements for any
building activity in Red Hill Borough.
B.
The subdivision and/or land development plan has been submitted to
Red Hill Borough in accordance with the requirements of this Chapter
and final plan approval has been duly issued by Red Hill Borough Council;
C.
All other requirements contained in this Part and in other applicable
portions of this Chapter shall have been fully complied with; and
D.
No mobile home or other structure shall be occupied until a valid
occupancy permit has been issued by Red Hill Borough.
2.
Fees.
A.
Fees for the initial application and preliminary and final development
approvals for any mobile home park shall be established from time
to time by resolution of Red Hill Borough Council.
3.
Inspection.
A.
A mobile home park shall be subject to inspection during any stage
of construction by the Borough Code Enforcement Officer or other agency
having jurisdiction.
B.
The Borough is hereby authorized to stop all work or other activity
it finds to be in violation of the provisions of this or other applicable
Borough ordinances or in violation of any applicable Federal, State
or local law, regulation, rule or requirement.
C.
Upon notification to the licensee, manager or person in charge of
a mobile home park with lots for lease, the Red Hill Borough Code
Enforcement Officer may inspect a mobile home park after due notice
to determine compliance with this Part.
4.
Mobile Home Inspections. The applicant or developer shall inform
Red Hill Borough when mobile homes are connected to water supply,
sewer, and electrical service to schedule inspection of these connections
and to determine that the mobile home is anchored and located in accordance
with this Chapter. The Red Hill Borough Engineer will not inspect
the mobile home unit but shall determine if it bears a label indicating
that it complies with the appropriate Federal safety standards promulgated
by the U.S. Department of Housing and Urban Development and Pennsylvania
regulations issued under the Manufactured Housing Construction and
Safety Act.
[Ord. 2013-499, 7/10/2013]
1.
Mobile Home Stands. A concrete mobile home foundation pad shall be
properly graded, placed, and compacted so as to be durable and adequate
for the support of the maximum anticipated loads during all seasons.
2.
Anchoring. Every mobile home placed within a mobile home park 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 from the date that it was delivered to the site, whichever
occurs first. The anchoring system shall be designed to resist a minimum
wind velocity of 90 miles per hour.
3.
Stability. All mobile homes placed within a mobile home park 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.
4.
Skirts. All mobile homes placed within a mobile home park shall,
prior to occupancy or other use, have skirts installed around the
base for protection of the utility connections.
5.
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.
