This article contains provisions setting forth minimum standards
for:
A. The design, construction, alteration, extension, and maintenance
of mobile home parks and related utilities and facilities.
B. Regulations for the erection of single mobile homes.
C. Provisions are included authorizing the issuance of permits for construction,
alteration and/or extension of mobile home parks, the licensing of
those who operate mobile home parks, the inspection of mobile home
parks by authorized Township Officials, and the fixing of penalties
for any violation of any provision of this article.
General definitions in Article
II are applicable with the following additional definitions:
INTERNAL STREET
A street in a mobile home park privately owned, constructed
and maintained, which functions only to provide direct access to individual
mobile home lots.
LICENSE
Written annual approval, in whatever form, as issued by the
Township, authorizing a person to operate and maintain a mobile home
park.
MOBILE 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 HOME LOT
A parcel of land in a mobile home park, improved with the
necessary utility connections and other appurtenances necessary for
the erections thereon of a single mobile home.
MOBILE HOME PARK
A parcel or contiguous parcels of land which has been so
designated and improved that it contains two or more mobile home lots
for the placement thereon of mobile homes.
MOBILE HOME STAND
The part of an individual mobile home space which has been
reserved for the placement of a mobile home and appurtenant structures
and connections.
OPEN SPACE
Land within a mobile home park, not including streets, off-street
parking areas, private yard space, and areas set aside for public
facilities, which shall be designed and set aside for the use of all
residents of the mobile home park. This area shall be identified by
separate parcel(s).
PERSON
Any individual, firm, trust partnership, public or private
association or corporation, or other entity.
RECREATIONAL VEHICLE
A vehicle which is designed for human occupancy under transient
circumstances, such as camping, travel or other recreation, sometimes
variously know as a "travel trailer" or a "camping trailer."
SCREENING
A year-round vegetative material of substantial height and
density designed to buffer two uses from each other.
SERVICE OR RECREATIONAL BUILDING
A structure housing operational office, recreational, park
maintenance and other facilities built to conform to required local
standards.
SEWER CONNECTION
The sewer connection consists of all pipes, fittings, and
appurtenances from the drain outlet of the mobile home to the inlet
of the corresponding sewer riser pipe.
SEWER RISER PIPE
The sewer riser pipe is that portion of the sewer lateral
which extends vertically to the ground elevation and terminates at
each mobile home space.
TRAVEL TRAILER
Denotes a trailer which does not have a flush toilet or bath
and shower enclosed within.
USABLE SITE AREA
The usable site area is that portion of a mobile home park
which is free of water surfaces, floodplains, severe high water table
areas, quarries and slopes over 20%, and including structures or obstructions
unrelated to the mobile home park usage.
WATER CONNECTION
The water connection consists of all pipes, fittings, appurtenances
from the water riser pipe to the water inlet pipe of the distribution
system within the mobile home.
WATER RISER PIPE
The water riser pipe is that portion of the water service
pipe which extends vertically to the ground elevation and terminates
at the designated point on each mobile home lot.
WATER SERVICE PIPE
The water service piping consists of all pipes, fittings,
valves and appurtenances from the water main of the park distributing
system to the water outlet of the distributing system within the mobile
home.
The Township Supervisors or other authorized Township representative
may inspect a mobile home park periodically to determine compliance
with this chapter. As a result of such inspection, the Township Supervisors,
or their delegate, may give notice for any violations of this chapter.
The location, design, and improvement standards for all mobile
home parks shall comply with the following minimum requirements. Site
design and improvement standards shall conform to the standards of
the Adams County or Franklin Township Zoning Ordinance (whichever
may be applicable), and the other articles of the Franklin Township
Subdivision and Land Development Chapter which are not inconsistent
with this article.
A. Site design.
(1)
Site area. The site area of any mobile home parks shall not
be less than 30 contiguous acres. Site area shall exclude all streets
and public rights-of-way, recreation areas, floodplains, wetlands,
areas of slopes greater than 15%, and common parking areas.
(2)
Density. The overall density of any mobile home park shall not
exceed four dwelling units per acre of the site area. Additionally:
(a)
All lots shall abut and be accessible from an internal street.
(b)
Mobile home lots within the park shall have a minimum area of
8,000 square feet and a minimum width of 80 feet frontage (with a
maximum of four units per acre, or as otherwise required).
(c)
Each mobile home lot shall be improved to provide a mobile home
stand and adequate frost-free foundation for the placement of the
mobile home unit.
(3)
Buffering. A fifty-foot-wide buffer yard shall be provided along
the entire perimeter of any mobile home park. Within such buffer yard,
screening of at least 15 feet wide shall be provided. Buffer yards
shall be naturally landscaped and shall not be used for building,
parking, loading or storage purposes. Except for access drives or
pedestrian interior walkways permitted by the Township, a buffer yard
shall be continuous for the entire length of a property line.
(4)
Site location. The location of all mobile home parks shall comply
with the following minimum requirements. The parks must be:
(a)
The developable portion of the site shall be free from adverse
influence by swamps, marshes, garbage or rubbish disposal areas or
other potential breeding places for insects or rodents.
(b)
The developable area shall not be subject to flooding.
(c)
The site shall not be subject to any hazard or nuisance, such
as excessive noise, vibration, smoke, toxic matter, heat, odor, glare,
etc.
B. Site drainage.
(1)
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 insure the adequate drainage of all locations within the
park.
(2)
A stormwater management plan shall be prepared in accordance
with the requirements of this code and submitted for review and approval
by the Township prior to the granting of a permit to construct any
mobile home park.
(3)
All stormwater facilities shall be kept completely separate
from any sanitary waste facilities.
(4)
Surface water collectors and other bodies of standing water
shall not be susceptible to the breeding of mosquitoes and other insects.
C. Soil and ground cover requirements.
(1)
Exposed ground surfaces in all parts of every park shall be
paved, or covered with stone screenings, 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.
(2)
All paving and/or planting shall be designed in accordance with
the storm drainage plan.
(3)
Park grounds shall be maintained free of vegetative growth which
is poisonous or which may harbor rodents, insects, or other pests.
(4)
An erosion control plan shall be submitted to the Township for
review. The erosion control plan shall be approved by the Adams County
Conservation District.
(5)
A landscaping plan shall be submitted for review and approval
by the Township.
D. Park areas for nonresidential uses.
(1)
No part of any park shall be used for nonresidential purposes,
except such uses that are required for recreation, direct servicing,
management or maintenance of the park and its residents.
(2)
Nothing contained in this section shall be deemed as prohibiting
the sale of a mobile home located on a mobile home lot and connected
to utilities.
E. Building setback requirements. Mobile homes shall be located to conform
with the building setback requirements of the Franklin Township Zoning
Ordinance. In addition, the following shall apply;
(1)
There shall be a minimum distance of 20 feet between an individual
mobile home, including accessory structures attached thereto, and
adjoining pavement of a park street, or common parking area or other
common areas and structures.
(2)
Mobile homes shall be located at least 50 feet from any park
property line and at least 10 feet from any side or rear mobile home
lot line.
(3)
Mobile home parks located adjacent to any industrial or commercial
land use shall be required to provide screening (trees, shrubs) along
the property boundary line separating the park from such adjacent
use.
F. Blocks. The size and shape of blocks in mobile home parks shall be
determined with regard to:
(1)
Need for convenient access, automotive and pedestrian movement.
(2)
Providing desirable lot depths for pedestrian interior walkways
and easements for utilities to be located within the block.
(3)
Blocks shall not exceed a maximum length of 1,600 feet.
G. Placement of mobile homes.
(1)
Mobile homes, including any additions or accessory structures
attached thereto, shall be separated from each other and from other
buildings by at least 20 feet on all sides.
(2)
An enclosure of compatible design and material shall be erected
around the entire base of each mobile home. Such enclosure shall provide
sufficient ventilation to inhibit decay and deterioration of the structure.
(3)
Construction of mobile home stands. Construction and placement
of mobile homes shall meet all requirements of the adopted building
code and typical recognized industry standards.
(a)
The area of the mobile home stand shall be improved to provide
an adequate frost proof foundation for the placement of the mobile
home, thereby securing the superstructure against uplift, sliding,
or rotation, and in no event shall the mobile home be erected on jacks,
loose blocks, or other temporary materials. The mobile home stand
shall not heave, shift, or settle unevenly under the weight of the
mobile home due to frost action, inadequate drainage, vibration or
other forces acting on the superstructure.
(b)
The mobile home stand shall be provided with anchors and tie-downs
that are approved and installed in accordance with the requirements
and specifications of the manufactured home manufacturer.
[1]
These anchors and tie-downs shall be placed at least at each
corner of the mobile home stand and each shall be able to sustain
a minimum tensile strength of 2,800 pounds.
[2]
In the event that the mobile home is greater than 50 feet, the
Township shall reserve the right to increase the number of tie-downs
required.
(4)
The applicant shall submit a design including drawings of the
mobile home stand for review and approval.
H. Park street system.
(1)
General requirements.
(a)
A minimum of two vehicular accesses shall be provided. All accesses
shall abut a public street.
(b)
The entrance road, connecting the park with a public street
or road shall have a minimum pavement width of 32 feet.
(c)
Internal streets must meet the following requirements:
[1]
Streets shall have a minimum width of 28 feet.
[2]
Dead end or cul-de-sac streets shall be provided at the closed
end with a paved turnaround having an outside diameter of at least
80 feet.
[3]
All streets within mobile home park shall have concrete curbs and sidewalks constructed in accordance with Article
V of this chapter.
(d)
Design and construction of all streets within the mobile home park shall be in accordance with Articles
IV and
V of this chapter. All mobile home park streets shall be private streets.
(e)
All mobile home lots shall be connected to a common street by
means of a sidewalk or walkway. Such individual sidewalks shall have
a minimum width of three feet.
(f)
Street names and lot numbers. Each street within a mobile home
park shall be provided with street names and street name signs in
accordance with this chapter. Lot numbers shall be displayed in an
easily visible location on each mobile home in a common place on the
front yard side of the mobile home at least six feet above the ground.
(g)
Individual mobile homes shall be provided with tie-downs to
securely fasten the mobile home to a secure foundation.
(2)
Parking areas.
(a)
Two paved off-street parking spaces for motor vehicles shall
be provided on each mobile home lot. Required parking spaces shall
be so located as to provide convenient access to the mobile home,
and shall not exceed a distance of 200 feet from the mobile home that
it is intended to serve.
(b)
A separate parking area for recreational vehicles shall be provided
in each mobile home park.
(c)
Paved off-street parking areas must also be provided to serve
recreation areas, utility or service buildings, and the park office.
(d)
Layout, design, and the number of spaces for all types of common
parking areas shall be subject to review and approval by the Township
in accordance with Township ordinances.
I. Required recreation areas or fees.
(1)
In all mobile home parks, a recreation area, or areas, with
suitable facilities shall be maintained within the park for the use
of all park residents.
(2)
Land required for such recreation areas shall be not less than
10% of the entire site area. Such land should generally be provided
in a centralized location or in decentralized locations in larger
mobile home parks.
(3)
Recreation areas shall be so located as to be free of traffic
and environmental hazards and should, where the topography permits,
be centrally located on relatively level ground.
(4)
If a suitable recreation area cannot be properly provided for the park, as determined by the Board of Supervisors, payment of a recreational purpose fee is required. Such fee shall be in conformance with §
146-414 of this chapter.
(5)
A recreation plan shall be submitted for review and approval per §
146-414 of this chapter.
The storage, collection and disposal of refuse in the mobile
home park shall be so conducted as to create no health hazards, rodent
harborage, insect breeding areas, accident or fire hazards or air
pollution. All applicable local, state, and federal regulations shall
be complied with. The plans shall outline the proposed method of refuse
disposal.
Grounds, buildings and structures shall be maintained free of
insect and rodent harborage and infestation. Extermination and other
methods of rodent control shall comply with any applicable local,
state, and federal regulations.
No mobile home, whether installed on a single lot or in a mobile
home park, shall be removed from the Township without first obtaining
a permit from the Township Tax Collector as required by Act 54, 1969,
of the Pennsylvania General Assembly.
Such permit shall be issued upon payment of a fee as required
by the fee schedule currently in force in the Township, and any real
estate tax assessed against the home and unpaid at the time the permit
is requested.
Duly authorized representatives of Franklin Township have the
right to enter private property at reasonable times to investigate
any condition associated with this chapter. Anyone violating the provisions
of this chapter shall be guilty of an offense and, upon conviction,
shall be subject to a fine of not more than $1,000 for each violation,
recoverable with costs, and in default of payment, imprisonment of
not more than 30 days. Each day that the violation continues shall
be a separate offense. In addition, Franklin Township may institute
injunctive, mandamus or any other appropriate action or proceeding
at law or in equity for the enforcement of this chapter. Any court
of competent jurisdiction shall have the right to issue restraining
orders, temporary or permanent injunctions, mandamus, or other appropriate
forms of remedy or relief.