In addition to the mobile home park regulations set forth in Chapter 224, Zoning, the following regulations shall apply.
A.
Individual mobile homes. Individual mobile homes may
be erected on any lot where the use is permitted, provided that compliance
is achieved with zoning requirements and all other applicable regulations.
Tracts of land may be developed and improved for the purpose of erecting two
or more mobile homes as part of a mobile home park, provided that zoning requirements,
all requirements of this chapter and other applicable regulations are met.
The uses allowed within a mobile home park shall be as specified in Chapter 224, Zoning.
All applications for mobile home parks shall follow the procedures established in Chapter 224, Zoning. No application for subdivision or land development approval for the construction of a mobile home park will be accepted until the City Council has given approval pursuant to the requirements of Chapter 224, Zoning.
All regulations of Chapter 224, Zoning, shall be adhered to in mobile home parks. In addition thereto, the following regulations shall apply:
A.
Arrangement of structures and facilities. The tract,
including mobile home stands, patios, other dwellings and structures and all
tract improvements, shall be organized in relation to topography, the shape
of the plot and the shape, size and position of structures and common facilities.
Special attention shall be given to new mobile home designs and to common
appurtenances that are available.
B.
Adaptation to tract 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 tract shall be preserved in accordance with the standards of Article XI. Favorable views shall be emphasized by the plan.
C.
Courts and spaces. Groups or clusters of units, so placed
as to create interior spaces and courtyards, shall be incorporated whenever
feasible.
D.
Orientation. Mobile homes are encouraged to be arranged
in a variety of orientations and are strongly encouraged to have many units
with their long sides facing the street rather than their ends, in order to
provide variety and interest. Site layout shall be designed to ensure that
mobile home units are offset to block long uninterrupted vistas between the
units.
E.
Streets.
(1)
The street system of the mobile home park shall be designed
so as to:
(a)
Create a separation of automobile and pedestrian circulation
by means of a system of roads and pedestrian walkways.
(b)
Relate harmoniously with land uses within and adjacent
to it.
(c)
Create efficient and safe connections with the existing
road systems of the township in order to ensure proper ingress and egress
to and from the mobile home park.
(2)
Location and arrangement of streets.
(a)
The arrangement, character, extent, width, grade and
location of all streets shall be designed relative to existing and planned
streets, topographical conditions, public convenience and safety and in their
appropriate relation to the proposed uses of the land to be served by such
streets.
(3)
Street intersections. Street intersections shall be designed to comply with the design standards of Article VIII.
(4)
Street widths, alignment and grades. Street right-of-way and cartway widths shall be as required in Article VIII.
(5)
Street signs and streetlighting.
(a)
Street name signs conforming to city specifications shall
be erected and painted in accordance with said specifications at all street
intersections or junctions in all developments at the expense of the developer.
(b)
The developer shall install or cause to be installed
at the developer's expense such streetlighting facilities as may be deemed
adequate and as may be prescribed at the time the development plan is approved,
and the developer shall pay the cost of operating said streetlights until
such time as the street or street upon which said lights are installed shall
be accepted by resolution of the City Council as part of the public road system
of the city.
(6)
Access limitations. Mobile home lots may have direct
access only onto internal streets. Direct access from a mobile home lot shall
not be permitted onto the street(s) from which the mobile home park gains
primary access.
(7)
Conversions. Any road built as a private street and later
proposed for conversion to a public street shall be brought up to the applicable
standards for public streets prior to being ordained as a public way, unless
this requirement is waived by the City Council subsequent to determining that
compliance with the requirement would have a negative effect on the mobile
home park.
F.
Fire lanes and hydrants.
(1)
No dwelling unit or part of a unit shall be located more
than 150 feet from a duly improved and accessible fire lane, as defined below,
nor more than 600 feet from a private or public street or a fire hydrant.
All fire hydrants and fire lanes shall be subject to the approval of the City
Fire Marshal.
(2)
Fire lanes shall have a minimum unobstructed right-of-way
width of 20 feet.
(3)
Dead-end fire lanes shall be terminated with an unobstructed
vehicular turnaround or cul-de-sac with a minimum right-a-way radius of 50
feet. Dead-end fire lanes shall have a maximum length of 400 feet.
(4)
The location of fire lanes shall conform to plans for
the extension of streets, sanitary sewers, water mains, storm sewer and other
drainage facilities and public utilities as contained in this chapter and
other ordinances of the city and shall provide adequate access to buildings
by firefighters and other emergency services.
(5)
Fire hydrants must be provided by the developer. The
number, type and location of fire hydrants and the size and rate of flow of
feeder lines shall be subject to the approval of the City Fire Marshal.
(6)
No certificate of occupancy shall be issued until fire
lanes are constructed and hydrants tested and approved by the City Fire Marshal.
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 to maintain, between individual mobile homes,
mobile home park streets, community facilities provided for the residents
and off-site pedestrian traffic generators, such as schools, bus stops, commercial
centers, etc. These pedestrian walkways may parallel vehicular streets, where
they shall only be required on 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 schoolchildren congregate.
(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 streets, they shall be separated
from the street pavement by a distance of at least four feet.
(3)
Individual walks. All dwellings shall be connected to
common walks 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.
H.
Parking.
(1)
Spaces required. Two paved off-street parking spaces
shall be provided for each dwelling either on the same lot therewith or in
common parking facilities, provided that parking areas contained therein are
within 150 feet of the mobile home lots for which they are intended.
(2)
Common parking areas.
(a)
Aisle width. Where common parking facilities are to be
used, no parking aisle will be less than 22 feet in width.
(b)
Required green areas. Ten percent of all common parking areas on each lot shall be devoted to green areas consisting mostly of grass and plantings, including trees, which must be interspersed within the paved parking areas to channel traffic or divide parking areas. The green areas required by this subsection shall not constitute a portion of any green area or common open spaces otherwise required by this chapter or Chapter 224, Zoning. The exact design and location of the green areas required by this subsection shall be indicated on a development or subdivision or other similar plan and be permanently maintained as such.
I.
In addition to the requirements of Chapter 224, Zoning, the following regulations shall also apply:
(1)
Arrangement. The common space shall be designed as a
contiguous area unless the applicant demonstrates to the satisfaction of the
City Council that two or more separate areas would be preferable. The open
space shall also have easily identifiable pedestrian and visual accessibility
to all residents of the mobile home park.
(2)
Recreation. Recreation areas and facilities acceptable
to the City Council shall be provided to meet the anticipated needs of the
residents of the development. Not less than 25% of the required open space
area, exclusive of lands within the required buffers, shall be devoted to
recreation. Recreation areas should be of a size, shape and grade that is
conducive to active recreation.
J.
Buffers.
(1)
All perimeter buffers shall be in accordance with Chapter 224, Zoning, and the regulations below.
(2)
Existing buffers. In cases where an edge(s) 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 waived
along that edge(s) upon approval of the City Council.
(3)
All existing vegetation which is intended to satisfy
the buffer requirement shall be permanently maintained.
K.
Drainage design, including stormwater management and soil erosion and sedimentation control, shall be in accordance with Article VIII and the regulations below.
(1)
Wastewater. Wastewater from any plumbing fixture or sanitary
sewer line shall not be deposited upon the ground surface in any part of a
mobile home park or the surrounding properties.
(2)
All storm sewers shall be placed in back of the curb
when located in a street or right-of-way. When located in undedicated land,
they shall be placed within an easement not less than 15 feet wide, as approved
by the city.
L.
Ground cover. Exposed ground surfaces in all parts of
every mobile home park shall be paved or covered with stone or other solid
material or protected with a vegetative growth that is capable of preventing
soil erosion and the emanation of dust during dry weather. Impervious pavement
shall be kept to a minimum. All ground surfaces shall be appropriately maintained.
A.
Ownership. Common open space and roadways shall be offered
for dedication to the city or public use assured through easements or other
appropriate means in any mobile home park where all lots will be sold or where
the City Council determines those facilities to be key elements in the open
space and/or circulation systems of the city. In all other cases, these and
other common elements may be retained in private ownership or may be owned
by a homeowners' association.
B.
Maintenance. Prior to land development plan approval,
provision acceptable to the City Council and Solicitor for the maintenance
of all common elements shall be established by any private or homeowners'
association ownership.
C.
Service building. The structure or structures containing
the management office and other common facilities shall be conveniently located
for the use intended. Consolidation of laundry, recreation, management and
other common facilities in a single building and location is encouraged if
the single location will adequately serve all mobile home lots.
A.
General.
(1)
All streets, off-street parking areas and areas of high
pedestrian use shall be adequately illuminated. All such lighting shall be
designed and located so as to direct light away from adjacent residents. Lighting
shall be provided for walkways and to identify steps, ramps and signs. Such
lighting shall be designed and located so as to direct light away from adjacent
residences.
(2)
Electric, telephone and all other utility facilities
shall be installed underground by the developer.
(3)
Where telephone and electric service lines are placed
underground, conduits or cables shall be placed within an easement or dedicated
public ways in a manner which will not conflict with other underground services.
Further, all transformer boxes shall be located so as not to be unsightly
or hazardous to the public.
(4)
Easements shall be provided to account for the distribution
of unit substations to service the area. The design of the utility structures
should be architecturally compatible with the surrounding structures.
B.
Water supply.
(1)
General requirements. An adequate supply for domestic, auxiliary and fire-fighting uses shall be provided for all uses included in the mobile home park, including service buildings and accessory facilities, in accordance with Chapter 224, Zoning.
(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 connections for mobile
homes.
(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 ensuring the shortest water
connection possible and decreasing susceptibility to the 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 City Plumbing Inspector 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 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)
Fire protection. All mobile home parks shall be provided
with fire hydrants to meet the specifications of the Middlestates Department
Association of Fire Underwriters.
C.
Sewage disposal.
(1)
General requirements. An adequate and safe sewerage system shall be provided in all mobile home parks for conveying and disposing of sewage from dwellings, service buildings and accessory facilities in accordance with Chapter 224, Zoning.
(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 and city regulations, as well
as those of the servicing utility.
(3)
Individual sewer connections for mobile homes.
(a)
Each mobile home stand shall be provided with a sewer
riser pipe consistent with the standards of the servicing utility or lack
thereof of the City Plumbing Inspector. The sewer riser pipe shall be located
on each stand so that the sewer connection to the mobile home drain outlet
will approximate a vertical position.
(b)
The sewer connection shall have an inside diameter and
slope as required by the servicing utility or, in lack thereof, by the City
Plumbing Inspector. All joints shall be watertight.
(c)
All materials 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
one-half (1/2) inch above ground elevation.
A.
General. Gas equipment and installations within a mobile
home park shall be designed and constructed in accordance with the applicable
codes adopted by the enforcing agency. Where the commonwealth or other political
subdivision does not assume jurisdiction, such installations shall be designed
and constructed in accordance with the appropriate provisions of ANSI-Z21.30
and Z106.1.
B.
Required gas supply. The minimum hourly volume of gas
required at each mobile home lot outlet or any section of the mobile home
park gas piping system shall be calculated as follows:
Type of Outlet
|
Natural
(cubic feet per hour)
|
LP Gas
| |
---|---|---|---|
For the most remote mobile home lot outlet on any branch or main
|
125
|
50
| |
For the second-most remote outlet on any branch or main
|
100
|
40
| |
For the third-most remote outlet on any branch or main
|
75
|
30
| |
NOTE: After the third-most remote outlet, subsequent branch or main
line loadings may be computed using a value of 50 cubic feet per hour for
natural gas and 20 cubic feet per hour for liquefied petroleum gas.
|
C.
Installation. All gas piping installed below ground shall
have a minimum earth cover of 18 inches. Gas piping shall not be installed
under any mobile home.
D.
System shutoff valve. A readily accessible and identified
shutoff valve controlling the flow of gas to the entire gas piping system
shall be installed near to the point of connection to the service piping or
supply connection of the liquefied petroleum gas tank.
E.
Each mobile home lot shall have an approved gas shutoff
valve installed upstream of the mobile home lot gas outlet and located on
the outlet riser at a height of not less than four inches above grade. Such
valve shall not be located under any mobile home. Whenever the mobile home
lot outlet is not in use, the outlet shall be equipped with an approved cap
or plug to prevent accidental discharge of gas.
F.
Mobile home connector. Each mobile home shall be connected
to the mobile home lot outlet by an approved three-fourth-inch mobile home
connector not more than (6) six feet in length. Approved pipe and fittings
may be used between the flexible connector and the mobile home lot gas outlet
when the distance between the mobile home lot gas outlet and the mobile home
gas service connection exceeds that required to make a safe installation with
only a mobile home connector.
G.
Mechanical protection. All gas outlet risers, regulators,
meters, valves or other exposed equipment shall be protected from mechanical
damage by vehicles or other causes.
H.
The mobile home gas connection shall be installed at
the edge of the mobile home stand, approximately 30 feet from the front of
such stand, and located as not to terminate beneath the mobile home.
A.
General. Distribution systems shall be installed and
maintained in accordance with applicable codes and regulations governing such
systems. Piping installed below ground shall have a minimum earth cover of
18 inches.
B.
All piping from outside fuel storage tanks or cylinders
towards mobile homes shall be permanently installed and securely fastened
in place.
C.
All fuel-oil storage tanks of cylinders should be installed
underground and shall not be located inside or beneath any mobile home or
accessory structure or less than five feet from any mobile home exit.
D.
Every tank shall be vented by a vent no less than one-and-one-fourth-inch
iron pipe size, so designed and installed to prevent entrance of rain of debris.
E.
A shutoff valve located immediately adjacent to the gravity-feed
connection of a tank shall be installed in the supply line to the mobile home.
F.
Fuel-oil connectors from the tank to the mobile home
shall be brass or copper tubing or approved flexible metal hose, not smaller
than three-eighths-inch iron pipe size or tubing, and shall be protected from
physical damage. Aluminum tubing shall not be used.
G.
Valves and connectors shall be listed standard fittings,
maintained liquidtight to prevent spillage of fuel oil on the ground.
A.
Liquefied petroleum gas containers installed on a mobile
home lot shall be securely but not permanently fastened to prevent accidental
overturning. Such containers shall not be less than 25 or more than 100 pounds
LP gas capacity.
B.
No liquefied petroleum gas vessel shall be stored or
located inside or beneath any storage cabinet, carport, mobile home or any
other structure.
C.
All fuel-oil storage tanks or cylinders shall be securely
fastened in place and shall not be located inside or beneath any mobile home
or less than five feet from any mobile home exit.
D.
All fuel-oil storage tanks or cylinders shall be screened
from adjacent structures, access roads and traffic arteries by hedges, dense
plantings, earth berms, changes in grades or walls.
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 nor 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 for that lot in accordance with the standard procedures for
any building activity in the city. No mobile home or other structure shall
be occupied until a valid occupancy permit has been issued by the city.
(2)
Lots for lease. In those mobile home parks wherein some
or all of the mobile home lots will be leased, the following regulation 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:
[2]
Valid permit(s) authorizing construction and initial
occupancy, issued by the City Zoning Officer in the name of the operator,
which shall not be issued until a copy of the DEP permit has been furnished,
all permits for water supply and sewage systems shall have been obtained and
all other requirements contained herein have been complied with and final
approval of the application has been granted by the City Council.
(b)
Annual licenses. In addition to the initial permits,
the operator of a mobile home park with lots for lease shall apply to the
Pennsylvania Department of Environmental Protection and to the City Zoning
Officer on or before the first day of each year for an annual license to continue
operation of the mobile home park. The Zoning Officer shall issue the annual
license upon satisfactory proof that the development continues to meet the
standards prescribed by state agencies having jurisdiction and the standards
of this section and other applicable city ordinances. The license so issued
shall be valid for one year from the date of issuance or until January 1 of
the next year, whichever comes first.[2]
(c)
Transfer of ownership. Every person holding a permit
shall file notice with the City Manager within 10 days after having sold,
transferred, given away or otherwise disposed of interest in or control of
any mobile home park.
(d)
Whenever, upon inspection of any mobile home park, it
is determined that conditions or practices exist which are in violation of
any provisions of this chapter or any regulation adopted pursuant thereto,
the City Zoning Officer shall give notice in writing to the person holding
the certificate, advising him or her that unless such conditions or practices
are corrected within such time as shall be specified in said notice, the license
to operate the mobile home park shall be suspended.
B.
Fees.
(1)
Fees for the initial application and preliminary and
final approvals of any mobile home park shall be prescribed by resolution
of City Council.
(2)
The fee for the annual license required for mobile home
parks having lots for lease shall be prescribed by resolution of the City
Council and shall be submitted to the City Zoning Officer 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 Building Inspector
or Zoning Officer may inspect a mobile home park after due notice to determine
compliance with this section.
(2)
Upon receipt of the application for annual license and
before issuing such annual license, the Zoning Officer or other designated
representative of the city shall make an inspection of the mobile home park
to determine compliance with this section and other applicable ordinances.
The Zoning Officer or other representative 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.
A.
Mobile home stands. A concrete pad, properly graded,
placed and compacted so as to be durable and adequate for the support of the
maximum anticipated loads during all seasons shall be used for all mobile
homes.
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, 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.
D.
Site standards. The following site standards are encouraged
for all mobile homes in a mobile home park:
(1)
The exterior colors shall be in earth tones (brown, beiges,
dark greens). Trim and accent colors may be in other tones but must blend
harmoniously with the earth-tone scheme.
(2)
All roofs shall be covered with composition roofing material
or wood shingles so that no metal is visible.
(3)
No exterior antennas of any kind shall be permitted.
(4)
If aluminum patios and carports are used, all visible
exterior structural members shall be covered with wood (fasciae and posts)
and the roofs shall be covered with composition material or wood shingles.
E.
Skirts. All mobile homes placed within a mobile home
park shall, prior to occupancy or other use, have skirts installed, which
are designed to complement the appearance of the mobile home and are coordinated
throughout the park
F.
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.
G.
Litter control. The mobile home park shall be kept free
of litter, rubbish and other flammable and unsightly material.
H.
Fire extinguishers. Portable fire extinguishers rated
for Classes B and C shall be kept in service buildings and at other locations
conveniently and readily accessible for use by all occupants and shall be
maintained in good operation condition. Their capacity shall be not less than
two and one-half (2 1/2) pounds.
A.
Improvements or guaranty thereof. Before approving any land development plan for recording, the City Council shall either require that the necessary grading, paving and other street improvements as required in Article IX all have been installed in strict accordance with the standards and specifications of the city or that the city shall be assured by means of a proper contract and completion guaranty, as set forth in Article IX, that the improvements will subsequently be installed by the developer. Where the land development plan has been approved and recorded, either after the specified improvements have been completed and approved by the City Council or, if prior to completion, upon proper completion guaranty as aforesaid, purchasers and mortgagees of lots in the development, with or without buildings thereon or on any of them, shall be relieved of any and all liability for any deficiency in lack of or failure to complete the improvements above mentioned as set out in said plan or required as a condition precedent to the approval of the plan of development; and any failure to complete or properly complete said improvements shall not encumber any or all of the lots in the development.
B.
Agreement to complete improvements. In all cases where the necessary grading, paving and other street improvements required herein shall not have been installed in strict accordance with the standards and specifications of the city, the developer shall enter into a written agreement with the city in accordance with Articles III and IX and in the manner and form approved by the City Solicitor, wherein the developer shall agree, to the extent applicable:
(1)
To construct or cause to be constructed, at his or her
own expense, all streets, bridges, culverts, curbs, gutters, sidewalks, crosswalks,
water systems, drainage facilities, streetlighting facilities, street signs,
monuments, sanitary sewerage, street trees and parks and other improvements
shown on said land development plan, all in strict accordance with standards
and specifications of the city and within the time specified in said agreement.
(2)
To make adequate provision with the City Engineer for
the inspection of the construction of the aforesaid improvements to assure
compliance with city standards and specifications.
(3)
To maintain, at the developer's cost, said streets, bridges,
culverts, curbs, gutters, sidewalks, crosswalks, water systems, drainage facilities,
streetlighting facilities, street signs, monuments, sanitary sewerage, street
trees, parks and other improvements until the same are accepted; and, for
a period of two years thereafter, to repair and reconstruct the same or any
part of one of them when such repair or reconstruction shall be specified
by the City Council as necessary by reasons of faulty construction, workmanship
or materials.
(4)
To pay all costs, charges or rates of the utility furnishing
electric service for the streetlighting facilities installed by the developer
until such time as the streets shown on the land development plans shall have
been accepted or condemned by the city for public use and to indemnify and
save harmless the city from and against all suits, actions, claims and demands
for electric service as aforesaid or any part thereof to the time that said
streets shall be accepted or condemned as public streets in the manner herein
above set forth.
(6)
To file copies of a final plan with the City Council
accurately showing, as built, the location of all utility lines, underground
drains, storm drainage lines and permanent monuments and the like, as a condition
precedent to acceptance of the streets and other required improvements.
If any fine assessed under this chapter shall remain unpaid for the
term of 15 days or for such further period as the city may permit for cause
shown, then and in that event all permits and licensees shall forthwith be
suspended until such time as all fines, costs and fees have been satisfied.
Further, upon continued or repeated violation or violations within any mobile
home park, the right to the issuance of a permit or other continued operation
thereunder may be suspended for a fixed term or permanently revoked by the
City Council.