A.
Individual mobile homes. Individual mobile homes or manufactured housing, as defined in § 85-8, may be erected on any lot where the use is permitted in compliance with the Chapter 95, Zoning, all sections of this chapter which apply to subdivisions and development of single-family detached dwellings, and applicable building codes.
B.
Mobile home parks. The provisions of this article shall be followed in the construction, expansion or alteration of all mobile home parks, as defined in § 85-8. These provisions are in addition to other applicable regulations of this chapter, except that §§ 85-47, 85-68, and 85-79 shall not apply to the design of mobile home parks. The provisions of § 85-82 shall not apply to mobile homes, but shall apply to any community center, office building, or other structure within the mobile home park that is not a mobile home. Compliance with the Chapter 95, Zoning and other applicable ordinances and regulations of East Greenville Borough is also required.
A.
In addition to other applicable regulations of this chapter, the
following site design standards shall apply to mobile home parks.
If there is any conflict between other provisions of this chapter
and this section, these shall prevail.
(1)
Arrangement of structures and facilities. The tract, including mobile home stands, patios, other dwellings and structures, and all tract improvements, shall be organized in compliance with § 85-42.
(2)
Adaptation to property 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 property shall be preserved to the maximum extent practical and in compliance with § 85-63.
(3)
Courtyards and spaces. Groups or clusters of units shall be placed
to create interior spaces and courtyards.
(4)
Orientation. Mobile homes shall be arranged in a variety of orientations
so that many units face the street with their long sides rather than
their ends, in order to provide variety and interest.
(5)
Street layout. Street patterns shall be compatible with the topography
of the site. Sudden changes in alignment and gradient shall be avoided.
(6)
Streets. Street design and construction shall follow all regulations
from this chapter.
(a)
Access limitations. Mobile home lots may have direct access
only onto streets internal to the mobile home park development. Direct
access from a mobile home lot shall not be permitted onto any street
surrounding the mobile home park.
(b)
Conversions. Any street built within the mobile home park 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 dedicated as a public way.
(7)
Pedestrian circulation.
(a)
General requirements. All mobile home parks shall provide safe,
convenient, durable all-season pedestrian walkways of adequate width
for their intended use with convenient location connecting individual
mobile homes, other mobile home park features, all community facilities
provided for the residents, and off-site facilities, such as schools,
bus stops, commercial centers, etc. These pedestrian walkways may
parallel vehicular roadways, where they shall 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.
(b)
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 are parallel to and within 15
feet of roadways, they shall comply with all Borough requirements
for sidewalks.
(c)
Individual walks. Walkways from all dwellings shall be connected
to common walkways, to streets, or to driveways or parking spaces
connecting to a paved street. Such individual walks shall have a minimum
width of three feet.
(8)
Location of required parking. Required motor vehicle parking spaces
shall either be located on the lot they are intended to serve or within
300 feet thereof.
A.
In addition to the requirements of this chapter and Chapter 95, Zoning, the following regulations shall apply:
(1)
Arrangement. The common open space shall be in conformance with the
Borough's most recently adopted Parks and Open Space Plan and
Comprehensive Plan. A contiguous area is generally preferred, though
the applicant may propose alternate arrangements to comply with planning
documents or if demonstrated to the satisfaction of Borough Council
that two or more separate areas would be preferable. The open space
shall have easily identifiable pedestrian and visual accessibility
for all residents of the mobile home park, although all units do not
have to abut the common open space.
A.
Ownership. Common open space and roadways shall be offered for dedication to the Borough or open for public use through easements or other appropriate means in any mobile home park where all lots will be sold, or where the Borough Council determines those areas to be key elements in the open space and/or circulation systems of the Borough. In all other cases, these and other common elements may be retained by a homeowners' association or similar entity in compliance with the requirements of §§ 85-46B(6), 85-50, and 85-72C.
B.
Maintenance. As a condition to development plan approval, documentation
acceptable in form and substance to Borough Council and the Borough
Solicitor shall be prepared and recorded addressing the maintenance,
repair and replacement of all common elements and common facilities
which will not be dedicated to East Greenville Borough or any other
governmental body.
C.
Service or community building. Where a service or community building
is provided for a mobile home park, it shall be equipped to provide
accessibility in compliance with the Americans with Disabilities Act
and shall contain restroom facilities. The service or community building
may include laundry facilities, storage facilities for use of occupants,
a management office and indoor recreation facilities for park residents
and guests only. The service or community building shall be conveniently
located for the use(s) intended.
A.
Water supply.
(1)
General requirements. An adequate water supply for domestic, auxiliary, and firefighting uses shall be provided throughout the mobile home park, including service buildings and accessory facilities, in accordance with Chapter 95, Zoning and any other applicable ordinances, as well as the requirements of the Pennsylvania Department of Environmental Protection.
(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 East Greenville Water
Authority.
(3)
Individual water riser pipes and connection.
(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 insuring the shortest
water connection possible and decreasing susceptibility to water pipe
freezing.
(b)
The water riser pipe shall have a minimum inside diameter consistent
with the standards of the East Greenville Water Authority, or of the
East Greenville Borough Engineer, 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 pipes 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.
(d)
A shutoff valve below the frost line shall be provided near
the water riser pipe on each mobile home lot.
B.
Sewage disposal.
(1)
General requirements. An adequate and safe sewage system shall be
provided throughout the mobile home park for conveying and disposing
of sewage from dwellings, service buildings, and accessory facilities
in accordance with applicable state, county and local requirements.
All sewage disposal facilities shall also comply with the other requirements
of this chapter.
(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, County and local regulations,
as well as the requirements of the Upper Montgomery Joint Authority.
(3)
Individual connections.
(a)
Each mobile home shall have a sewer riser pipe consistent with
the standards of the Upper Montgomery Joint Authority. The sewer riser
pipe shall be located on each stand to connect vertically with the
mobile home.
(b)
The connection shall have an inside diameter and slope as required
by the Upper Montgomery Joint Authority. All joints shall be watertight.
(c)
All material 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
a half inch above ground elevation.
D.
Liquefied petroleum gas systems.
(1)
All liquefied petroleum systems shall be installed and maintained
in conformity with the rules and regulations of the National Fire
Protection Association Standards NFPA Nos. 57 and 58.
(2)
No liquefied petroleum gas vessel shall be stored or located inside
or beneath any storage cabinet, carport, mobile home or other structure.
E.
Underground utilities. All electric, natural gas, telephone, cable
television and any other utility lines shall be placed underground
in all mobile home parks, and each shall have the necessary shutoff
valves and other safety requirements normally associated with safe
operations. All utility connections shall be appropriately capped
for safety purposes whenever a mobile home stand is not occupied.
A.
Permits required. It shall be unlawful for any person to construct,
alter, extend, or operate a mobile home park, for any lot to be developed;
or for any mobile home or other structure to be placed or constructed
thereon, unless and until each of the following requirements shall
have been fulfilled to the satisfaction of Borough Council:
(1)
The applicant has furnished satisfactory evidence to the Borough
that the following permits and approvals, to the extent applicable,
have been obtained:
(a)
Valid permit(s) authorizing construction or initial occupancy
issued by the Montgomery County Health Department in the name of the
operator of the mobile home park in accordance with all applicable
legal requirements;
(b)
All permits and approvals for water supply and sewage systems;
and
(c)
All appropriate building and/or construction permits for the
lot in accordance with standard procedures and requirements for any
building activity in the Borough.
(2)
The subdivision and/or land development plan has been submitted to
the Borough in accordance with the requirements of this chapter and
final plan approval has been duly issued by Borough Council;
(3)
All other requirements contained in this article and in other applicable
portions of this chapter shall have been fully complied with; and
(4)
No mobile home or other structure shall be occupied until a valid
occupancy permit has been issued by the Borough.
B.
Fees.
(1)
Fees for the initial application and preliminary and final development
approvals for any mobile home park shall be established from time
to time by resolution of Borough Council.
C.
Inspection.
(1)
A mobile home park shall be subject to inspection during any stage
of construction by the Borough Code Enforcement Official or other
agency having jurisdiction.
(2)
The Borough is hereby authorized to stop all work or other activity
it finds to be in violation of the provisions of this or other applicable
Borough ordinances or in violation of any applicable federal, state
or local law, regulation, rule or requirement.
(3)
Upon notification to the licensee, manager or person in charge of
a mobile home park with lots for lease, the Borough Code Enforcement
Official may inspect a mobile home park after due notice to determine
compliance with this article.
(4)
Mobile home inspections. The applicant or developer shall inform
the Borough when mobile homes are connected to water supply, sewer,
and electrical service to schedule inspection of these connections
and to determine that the mobile home is anchored and located in accordance
with this chapter. The Borough Code Enforcement Official will not
inspect the mobile home unit but shall determine if it bears a label
indicating that it complies with the appropriate federal safety standards
promulgated by the U.S. Department of Housing and Urban Development
and Pennsylvania regulations issued under the Manufactured Housing
Construction and Safety Act.[1]
[1]
Editor's Note: See 35 P.S. § 1658.1 et seq.
A.
Mobile home stands. A concrete mobile home foundation pad shall be
properly graded, placed, and compacted so as to be durable and adequate
for the support of the maximum anticipated loads during all seasons.
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 from the date that it was delivered to the site, 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. No mobile homes
shall permanently rest on the wheels used to transport the unit.
D.
Skirts. All mobile homes placed within a mobile home park shall,
prior to occupancy or other use, have skirts installed around the
base for protection of the utility connections.
E.
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.
