A.
Individual mobile homes. Individual mobile homes or manufactured housing may be erected on any lot where the use is permitted. Individual mobile or manufactured homes shall be in compliance with Chapter 500, Zoning, all sections of this chapter which apply to subdivisions and development of single-family detached dwellings, and applicable building codes.
B.
Mobile home parks. The provisions of this article shall be followed in the construction, expansion or alteration of all mobile home parks, as defined in § 450-11. These provisions are in addition to other applicable regulations of this chapter. Compliance with Chapter 500, Zoning, and other applicable ordinances and regulations of Narberth Borough is also required.
A.
In addition to other applicable regulations of this chapter, the
following site design standards shall apply to mobile home parks.
If there is any conflict between other provisions of this chapter
and this section, these shall prevail.
(1)
Arrangement of structures and facilities. The tract, including mobile home stands, patios, other dwellings and structures, and all tract improvements, shall be organized in compliance with the principles of § 450-32, Site Organization.
(2)
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 and in compliance with § 450-37, Natural features preservation.
(3)
Courtyards and spaces. Groups or clusters of units shall be placed
to create interior spaces and courtyards.
(4)
Orientation. Mobile homes shall be arranged in a variety of orientations
so that many units face the street with their long sides, rather than
their ends, in order to provide variety and interest.
(5)
Street layout. Street patterns shall be compatible with the topography
of the site. Sudden changes in alignment and gradient shall be avoided.
(6)
Streets. Street design and construction shall follow all regulations
from this chapter.
(7)
Pedestrian circulation.
(a)
General requirements. All mobile home parks shall provide safe,
convenient, durable all-season pedestrian pathways with convenient
location 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. Pathways shall be provided wherever pedestrian traffic is concentrated
and where schoolchildren congregate.
(b)
Common walk system. Where a common path system is provided and
maintained between locations, such common paths shall have a minimum
width of four feet. Where these paths are parallel to and within 15
feet of roadways, they shall comply with all Borough requirements
for sidewalks.
(c)
Individual paths. Pathways from all dwellings shall be connected
to common pathways, to streets, or to driveways or parking spaces
connecting to a paved street.
(8)
Location of required parking. Required motor vehicle parking spaces
shall either be located on the lot they are intended to serve or within
300 feet thereof.
A.
Landscaping. Landscaping shall be provided in accordance with the requirements of Chapter 348, Landscaping.
B.
In addition to the requirements of this chapter, Chapter 348, Landscaping, and Chapter 500, Zoning, the following regulations shall apply:
(1)
Common open space or recreation land shall be in conformance with
the Borough's most recently adopted Parks and Open Space Plan and
Comprehensive Plan. A contiguous area is generally preferred, though
the applicant may propose alternate arrangements to comply with planning
documents or if demonstrated to the satisfaction of Borough Council
that two or more separate areas would be preferable. The common open
space shall 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.
(2)
Landscape and screening buffer. A landscape and screening buffer
of at least eight feet in width shall be provided surrounding the
entire perimeter of a mobile home park.
(a)
Composition. Plantings shall include a mix of both evergreen
and deciduous canopy and understory trees and shrubs, with grasses
or ground cover. At least 25% of the trees provided shall be evergreen.
(b)
The buffer area shall be a continuous pervious planting area.
Except where a permitted shared or cross-access easement driveway
intervenes, no paving or parking shall be permitted within the buffer
areas.
(c)
Stormwater basins are permitted in the buffer area provided
that the visual screening requirements of the buffer are met.
(d)
Design. Arrangement of plant materials shall have a naturalistic
appearance, with larger trees arranged closer to the boundary line,
as space is available.
(e)
Number. The required number of plants shall be that which, taken
together, have a minimum of 85% ground coverage within five years
and 80% canopy coverage within 10 years and form an attractive landscape
design.
(f)
As specific numbers of different types of plants are not required
by this subsection, buffers may take varying forms. The following
figure illustrates a planting scheme in compliance with the standard
of this subsection. This figure is an example and is provided for
illustrative purposes only. Ground cover is not shown but should be
included.
 Figure 72.1: Sample Landscape Buffer
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A.
Ownership. Common Open Space and roadways shall be offered for dedication
to the Borough or open for public use through easements or other appropriate
means in any mobile home park where all lots will be sold, or where
Borough Council determines those areas to be key elements in the open
space and/or circulation systems of the Borough. In all other cases,
these and other common elements may be retained by a homeowners' association
or similar entity.
B.
Maintenance. As a condition to development plan approval, documentation
acceptable in form and substance to Borough Council and the Borough
Solicitor shall be prepared and recorded addressing the maintenance,
repair, and replacement of all common elements and common facilities
which will not be dedicated to Narberth Borough or any other governmental
body.
C.
Service or community building. Where a service or community building
is provided for a mobile home park, it shall be equipped to provide
accessibility in compliance with the Americans with Disabilities Act
and shall contain restroom facilities. The service or community building
may include laundry facilities, storage facilities for use of occupants,
a management office, and indoor recreation facilities for park residents
and guests only. The service or community building shall be conveniently
located for the use(s) 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 500, Zoning, and any other applicable ordinances, as well as the requirements of the Pennsylvania Department of Environmental Protection.
(2)
Water distribution system. All water piping, fixtures, and other
equipment shall be constructed and maintained in accordance with state
and local regulations.
(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 local water utility, or of the Borough 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.
(d)
A shutoff valve below the frost line shall be provided near
the water riser pipe on each mobile home lot.
B.
Sewage disposal.
(1)
General requirements. An adequate and safe sewage 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 applicable state, county, and local requirements.
All sewage disposal facilities shall also comply with the other requirements
of this chapter.
(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, county, and local regulations.
(3)
Individual connections.
(a)
Each Mobile home shall have a sewer riser pipe consistent with
the standards of the local sewer service provider. The sewer riser
pipe shall be located on each stand to connect vertically with the
mobile home.
(b)
The connection shall have an inside diameter and slope as required
by the sewer service provider. 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
a half inch above ground elevation.
D.
Liquefied petroleum gas systems.
(1)
All liquefied petroleum systems shall be installed and maintained
in conformity with the rules and regulations of the National Fire
Protection Association Standards NFPA Nos. 57 and 58.
(2)
No liquefied petroleum gas vessel shall be stored or located inside
or beneath any storage cabinet, carport, mobile home, or other structure.
E.
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. It shall be unlawful for any person to construct,
alter, extend, or operate a mobile home park, for any lot to be developed;
or for any mobile home or other structure to be placed or constructed
thereon, unless and until each of the following requirements shall
have been fulfilled to the satisfaction of Borough Council:
(1)
The applicant has furnished satisfactory evidence to the Borough
that the following permits and approvals, to the extent applicable,
have been obtained:
(a)
Valid permit(s) authorizing construction or initial occupancy
issued by the Montgomery County Health Department in the name of the
operator of the mobile home park in accordance with all applicable
legal requirements;
(b)
All permits and approvals for water supply and sewage systems;
and
(c)
All appropriate building and/or construction permits for the
lot in accordance with standard procedures and requirements for any
building activity in the Borough.
(2)
The subdivision and/or land development plan has been submitted to
the Borough in accordance with the requirements of this chapter and
final plan approval has been duly issued by Borough Council, subject
to all improvement construction requirements and other agreements;
(3)
All other requirements contained in this article and in other applicable
portions of this chapter shall have been fully complied with; and
(4)
No mobile home or other structure shall be occupied until a valid
occupancy permit has been issued by the Borough.
B.
Inspection.
(1)
A mobile home park shall be subject to inspection during any stage
of construction by the Borough Code Enforcement Official, the Borough
Engineer, and/or other agency having jurisdiction.
(2)
The Borough is hereby authorized to stop all work or other activity
it finds to be in violation of the provisions of this or other applicable
Borough ordinances or in violation of any applicable federal, state,
or local law, regulation, rule, or requirement.
(3)
Upon notification to the licensee, manager or person in charge of
a mobile home park with lots for lease, the Borough Code Enforcement
Official may inspect a mobile home park after due notice to determine
compliance with this article.
(4)
Mobile home inspections. The applicant or developer shall inform
the Borough 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 Borough Code Enforcement Official 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 U.S. Department of Housing and Urban Development
and Pennsylvania regulations issued under the Manufactured Housing
Construction and Safety Act.[1]
[1]
Editor's Note: See 42 U.S.C. § 5401 et seq.
A.
Mobile home stands. A concrete mobile home foundation 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.
B.
Anchoring. Every mobile home placed within a mobile home park shall
be anchored to the mobile home stand 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 a minimum
wind velocity of 90 miles per hour.
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 homes
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 around the
base 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.
