It shall be unlawful for any person to construct, alter or extend
any mobile home park within the limits of the Township until plans
have been approved by the Township in accordance with the provisions
of this chapter.
The location and minimum area of all mobile home parks shall be in accordance with Chapter 270, Zoning, and also comply with the following minimum requirements:
A.
The location of the mobile home park must conform to the Township
Comprehensive Plan with respect to streets, public sites and proposed
areas.
B.
Not located on floodplains or subject to flooding or located with
respect to adverse influences from swamp, marshes or other water hazard
areas.
C.
Not create any hazard or nuisance such as excessive noise, vibration,
smoke, toxic matter, heat, odor, glare, etc.
D.
Mobile home parks located adjacent to an arterial street or located
adjacent to industrial or commercial properties shall provide a planting
screen at least 25 feet wide or approved fencing shall be provided
along the abutting side separating the park and such adjacent residential
uses.
A.
The mobile home shall be placed upon and securely fastened by means
of an approved tie-down system to a concrete or bituminous pad which
shall be built upon a frost-free foundation or footer. In no instance
shall it be placed upon jacks, loose block, or other similar arrangements.
B.
An enclosure of design and material compatible with the mobile home
shall be erected around the entire base of the mobile home. Such enclosure
shall provide sufficient ventilation to inhibit decay and deterioration
of the structure.
C.
Any garage, utility shed or other similar building or structure shall
conform to all applicable zoning and building code requirements, if
such are in existence.
A.
No part of any park shall be used for nonresidential purposes, except
such uses that are required for recreation, direct servicing, management
or maintenance of the park and its residents.
All streets within mobile home parks shall be designed in conformance with §§ 235-44 through 235-46 of this chapter and the following general requirements:
A.
A safe and convenient and vehicular access shall be provided from
abutting public streets and roads.
B.
The streets or roads in a mobile home park shall be located and built
with regard to:
(1)
Providing trafficways for convenient access to each mobile home lot
and other important facilities in the park.
(2)
Designed to recognize existing easements which are to be preserved.
(3)
Permit connection to existing facilities where necessary for the
proper functioning of drainage and utility easements.
C.
The street system should provide convenient circulation by means
of minor streets and properly located collector streets.
(1)
Minor streets shall be so located that their use by through traffic
will be discouraged.
(2)
Where a mobile home park abuts or contains an existing or proposed
arterial street, the Township may require marginal access streets,
reverse frontage or such other treatment as may be necessary to afford
separation of through and local traffic.
Streetlights shall be provided in accordance with § 235-65 of this chapter. Lighting shall illuminate streets, driveways, and walkways for the safe movement of vehicles and pedestrians at night. Their type and location shall be shown on the plan.
Parking shall be provided in accordance with Chapter 270, Zoning. Access to all parking spaces shall be limited to interior roads of the mobile home park; in no case shall access to such parking spaces be provided from adjoining public roads.
A.
All mobile home parks shall be provided with common pedestrian walks on both sides of the street. Such walks shall be installed in accordance with § 235-53 of this chapter and shall be of the type and material described in the most recent version of Chapter 105, Construction and Materials Specifications, of the Code of the Township of West Manheim.
B.
Pedestrian interior walkways may be required where necessary to assist
circulation by separation of pedestrian and automobile traffic.
C.
All mobile homes shall be connected to common pedestrian walks with
an individual walk at least three feet in width.
A.
In all mobile home parks, a recreation area, or areas, with suitable
facilities shall be maintained within the park for the use of all
park residents.
B.
Land required for such recreation areas shall be not less than 25%
of the gross site area. Such land should generally be provided in
a centralized location, or decentralized in larger mobile home parks.
A.
Easements shall be provided for all utilities not located in a street
and for well-drained watercourses.
B.
Utility easements shall have a minimum width of 20 feet. Easements
for natural watercourses shall be of sufficient width to permit maintenance
and provide for future flow.
C.
Easements shall be centered on or adjacent to side and rear lot lines
whenever possible.
A.
If the mobile home park can be served by the extension of an existing public water supply system, as determined by the Township, the applicant shall construct a system of water mains and connect with such water supply system and provide a connection for each mobile home, service building or other facility. The water system shall be designed and installed in accordance with this chapter and the most recent version of Chapter 105, Construction and Materials Specifications, of the Code of the Township of West Manheim.
B.
Where a public water supply system is not available, the applicant
shall provide a water system meeting the requirements and approval
of the Township Board of Supervisors and the PA DEP.
A.
If the mobile home park can be served by the extension of the Township sanitary sewer system, the applicant shall provide a system of sanitary sewer mains and shall provide lateral connections to each mobile home service building or other facility. The sanitary sewer system shall be designed and installed in accordance with this chapter and the most recent version of Chapter 105, Construction and Materials Specifications, of the Code of the Township of West Manheim.
B.
Where a sanitary sewer system is not accessible, the developer shall
provide a sanitary sewage system meeting the requirements and approval
of the Township Board of Supervisors and the Pennsylvania Department
of Environmental Protection.
A.
The ground surface in all parts of a park shall be graded and equipped
to drain surface water in a safe, efficient manner. Storm sewers,
culverts, and related facilities shall be provided as necessary:
B.
A drainage plan shall be prepared and submitted, in accordance with the most recent adopted Stormwater Management Ordinance, as codified in Chapter 221, for review and approval by the Township prior to the approval of a mobile home park.
C.
All stormwater facilities shall be kept completely separate from
any sanitary sewer system.
D.
Where the construction of streets and the necessary stormwater system
in a park is such that the direction of stormwater flow is diverted
to affect surrounding properties, the applicant shall obtain sufficient
drainage easements to provide adequate disposal of the stormwater.
Electric, telephone and other utility facilities shall be provided
as necessary within the mobile home park. Such utilities shall be
installed underground and maintained in accordance with the local
utility company's specifications regulating such systems.
Fire hydrants shall be located within 600 feet of any mobile home, service building or other structure in the park, and shall be designed and installed in accordance with this chapter and most recent version of Chapter 105, Construction and Materials Specifications, of the Code of the Township of West Manheim.
The Township may, at the discretion of the Board of Supervisors,
waive or modify certain requirements with regard to layout of lots,
size and shape of blocks, and location of walks, in the case of an
innovative mobile home park design, such as one not utilizing the
concept of an individual mobile home lot, if said action will not
nullify the overall objectives of this regulation or conflict with
the Comprehensive Plan; and
