Township of Lower Providence, PA Mobile Home Regulations

Editor's Note: Additional mobile home regulations are contained in the Township Zoning Ordinance. See Ch. 143, Zoning.

§ 123-64 Authority; incorporation of provisions.

§ 123-65 Conformance required.

§ 123-66 Use regulations.

§ 123-67 Application procedures.

§ 123-68 Site design regulations.

§ 123-69 Common elements.

§ 123-70 Utilities.

§ 123-71 Permits, licenses, fees and inspections.

§ 123-72 Additional requirements.

§ 123-64 Authority; incorporation of provisions.

In accordance with the provisions of Section 501 of Act 247,[1] the Pennsylvania Municipalities Planning Code, separate provisions regulating the design, construction and operation of mobile home parks are herein incorporated within this Part 1.

Editor's Note: See 53 P.S. § 10501.

§ 123-65 Conformance required.

Individual mobile homes. Individual mobile homes may be erected on any lot where the use is permitted, provided that such use conforms to zoning requirements and all applicable sections of this Part 1.

Mobile home developments. The provisions of this article shall be followed in the construction or alteration of all mobile home developments, as defined in this Part 1, planned for tracts of land 10 acres and greater in size. These provisions are in addition to other applicable regulations of this Part 1. Compliance with the Township Zoning Ordinance is required.

§ 123-66 Use regulations.

The uses allowed in a mobile home development shall be as specified in Article XI of the Township Zoning Ordinance.

§ 123-67 Application procedures.

All applications for mobile home developments shall follow the procedures established in the Zoning Ordinance. No application for subdivision or land development approval for the construction of a mobile home development will be accepted until the governing body has given approval pursuant to the requirements of the Township Zoning Ordinance.

§ 123-68 Site design regulations.

All appropriate regulations of the Township Zoning Ordinance shall be adhered to in mobile home developments. In addition thereto, the following regulations shall apply:

Arrangement of structures and facilities. The tract, including mobile home stands, patios, other dwellings and structures, and all tract improvements shall be organized in relation to topography, the shape of the plot and common facilities. Special attention shall be given to new mobile home designs and to common appurtenances that are available.

Adaptation of tract 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 formation, streams, floodplains, steep slopes and other natural features of the tract shall be preserved to the maximum extent practical. Favorable views shall be emphasized by the plan.

Courts and spaces. Groups or clusters of units, so placed as to create interior spaces and courtyards, shall be incorporated whenever feasible.

Orientation. Mobile homes are encouraged to be arranged in a variety of orientations and are strongly encouraged to have many units with their long sides facing the street, rather than their ends, in order to provide variety and interest. Site layout shall be designed to ensure that mobile home units are offset to block long uninterrupted vistas between the units.

Street layout. Gridiron layouts and street patterns unrelated to the topography of the site are to be avoided.

Roadways.

Standards. All Township standards for the construction of roads,[1] "contained in Subdivision and Land Development Ordinance of Lower Providence," as subsequently amended, shall be adhered to for all public roads in and abutting mobile home developments. In those developments wherein the roads are to be maintained as private internal roadways, owned and maintained by the mobile home park operator or owned and maintained in common by the residents/owners of the individual lots, the standards shall be as follows:

Rights-of-way. There shall be an equivalent right-of-way, as defined herein, reserved along those streets which are designed to function as feeder or collector roads and which connect major exterior roadways, form major loops, traverse the development or provide major or important access to adjacent parcels. No equivalent right-of-way is required on other roads. On those roads where an equivalent right-of-way is required, parallel parking may be permitted, but perpendicular or angle parking is discouraged.

Pavement. The pavement width of all residential streets serving as access to mobile home lots shall be not less than 26 feet, except that this may be reduced to not less than 22 feet on a street serving as access to no more than 30 mobile home lots where parking is prohibited along the road and off-street visitor parking is provided in common areas within 300 feet of all dwelling units at a rate of 0.3 space per mobile home.

(c)

Grades. Gradients on all residential streets shall not exceed 10%.

(d)

Culs-de-sac. A paved turnaround area with a minimum radius of 50 feet shall be provided at the closed end of any cul-de-sac road serving as a sole access to four or more mobile home lots. No permanently closed cul-de-sac street shall exceed 500 feet in length or serve as the sole access to more than 25 mobile home lots.

(e)

Other requirements. All other applicable requirements of this Part 1 relating to grades, vertical curves, horizontal curves, tangents between curves, sight distance, construction specifications, intersection alignment, intersection radius, interconnection of adjacent parcels and similar regulations shall be adhered to in all mobile home park developments.

Editor's Note: See now Appendix A, Engineering Standards, included at the end of this chapter.

Access limitations. Mobile home lots may have direct access only onto roads internal to the development. Direct access from a mobile home lot shall not be permitted onto the road(s) from which the mobile home development gains primary access.

Conversions. Any road built as a private road and later proposed for conversion to a public road shall be brought up to the applicable standards for public roads prior to being ordained as a public way, unless this requirement is waived by the governing body subsequent to determining that compliance with the requirement would have a negative effect on the mobile home development.

Pedestrian circulation.

General requirements. All mobile home developments shall provide safe, convenient, all-season pedestrian walkways of adequate width for intended use, durable and convenient to maintain between individual mobile homes, mobile home development, all community facilities provided for the residents and off-site pedestrian traffic generators, such as schools, bus stops, commercial centers, etc. These pedestrian walkways may parallel vehicular roadways, where they shall only 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 school children congregate but may be waived elsewhere if the applicant successfully demonstrates a lack of need.

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 parallel roadways, they shall be separated from the road pavement by a distance of at least four feet.

Individual walks. All dwellings shall be connected to common walks or to streets or to driveways or parking spaces connecting to a paved street. Such individual walks shall have a minimum of two feet.

Parking spaces required. Two paved off-street parking spaces shall be provided for each dwelling either on the same lot therewith or in common parking facilities, provided that parking areas contained therein are within 150 feet of the mobile home lots for which they are intended. Parking for any commercial or other nonresidential use shall follow the requirements otherwise applicable for such uses.

Common parking areas. Where common parking facilities are to be used, the parking areas shall conform to §§ 123-37 and 123-50 of this Part 1.

Common open space. In addition to the requirements of the Township Zoning Ordinance, the following regulations shall apply:

Arrangement. The common space shall be designed as a contiguous area unless the applicant demonstrates to the satisfaction of the Board of Supervisors that two or more separate areas would be preferable. The open space shall also have easily identifiable pedestrian and visual accessibility to all residents of the mobile home development, although all units do not have to abut the common open space.

Recreation. Recreation areas and facilities shall be provided to meet the anticipated needs of the residents of the development. Not less than 25% of the required open space area, exclusive of lands within the required buffers, shall be devoted to recreation. Recreation areas should be of a size, shape and topography that is conducive to active and passive recreation.

Buffers.

General requirements. A permanent buffer shall be provided along all exterior property lines in conformance with § 123-50C of this Part 1.

Existing buffers. In cases where the property line of a mobile home development occurs along natural features which function as buffers, including but not limited to mature vegetation, significant grade changes or stream valleys which are likely to be permanently preserved, buffering may be waived along that property line upon approval of the Township Board of Supervisors upon recommendation of the Township Planning Commission.

Buffer landscape plan. A landscaping plan shall be submitted with the final plans, in accordance with § 123-18A(3)(p), showing all pertinent information, including the location, size and species of all individual trees and shrubs to be preserved or planted or, alternately, the general characteristics of existing vegetation masses which are to be preserved.

Design standards. All the provisions of the Lower Providence Township Stormwater and Erosion Control Ordinance,[2] as well as design standards and procedures contained in this Part 1, shall be adhered to for all mobile home developments during and after development.

[2]

Editor's Note: See Part 3, Stormwater and Erosion Control, of this chapter.

Ground cover requirement. Exposed ground surfaces in all parts of every mobile home development 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. Impervious pavement shall be kept to a minimum. All ground surfaces shall be appropriately maintained.

Lighting facilities. Lighting facilities shall be provided as needed and arranged in a manner which will protect the mobile home development residents, neighboring properties and adjacent highways from direct glare or hazardous interference of any kind. Lighting facilities shall be required where deemed necessary by the governing body for the safety and convenience of the mobile home development residents and shall be installed by the developer.

§ 123-69 Common elements.

Ownership. Common open space and roadways shall be offered for dedication to the Township or public use, assured through easements or other appropriate means, in any mobile home development where all lots will be sold or where the Township governing body determines those facilities to be key elements in the open space and/or circulation systems of the Township, in accordance with the Township Comprehensive Plan. In all other cases, these and other common elements may be retained in private ownership or may be owned jointly by the residents of the development.

Notification on private streets. If the Township permits private internal circulation streets in a mobile home development, it shall be the responsibility of the developer or owner to notify all present and future park residents that the internal streets are private. The developer or owner shall also provide notification on how the streets will be maintained and what, if any, responsibility the park residents may bear in the upkeep of these private streets.

Maintenance. Prior to development plan approval, provisions acceptable to the Township Board of Supervisors and Township Solicitor for the maintenance of all common elements which will not be owned and maintained by a governmental agency shall be established.

Service building. The structure or structures containing the management office and other common facilities shall be conveniently located for the use intended.

§ 123-70 Utilities.

Water supply.

General requirements. An adequate supply for domestic, auxiliary and fire-fighting uses shall be provided for all uses included in the mobile home development, including service buildings and accessory facilities, in accordance with the Township Zoning Ordinance.

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 servicing utility.

Individual water-riser pipes and connection.

Individual water-riser pipes shall be located within the confined area of the mobile home stand 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.

The water-riser pipe shall have a minimum inside diameter consistent with the standards of the servicing public utility or, in lack thereof, of the Township Engineer and shall 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 the ground during freezing weather. Surface drainage shall be diverted from the location of the riser pipe.

(4)

Fire protection.[1] All mobile home developments shall be provided with fire hydrants to meet the specifications of the Middle States Department Association of Fire Underwriters. In addition, those hydrants shall be in sufficient numbers to be within 600 feet of all existing and proposed mobile homes and other dwellings and structures, measured by way of accessible streets or common areas.

Editor's Note: Ch. 83. Fire Prevention, § 83-4C.

Sewage disposal.

General requirements. An adequate and safe sewerage system shall be provided in all mobile home developments for conveying and disposing of sewage from dwellings, service buildings and accessory facilities in accordance with the state requirements.

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 regulations, as well as those of the servicing utility.

Individual sewer connections.

Each mobile home stand shall be provided with a sewer riser pipe consistent with the standards of the servicing utility. The sewer riser pipe shall be so located on each stand that the sewer connection to the mobile home drain outlet will approximate a vertical position.

The sewer connection shall have an inside diameter and slope as required by the servicing utility. 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 1/2 inch above ground elevation.

Underground utilities. All electric, natural gas, telephone and any other utility lines shall be placed underground in all mobile home developments, and each shall have the necessary shut-off valves and other safety requirements normally associated with safe operation. All utility connections shall be appropriately capped for safety purposes whenever a mobile home stand is not occupied.

§ 123-71 Permits, licenses, fees and inspections.

Permits required.

Lots for sale. In those mobile home developments wherein some or all of the mobile home lots will be sold individually (whether totally fee simple, fee simple with a homeowners' association, condominium or cooperative), no lot to be conveyed shall be developed or a mobile home or other structure placed or constructed thereon until the subdivision and/or land development plan has been properly approved and the proper building and construction permits have been issued for the lot in accordance with standard procedures for any building activity in the Township. No mobile home or other structure shall be occupied until a valid occupancy permit has been issued by the Township.

Lots for lease. In those mobile home developments wherein some or all of the mobile home lots will be leased, the following regulations shall apply to the entire development exclusive to the lots being sold individually:

Initial permits. It shall be unlawful for any persons or group to construct, alter, extend or operate a mobile home development unless and until that person or group obtains:

[1] Valid permit(s) authorizing construction and initial occupancy issued by the Township Zoning Officer in the name of the operator. All permits for water supply and sewer systems shall have been obtained.

Editor's Note: Former Subsection A(2)(a)[1], which required a valid permit issued by the Pennsylvania Department of Environmental Resources, was repealed 8-10-1992 by Ord. No. 384. Said ordinance also provided that former Subsection A(2)(a)[2] through [4] be redesignated as Subsection A(2)(a)[1] through [3], respectively.

[2]

Compliance with all other requirements contained herein.

[3]

Final approval of the application has been granted by the governing body.

Annual licenses. In addition to the initial permits, the operator of a mobile home development with lots for lease shall apply to the Township Zoning Officer on or before the first day of each year for an annual license to continue operation of the mobile home park. The Zoning Officer shall issue the annual license upon satisfactory proof that the park continues to meet the standards prescribed by state agencies having jurisdiction and the standards of this article and other applicable ordinances. The license so issued shall be valid for one year from the date of issuance.

[Amended 8-10-1992 by Ord. No. 384]

Fees.

Fees for the initial application and preliminary and final approvals of any mobile home development shall be prescribed by regulations of the Board of Supervisors.

The fee for the annual license required for mobile home developments having lots for lease shall be prescribed by regulations of the Board of Supervisors and shall be submitted to the Zoning Officer with the application for the annual license.

Inspection.

Upon notification to the licensee, manager or person in charge of a mobile home development, with lots for lease, the Building Inspector or Township Zoning Officer may inspect a mobile home development after due notice to determine compliance with this article.