Township of Shrewsbury, PA
York County
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Table of Contents
Table of Contents
[Ord. No. 2010-09, 8/4/2010]
Shrewsbury Township Zoning Ordinance, as amended (Chapter 27).
The most-recent Flood Insurance Study prepared for Shrewsbury Township by the Federal Insurance Administration.
National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. § 5401 et seq.).
[Ord. No. 2010-09, 8/4/2010]
As used in this Part, the following terms shall have the meanings indicated:
MOBILE OR MANUFACTURED HOME
A transportable, single-family dwelling intended for permanent occupancy, contained in one unit, or in two or more units designed to be joined into one integral unit capable of again being separated for repeated towing, which arrives at a site complete and ready for occupancy except for minor and incidental unpacking and assembly operations, and constructed so that it may be used without a permanent foundation.
MOBILE/MANUFACTURED HOME LOT
A parcel of land in a mobile home park, improved with the necessary utility connections and other appurtenances necessary for the erection thereon of a single mobile home, which is leased by the park owner to the occupants of the mobile home erected on the lot.
MOBILE/MANUFACTURED HOME PARK
A parcel of land under single ownership, which has been planned and improved for the placement of mobile homes for nontransient use, consisting of two or more mobile home lots. (This is the definition from the Zoning Ordinance.)
MOBILE/MANUFACTURED HOME STAND OR PAD
That part of an individual mobile home lot that has been reserved for the placement of a mobile home and appurtenant structures and connections.
[Ord. No. 2010-09, 8/4/2010]
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.
[Ord. No. 2010-09, 8/4/2010]
1. 
Applications for mobile home park approval shall conform to the requirements and procedures as established in Parts 3, 4 and 5 of this chapter.
2. 
The plans shall show typical locations for each mobile home unit.
[Ord. No. 2010-09, 8/4/2010]
1. 
All improvements required in mobile home parks shall be provided in accordance with the provisions of this Part and Parts 5 and 6 of this chapter.
2. 
The owner of the mobile home park shall ensure that there is proper maintenance of all private roads, parking courts, common open spaces and privately owned utilities within the mobile home park. This shall include, but not be limited to, snow removal. The applicant shall provide a written maintenance schedule, approved by the Township Solicitor, to permanently ensure that such maintenance occurs. Such method shall be reviewed by the Township Solicitor and shall be subject to acceptance by the Board of Supervisors.
[Ord. No. 2010-09, 8/4/2010]
The location and minimum size of all mobile home parks shall be in accordance with the Township Zoning Ordinance[1] in addition to the following minimum requirements:
1. 
They shall not be located within critical environmental areas as designated in the Township Zoning Ordinance, including floodplains, steep slopes and wetlands, or located with respect to adverse influences from swamps, marshes or other water hazard areas.
2. 
They shall not be subject to any hazard or nuisance such as excessive noise, vibration, smoke, toxic matter, heat, odor, glare, etc.
3. 
Mobile home parks located adjacent to an arterial street or located adjacent to industrial or commercial properties shall provide landscaping, buffering and screening in accordance with all applicable landscaping, buffering and screening regulations in this chapter, the Township Zoning Ordinance and the Township Construction Specifications Manual.
[1]
Editor's Note: See Ch. 27, Zoning.
[Ord. No. 2010-09, 8/4/2010]
1. 
All lots shall abut a park street.
2. 
The lot upon which the mobile home is located shall conform to minimum lot size requirements contained in the Township Zoning Ordinance[1] for the zone in which the mobile home park is to be located.
[1]
Editor's Note: See Ch. 27, Zoning.
3. 
The lot or parcel shall be landscaped in accordance with all applicable landscaping regulations in this chapter, the Township Zoning Ordinance and the Township Construction Specifications Manual.
[Ord. No. 2010-09, 8/4/2010]
1. 
All mobile homes shall be constructed to the standards set forth in the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. § 5401 et seq.).
2. 
The mobile home shall be located in conformance with all front, side and rear setback requirements as contained in the Township Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 27, Zoning.
3. 
The mobile home shall be placed upon and securely fastened 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, etc., or other similar arrangements.
4. 
An enclosure of compatible design and material 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.
5. 
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.
[Ord. No. 2010-09, 8/4/2010]
1. 
No part of any mobile home park shall be used for nonresidential purposes, except such uses that are required for recreation, direct servicing, and management or maintenance of the park and its residents.
2. 
Nothing contained in this section shall be deemed as prohibiting the display and sale of a mobile home when located on an approved mobile home lot in compliance with § 27-707 and connected to utilities.
[Ord. No. 2010-09, 8/4/2010]
All streets within mobile home parks, whether offered for public dedication or not, shall conform to the following standards:
1. 
General Requirements. All mobile home parks shall provide safe and convenient vehicular access to and from abutting public streets and roads.
2. 
Location Principles. The streets or roads in a mobile home park shall be located and built with regard to:
A. 
Providing trafficways for convenient access to each mobile home lot and other important facilities in the park.
B. 
Designed to recognize existing easements which are to be preserved.
C. 
Permitting connection to existing facilities where necessary for the proper functioning of drainage and utility easements.
3. 
Circulation. The street system should provide convenient circulation by means of minor streets and properly located collector streets.
A. 
Minor streets shall be so located that their use by through traffic will be discouraged.
B. 
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 or through and local traffic.
4. 
Design Standards. All streets in a mobile home park shall be designed and constructed in accordance with the street design standards set forth in § 22-505 of this chapter.
A. 
All streets shall be designed and constructed as minor or local streets as specified in the Southern York County Regional Comprehensive Plan.
B. 
Irrespective of Subsection 4A above, in the event the volume of traffic in the mobile home park is in excess of what a minor street is capable of handling safely, the Township may decide if a collector street is required, in which case the subdivider is responsible for paving the additional width required.
[Ord. No. 2010-09, 8/4/2010]
The size and shape of blocks shall be in accordance with the following:
1. 
Zoning requirements as to lot size.
2. 
Section 22-508 of this chapter.
3. 
Providing desirable lot depths for interior walkways and easements for utilities to be located within the block.
[Ord. No. 2010-09, 8/4/2010]
Streetlights shall be provided to illuminate streets, driveways, and walkways for the safe movement of vehicles and pedestrians at night and be provided in accordance with § 22-610 of this chapter. Their type and locations shall be shown on the plan.
[Ord. No. 2010-09, 8/4/2010]
1. 
A paved off-street parking space for three vehicles shall be provided for each mobile home lot.
2. 
Required parking spaces shall be so located as to provide convenient access to the mobile home but shall not exceed a distance of 100 feet from the mobile home that they are intended to serve.
3. 
All off-street parking areas shall be designed and constructed in accordance with § 22-621 of this chapter, Part 16 of the Township Zoning Ordinance, and the Construction Specifications Manual.
[Ord. No. 2010-09, 8/4/2010]
All mobile home parks shall be provided with sidewalks or common pedestrian paths in accordance with §§ 22-606 and 22-607 of this chapter.
[Ord. No. 2010-09, 8/4/2010]
In all mobile home parks, curbs shall be installed on all streets as needed to control stormwater runoff and prevent erosion and deterioration of streets and shall be installed in accordance with the provisions of § 22-603 of this chapter.
[Ord. No. 2010-09, 8/4/2010]
Not less than 10% of the gross site area in all mobile home parks shall be set aside for the recreational use of all park residents. Such land should generally be provided in a centralized location, or decentralized in larger mobile home parks.
[Ord. No. 2010-09, 8/4/2010]
Easements shall be provided for all utilities not located in a street and for well-defined watercourses in accordance with §22- 521 of this chapter.
[Ord. No. 2010-09, 8/4/2010]
1. 
All water supply systems, whether public or private, shall comply with all applicable provisions in §§ 22-513 and 22-514 of this chapter.
A. 
All water wells shall be provided in accordance with § 22-619.
2. 
Where a municipal water supply system is within 1,000 feet of the proposed mobile home park, and connection to such system is possible, the developer shall provide the development with a complete water supply system to be connected to the municipal water supply system and a sufficient water supply to meet the water needs of the proposed mobile home park.
3. 
Where connection to a municipal water supply system is not possible or feasible, the developer shall prepare a water service feasibility report in compliance with § 22-514 of this chapter for a developer-owned central water supply system to serve the proposed mobile home park.
4. 
The plan for installation of water supply facilities for the proposed mobile home park must be prepared in cooperation with the municipal water utility if extension of an existing municipal system is proposed, and in all cases must be approved by the Township Engineer. If a developer-owned central water supply system is proposed, the Township Engineer must find it adequate to supply each mobile home unit with 350 gallons per day and must further find that the water pressure to be provided will be sufficient to meet the reasonable needs of the mobile home park residents and that the level of treatment is sufficient to ensure that a safe and sanitary supply of drinking water is supplied to the mobile home park residents at all times.
5. 
All water supply systems or portions thereof located in any of the areas identified as being subject to the one-hundred-year flood in the Flood Insurance Study prepared for Shrewsbury Township by the Federal Insurance Administration, whether public or private, shall be floodproofed up to the one-hundred-year flood elevation.
6. 
If connection to an existing public water supply system is proposed, the subdivider or developer shall submit an agreement committing the public water supply system to provide such water as will be utilized by the subdivision or land development for such period of time and under such terms and conditions as the public water supply system provides water service elsewhere in its service area.
7. 
If the water supply system proposed involves the utilization of water obtained from the tract being subdivided or developed, irrespective of whether that water is being distributed as a part of a public water supply system, the Board of Supervisors will approve the proposed water supply system only when a water feasibility report is prepared, submitted and reviewed in accordance with § 22-514 of this chapter. The report must demonstrate compliance with requirements and indicate that the installation of the proposed systems will not lower the groundwater table in the area so as to endanger or decrease the groundwater supplies available to other properties in the area of the subdivision or land development, and such study must be approved by the Township Engineer.
[Ord. No. 2010-09, 8/4/2010]
An adequate and safe sewerage system shall be provided in all parks for conveying and disposing of sewage from mobile homes, service buildings and other accessory facilities. The mobile home park shall be served by the extension of an existing municipal sanitary sewerage system. The developer shall provide a system of sanitary sewer mains and shall provide a lateral connection to each mobile home lot. All sewerage system facilities must be installed in accordance with the provisions of § 22-613 of this chapter.
[Ord. No. 2010-09, 8/4/2010]
Adequate stormwater management facilities shall be provided in accordance with the requirements of the Shrewsbury Township Stormwater Management Ordinance.[1]
[1]
Editor's Note: See Ch. 25, Stormwater Management.
[Ord. No. 2010-09, 8/4/2010]
Utility systems not expressly addressed in this Part shall be provided in accordance with the requirements set forth in § 22-521 of this chapter.
[Ord. No. 2010-09, 8/4/2010]
Fire hydrants shall be provided in accordance with the requirements set forth in § 22-617 of this chapter.
[Ord. No. 2010-09, 8/4/2010]
1. 
Every mobile home park shall have a structure clearly designated as the office of the mobile home park manager.
2. 
Service and accessory buildings located in a mobile home park shall be used only by the residents of the mobile home park.
[Ord. No. 2010-09, 8/4/2010]
No subdivision and/or land development plan shall be approved unless it is in accordance with the requirements of this chapter and requirements for completion of improvements or guarantee thereof prerequisite to final plan approval specified in this chapter.