[Ord. 1997-1, 5/12/1997, § 701]
1.
The following land development principles, standards and requirements
shall be applied by the Board in evaluating plans for proposed mobile
home parks.
2.
The standards and requirements outlined herein shall be considered
minimum standards and requirements for the promotion of public health,
safety, morals and general welfare.
3.
Where literal compliance with the standards herein specified is clearly
impractical, the Board may modify or adjust the standards to permit
reasonable utilization of property while securing substantial conformance
with the objectives of this chapter.
[Ord. 1997-1, 5/12/1997, § 702]
1.
Land shall be developed in conformance with the Comprehensive Plan, Zoning Ordinance [Chapter 27] and other ordinances and regulations in effect in the Township.
2.
The design of mobile home parks shall preserve, insofar as possible,
the natural terrain, natural drainage, existing topsoil and trees.
3.
Land subject to hazards to life, health or property, such as may
arise from fire, floods, disease or other causes, shall not be developed
for building purposes unless such hazards have been eliminated or
unless the plan shall show adequate safeguards against them, which
shall be approved by the appropriate regulatory agencies.
4.
All portions of a tract being developed shall be taken up in lots,
streets, public lands or other proposed uses so that remnants of landlocked
areas shall not be created.
5.
Lot lines shall, where possible, follow Township boundary lines rather
than cross them.
[Ord. 1997-1, 5/12/1997, § 703]
In addition to the applicable definitions contained in Part 2 of this chapter, the following additional terms are used explicitly in the provisions of this Part. For purposes of this Part, they shall be defined as follows:
As per applicable requirements of BOCA Code.
A device which is part of the frame or attaches to the frame
of a mobile home and connects it to a power source for the purpose
of transporting the unit.
Frost-free piers, consistent with current building code requirements,
on which a mobile home shall be placed and secured.
A written permit issued by the Zoning Officer and subject
to annual renewal, permitting the mobile home park to operate under
this chapter and other pertinent ordinances and regulations.
A panel specifically designed for the purpose of screening
the underside of a mobile home by forming an extension of the vertical
exterior walls of the mobile home and covering the entire distance
between the bottom of the exterior walls and the ground elevation
below.
[Ord. 1997-1, 5/12/1997, § 704]
1.
Submission and Review Procedure. An application for development of a tract of land for mobile home park purposes shall be made and approved, or approved as modified, before any mobile home park permit for such use shall be issued. The requirements of Part 3 of this chapter shall govern the submission, processing, and the review of all applications for mobile home park development.
2.
Content of Application.
A.
The requirements of Part 4 of this chapter shall govern the content of all applications for mobile home park development.
B.
In addition to the requirements contained in Part 4, an application
for preliminary of final approval of a mobile home park shall indicate
by drawings, diagrams, maps, text, affidavit, or other legal instrument,
the following:
(1)
The tract for which application is made is held in single and
separate ownership.
(2)
The placement, location, and number of mobile home lots and mobile home pads, consistent with the terms of § 22-705 of this chapter, on a layout map of the tract at a scale of one inch equals 50 feet.
(3)
The location and dimension of all driveways, pedestrian ways,
sidewalks, and access roads with notation as to type of impervious
cover.
(4)
The location, dimension, and arrangement of all areas to be
devoted to lawns, buffer strips, screen planting, and common open
space, including areas for recreation.
[Ord. 1997-1, 5/12/1997, § 705]
1.
Area and Density Regulations.
A.
Each mobile home lot shall be clearly marked and shall contain a
driveway with unobstructed access to a street.
B.
Each mobile home shall be located on the lot so that there will be
a minimum of 30 feet between mobile homes and so that no mobile home
will be less than 50 feet from any exterior boundary of the mobile
home park.
C.
The minimum size of any mobile home lot shall be 8,000 square feet.
Lots designed for recreational vehicles shall have an average of not
less than 800 square feet provided for each vehicle.
D.
The minimum frontage for any mobile home lot shall be 80 feet.
E.
No mobile home shall be located less than 50 feet from any public
or private street right-of-way or so that any part of such mobile
home will obstruct any roadway of walkway in a mobile home park.
F.
Each mobile home lot shall be graded and improved to provide a deck/patio
for the mobile home, which shall have a minimum size of eight feet
by 10 feet.
G.
No service building shall be located within 50 feet of any public
or private street right-of-way.
2.
Site Layout.
A.
Mobile homes placed on individual lots are encouraged to be placed
off-center on the lots so as to provide a large usable open yard space
and outdoor living area in one section of the lot.
B.
Groups or clusters of units, so placed as to create interior space
and courtyards, shall be incorporated whenever feasible.
C.
There shall be variety in the arrangement and orientation of mobile
homes, with particular attention given to topography and existing
trees. Site layout shall be designed to ensure that mobile home units
are offset to avoid long, uninterrupted corridors between the units.
D.
The applicant is strongly encouraged to design the mobile home park
so that many units have their long axis east-west, offering southern
exposure to their longest wall and roof areas. When topographic conditions
make a street layout for good solar orientation of units difficult
or undesirable, lots should be laid out so that units can be oriented
to the south to the greatest extent possible.
[Ord. 1997-1, 5/12/1997, § 706]
1.
With the exception of those standards specified in this section, all standards pertaining to streets in Part 5 of this chapter shall govern the design and construction of streets in a mobile home park.
A.
Access and Street Frontage. Access to any mobile home lot shall be
from a street interior to the mobile home park. Where mobile home
lots are created having frontage on an existing street within the
Township, the mobile home park street pattern shall provide reverse
frontage access to an interior street within the mobile home park,
and not to the existing street.
B.
Street Widths. The mobile home park interior street system shall
be functionally classified in terms of minor collector and local streets,
as defined in this chapter. Street shall have a minimum width of 24
feet.
C.
Illumination of Streets and Walkways. All mobile home parks shall
be furnished with lighting fixtures so spaced and so equipped with
luminaries as will provide adequate levels of illumination throughout
the park for the safe movement of vehicles and pedestrians at night.
[Ord. 1997-1, 5/12/1997, § 707]
1.
Off-street parking for at least three motor vehicles shall be provided
on each mobile home lot. Each parking stall shall be at least 10 feet
by 20 feet and shall have an all-weather paved surface acceptable
to the Township, which shall be specified in the plan.
2.
Additional parking spaces for vehicles of nonresidents shall be provided
at the rate of one space for every three mobile home lots. Such parking
spaces shall be provided through off-street common parking areas,
and shall be in locations that are sufficiently dispersed throughout
the park to serve all mobile home units, as determined by the Board
of Supervisors.
3.
Parking is prohibited on internal roads. It shall be the duty of
the owner or operator of the mobile home park to enforce this provision.
4.
All mobile home parks shall provide safe, convenient, all-season
pedestrian walkways of adequate width for their intended use, durable
and convenient to maintain, between the park streets and all community
facilities for park residents.
5.
Where pedestrian traffic is concentrated, each walk shall have a
minimum width of 3 1/2 feet.
6.
All mobile home lots shall be connected to common walks, and to streets
or to driveways connecting to a paved street. Each such walk shall
have a minimum width of two feet.
[Ord. 1997-1, 5/12/1997, § 708]
The provisions of § 22-508 of this chapter shall be applicable to all mobile home park developments.
[Ord. 1997-1, 5/12/1997, § 709]
1.
General Requirements. An adequate supply of water for consumptive and fire protection purposes shall be provided for the mobile homes, service buildings and other accessory facilities as required by this chapter. The water supply shall conform in all respects to the standards set forth in § 22-510 of this chapter. Where a public water supply system of satisfactory quantity, quality and pressure is available, connection shall be made thereto and its supply shall be used exclusively. Where public water is unavailable, a water supply system implementing the standards of § 22-510 and all applicable state, county, and local regulations shall be implemented.
2.
Source of Supply.
3.
Water Distribution System.
A.
All water piping, fixtures, and other equipment shall be constructed
and maintained in accordance with state and local regulations.
B.
The water piping system should not be connected with nonpotable or
questionable water supplies and shall be protected against the hazards
of backflow or backsiphonage.
C.
The system shall be so designed and maintained as to provide a pressure
of not less than 20 pounds per square inch, under normal operating
conditions, to mobile home park lots, service buildings and other
locations requiring potable water supply.
D.
Individual Water Riser Pipes and Connections.
(1)
Individual water riser pipes shall be located at a point where
the water connection will approximate a vertical position, thereby
ensuring the shortest water connection possible and decreasing susceptibility
to water pipe freezing.
(2)
The water riser pipe shall have a minimum inside diameter of
3/4 inch 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.
(3)
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)
A shutoff valve below frost line shall be provided near the
water riser pipe on each mobile home lot. Underground stop and waste
valves are prohibited unless their type of manufacture and their method
of installation are approved.
[Ord. 1997-1, 5/12/1997, § 710]
1.
Mobile home parks shall be served by a public sewer system designed,
constructed and maintained in accordance with the applicable regulations
of the Pennsylvania Department of Environmental Protection and design
standards of the Oxford Area Sewer Authority. If the public sewer
system is privately owned, the owner of the mobile home park shall
prepare an evaluation of the various sewage disposal alternatives
which addresses the following and shall provide financial assurances
for the repair or replacement of the privately-owned system.
A.
The cost of extending existing public sewers to the site. This shall
address the length of the extension, potential methods of conveyance,
and the ability of the existing public sewer system to accommodate
flows from the site.
B.
The cost of the privately-owned public sewer system, including installation,
operation, and maintenance costs, in comparison to the costs associated
with the extension of existing sewer lines to the site. This shall
also provide adequate justification for the selection of the privately-owned
public sewer system.
C.
All mobile homes and service buildings shall include the use of water
or toilet facilities shall be connected to an approved sewerage system.
Individual sewer riser pipes having at least a four-inch diameter
shall be located on each mobile home stand and shall extent at least
one inch above ground level. Provisions shall be made for sealing
the sewer riser pipe with a securely fastened plug or cap when the
mobile home is unoccupied.
D.
Adequate provisions shall be made to protect sanitary sewers from
stormwater infiltration and leakage.
E.
All public sewer systems require approval and permitting by the Pennsylvania
Department of Environmental Protection. In addition, the design of
a privately-owned public sewer system for a mobile home park shall
be subject to the approval of the East Nottingham Township Board of
Supervisors following the review of the design by the Township Engineer.
The design of a public sewer system which represents an extension
of an existing public sewer system, owned and operated by a municipal
authority, shall be subject to the approval of the applicable municipal
authority following the review of the authority's engineer.
[Ord. 1997-1, 5/12/1997, § 711]
1.
Minimum Amount of Common Open Space. At least 20% of the gross area
of each mobile home park shall be set aside as common open space for
the use and enjoyment of the residents of the mobile home park. Such
common open space shall be substantially free of structures except
for those designed for recreational purposes, and shall be in addition
to those areas devoted to meeting the buffer requirements of this
chapter.
[Ord. 1997-1, 5/12/1997, § 712]
1.
A vegetative screen shall be installed along all side and rear property
lines of the mobile home park tract, consisting of mixed evergreen
and deciduous plant material of varying species. At the time of planting
a sufficient amount of evergreen material to visually screen the property
shall be at least five feet in height (after planting) and the remainder
of plantings may be of varying lesser heights.
2.
The plantings shall be maintained permanently and replaced within
one year in the event of death of any plant material. Plantings shall
not be placed closer than three feet from any property line.
3.
All existing deciduous and evergreen trees above two inches dbh and/or
six feet in height shall be preserved in the buffer areas, except
where clearance is required to insure sight distance.
4.
Generally, a minimum of 35% of plant material shall be evergreen
and 10% flowering material.
5.
No portions of tree masses or trees with four-inch or greater dbh
shall be cleared unless clearly necessary for effectuation of the
proposed mobile home park development. Applicants shall make all reasonable
efforts to harmonize their plans with the preservation of existing
trees.
6.
In addition to plantings within the required vegetative screen, the
design of a mobile home park shall comply with the following landscaping
requirements:
A.
Disturbed topsoil shall be stockpiled and replaced after construction.
B.
Deciduous trees of varying species shall be planted within the mobile
home park at the ratio of two per mobile home. In the event that a
substantial portion of the tract is wooded and a substantial number
of trees remain after development, the Board of Supervisors may modify
this requirement.
C.
Deciduous and/or evergreen shrubs of varying species shall also be
planted within the mobile home park at a ratio of at least four per
mobile home.
D.
Planting of landscape material shall be in accordance with a plan
prepared by a registered landscape architect, and shall be completed
within six months of approval of the final plan, and failure to carry
out the landscaping plan within such time shall warrant denial of
the issuance or renewal of the park's annual license, as required
by this Part.
[Ord. 1997-1, 5/12/1997, § 713]
1.
Uses and Activities. Where a service building is provided, it must
contain a toilet and lavatory for each sex and storage areas for occupants
of the park. In addition, the applicant may provide laundry facilities,
management office, repair shop, indoor recreational facilities and/or
commercial uses to supply essential goods and services to park residents
only. It is also recommended that the applicant provide sheltered
waiting areas for transportation and a mail box area for residents.
2.
Construction and Maintenance. Construction of service buildings shall
be in compliance with all applicable building codes, plumbing codes,
etc., and shall be maintained in a clean, sanitary and structurally
safe condition.
[Ord. 1997-1, 5/12/1997, § 714]
1.
Liquefied Petroleum Gas System.
A.
The design, installation and construction of containers and pertinent
equipment for the storage and handling of liquefied petroleum gases
shall conform to the Act of the Pennsylvania Legislature of December
27, 1951, P.L. 1793, as it may be amended; and to the regulations
therefor promulgated by the Pennsylvania Department of Labor and Industry,
or its successor.
B.
Liquefied petroleum gas systems provided for mobile homes, service
buildings or other structures, when installed, shall be maintained
in conformance with the rules and regulations of the Pennsylvania
Department of Labor and Industry and shall include the following:
(1)
Systems shall be provided with safety devices to relieve excessive
pressures and shall be arranged so that the discharge terminates at
the safe location.
(2)
Systems shall have at least one accessible means for shutting
off gas. Such means shall be located outside the mobile home and shall
be maintained in effective operating condition.
(3)
All liquefied petroleum gas piping outside of the mobile home
shall be well supported and protected against mechanical injury. Undiluted
liquefied petroleum gas in liquid form shall not be conveyed through
piping equipment or systems in mobile homes.
(4)
Vessels of a least 12 U.S. gallons and less than 60 U.S. gallons
gross capacity shall be maintained in a vertical position and shall
be securely, but not permanently, fastened to prevent accidental overturning.
No vessel shall be placed any closer to a mobile home exit than five
feet, and no closer to any window than three feet.
(5)
No liquefied petroleum gas vessel shall be stored or located
inside or beneath any storage cabinet, carport, mobile home, or any
other structure.
(6)
All pipe connections shall be of a flare type.
2.
Fuel Oil Supply Systems.
A.
All fuel oil supply systems provided for mobile homes, service buildings,
and other structures shall be installed and maintained in conformance
with the rules and regulations of the authority having jurisdiction.
B.
All piping from outside fuel storage tanks or cylinders to mobile
homes shall be securely, but not permanently, fastened in place.
C.
All fuel oil supply systems provided for mobile homes, service buildings,
and other structures shall have shut-off valves located within five
inches of storage tanks.
D.
All fuel oil supply tanks or cylinders shall be securely placed and
shall not be less than five feet from any mobile home exit, and not
less than three feet from any window.
E.
Storage tanks located in areas subject to traffic shall be protected
against physical damage.
[Ord. 1997-1, 5/12/1997, § 715]
1.
General Requirements. Every park shall contain an electrical wiring
system consisting of wiring, fixtures, equipment, and appurtenances
which shall be installed and maintained in accordance with the electric
power provider's specifications regulating such systems.
2.
Power Distribution Lines. Main power lines shall be located underground.
All conductors and cables shall be buried at least 36 inches below
the ground surface and insulated and specially designed for the purpose.
Such conductors shall be located not less than one-foot radial distance
from water, sewer, gas or communication lines.
3.
Individual Electrical Connections.
A.
Each mobile home lot shall be provided with an approved disconnecting
device and overcurrent protective equipment. The minimum service per
outlet shall be 120/240 volts AC, 100 amperes.
B.
The mobile home shall be connected to the outlet receptacle by an
approved type of flexible cable with connectors and a male attachment
plug.
C.
Where the calculated load of the mobile home is more than 60 amperes,
either a second outlet receptacle shall be installed or electrical
service shall be provided by means of permanently installed conductors.
4.
Required Grounding. All exposed non-current-carrying metal parts
of mobile homes and all other equipment shall be grounded 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.
[Ord. 1997-1, 5/12/1997, § 716]
1.
All mobile home parks shall be provided with fire hydrants, as specified under the terms of § 22-514 of this chapter.
2.
Where the water supply system does not provide at least a six-inch
water main, there shall be provided a two-inch frost-protected water
riser within 300 feet of each mobile home or building.
3.
Portable hand-operated fire extinguishers of a type suitable for
use on oil fires and approved by the local fire prevention authority
shall be kept in each service building under park control. Two 12-lb.
portable fire extinguishers shall be placed in each mobile home in
the park, located inside the mobile home in a fixed location preferably
near a door but not in close proximity to cooking facilities. It shall
be the responsibility of the mobile home park operator to enforce
this requirement.
4.
The mobile home park manager shall consult periodically with the
local fire prevention authority as to proper fire prevention practices,
accessibility of streets, testing of fire hydrant pressure, location
and operation of equipment, community education programs, and the
like.
[Ord. 1997-1, 5/12/1997, § 717]
1.
The storage, collection, and disposal of solid waste in any mobile
home park shall be so managed as to create no health hazard, rodent
harborage, insect-breeding area, accident or fire hazard, or air pollution.
2.
All mobile home parks shall be provided with solid waste collection
stations at convenient but inconspicuous locations, each serving not
more than 15 mobile homes, and consisting of self-closing containers,
with separate containers for garbage and trash, placed on a concrete
slab and accessible for truck pick-up, and completely screened from
view by solid fencing.
[Ord. 1997-1, 5/12/1997, § 718]
1.
Additions and Alterations. No permanent addition shall be built onto
or become a part of any mobile home, and no plumbing or electrical
alteration or repair shall be made, unless in accordance with all
applicable state, county and Township laws, ordinances and regulations.
2.
Mobile Home Foundation. A foundation, as defined in § 22-703 of this Part, with dimensions sufficient to support the intended unit shall be provided for all mobile homes. Such foundation shall be properly placed and constructed so as to be durable and adequate for the support of the maximum anticipated loads during all seasons.
3.
Anchoring. Every mobile home placed within a mobile home park shall
be anchored in accordance with the applicable requirements of the
BOCA Code.
4.
Skirts. Each mobile home placed within a mobile home park shall,
prior to occupancy or other use, have a skirt installed which is designed
to complement the appearance of the mobile home and is coordinated
with other units throughout the park.
5.
Hitch. If a hitch or towbar is attached to a mobile home for transport
purposes, it shall be removed and remain removed from the mobile home
when it is placed on its mobile home pad.
[Ord. 1997-1, 5/12/1997, § 719]
1.
Individual Mobile Home Units. If a mobile home is erected and maintained
as a single-family dwelling outside a mobile home park, the following
requirements shall be met:
A.
The tract upon which the mobile home is installed shall conform with
the minimum lot size requirements of the zoning district where located.
B.
The mobile home shall be installed so as to conform with all front
yard, side yard and rear yard setback lines applicable to immobile
housing in that zoning district.
C.
The placement and securing of an individual mobile home on a lot shall comply in all respects with the structural requirements contained in § 22-718 of this Part.
D.
The mobile home shall be connected to public water and sewer systems,
if available. If not, the owner shall provide a potable water supply
from his own, or an adjacent well, and shall provide a septic system
that shall meet the standards of the Chester County Health Department
and/or the Pennsylvania Department of Environmental Protection.
E.
The tract shall be attractively seeded, landscaped and shrubbed.
2.
Recreational Vehicles. No recreational vehicle shall be erected and
maintained for living purposes within the Township except in a duly
licensed mobile home park. No such vehicle within a mobile home park
shall be occupied for a period of time in excess of 90 days. Unoccupied
recreational vehicles may be parked or stored in a private garage,
carport, front, rear or side yard, but same shall not be stored or
parked on a public street. If stored in a front or side yard, the
unoccupied recreational vehicle shall be placed at least 25 feet behind
the right-of-way line of all streets.
