Borough of Hummelstown, PA MANUFACTURED HOME PARK REGULATIONS

[Ord. 88-9, 11/17/1988, § 703]

The arrangement and other design standards of streets, easements, blocks, lots, stormwater management and erosion and sedimentation control shall be in accordance with the requirements contained in Part 5 herein except as specified herein.

Street Widths.

All streets located within manufactured home parks shall remain private and shall be maintained by the park owner and/or legal or equitable owner. The minimum street cartway width for mobile home park streets shall be 24 feet in width.

Provision for additional street width (right-of-way, cartway, or both) may be required when determined necessary by the Borough Council for the following specific situations:

(1)

Public safety and convenience;

(2)

Where the number of manufactured homes proposed to be located in the manufactured home park exceeds 100 units;

(3)

Widening of existing streets where the width does not meet the requirements of the preceding paragraphs.

Direct driveway access from a manufactured home lot to existing and/or proposed public streets shall not be permitted but shall be by way of an internal park street.

Lots in Manufactured Home Parks.

Lots in a manufactured home park shall be served by both public water supply and sanitary sewerage collection systems or private community systems.

Manufactured home lots shall be not less than 50 feet wide measured at the minimum required setback line nor less than 5,500 square feet in area, per manufactured home unit exclusive of streets and other public areas.

Building Setback Lines. In a manufactured home park, the minimum building setback line from the cartway line of a private street shall be 20 feet.

Side and Rear Building Lines.

The minimum spacing between manufactured home units, including attached accessory structures, shall be no less than 20 feet. On a corner lot, the side yard abutting the street shall have a width equal to the depth of the front yard required and shall be subject to all front yard requirements of this chapter.

The minimum rear yard shall be 10 feet measured from the rear lot line of each manufactured home lot.

Detached accessory structures shall be located on the lot no closer than five feet from a manufactured home and shall comply with the required front, side and rear setback lines.

Manufactured home units shall not be located closer than 25 feet from the manufactured home park property lines on the sides and rear not adjacent to a street. Manufactured home units adjacent to public streets shall not be located closer than 35 feet to the right-of-way line and shall contain a buffer yard in accordance with § 22-704, Subsection 1, herein.

Off-Street Parking Requirements.

Paved off-street parking areas shall be provided at the rate of at least two vehicular parking spaces for each manufactured home lot.

Each such off-street parking space shall contain at least 200 square feet of area and shall be located on the lot it is intended to serve.

Open Space Requirements.

Not less than 10% of the total land area shall be provided for usable open space. Such space shall be so located as to be free of traffic hazards and should, where the topography permits be centrally located and easily accessible to all park residents.

Such open space shall be maintained with a durable vegetative cover that is capable of preventing soil erosion and the emanation of dust during dry weather.

Stormwater Management.

The ground surface in all parts of a park shall be graded and equipped to drain surface water in a safe, efficient manner. Where necessary, storm sewers, culverts and related facilities shall be provided to permit the adequate drainage of all locations within the park.

A stormwater plan in accordance with the provisions of this chapter shall be prepared and submitted prior to the granting of a plat approval or license for any manufactured home park.

All stormwater facilities shall be kept completely separate from any sanitary waste facilities.

Park Areas for Nonresidential Uses. No part of the manufactured home park shall be used for a nonresidential purpose, except such uses that are specifically required for the direct servicing and well being of park residents, for management and maintenance of the park, or those uses permitted by applicable provisions of Chapter 27, Zoning, of this Code, as amended.

[Ord. 88-9, 11/17/1988, § 704; as amended by Ord. 92-1, 8/20/1992, § 1]

All improvements, construction requirements, and engineering specifications for the improvements required, shall be provided in accordance with Part 6 of this chapter in addition to those required herein.

Buffer Yard. A suitably screened or landscaped buffer yard of at least 10 feet wide, approved by the Planning Commission, shall be provided by the developer along all of the property lines separating the manufactured home park from adjacent land uses and public streets. Said buffer yard shall be planted with dense screen plantings as specified in Chapter 27, Zoning, of this Code, as amended.

Signs and Lighting.

Sign may be permitted in accordance with Part 18 of Chapter 27, Zoning, of this Code, as amended.

All parks shall be furnished with lighting units so spaced and equipped with luminaries placed at such mounting heights as will provide the following average maintained levels of illumination for the safe movement of pedestrians and vehicles at night:

(1)

All parts of the streets systems: an average of 0.6 foot candle with a minimum of 0.1 foot candle.

(2)

Potentially hazardous locations, such as major street intersections and steps or step ramps; individually illuminated with a minimum of 0.3 foot candle.

Other Site Improvements and Requirements.

Methods for Stabilization.

(1)

Each manufactured home site shall be provided a structurally stabilized stand for manufactured home placement, approved by the Borough Code Enforcement Officer. Each stand shall have a minimum of 720 square feet. If a double wide manufactured home is placed, the stand shall have a minimum area of 1,440 square feet. The stand shall be concrete with a minimum thickness of four inches; shall have a frost wall around its perimeter; shall have a sub-base of four inches crushed aggregate.

(2)

As an alternate to the concrete stand, manufactured homes may utilize a pedestal system as per the following regulations:

(a)

Footing requirements for each pedestal will be a minimum of two square feet.

(b)

The footing depth for each pedestal shall be a minimum of 32 inches.

(c)

If a concrete footing is placed, its minimum thickness shall be eight inches.

(d)

Piers may be utilized off the footings consisting of either concrete or masonry. Anytime a pier consisting of masonry blocks is over four masonry blocks above the ground level, it shall be reinforced and the cores filled.

(e)

The top block of any masonry block piers shall be a solid masonry piece.

(f)

The quantity of piers shall dictated by the sizing involved. Each pier shall be located not more than 10 feet apart and each pier shall be not more than five feet from the end of the mobile unit.

(g)

Each unit shall have a minimum of four anchorage devices, either cast in the concrete pier or footing, or of a screw type acceptable to the Borough Code Enforcement Officer, which complies with the Manufacturer's Home Foundations as recommended by the Department of Housing and Urban Development.

An enclosure of compatible design and material shall be erected around the entire base of each manufactured home. Such enclosure shall provide sufficient ventilation to inhibit decay and deterioration of the structure.

Each manufactured home lot shall be provided with a four inch concrete slab on a stable surface at least 10 feet by 18 feet in size for use as a terrace and so located so as to be adjoining and parallel to the manufactured home and not extend into the front, side, or rear yard.

Individual tenants of the manufactured home park may construct attached enclosures or covered patios to individual manufactured homes, provided that such enclosures do not encroach into the front, side or rear yard areas.

Tie downs shall be installed at strategic locations so as to prevent movement of the manufactured home by natural causes.

Provisions shall be made by the park operator to have garbage and waste collected at least once every week, and shall be deposited at an approved disposal site.

There shall be provided such other improvements as the Borough Council may deem necessary, whereby such requirements shall at all times be in the best interests of the park residents.

Water Supply.

Water Distribution System.

(1)

The water system of the manufactured home park shall be connected by pipes to all manufactured homes, building, and other facilities requiring water.

(2)

The water piping system shall not be connected with non-potable or questionable water supplies and shall be protected against the hazards of backflow or backsiphonage.

(3)

The system shall be so designed and maintained as to provide a pressure of not less than 20 pounds per square inch, under normal operating conditions, with a minimum pipe width of a diameter approved by the Borough Engineer.

Individual Water Riser Pipes and Connections.

(1)

Individual water-riser pipes shall be located within the confined area of the manufactured home stand at a point where the water connection will approximate a vertical position.

(2)

The water-riser pipe shall extend at least four inches above ground elevation. The pipe shall be at least 3/4 inch. The water outlet shall be capped when a manufactured home does not occupy the lot.

(3)

Adequate provisions shall be made to prevent freezing of service lines, valves and riser pipe 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 shut-off valve below the frost line shall be provided near the water-riser pipe of each manufactured home lot.

(5)

Underground stop and waste valves shall not be installed on any water service.

Sewage Disposal. An adequate and safe sewerage system shall be provided in all parks for conveying and disposing of sewage from manufactured homes, service buildings and other accessory facilities. All such systems shall make connection to the public sanitary sewer system upon review and approval by the Pennsylvania Department of Environmental Resources (DER) and the Municipal Authority.

Individual Sewer Connections.

(1)

Each manufactured home lot shall be provided with at least a three inch diameter sewer riser pipe. The sewer riser pipe shall be so located on each stand that the sewer connection to the manufactured home drain outlet will approximate a vertical position.

(2)

The sewer connection shall have a nominal inside diameter of not less than three inches, and the slope of any portion thereof shall be at least 1/4 inch per foot. All joints shall be watertight.

(3)

All materials 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 manufactured home does not occupy the lot. Surface drainage shall be diverted away from the riser. The rims of the riser pipe shall extend at least 1/2 inch above ground elevation.

Sewer Lines.

(1)

All sewer lines shall be located in trenches of sufficient depth to be free of breakage from traffic or other movements, shall be separated from the park water supply system and stormwater drainage systems and shall have watertight joints.

Electrical Distribution System. Every park shall contain an electrical wiring system consisting of wiring, fixtures, equipment and appurtenances which shall be installed and maintained in accordance with local electrical power company specifications regulating such systems.

Power Distribution Lines.

(1)

All power lines shall be placed underground at least 18 inches below the ground surface and shall be insulated and specifically designed for such installation. Such lines shall be located not less than one foot distance from any other utility lines, facility or installation.

(2)

Meter poles shall have a maximum height of six feet.

Individual Electrical Connections. Each manufactured 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.

Required Grounding. All exposed non-current-carrying metal parts of manufactured homes and all other equipment shall be grounded by means of an approved grounding conductor run with branch circuit conductors or other approved method of grounded metallic wiring. The neutral conductor shall not be used as an equipment ground for manufactured homes or other equipment.

Fuel Supply and Storage.

Natural Gas System.

(1)

Natural gas piping systems when installed in manufactured home parks shall be maintained in conformity with the specifications of the gas company serving the area.

(2)

Each manufactured home lot provided with piped gas shall have an approved shut off 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.

Liquefied Petroleum Gas Systems. Liquefied petroleum gas (LPG) systems provided for manufactured homes, service buildings or other structures when installed shall be maintained in conformity with any applicable rules and regulations and shall include the following:

(1)

Systems shall be provided with safety devices to relieve excessive pressures and shall be arranged so that the discharge terminates at a safe location.

(2)

Systems shall have at least one accessible means for shutting off gas. Such means shall be located outside the manufactured home and shall be maintained in effective operating condition.

(3)

All LPG piping located outside of the manufactured 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 manufactured homes.

(4)

Vessels of more than 12 and less than 60 U.S. gallons gross capacity may be installed on a manufactured home lot and shall be securely but not permanently fastened to prevent accidental overturning.

(5)

No LPG vessel shall be stored or located inside or beneath any storage cabinet, carport, manufactured home or any other structure unless such installations are specially approved by the authority having jurisdiction.

Fuel Oil Supply Systems.

(1)

All fuel oil supply systems provided for manufactured homes, service buildings and other structures shall be installed and maintained in conformity with any applicable rules and regulations:

(2)

All piping from outside fuel storage tanks or cylinders to manufactured homes shall be securely, but not permanently fastened in place.

(3)

All fuel oil supply systems provided for manufactured homes, service buildings and other structures shall have shut-off valves located within five inches of storage tanks.

(4)

Storage tanks located in areas subject to traffic shall be protected against physical damage.

Other Utilities. Any other utility, such as telephone or cable, servicing a manufactured home park shall be installed underground, as applicable, and maintained in accordance with the respective utility company specifications regulating such systems.

Service Buildings and Other Park Service Facilities. The requirements of this section shall apply to service buildings, recreation buildings and other community service facilities as follows:

Facilities.

(1)

Every manufactured home park shall have a structure clearly designated as the office of the manufactured home park manager.

(2)

Service and accessory buildings located in a manufactured home park shall be used only by the residents of the manufactured home park.

Structural Requirements for Buildings.

(1)

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 as to prevent entrance or penetration of moisture and weather.

(2)

All rooms containing lavatory facilities shall;

(a)

Have some resistant walls extending to the ceiling between male and female sanitary facilities. Walls and partitions in lavatories and other plumbing fixtures shall be constructed of dense, nonabsorbent, waterproof material or covered with moisture-resistant materials.

(b)

Have at least one window or skylight facing directly to the outdoors. The minimum aggregate gross area of windows for each required room shall be not less than 10% of the floor area served by them.

(c)

Have at least one window which can be easily opened, or a mechanical device which will adequately ventilate the room.

(3)

Toilets shall be located in separate compartments equipped with self-closing doors.

10.

Refuse Handling. The storage, collection and disposal of refuse in the manufactured home park shall be the responsibility of the manufactured home park owner or manager and 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 all applicable Borough and state regulations.

11.

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 comply with all applicable Borough and state regulations.

12.

Fire Protection.

Local Regulations. The manufactured home park area shall be subject to any local fire protection rules and regulations.

Litter Control. Manufactured home park areas shall be kept free of litter, rubbish and other flammable materials.

Fire Extinguishers. Portable fire extinguishers of a type approved by the fire prevention authority shall be kept in public service buildings under park control and a sufficient number shall be maintained throughout the park in readily accessible and well marked positions.

Fire Hydrants.

(1)

Fire hydrants shall be installed in accordance with the following requirements:

(a)

The water supply source shall permit the operation of a minimum of two 1 1/2 inch hose streams.

(b)

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.

(2)

Fire hydrants, shall be located within 600 feet of any home, service building or other structure in the park, and shall be installed in accordance with all applicable Borough specifications.

(3)

The park management shall give the Borough Zoning Officer or other authorized Borough representative free access to all manufactured home lots, service buildings and other community service facilities for inspection purposes.