Upper Allen Township recognizes the importance of providing a variety of housing types, designs and layouts to meet the housing needs of its residents. In accordance with the requirements of Article
V, § 501 of the Pennsylvania Municipalities Planning Code, Act 247, as reenacted and amended, this Article
VI is established to provide reasonable standards for the development of manufactured/mobile home parks which will be coordinated with the design and improvements requirements of this chapter, as a whole, and will encourage well-coordinated, convenient and safe environments for manufactured/mobile home residents.
The plan requirements and processing for a manufactured/mobile home park as a land development shall be in accordance with the requirements of Article
III of this chapter.
The arrangement and other design standards of streets, easements,
blocks, lots, stormwater management, and erosion and sedimentation
control shall be in accordance with the requirements of this chapter,
except as otherwise specified in this article, and/or the Upper Township
Zoning Ordinance, as amended.
A. Side location and design standards:
(1)
Layout of lots.
(a)
All manufactured/mobile home lots shall abut a street. Side
lots laid out in rectangular blocks should be diagonal to the street
at an angle no greater than 30° from perpendicular. Front and
rear lot lines in rectangular blocks shall be straight and continuous.
(b)
In cul-de-sac arrangements, the side lot lines shall be radial
to the street lines.
(2)
Lot dimensions. The lot width shall not be less than 60 feet
at the minimum required building setback line for interior lots. Lot
areas shall be not less than 7,200 square feet. In addition, each
manufactured/mobile home lot shall:
(a)
Be designed to fit dimensions of mobile or manufactured homes
anticipated.
(b)
Provide for each manufactured/mobile home all public utilities,
pads, hookups, appurtenant structures and other appendages.
(3)
Corner lots. Corner lots for manufactured/mobile home use shall
have the manufactured/mobile home situated to permit appropriate building
setbacks from both streets and allow proper sight distance.
(4)
Building setback lines.
(a)
Park boundary property line: 35 feet.
(b)
The minimum front, side and rear yard distance setbacks from
the lot line shall be in accordance with the provisions contained
in the Upper Allen Township Zoning Ordinance, as amended.
(c)
Accessory structures shall be permitted in the rear yard no
closer than five feet from the rear or side lot lines of the manufactured/mobile
home lot. Accessory structures shall not exceed 340 square feet and
shall not exceed 12 feet in height.
(5)
Buffer strips and screening. Screening shall be provided within
a buffer area 10 feet in width along the entire perimeter of the manufactured/mobile
home park in order to separate the manufactured/mobile home park from
the adjacent land uses and roadways. Screening for the manufactured/mobile
home park shall include one of the following screening options provide
in Table VI-1.
Table VI-1
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Buffer Strips and Screen Options for Manufactured/Mobile Home
Parks
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Options
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Minimum Tree Size
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Maximum Spacing Distance
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Option 1
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Wall/fence, with a hedge
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6 feet in height
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N/A
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6 feet in height
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N/A
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Option 2
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|
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A hedge, plus evergreen trees
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6 feet in height
|
N/A
|
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4 feet in height
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10 feet on center
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Option 3
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|
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Evergreen trees, plus deciduous trees
|
6 feet in height
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6 inches on center
|
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6 inches in height; 2 inches caliper
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15 feet on center
|
B. Manufactured/mobile home park street system.
(1)
General requirements. A safe and convenient vehicular access
shall be provided from abutting public streets or roads. Streets within
the manufactured/mobile home park shall be privately owned.
(2)
Location principles. The streets or roads in a manufactured/mobile
home park shall be located and built with regard to:
(a)
Providing trafficways for convenient access to each manufactured/mobile
home lot and other important facilities in the park.
(b)
Recognizing existing easements which are to be preserved.
(c)
Permitting connection to existing facilities where necessary
for the proper functioning of drainage and utility systems.
(3)
Circulation. The street system should provide convenient circulation
by means of minor streets and properly located collector streets.
The following standards should also be applied to manufactured/mobile
home park street systems:
(a)
Closed ends of dead-end streets should be provided with a paved
vehicular turning space having a minimum diameter of at least 80 feet
to the outside paving edge.
(b)
Interior streets shall be laid out in a manner which will reduce
or eliminate through use by through traffic.
(c)
The manufactured/mobile home park shall be provided with a minimum
of two entrances for emergency access.
(d)
Where a manufactured/mobile home park abuts or contains an existing
or proposed arterial street, the Board of Commissioners of Upper Allen
Township may require marginal access streets, reverse frontage with
screen planting along the rear property line, or such other treatment
as may be necessary to afford separation of through and local traffic.
(4)
Extent of street improvements, general requirements. In addition to standards set forth in Article
V of this chapter, the street improvements in manufactured/mobile home parks should conform to the following general design requirements:
(a)
Extend continuously from the existing improved street to provide
access to each manufactured/mobile home lot and other facilities in
the park.
(b)
Provide convenient circulation of vehicles.
(5)
Street surfacing. Streets should be surfaced to the grades and dimensions shown on the street profile and cross-section plan submitted and approved with the final plan. The paving and wearing surfaces should be constructed according to the standards outlined in §
220-5.2 of this chapter.
C. Blocks. The size and shape of blocks shall be determined with regard
to:
(1)
Need for convenient access, automotive and pedestrian movement.
(2)
Providing desirable lot depths for interior walkways and easements
for utilities to be located within the block.
(3)
Blocks shall not exceed a maximum length of 600 feet.
(4)
Pedestrian paths should be designed within blocks to permit
convenient access to other areas of the manufactured/mobile home park.
D. Sidewalks. Sidewalks may be required where essential to assist circulation
or pedestrian movement and safety to common or important facilities
in the park. Sidewalks shall be constructed in accordance with this
chapter.
E. Easements.
(1)
Easements shall be provided for all utilities not located in
a street and for well-defined watercourses.
(2)
Utility, conservation, stormwater, drainage, pedestrian and other easements shall be provided in accordance with Article
V of this chapter.
(3)
Easements shall be centered on the utility or watercourse alignment.
(4)
Where necessary for access to public or common lands, a pedestrian
easement shall be provided with a width of no less than 10 feet. Additional
width may be required by the Board of Commissioners, depending on
the purpose and use of the easement.
F. Mailboxes. The owner shall provide and maintain a central location(s)
for mailboxes for persons living within the park.
G. Off-street parking requirements:
(1)
Each mobile home/manufactured home shall have paved off-street
parking areas. Parking shall be provided at a rate of at least two
vehicular parking spaces for each mobile home/manufactured home lot.
(2)
Each such off-street parking space shall contain at least 200
square feet and shall be located on the lot it is intended to serve.
All improvements, construction requirements, and engineering specifications for the improvements required shall be provided in accordance with Article
V of this chapter.
A. Streetlights. Street or on-site lights shall be provided to illuminate
streets, driveways and walkways for the safe movement of vehicles
and pedestrians at night. Their type and location shall be in conformance
with the Upper Allen Township Zoning Ordinance and shall be shown on the lighting plan submitted with
the final subdivision or land development plan. Installation and maintenance
of the lights shall be the responsibility of the developer, permittee
of the manufactured/mobile home park, or other approved entity, and
shall be noted on the final plan.
B. Underground utilities. Electric, telephone, and all other utilities
shall be installed underground.
C. Tie-downs. Tie downs to prevent the movement of the manufactured/mobile
home by natural causes (wind, water, etc.) shall be provided for each
manufactured/mobile home.
D. Enclosure. An enclosure of compatible design and material shall be
erected around the entire base of each manufactured/mobile home. Such
enclosure shall provide sufficient ventilation to inhibit decay and
deterioration of the structure.
The Township of Upper Allen is hereby authorized to make such
inspections as are necessary to determine satisfactory compliance
with this chapter and regulations issued hereunder.
A. The Township shall have the power to enter at reasonable times upon
any private or public property for the purpose of inspecting and investigating
conditions related to the enforcement of this chapter and regulations
issued hereunder.
B. The Township shall have the power to inspect the register containing
a record of all residents of the manufactured/mobile home park and
all manufactured/mobile homeowners leasing land in the park.
C. It shall be the duty of the owner(s) of the manufactured/mobile home
park to give the Township access to such premises at reasonable times
for the purpose of this inspection.
Whenever upon inspection of any manufactured/mobile home park
it is determined that conditions or practices exist which are in violation
of any provision of this chapter, or any regulations adopted pursuant
thereto, the Board of Commissioners of Upper Allen Township shall
give notice, in writing, to the person to whom the permit was issued,
such notice to consist of a listing of the violated sections of this
chapter, and shall advise them that, unless such conditions or practices
are corrected within a period of time specified in the notice, the
permit to operate will be suspended. At the end of such period, such
manufactured/mobile home parks shall be reinspected and, if such conditions
or practices have not been corrected, the Board of Commissioners shall
suspend the permit and give notice, in writing, of such suspension,
by certified mail, to the person to whom the permit is issued.