A.
Individual mobile homes. Individual mobile homes or manufactured housing, as defined in § 260-9, Definitions, may be erected on any lot where the use is permitted in compliance with the Chapter 295, Zoning, of the Township Code, all sections of this chapter which apply to subdivisions and development of single-family detached dwellings, and applicable local or federal building codes.
B.
Mobile home parks. The provisions of this article shall be followed in the construction or alteration of all mobile home parks, as defined in § 260-9, Definitions. These provisions are in addition to other applicable regulations of this chapter. Compliance with Chapter 295, Zoning, of the Township Code is also required.
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, should 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 multiple units face the street with their long sides rather
than their ends, in order to provide variety and interest.
E.
Street layout. Street patterns should relate to the topography.
F.
Roadways.
(1)
Standards. All municipal standards for the construction of streets
contained in this chapter 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 by an ownership
association, the following standards shall apply:
(a)
Right-of-way. There shall be an equivalent right-of-way or access
easement reserved along streets within a mobile home development Parallel
parking may be permitted upon streets within a development, 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 26 feet.
Pavement may be reduced to no be less than 20 feet on a street serving
as access to not greater than 10 mobile home lots where 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. Overflow
or guest parking requires one off-street parking space 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 development. Direct access from a mobile
home lot shall not be permitted onto the streets surrounding the mobile
home park.
(3)
Conversions. Any road built 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, unless this requirement is waived by the Board of Commissioners
subsequent to determining that compliance with the requirement would
have a negative effect on the mobile home park.
G.
Pedestrian circulation.
(1)
General requirements. All mobile home parks shall provide safe, convenient,
all-season pedestrian walkways of adequate width for intended use,
durable, and convenient by 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 at least 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
school children congregate which must be an accessible route, but
may be waived elsewhere if the applicant successfully demonstrates
a lack of need.
(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 at least four feet.
(3)
Individual walks. Walkways from all dwellings shall be connected
to common walkways, or to streets, or to driveways or parking spaces
connecting to a paved street. Such individual walks shall have a minimum
width of two feet.
In addition to any requirements of Chapter 295, Zoning, of the Township Code, the following regulations shall also apply:
A.
Open space system.
(1)
At least 20% of the site area of the mobile home development shall
be in common open space, no more than 1/3 of which shall be required
buffer area.
(2)
Arrangement. The common open space shall be designed as a contiguous
area unless the applicant demonstrates to the satisfaction of the
Board of Commissioners that two or more separate areas would be preferable.
The open space shall also have easily identifiable pedestrian and
visual accessibility for all residents of the mobile home park, although
all units do not have to abut the common open space.
(3)
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 should be of a size, shape, and topography that is conducive
to active and passive recreation, in compliance with applicable zoning
requirements.
B.
Buffers.
(1)
General requirements. A buffer of at least 50 feet in width shall
completely surround the perimeter of the mobile home site.
(2)
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 partially or fully waived along that property line with approval
of the Board of Commissioners based upon recommendation of the Township
Planning Commission. However, supplemental plantings shall be installed
when needed as identified by the Board of Commissioners.
A.
Ownership. Common open space and roadways shall be offered for dedication
to the Township or open for public use through easements or other
appropriate means in any mobile home park where all lots will be sold,
or where the Board of Commissioners determines those areas to be key
elements in the open space and/or circulation systems of the Township.
In all other cases, these and other common elements may be retained
by an HOA or similar entity.
B.
Maintenance. Prior to final plan approval, provisions acceptable
to the Board of Commissioners and Township Solicitor for the maintenance
of all common elements which will not be owned and maintained by a
governmental agency shall be established.
C.
Service building. The structure or structures containing the management
office and other common facilities should be conveniently located
for the use intended.
A.
Water supply.
(1)
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 Chapter 295, Zoning, of the Township Code.
(2)
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 servicing utility.
(3)
Individual water riser pipes and connection.
(a)
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.
(b)
The water riser pipe shall have a minimum inside diameter consistent
with the standards of the servicing public utility, or in lack thereof,
of the Township 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.
(c)
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)
Fire protection. All mobile home parks shall be provided with fire
hydrants to meet the specifications of the National Fire Protection
Association. 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.
B.
Sewage disposal.
(1)
General requirements. An adequate and safe sewerage 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 the state requirements.
(2)
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 regulations, as well as
those of the servicing utility.
(3)
Individual connections.
(a)
Each mobile home shall be have a sewer riser pipe consistent
with the standards or the servicing utility or Township Plumbing Code.
The sewer riser pipe shall be located on each stand to connect vertically
with the mobile home.
(b)
The connection shall have an insider diameter and slope as required
by the servicing utility or Township Plumbing Code, and all recommendations
thereof. All joints shall be watertight.
(c)
All material used for sewer connections shall be semirigid,
corrosive-resistant, nonabsorbent, and durable. The inner surface
shall be smooth.
(d)
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
four inches above ground elevation.
C.
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.
A.
Permits required.
(1)
Lots for sale. In those mobile home parks wherein some or all of
the mobile home lots will be sold individually (whether totally fee
simple, fee simple with a homeowners' association, condominium, or
cooperative), no lot to be conveyed shall be developed or a mobile
home or other structure placed or constructed thereon until the subdivision
and/or land development plan has been properly approved and the proper
building and construction permits have been issued to the lot in accordance
with standard procedures for any building activity in the Township.
No mobile home or other structure shall be occupied until a valid
occupancy permit has been issued by the Township.
(2)
Lots for lease. In those mobile home parks wherein some or all of
the mobile home lots will be leased, the following regulations shall
apply to the entire development exclusive of the lots being sold individually:
(a)
Initial permits. It shall be unlawful for any person or group
to construct, alter, extend, or operate a mobile home park unless
and until that person or group obtain:
[1]
Valid permit(s) authorizing construction or initial occupancy
issued by the Township Building Inspector in the name of the operator.
[2]
All permits for water supply and sewage systems.
[3]
Compliance with all other requirements contained herein.
[4]
Final approval of the application by the Board of Commissioners.
(b)
Annual license. In addition to the initial permits, the operator
of a mobile home park with lots for lease shall apply to the Township
Code Enforcement Officer on or before the first day of each year for
an annual license to continue operation of the mobile home park. The
Code Enforcement Officer shall issue the annual license upon satisfactory
proof that the mobile home park continues to meet the standards prescribed
by the state agencies having jurisdiction and the standards of this
article and other applicable ordinances. The license so issued shall
be valid for one year from the date of issuance.
B.
Fees.
(1)
Fees for the initial application and preliminary and final approvals
of any mobile home park shall be set by the Board of Commissioners.
(2)
The fee for the annual license required for mobile home parks having
lots for lease shall be prescribed by regulations of the Board of
Commissioners and shall be submitted to the Director of Planning and
Zoning with the application for the annual license.
C.
Inspection.
(1)
Upon notification to the licensee, manager or person in charge of
a mobile home park with lots for lease, the Township Code Enforcement
Officer may inspect a mobile home park after due notice to determine
compliance with this article.
(2)
Upon receipt of the application for annual license and before issuing
such annual license, the Township Code Enforcement Officer shall make
an inspection of the mobile home park to determine compliance with
this article and other applicable ordinances. The Township Code Enforcement
Officer shall thereafter notify the licensee of any instances of noncompliance
and shall not issue the annual license until the licensee has corrected
all such violations.
D.
Mobile home inspections. The applicant or developer shall inform
the Township 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 Township 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 US
Department of Housing and Urban Development and Pennsylvania regulations
issued under the Manufactured Housing Construction and Safety Act.[1]
[1]
Editor's Note: See 35 P.S. § 1656.1 et seq.
A.
Mobile home pads. A concrete mobile home 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.
(1)
Each mobile home pad shall be at least equal in length and width
to the dimensions of the mobile home to be placed thereon.
(2)
The pad, at least six inches in thickness, shall be constructed from
concrete, asphalt concrete, or other material adequate to support
the mobile home and to prevent abnormal settling or heaving under
the weight of the home. In order to prevent wind overturn and rocking,
the corners of the mobile homes shall be secured with at least six
tie-downs such as concrete "dead men," screw augers, arrowhead anchors,
or other devices suitable to withstand a tension of at least 2,800
pounds.
B.
Anchoring. Every mobile home placed within a mobile home park shall
be anchored to the mobile home pad 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 the
required wind-loading requirements as stipulated by the Department
of Housing and Urban Development and the PA UCC.
C.
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.
D.
Skirts. All mobile homes placed within a mobile home park shall,
prior to occupancy or other use, have skirts installed for protection
of the utility connections.
E.
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.
