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Township of Millcreek, PA
Erie County
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Chapter 70, Land, Miscellaneous Activities and Regulations, Part 4, Manufactured Home Parks, of the Code of the Township of Millcreek, which establishes regulations governing permits, licenses, operations and other matters, is incorporated in this article by reference.
Regulations in this chapter governing developments generally shall apply except as supplemented or provided otherwise in this article. Regulations governing land use generally and manufactured home park uses in particular as set forth in Chapter 145, Zoning, and construction standards for required improvements as set forth in Chapter 29, Part 2, Public and Private Improvements, shall apply and are not intended to be modified by this article unless expressly stated to the contrary.
A. 
The applicant shall submit with a final development plan application copies of all permits required for land developments and all required permits or agreements issued by the Erie County Health Department, PaDEP, PennDOT and other applicable regulatory agencies.
B. 
The applicant shall submit with a final development plan application copies of agreements with water and sewer authorities to provide service, as applicable.
C. 
No permit to construct a park shall be issued until a final development plan has been recorded and required improvements have been constructed or financial security tendered by the developer to the Township to ensure their construction.
A. 
General site and park standards.
(1) 
A manufactured home park shall have a gross area of at least five acres of contiguous, developable land.
(2) 
The location of the park shall be free from adverse influence by swamps, marshes, garbage or refuse disposal areas or other potential breeding grounds for insects or rodents; shall not be subject to flooding and shall not be subject to any hazard or nuisance, such as excessive noise, vibration, smoke, toxic or hazardous substances, radiation, heat, odor or glare.
(3) 
The park shall comply with all regulations of Chapter 116, Stormwater Management, and the owner shall be responsible for the proper implementation and preservation of an approved plan.
(4) 
Surface water collectors and other bodies of standing water capable of breeding mosquitoes or other insects shall be eliminated or controlled in a manner approved by the Erie County Health Department or PaDEP.
(5) 
Wastes from any plumbing fixture or sewage disposal facility shall not be deposited upon any ground surface within the park.
(6) 
Exposed ground surfaces in all parts of the park shall be protected with a vegetative growth that is capable of preventing soil erosion, excessive stormwater runoff and emanation of dust or mud.
(7) 
The park shall be furnished with lighting units so spaced and equipped with luminaries placed at such mounting heights as will provide adequate levels of illumination for the safe movement of pedestrians and vehicles at night.
B. 
Streets.
(1) 
All streets shown on any plan shall be of sufficient width and proper grade and shall be so located to accommodate the probable volume of traffic thereon, facilitate fire protection, provide access of firefighting equipment to buildings and provide a coordinated system of streets conforming to the Township's Comprehensive Plan, Official Map, transportation plan and the regulations in this chapter, Chapter 145, Zoning, and Chapter 29, Part 2, Public and Private Improvements.
(2) 
A safe and convenient vehicular access shall be provided from abutting public streets or highways. Where feasible as determined by the Township, two park entrances shall be provided.
(3) 
The entrance roads connecting the park with a public street or highway shall have a minimum paved width of 24 feet and shall have adequate streetlighting.
(4) 
Any streets proposed to be offered and dedicated for acceptance by the Township as public streets shall be identified on all plan applications. All streets to be accepted by the Township as public streets shall be subject to design and construction standards for public streets as set forth in this chapter and Chapter 29, Part 2, Public and Private Improvements.
(5) 
All streets proposed to be owned privately shall be identified on all plan applications and shall be subject to design and construction standards for private streets and those in manufactured home park developments as set forth in this chapter and Chapter 29, Part 2, Public and Private Improvements, except as otherwise provided in this article. The developer shall submit to the Township Engineer specifications for all private streets, which are subject to the Engineer's approval.
(6) 
All streets shall have names and all lots shall be numbered, in accordance with general regulations in this chapter.
(7) 
Cul-de-sac streets shall be provided at the closed end, with a turnaround having a radius right-of-way or paved area as required for the given street type and width in this chapter and Chapter 29, Part 2, Public and Private Improvements.
(8) 
All streets shall be paved with suitable subbase and drainage and with not less than four inches of asphalt or equivalent as approved by the Township Engineer.
C. 
Sidewalks and paths.
(1) 
The park shall provide safe, convenient, all-season pedestrian walks or paths of adequate width which are durable and convenient to maintain. Sudden and abrupt changes in alignment and gradient are prohibited. Gravel, dirt and/or loose stone are not allowed for such walks and paths.
(2) 
Where pedestrian traffic is concentrated and a common walk or path is provided, it shall have a minimum width of four feet.
(3) 
All park lots shall be connected to common walks, paths or streets, or to driveways or parking spaces connected to a paved street. Such individual walks or paths shall have a minimum width of four feet.
(4) 
Sidewalks conforming to requirements of Article X of this chapter and Chapter 29, Part 2, Public and Private Improvements, shall be constructed along all public streets abutting the park.
D. 
Off-street parking.
(1) 
Off-street parking for at least two motor vehicles shall be provided for each park lot.
(2) 
The developer shall provide for visitor parking at least one off-street parking space for every two lots within the park if the paved cartway of the streets in the park is less than 24 feet in width.
(3) 
Off-street parking for office, service and other facilities shall be provided as required in Chapter 145, Zoning.
(4) 
Driveways, drives and off-street parking shall be constructed in accordance with standards in Chapter 145, Zoning, and Chapter 29, Part 2, Public and Private Improvements.
(5) 
No off-street parking space shall have direct access to a street other than an interior street within the park.
E. 
Park lots and improvements.
(1) 
Each park lot shall be improved with a manufactured home foundation which shall be in accordance with all applicable building, construction and manufactured home codes.
(2) 
Anchors or tie-downs, such as cast-in-place concrete "dead men," eyelets embedded in concrete, screw augers or arrowhead anchors shall be placed at least at each corner of the home stand, and each device shall be able to sustain a minimum load of 4,800 pounds.
(3) 
Minimum lot area shall be 5,000 square feet.
(4) 
Minimum lot width shall be 50 feet.
(5) 
Maximum density of development per developable acre of land: 8.5 dwelling units.
F. 
Setbacks.
(1) 
All occupied homes and appurtenances shall be located at least 30 feet from any park property boundary line abutting on a public street or highway and at least 15 feet from other park boundary lines.
(2) 
Minimum clearance between manufactured homes shall be 25 feet; provided that the minimum end-to-end or end-to-side separation shall be 15 feet.
(3) 
No home or appurtenance thereto shall be placed nearer than 15 feet from the paved edge of any drive or street serving the park.
(4) 
A porch, room or vestibule, not exceeding 300 square feet in area, may project into the space between homes, provided that it does not reduce the clearance to less than 13 feet.
(5) 
No lot shall encroach upon land set aside for a park street or other common area.
G. 
Landscaping, buffer yards and screening.
(1) 
All parks located adjacent to industrial, commercial or business land uses shall provide screening, buffer yards and planting areas as required under this chapter and, as applicable, Chapter 145, Zoning, so as to block out the view of such areas.
(2) 
All parks shall provide screening (such as fences or natural growth) along the property boundary line separating the park from any adjacent land zoned for single-family or two-family dwellings. Such screening shall comply with regulations in this chapter and, as applicable, Chapter 145, Zoning, and shall be subject to approval by the Board of Supervisors at the time it acts on the plan application.
H. 
Open space and recreation areas.
(1) 
Open space as defined in Article II of this chapter and comprising not less than 15% of the total developable land within the park shall be set aside and provided permanently for the common enjoyment of the park's residents.
(2) 
Setback areas shall not be included in computation of any areas to be set aside for open space or recreational purposes.
(3) 
Set-aside open space shall constitute developable land and shall not include land having a slope in excess of 25%.
(4) 
Not less than 15% of the open space within a park shall be developed, maintained and held for the recreational use and enjoyment of residents of the park. Such land shall be a single area or contiguous areas of the park.
(5) 
Access by residents of the park to open space and recreation areas shall be ensured from a street within the park and/or a pedestrian walk or path which all residents of the park have a right to use.
I. 
Reference to other regulations. Regulations in this article shall supplement others, including but not limited to those in Articles V, VIII, IX and X of this chapter governing the development.