The construction of a new mobile home park, as permitted by conditional use in the R-3 Residential Districts of Chapter 200, Zoning, or the alteration of an existing park shall be made only after the plans have been submitted in accordance with this chapter. The plans shall be in sufficient detail so that the following items can be properly examined:
A.
Complete park layout showing lot sizes and dimensions,
open space areas, and all improvements including streets, vehicular
parking areas, water supply location, sewer and water lines, service
buildings, sewage disposal system, lighting facilities, walkways,
refuse storage areas and disposal methods, and recreation facilities;
B.
Plans for providing adequate management of surface
drainage;
C.
Details of the construction of the sewage disposal
system, including soil percolation tests, if soil absorption type
system is to be used;
D.
Details of the construction of the sewerage system,
including size, slope, material, manhole and cleanout construction
and location;
E.
Water supply including expected capacity and size
of well, pump rating, water storage facilities, methods of sealing
well, housing for pump and storage tank, distribution system including
size, materials and valve locations;
F.
Construction of service buildings showing plumbing,
heating, ventilation and other sanitary systems which are to be included;
G.
Lighting facilities and electrical power line installation;
H.
Anticipated number of parking spaces as would be permitted
under available land area; and
I.
A copy of approved plans that will be kept on file
by the reviewing health agency.
A.
Permits required.
(1)
It shall be unlawful for any person to construct,
alter, extend, or operate a mobile home park within Upper Uwchlan
Township unless and until he obtains:
(a)
A permit issued by the Chester County Health
Department in the name of the operator in accordance with the Rules
and Regulations, Commonwealth of Pennsylvania, Department of Health,
Chapter 4, Article 415, "Regulations for Mobile Home Parks," enacted
on October 30, 1959, as amended.
(b)
A mobile home park permit issued by the Township
Zoning Officer in the name of the operator, which shall not be issued
until a copy of the Health Department permit has been furnished, all
permits for water supply and sewage systems shall have been obtained,
and all other requirements contained herein have been complied with
and final approval of the application has been granted by the Board
of Supervisors.
(c)
A building permit issued by the Township Building
Code Officer after having paid a fee for each unit to be placed within
the mobile home park.
(d)
A valid license issued by the Township Zoning
Officer in the name of the operator, which shall not be issued until
a copy of the Health Department permit has been furnished, and all
other requirements contained herein have been complied with.
(2)
Inspection and issuance, or refusal, of license. Upon
receipt of the application for license, the Zoning Officer shall:
(a)
Verify the validity of the Department of Health
permit;
(b)
Verify the issuance of a certificate of the
Board of Supervisors granting a conditional use; verify the planning
commissions' recommendations and the Supervisors' approval of the
development plan; and, upon finding that all requirements of this
chapter have been met, shall thereupon issue a license in the name
of the operator; the license shall be valid for one year from the
date of issue.
(c)
For yearly renewal of license, there shall be
a fee, payable to the Township of Upper Uwchlan and submitted to the
Zoning Officer with the application for renewal.
(3)
Applicability to existing mobile home parks.
(a)
Upon the effective date of this chapter, the
operators of any existing mobile parks shall be required to show the
Zoning Officer evidence of having obtained a permit from the Department
of Health, and within a period of one year shall take the necessary
steps to comply with the provisions of this chapter; and, at the end
of the one-year period, shall obtain a license from the Zoning Officer
upon payment of the fee, and shall renew his license each year thereafter.
(b)
In the event that the Zoning Officer shall find
evidence of any condition which is not in accordance with the provisions
of this chapter, it shall be his duty to refuse to issue, or renew,
a license, and to notify the Department of Health and the Township
Supervisors, accordingly. In the event that it is not feasible for
the operator to comply literally with all of the provisions of this
chapter, the Zoning Officer shall instruct the operator concerning
the procedure for appeal to the Zoning Hearing Board and in due course
the Board shall direct the Zoning Officer with respect to issuance
or denial of the license, and, if issued, the annual renewals shall
be issued without prejudice so long as a renewal of the Department
of Health permit is obtained. Any extension of an existing mobile
home park after the effective date of this chapter shall be in strict
accordance with the provisions herein.
B.
Fees.
(1)
Fees for the initial application and preliminary and
final approvals shall be prescribed by resolution of the Board of
Supervisors.
(2)
The fee for the annual license shall be prescribed
by resolution of the Board of Supervisors and shall be submitted to
the Zoning Officer with the application for the annual license.
C.
Inspections.
(1)
A mobile home park shall be subject to inspection
during any stage of construction and at any time during its operation
by an authorized representative of the Township of Upper Uwchlan or
other agency having jurisdiction, and such representative shall make
known his presence and authorization to the operator at the time of
each inspection.
(2)
The Zoning Officer is hereby authorized, to stop all
work or other activity which he finds to be in violation of the provisions
of this or other applicable ordinances.
(3)
Upon receipt of the application for annual license
and before issuing such annual license, the Zoning Officer or other
designated representative of the Township shall make an inspection
of the mobile home park to determine compliance with this chapter.
The Zoning Officer or other representative shall thereafter notify
the licensee of any instances of noncompliance with the chapter and
shall not issue the annual license until the licensee has corrected
all such violations.
D.
Where the applicant or licensee feels that the Zoning
Officer has failed to follow procedures or has misinterpreted or misapplied
any provision of this chapter in the review of an application for
a mobile home park permit or an annual license renewal, he may appeal
such action to the Township Zoning Hearing Board in accordance with
53 P.S. § 10909.1.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
E.
No permit issued under this chapter shall be transferable
to a different location. No person holding a permit under this chapter
shall extend or reduce the area of any mobile home park, or add any
new facility or structure, until notice of such proposed changes shall
have been given to the Zoning Officer and/or inspector who shall have
ascertained, after investigation as in the case of an original application
for a permit, that such proposed changes are in accordance with all
the requirements of this chapter, and shall have signified that fact
by his approval.
In the event a mobile home park operator intends
to discontinue operation of the park, the operator shall notify park
residents one year in advance of the intended closing date.
A safe and convenient vehicular access shall
be provided from abutting public streets or roads to each mobile home
park. To ensure safe access, the following standards shall apply:
A.
With the exception of those street standards specified in this article, the standards in Article V of this chapter shall govern the design and construction of streets in a mobile home park.
B.
Access. The entrance road, or area, connecting the
park with a public street or road shall have a minimum pavement width
of 36 feet. At least 500 feet must separate roads connecting the park
with a public street or road if more than one exit and/or entrance
is provided. No entrance to a mobile home park shall be beyond 500
feet from an arterial road as defined in the Appendix.[1]
[1]
Editor's Note: Said appendix is on file in
the Township offices.
C.
Interior streets. All interior streets shall be designed
and constructed to the same specifications as required for subdivisions,
and shall be paved to a width of at least 26 feet; all access streets,
between interior streets and the public street, shall be paved to
a width of at least 34 feet; and all interior streets shall be provided
with battered concrete curbs to subdivision standards herein. The
curb along the public street frontage shall be as specified by the
Supervisors.
D.
Required illumination of park street systems. All
parks shall be furnished with lighting units so spaced and equipped
with luminaries placed at such mounting heights as will provide average
levels of illumination for the safe movement of pedestrians and vehicles
at night.
E.
Parking areas.
(1)
Off-street parking areas shall be provided in all
mobile home parks for the use of park occupants and guests.
(3)
Required car parking spaces shall be so located as
to provide convenient access to the mobile home, but shall not exceed
a distance of 200 feet from the mobile home that it is intended to
serve.
(4)
Off-site common parking areas may be provided in lieu
of the required two parking spaces on each mobile home lot, in which
case parking shall be provided at the rate of two spaces for each
mobile home lot not equipped with two parking spaces.
(5)
Additional parking spaces for vehicles of nonresidents
shall be provided as off-street common parking at the rate of one
space for each mobile home lot.
F.
Walkways.
(1)
All mobile home parks shall provide safe, durable,
convenient, all-season pedestrian walkways of adequate width for their
intended uses, between the park streets and all community facilities
provided for park residents.
(2)
Where pedestrian traffic is concentrated, each walk
shall have a minimum width of four feet.
[Amended 12-15-2003 by Ord. No. 03-06]
A.
General. An adequate and safe wastewater disposal system shall be provided in all mobile home parks for conveying and disposing of wastewater from each mobile home, service buildings and other accessory facilities. Where public wastewater systems are accessible, connection shall be made to such system. Such system shall be designed, constructed, and operated in accordance with this chapter; § 162-48 of this chapter; and Upper Uwchlan Township's officially adopted Act 537[1] Sewage Facilities Plan, as amended, as well as other applicable
Township standards and specifications, which may be updated or revised
from time to time and which may include, but are not limited to:
(1)
Technical specifications for construction of sewer
mains and appurtenances to be connected to the public sewer system;
(2)
Standards for design and construction of lagoon and
irrigation systems in the Route 100 Regional Service Area; and
(3)
Standards for preparation of sewage facilities planning
modules for irrigation and storage facilities in the Route 100 Regional
Service Area.
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
B.
Proposed wastewater disposal systems shall be reviewed
and approved by the Pennsylvania Department of Environmental Protection,
the Chester County Department of Health, and/or Upper Uwchlan Township,
as applicable.
[Amended 12-15-2003 by Ord. No. 03-06]
A.
General. An adequate supply of water shall be provided for mobile homes, service buildings, and other accessory facilities as required by this chapter, and designed, constructed, and operated in accordance with this chapter, Chapter 183, Article I, Public Water Supply, and § 162-49 of this chapter. Where a public water supply system of satisfactory quantity, quality and pressure is available, connection shall be made hereto and its supply shall be used exclusively. Where a satisfactory public water supply system is not available, the development of a private water supply system shall be approved by the Pennsylvania Department of Health or other authorities having jurisdiction.
B.
Source of supply.
(1)
The water supply shall be capable of supplying a minimum
of 350 gallons per day per mobile home.
(2)
The well or suction line of the water supply system
shall be located and constructed in such a manner that neither underground
nor surface contamination will reach the water supply from any source.
(3)
Wells shall be located a safe distance from sources
of contaminations. The minimum distance from cast-iron sewer lines
with permanent watertight joints is 20 feet. All other sewer lines
and septic tanks shall be separated from wells by at least 50 feet.
Absorption field, seepage pits and absorption beds shall be located
at least 100 feet from a well.
(4)
No well casings, pumps, pumping machinery, suction
pipes, or other appurtenances which are necessary for proper functioning
of a water system, shall be placed in any pit, room or space extending
below ground level, nor in any room or space above ground which is
walled in or otherwise enclosed, unless such rooms, whether above
or below ground, have free drainage by gravity to the surface of the
ground.
(5)
Water supply treatment, if necessary, shall be in
accordance with the requirements of the Chester County Health Department
or other applicable authorities.
(6)
If drinking fountains are provided, they shall be
of an approved type of angle jet nozzle with guard.
C.
Water storage facilities. All water storage reservoirs
shall be covered, watertight, constructed of impervious material and
stored underground.
D.
Water distribution system.
(1)
All water piping, fixtures and other equipment shall
be constructed and maintained in accordance with state and local regulations.
(2)
The water piping system shall not be connected with
nonpotable or questionable water supplies and shall be protected against
the hazards of backflow or backsiphonage.
(3)
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, of service buildings, each mobile
home, and other locations requiring potable water supply.
E.
Individual water riser pipes and connections.
(1)
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 insuring
the shortest water connection possible and decreasing susceptibility
to water pipe freezing.
(2)
The water riser pipe shall have a minimum inside diameter
of 1/2 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 services 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.
(4)
A shutoff valve below the 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.
[Amended 12-15-2003 by Ord. No. 03-06]
[Amended 12-15-2003 by Ord. No. 03-06]
A.
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 local electric power company's specifications regulating such systems and other local codes. Further, all electrical wiring system design, installation, and operation shall be in accordance with § 200-81 of Chapter 200, Zoning.
B.
Power distribution lines. All direct burial conductors
or cable shall be buried at least 18 inches below the ground surface
and shall be insulated and specifically designed for the purpose.
Such conductors shall be located not less than 18 inches radial distance
from water, sewer, gas or communications lines.
C.
Individual electric connections. 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.
[Amended 12-15-2003 by Ord. No. 03-06]
A.
General requirements.
(1)
The mobile home operator shall be responsible for
the proper storage, collection and disposal of refuse.
(2)
The storage, collection and disposal of refuse in
the mobile home park shall be so conducted as to create no health
hazard, rodent harborage, insect breeding areas, accident or fire
hazard, or air pollution and shall comply with the Pennsylvania Department
of Health regulations or other applicable agencies, governing mobile
home parks.
(3)
All refuse shall be stored in flytight, watertight,
rodentproof containers, which shall be located not more than 200 feet
from any mobile home space and no less than 50 feet from the mobile
home park boundary. Containers shall be provided in sufficient number
and capacity to properly store all refuse.
(5)
Racks or holders shall be provided for all refuse
containers. Such container racks or holders shall be so designed as
to prevent containers from being tipped, to minimize spillage and
container deterioration, and to facilitate cleaning around them.
(6)
All refuse shall be collected at least once weekly.
Where suitable collection service is not available from private agencies,
the mobile home park operator shall provide this service. All refuse
shall be collected and transported in covered vehicles or covered
containers.
[Amended 12-15-2003 by Ord. No. 03-06]
The provision of fuel supplies and required storage shall be in accordance with §§ 200-77, 200-80, and 200-81 of Chapter 200, Zoning, and the following provisions, as applicable.
A.
Natural gas system.
(1)
Natural gas piping system, when installed in mobile
home parks, shall be maintained in conformity with accepted engineering
practices.
(2)
Each mobile home lot provided with piped gas shall
have an approved shutoff valve, installed upstream of the gas outlet.
The outlet shall be equipped with an approved cap to prevent accidental
discharge of gas when the outlet is not in use.
B.
Liquefied petroleum gas systems (LPG).
(1)
Systems shall be provided with safety devices to relieve
excess pressures and shall be arranged so that the discharge terminates
at a 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 conditions.
(3)
All LPG piping outside of the mobile homes shall be
well supported and protected against mechanical injury. Undiluted
liquefied petroleum gas in liquid form shall not be conveyed through
piping equipment and systems in mobile homes.
(4)
Vessels of more than 12 and less than 80 U.S. gallons'
gross capacity may be installed on a mobile home lot and shall be
securely, but not permanently, fastened to prevent accidental overturning.
(5)
No LPG vessel shall be stored or located inside or
beneath any storage cabinet, carport, mobile home, or any other structures
unless such installations are specially approved by the authority
having jurisdiction.
(6)
No cylinder containing liquefied petroleum gas, bottled
gas or fuel oil shall be located in a mobile home; nor within 10 feet
of a door thereof.
C.
Fuel oil supply systems.
(1)
All fuel oil supply systems provided for mobile homes,
service buildings and other structures shall be installed and maintained
in conformity with the rules and regulations of the authority having
jurisdiction when provided.
(2)
All piping from outside fuel storage tanks or cylinders
to mobile homes shall be securely, but not permanently, fastened in
place.
(3)
All fuel oil supply systems provided for mobile homes,
service buildings and other structures shall have shutoff valves located
within five inches of storage tanks.
(4)
No fuel combustion unit shall be used in any mobile
home without being vented to the outside of the trailer.
(5)
Storage tanks located in areas subject to traffic
shall be protected against physical damage.
[Amended 12-16-2013 by Ord. No. 2013-05]
The provisions of Chapter 152, Stormwater Management, shall be applicable to all mobile home park development.
A.
Where a community building is provided, it must contain
a toilet and lavatory for each sex. In addition, the mobile home park
may provide laundry facilities, storage facilities for use of occupants,
management office, and indoor recreation facilities for park residents
and guests only.
B.
Construction of all community buildings shall be in
compliance with all applicable codes and shall be maintained in a
clean, sanitary and structurally safe condition.
C.
Ownership and maintenance of all community buildings
shall be defined in the application for a mobile home park.
A.
The mobile home park area shall be subject to the
rules and regulations of the applicable fire prevention authority
where provided.
B.
Mobile home park areas shall be kept free of litter,
rubbish and other flammable materials.
C.
Portable fire extinguishers of a type approved by
the fire prevention authority shall be kept in public service buildings
under park control.
D.
Fire extinguishers of a type approved by the Fire
Underwriters Laboratories (a B-C Classification type) bearing the
Underwriters' label, shall be readily accessible within 300 feet of
each mobile home. It is recommended that mobile home park owners or
operators require each mobile home unit to be equipped with a fire
extinguisher.
E.
Wherever a public or community water system is provided,
fire hydrants shall be installed within 600 feet of all existing and
proposed structures and/or mobile homes, measured by way of accessible
streets (as specified by the Middle Department Association of Fire
Underwriters).
F.
Fire hydrants shall be installed if their water supply
source is capable to serve them in accordance with the following requirements:
(1)
The water supply source shall permit the operation
of a minimum of two one-and-one-half-inch hose streams.
(2)
Each of two nozzles, held four feet above the ground,
shall deliver at least 75 gallons of water per minute at a flowing
pressure of at least 30 pounds per square inch at the highest point
of the park.
A.
The operator/licensee of a mobile home park shall
be responsible for the proper repair and maintenance of all common
facilities, including, but not limited to, roads, parking areas, sidewalks
or pathways, common open space, water supply and sewage disposal systems,
and community buildings.
B.
The operator/licensee of a mobile home park shall, prior to issuance of any certificate of occupancy pursuant to final approval of an application for a new development or expansion, post with the Township a maintenance bond in a form acceptable to the Township Solicitor in an amount sufficient to cover, for a period of two years, the costs of maintenance of all common areas and facilities as described in § 162-64, said costs to be estimated by the Township Engineer or other representative.
