The following principals, design standards, and requirements shall be applied by the Planning Commission in evaluating the plans for the proposed mobile home park and shall be considered the minimum requirements.
The site for the location of all mobile home parks shall be in compliance with the following minimum requirements:
A. 
Shall be free from adverse influence by swamps, marshes, garbage or rubbish disposal areas or other potential breeding places for insects or rodents.
B. 
Shall not be subject to flooding or to subsidence.
C. 
Shall not be subject to any hazard or nuisance, such as excessive noise, vibration, smoke, toxic matter, radiation, heat, odor or glare, or pollution.
D. 
Shall have access to a public street or highway adequate to handle all traffic generated by the park.
E. 
Shall be suitable for the development of the mobile home park, and such development shall not create any unsafe or unsanitary condition which would affect the residents of the mobile home park, nor any residents adjacent thereto.
All mobile home parks shall have a gross area of at least 10 acres of usable land suitable for development. No area of any public street or highway shall be used to compute the required area for any mobile home park or any mobile home lot.
A. 
The ground surface in all parts of the park shall be graded and properly equipped to drain all surface water in a safe efficient manner.
B. 
In the design of stormwater drain installations, special consideration shall be given to avoidance of problems which may arise from concentration of stormwater runoff over adjacent properties or on to the right-of-way of any public street or highway.
C. 
Stormwater drains, inlets, manholes, culverts and all necessary appurtenances shall be designed to handle the stormwater drainage runoff from 2.5 inches of rainfall in any one hour.
D. 
Wastewater effluent from any plumbing fixture or sanitary sewer line shall not be deposited into any storm drainage facility.
A. 
The location of entrance and exit drives shall provide a safe and convenient vehicular access from the mobile home park to abutting public streets or highways.
B. 
Not more than two such drives will be permitted for each mobile home park, except as follows:
(1) 
When the size of the mobile home park indicates the necessity of additional drives to accommodate additional volumes of traffic the Planning Commission or the Board of Supervisors may approve or also require additional drives.
(2) 
The number, location and arrangement of all exit or entrance drives shall be subject to any specification or requirement that the Planning Commission or the Board of Supervisors determines is necessary to provide safe access to and from any mobile home park or to protect the traffic traveling on all public highways.
C. 
The first 50 feet of the entrance or exit drive connecting the park with a public street or highway right-of-way shall be constructed according to the following requirements and specifications:
(1) 
Shall obtain and submit for approval a highway occupancy permit for all entrance and exit drives.
(2) 
Shall be designed and constructed in accordance with the Pennsylvania Department of Highway, Rules and Regulations, Chapter 1, Driveway Regulations, effective January 2, 1969, or as any such rules and regulations may be amended.
(3) 
Shall have a minimum bituminous pavement width of not less than 35 feet.
(4) 
Shall be constructed with a eight-inch crushed aggregate base course with a two-and-one-half-inch ID-2A bituminous surface course, or an alternate of a three-inch subbase course, a four-inch bituminous concrete base course and a one-inch ID-2A bituminous wearing course all in accordance with the Township specifications and requirements.
(5) 
Shall be constructed with a suitable approved six-inch bituminous concrete or cement concrete curb.
(6) 
Shall not be more than 8% in grade and have an adequate leveling area at the edge of the public road to assure a safe entrance or exit for all traffic.
A. 
All interior drives shall be designed to accommodate anticipated traffic, and in any case shall meet the following minimum requirements:
(1) 
The maximum allowable center line grade shall not be more than 14%, nor the minimum center line grade shall not be less than 1%.
(2) 
In order to assure adequate and safe site distances all interior drives shall have a minimum center line radii of not less than 100 feet.
(3) 
All interior drives shall have a right-of-way width of not less than 50 feet and be constructed as follows:
(a) 
Shall be constructed and improved with a crushed aggregate base course or a bituminous concrete base course and a bituminous surface course in accordance with the specifications and design standards adopted by resolution of the Board of Township Supervisors.
(b) 
Shall have a minimum bituminous paved cartway or roadway width of not less than 24 feet.
B. 
Culs-de-sac shall be provided at the end of all dead-end interior drives, the cul-de-sac shall have a right-of-way diameter of 100 feet, and shall have a turnaround constructed thereon with a cartway diameter of 80 feet.
C. 
No dead-end interior drive shall exceed 600 feet in length, unless culs-de-sac are provided and turnarounds are constructed at intervals of not more than 600 feet.
A. 
A lot shall be provided for each mobile home with the boundaries indicated by corner markers. Each lot shall have a minimum of 6,000 square feet of area; with a minimum front yard of 25 feet, rear yard of 20 feet and side yard of 10 feet; and shall be built on a permanent chassis.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
B. 
Every mobile home shall be located on the lot so that there shall be at least 10 feet clearance between the mobile home and any interior drive right-of-way line, side mobile home lot line, or rear mobile home lot line.
C. 
All mobile home lots shall abut on an interior drive.
D. 
On each mobile home lot there shall be constructed a concrete pad with a minimum width of 12 feet, or equal to the width of the mobile home to be placed thereon if greater, and a length equal to the length of proposed mobile home to be placed thereon, and a concrete patio adjacent thereto, with a minimum size of eight feet wide by 10 feet long, all concrete to have a minimum thickness of not less than four inches.
E. 
Each mobile home lot shall be assigned a lot number, which shall be recorded on all plans submitted and used on all registration papers.
F. 
The square foot floor area of the mobile home and any accessory building located on a mobile home lot shall not exceed 18% of the total mobile home lot area.
G. 
No dependent mobile home shall be permitted to occupy any mobile home lot in any mobile home park unless the mobile home park has provided a service building with toilet facilities in compliance with and according to the rules and regulations of the Pennsylvania Department of Health, Chapter 4, Article 415, Section 4.
H. 
Each concrete pad shall be constructed with four rings embedded into the concrete, and each mobile home shall be anchored by steel cables from the mobile home frame to the rings.[2]
[2]
Editor's Note: Added at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
I. 
An enclosure of compatible approved design and material shall be constructed around the entire perimeter base of each mobile home.[3]
[3]
Editor's Note: Added at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
Lots designed or proposed to be used for the placement or erection of any mobile home or prefabricated home, which requires the construction of a permanent foundation with footers, shall be in compliance with and meet the requirements for a mobile home lot, plus the following additional requirements:
A. 
Each lot shall have a minimum of 9,000 square feet of area, with a minimum width of 75 feet.
B. 
Every prefabricated home shall be located on the lot, so that there shall be at least a twenty-five-foot clearance between the prefabricated home and any interior drive right-of-way line, and 10 feet from any other prefabricated home lot line.
Lots designed or proposed to be used for the accommodation of transient recreational equipment shall be in compliance with and meet all the requirements for a mobile home lot, plus the following additional requirements:
A. 
Each lot shall have a minimum of 3,000 square feet of area, with a minimum width of 40 feet.
B. 
There shall be a buffer strip of at least 100 feet between any lot used for recreational equipment and lots used for mobile homes.
C. 
The recreational equipment lots shall be located within the mobile home park in a location acceptable to the Planning Commission.
A. 
All mobile home lots shall be located at least 100 feet from any mobile home park perimeter property boundary line which abuts on a public street or highway, and at least 65 feet from any mobile home park perimeter property boundary line which abuts on any other adjacent property, all interior drives located within the mobile home park shall be located at least 65 feet from any mobile home park perimeter property boundary line which abuts on any other adjacent property.
B. 
These perimeter buffer strips shall be used for lawn and screening purposes only, such as ornamental fencing or natural growth, and no part of any required buffer strip shall be used for any other required area for a mobile home lot, service building, interior drives, or water and sewage facilities which are located above ground.
C. 
The perimeter buffer strips shall be kept neatly mowed and trimmed at all times.
A. 
A minimum of 15,000 square feet of suitable area shall be provided in an area or areas suitable to the Planning Commission for parks of 10 or less mobile home lots. An additional 750 square feet of recreational area shall be provided for each mobile home lot in excess of 10.
B. 
There shall be an interior buffer strip, meeting the requirements of a perimeter buffer strip of at least 65 feet, between any area used for recreational purposes and any mobile home lot.
A. 
Each mobile home park shall have at least one service building adequate in size to provide management offices, storage area, laundry facilities and rest room facilities, sufficient in number and size to properly serve all the occupants of dependent mobile homes and users of service building, and be provided in accordance with recommended standard as set forth by the U.S. Department of Health, Education and Welfare, and the Pennsylvania Department of Health.
B. 
Each service building shall be located on a lot having a minimum area of 12,000 square feet in area.
C. 
Each service building shall be located on the lot so that there shall be at least 25 feet clearance between any service building and any mobile home lot line or any interior drive right-of-way line.
A. 
An adequate supply of water shall be provided for mobile homes, service buildings and other accessory facilities.
B. 
Where the public water supply system is available, connection shall be made thereto and its supply shall be used exclusively.
(1) 
If the mobile home park is located within 1,000 feet of an existing municipal water line it shall be considered as available.
(2) 
All methods of construction and type of materials used shall be according to the rules and regulations of the municipal authority serving the Township and subject to their approval, evidence of such approval to be submitted with preliminary plans to the Planning Commission.
(3) 
The mobile home park water system shall be designed with fire hydrants located within 400 feet of every mobile home lot, or service building located thereon.
(4) 
The mobile home park water system shall be designed with facilities capable of supplying a minimum of 200 gallons per day per mobile home lot, plus the minimum required for supply to all service buildings, plus the minimum required for providing fire protection.
C. 
Where no public water supply system is available, the development of a private water supply system shall be approved by the Board of Township Supervisors and the Pennsylvania Department of Health and acceptable to both authorities, and shall be designed with the same minimum standards as outlined for a system connected to the public water system plus the following additional requirements:
(1) 
Wells shall be located and constructed in such a manner that neither underground nor surface contamination will reach the water supply from any source.
(2) 
Water supply treatment facilities shall be approved by the Township and shall be in accordance with the requirements of the Pennsylvania Department of Health.
(3) 
The developer shall submit with his preliminary plans of the mobile home park a log on a test well or wells which will or can be used as a source of water supply containing the following information:
(a) 
Length of casing.
(b) 
Depth of well.
(c) 
Elevation of water in well before pumping test,
(d) 
Twenty-four-hour pumping log on well, showing pumping rate in gallons per minute for each hour pumped, draw down rate in feet per hour for each hour pumped, total gallons pumped, gallons per minute that can be pumped from well over an extended period of time that would be available for use, and total gallons that would be available during any one-hour required for peak demand.
(4) 
Submit reports of tests made by an approved laboratory indicating that the water supply is of a sanitary quality acceptable for human use.
(5) 
A minimum of 5,000 gallons of usable water storage shall be provided for parks of 10 or less mobile home lots. An additional 300 gallons of water storage capacity shall be provided for each mobile home lot in excess of 10.
D. 
The developer shall submit preliminary design plans showing location, depths, materials used and proposed installation of all individual service lines which supply each mobile home lot.
(1) 
All plumbing installations in park shall be done according to Township specifications or in accordance with the American Standard National Plumbing Code, as amended.
(2) 
There shall be at least a six-foot separation between all water and sewer lines located in parallel ditches.
A. 
Every mobile home park shall contain an electrical wiring system consisting of wiring, fixtures, equipment and appurtenances which shall be installed and maintained in accordance with local electric power company's specifications regulating such systems, and the latest edition of the National Electrical Code of the National Board of Fire Underwriters.
B. 
Main power distribution lines not located underground shall be suspended at least 18 feet above ground. There shall be a minimum horizontal clearance of three feet between overhead wiring and any mobile home, service building or other structure. All direct burial conductors or cable shall be buried at least 18 inches below the ground surface and shall be insulated and specially designed for the purpose. Such conductors shall be located not less than one-foot radial distance from water, sewer, gas or communications lines.
C. 
Individual electrical connections shall be provided on each mobile home lot with an approved disconnecting device and overcurrent protective equipment. The minimum service per outlet shall be 120/240 volts AC, 100 amperes.
D. 
Grounding shall be provided on all exposed non-current-carrying metal parts of mobile homes and all other equipment by means of an approved grounding conductor, run with branch circuit conductors or other approved method of grounded metallic wiring. The neutral conductor shall not be used as an equipment ground for mobile homes or other equipment.
E. 
Exterior lighting shall be provided on all interior drives with a minimum of one 175 watt mercury light for each 400 lineal feet of interior drives proposed as measured along the center line of said drives. Areas adjacent to service buildings and parking areas shall be properly lighted to the satisfaction of the Board of Township Supervisors.
A. 
Every mobile home park shall be designed to provide the following required parking spaces as follows:
(1) 
Two parking spaces shall be provided and constructed on each mobile home lot and shall be located on the mobile home lot and abut the required right-of-way for the interior drives of the mobile home park.
(2) 
There shall be constructed a two-foot wide concrete walk from the parking space to the concrete patio on each mobile home lot.
(3) 
Each service building shall be provided with a minimum of at least five parking spaces for a mobile home park of 20 or less mobile home lots, plus one additional parking space for each 10 mobile home lots or fraction thereof. The area required for parking spaces for service buildings shall not be located on the right-of-way of any interior drive nor shall they reduce the required square foot area required for service buildings.
B. 
Every mobile home park shall be designed to provide parking for guests, delivery and service vehicles as follows:
(1) 
A minimum of 10 parking spaces shall be provided for mobile home parks of 10 or less mobile home lots, plus one additional parking space for each five mobile home lots located in the mobile home park, in an area or areas acceptable to the Planning Commission, and shall not be a part of any other required parking area.
C. 
No required parking space shall be a part of any required area for interior drives, recreational areas, service areas, perimeter buffer strips as required herein.
D. 
All required parking spaces and their connecting drives to the paved interior drive shall be constructed with a four-inch crushed aggregate base course and covered with layer of fine slag or stone to provide a dust free all weather parking area.
A. 
An adequate and safe sanitary sewage disposal system shall be constructed in all mobile home parks for conveying all sewage from mobile homes, service buildings and other accessory facilities. Such system shall be designed by a registered engineer, in accordance with Township and Pennsylvania Department of Health specifications.
B. 
All main line sewers shall be designed to adequately carry the anticipated flow, manholes shall be constructed on main line sewers at all changes in horizontal alignment or vertical grade, with a maximum distance of not more than 300 feet between manholes. Wye branches shall be installed in main line for all mobile home lots. The system shall be constructed with approved materials, and installed properly to prevent infiltration of surface and underground water from entering the system.
C. 
Each mobile home lot shall be provided with a four-inch diameter vitrified clay or cast iron sewer riser pipe. 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.
D. 
From the sewer riser pipe to the main intercepter sewer line there shall be constructed a vitrified clay pipe sewer lateral, or approved equal, four inches in diameter with water tight joints, the minimum grade of any lateral shall not be less than 1/4 of an inch per foot.
E. 
When the mobile home lot is not occupied, and the sewer connection is not in use, it shall be capped with an airtight cap or screw plug.
F. 
No septic tank or subsurface leaching field shall be located on or under any mobile home lot, drive, parking, recreational or service area of the mobile home park. Buffer strips may be used when such installation complies with isolation distances for septic systems constructed within the Township.
G. 
Sewage treatment plants shall not be located closer than 250 feet to any mobile home lot, recreational area, interior drive or service building, nor shall they be located closer than 250 feet to any adjacent property line, unless otherwise approved. The location of all sewage treatment plants shall be approved by the Township.
H. 
Traps, when required, shall be installed on laterals to mobile home lots to prevent sewer gases from escaping.
I. 
There shall be at least a six-foot separation between all sewer and water lines located in parallel ditches.