Township of Concord, PA Mobile Home Parks

The street system of the mobile home development (MHD) shall be designed so as to:

Create a separation of automobile and pedestrian circulation by means of a system of roads and pedestrian walkways.

Relate harmoniously with land uses within and adjacent to the mobile home development.

Create efficient and safe connections with the existing road systems of the Township in order to ensure proper ingress and egress to and from the mobile home development.

Minimize through traffic in residential areas.

Location and arrangement of streets.

The arrangement, character, extent, width, grade and location of all streets shall conform to the Official Map of Concord Township, as adopted or amended, and shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety and in their appropriate relation to the proposed uses of the land to be served by such streets.

Where such is not shown in the Official Map, the arrangement of streets in the development shall either provide for the continuation or appropriate projection of existing principal streets in surrounding areas or conform to a plan for the neighborhood approved or adopted by the Board of Supervisors to meet a particular situation where topographical or other conditions make continuance or conformance to existing streets impracticable.

Local streets shall be so laid out that their use by through traffic will be discouraged.

To facilitate snow removal and to permit easy access for fire-fighting equipment and delivery trucks, dead-end streets (culs-de-sac), designed to be so permanently, shall be provided at the closed end with a turnaround having an outside cartway radius of at least 40 feet and a right-of-way line radius of at least 50 feet. Such streets shall be no longer than 700 feet, measured from its intersecting center line to the center of the turnaround, except where topographical or other conditions make this limitation impracticable as determined by the Board of Supervisors.

[Amended 1-5-1998 by Ord. No. 221]

Access to streets.

Where the mobile home development abuts or contains a present or proposed arterial or collector street, reverse frontage with screened planting contained in a twenty-foot nonaccess easement along the right-of-way shall be required unless Board of Supervisors' approval is obtained to alternative treatment, as may be necessary for adequate protection of residential properties or other abutting properties and to afford separation of through and local traffic.

Reserve strips controlling access to streets shall be prohibited except where control thereof is vested in the Township under conditions approved by the Board of Supervisors. When the development adjoins unsubdivided acreage, new streets shall be provided through to the boundary lines of the development with temporary easements for turnaround.

Street intersections.

Street jogs with center-line offsets of less than 150 feet should be avoided.

Streets shall be laid out so as to intersect as nearly as possible at right angles, and no street shall intersect any other street at less than 60°.

Right-of-way lines at street intersections shall be rounded with a radius of 25 feet or with a greater radius where the Board of Supervisors may permit comparable cutoffs or chords in place of rounded corners.

To the fullest extent possible, intersections with major traffic streets shall not be located less than 800 feet apart, measured from center line to center line.

(e)

Multiple intersections involving the junction of more than two streets shall be avoided, and where such avoidance is impossible, such intersections shall be designed with extreme care for both vehicular and pedestrian safety.

(f)

Grades at intersections shall be in conformance with Subsection F(7) below.

(g)

Proper sight lines shall be maintained at all intersections of streets. There shall be a clear sight triangle, measuring 75 feet along the intersecting street lines from the point of intersection indicated on the plan, that is maintained free and clear of shrubs, structures, signs and other visual obstructions.

(h)

The intersection should be designed and graded to allow for proper drainage.

Street widths and setback lines.

[Amended 1-5-1998 by Ord. No. 221; 1-12-1999 by Ord. No. 234]

Street right-of-way and cartway widths shall be as required in § 160-39C; provided, however, that private streets located in an adult residential community mobile home development shall be subject to the provisions of § 160-60F(12).

Additional rights-of-way and cartway widths than those specified in this or other ordinances may be required by the Board of Supervisors in order to lessen traffic congestion, to secure safety from fire, panic and other dangers, to facilitate the adequate provision for transportation and other public requirements or to promote the general welfare.

Where a subdivision abuts or contains an existing street of inadequate right-of-way width, additional right-of-way width shall be provided to conform to the standards established in Subsection F(5)(a).

Street alignment.

Except for secondary-residential streets, there shall be a tangent of at least 100 feet, measured at the center line between curves,

The minimum radius at the center line for curves on collector streets shall be 300 feet, and for secondary residential streets it shall be 150 feet. Proper superelevation shall be provided for curves less than 600 feet in radius on collector streets.

Street grades.

Street grades shall not exceed the following:

	Street Type	Percent Grade
	Collector	6%
	Secondary-residential	10%

Vertical curves shall be used at changes of grade exceeding 1% and shall be designed in relation to the extent of grade change and to provide the following minimum lengths of curves:

For over crests (summits), for each four-percent difference in gradients, 125 feet in length of curve shall be provided.

[2]

For under crests (sags), for each four-percent difference in gradients, 100 feet in length of curve shall be provided.

Where the grade of any street at the approach to an intersection exceeds 7%, a leveling area shall be provided having a minimum length of 50 feet measured back from the street line, within which no grade shall exceed a maximum of 5%. Furthermore, the maximum grade within an intersection shall not exceed 1%.

No street grade shall be less than 0.5%.

(e)

All streets shall be graded to the full width of the right-of-way. Maximum side slopes within the right-of-way shall not exceed 1 1/2 feet horizontal to one foot vertical and shall be adequately stabilized with appropriate plant materials.

Street names. No street names shall be used which will duplicate or be confused with the names of existing streets. Street names shall be subject to the approval of the Board of Supervisors.

Street signs and lighting.

Street name signs conforming to Township specifications shall be erected and painted in accordance with said specifications at all street intersections or junctions in all developments at the expense of the developer.

The developer shall install or cause to be installed, at the developer's expense, such streetlighting facilities as may be deemed adequate and as may be prescribed at the time the development plan is approved, and the developer shall pay the cost of operating said streetlights until such time as the street or street upon which said lights are installed shall be accepted by resolution of the Board of Supervisors as part of the public road system of the Township or until the Board of Supervisors condemns such street or streets for use as a public street.

(10)

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

(11)

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 Board of Supervisors subsequent to determining that compliance with the requirement would have a negative effect on the mobile home development.

(12)

Private streets.

[Added 1-12-1999 by Ord. No. 234]

The provisions of §§ 160-39C(2) and 160-39E regarding private streets shall not apply to private streets in an adult residential community mobile home development. Private streets in an adult residential community mobile home development shall be governed by the provisions set forth below in Subsection F(12)(b) through (e), inclusive.

Private residential streets are permitted only if they serve as access to no more than five lots. A maximum of three interior lots may access the private street; provided, however, that at the discretion of the developer of an adult residential community mobile home development, all of the streets within a mobile home development may be designated as private streets. All lots which abut a private street shall use the private street for access exclusively.

Private residential streets shall be designed to meet the following standards:

A minimum of a forty-foot right-of-way shall be provided.

[2]

A minimum of an eighteen-foot cartway shall be provided for private residential streets that provide access for no more than five lots. A minimum of a twenty-four-foot cartway shall be provided for private residential streets that provide access to six or more lots. On-street parking shall be restricted to only one side of the private residential street.

[3]

Lot area and setback requirements for lots which abut private streets shall be the same as are required along public streets in addition to the interior lot standards as set forth in § 160-43H.

[4]

A private street in an adult residential community mobile home development shall otherwise be in conformance with all design standards, except that conformance with § 160-42 is not required. Rolled curbing instead of vertical curbing is required for use on private streets.

Private streets in an adult residential community mobile home development shall be indicated as such on the record plan and shall be subject to contract and guarantee requirements outlined in Article X of Chapter 160, Subdivision and Land Development. The private street shall be owned and maintained by a homeowners' association comprised of the lot owners or pursuant to alternate arrangements approved by the Township such as a recorded maintenance/easement agreement.

(e)

Refer to § 160-41 for design standards and requirements for driveways serving one or two dwellings or buildings.

Fire lanes and hydrants.

No dwelling unit or part of a unit shall be located more than 150 feet from a duly improved and accessible fire lane, as defined below, nor more than 600 feet from a private or public street or a fire hydrant. All fire hydrants and fire lanes shall be subject to the approval of the Township.

Fire lanes shall have a minimum unobstructed right-of-way width of 40 feet; and there shall be constructed within this right-of-way an all-weather and well drained surfaced cartway with a minimum width of 28 feet. The extension of fire lanes shall begin from one or more private or public streets.

Dead-end fire lanes shall be terminated with an unobstructed vehicular turnaround or cul-de-sac with a minimum right-of-way radius of 50 feet. Dead-end fire lanes shall have a maximum length of 400 feet.

The location of fire lanes shall conform to plans for the extension of streets, sanitary sewers, water mains, storm sewer and other drainage facilities and public utilities as contained in this and other ordinances of the Township of Concord and shall provide adequate access to buildings by firemen and other emergency services.

Fire hydrants must be provided by the developer. The number, type and location of fire hydrants and the size and rate of flow of feeder lines shall be subject to the approval of the Township Fire Marshal.

No certificate of occupancy shall be issued until fire lanes are constructed and hydrants tested and approved by the Township Fire Marshal.

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 streets, as 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 to the Board of Supervisors.

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 width 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.

Common parking areas.

Aisle width. Where common parking facilities are to be used, no parking aisle will be less than 22 feet in width.

Required green areas. Ten percent of all common parking areas on each lot shall be devoted to green areas consisting mostly of grass and plantings, including trees which must be interspersed within the paved parking areas to channel traffic or divide parking areas. The green areas required by this section shall not constitute a portion of any green area or common open spaces otherwise required by this chapter or any other ordinance or regulation of the Township. The exact design and location of the green areas required by this section shall be indicated on a development or subdivision or other similar plan and be permanently maintained as such.

In addition to the requirements of Chapter 210, Zoning, the following regulations shall also 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 acceptable to the Board of Supervisors 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 relief that is conducive to active and passive recreation.

Buffers.

General requirements. Along all exterior property boundary lines except those which abut another mobile home development, there shall be a permanent buffer at least 15 feet in depth, unless this is waived pursuant to Subsection K(4). A screen buffer (as defined herein) shall be provided wherever the mobile home development abuts existing residential zones and/or residential uses or any existing street [as modified by Subsection K(3)], drive or parking area and where abutting other types of uses when deemed necessary by the Board of Supervisors to provide sufficient buffering and transition. No less than a softening buffer (as defined herein) shall be provided wherever the mobile home development abuts existing commercial, office and industrial uses. No less than an open buffer shall be provided where more extensive buffers are deemed unnecessary by the Board of Supervisors.

Components.

Screen buffer. The primary component of a screen buffer shall be a row of suitable evergreen trees at a height of not less than six feet when planted and spaced not more than 10 feet apart on center, and these trees shall be of such species to attain a height at maturity of not less than 20 feet. Also required as a secondary component of the buffer is one of the following: mounding (the use of which is encouraged), provided that the slopes shall be a maximum of 3 to 1; visually opaque fencing not greater than six feet in height; and coniferous shrubbery. Any combination of evergreen trees, coniferous shrubs, mounding, fencing or other natural vegetation or man-made material is allowable, provided that an effective visual screen at least 15 feet in height above the adjacent ground elevation in the mobile home development is achieved within a reasonable time. But whenever only vegetation is used, there shall be at least a double row of evergreen trees, with the trees in one row offset five feet from the trees in the other row and the rows at least five feet apart.

Softening buffer. The primary component of a softening buffer shall be a row of trees spaced not more than 25 feet apart on center, at least 25% of which shall be evergreens. The evergreen trees shall be at least six feet in height when planted and shall attain at least 20 feet in height maturity. Any deciduous trees shall be at least 1 1/2 inches in caliper and eight feet in height when planted and shall attain a height of not less than 20 feet at maturity. These trees shall be interspersed with other allowable components, including any other type of trees, shrubs, mounding, fencing and/or similar natural or man-made elements having a visible vertical dimension or any combination thereof.

Open buffer. The open buffer shall, as a minimum, consist of grass, ground cover and/or similar vegetative material and may include trees, shrubs or other natural or man-made landscaping materials, but it shall be mostly vegetative rather than paved.

Street boundaries. Wherever necessary for adequate sight distance or where the Board of Supervisors so determines that a sufficient buffer exists to protect the welfare and safety of the community, a single row of deciduous trees at least eight feet in height at maturity and with a spacing of not more than 40 feet on center may be provided along all property boundaries which abut a street.

Existing buffers. In cases where an edge(s) 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 edge(s) upon approval of the Board of Supervisors.

Maintenance. All vegetation shall be maintained permanently and, in the event of death or other destruction, shall be replaced by the persons responsible for maintenance when death or destruction occurred.

Buffer landscape plan. A buffer landscaping plan acceptable to the Board of Supervisors shall be submitted in accordance with § 160-50 of this chapter.

Drainage considerations. The following site drainage requirements shall apply to all mobile home developments.

Surface water. The ground surface in all parts of a development shall be graded and equipped to drain all surface water in a safe, efficient manner. The velocity of runoff during and after development shall not exceed 1.5 feet per second, as required by Chapter 102, Section 102.22(c) of the Erosion Control Rules and Regulations published by the Pennsylvania Department of Environmental Protection July 1, 1973, and as subsequently amended.

Ponds and retention structures. Surface water collectors and other bodies of standing water capable of breeding mosquitoes and other insects shall be eliminated or controlled in a manner approved by the Pennsylvania Department of Environmental Protection.

Wastewater. Wastewater from any plumbing fixture or sanitary sewer line shall not be deposited upon the ground surface in any part of a mobile home development or the surrounding properties.

Erosion and sediment control. All applicable regulations and permit requirements to prevent accelerated soil erosion and resulting sedimentation as stipulated in the Pennsylvania Department of Environmental Protection Soil Erosion and Sedimentation Control Manual, July 1, 1973, and as subsequently amended, shall be followed by all parties engaged in establishment of a mobile home development.

The storm sewage for a mobile home development shall be designed and constructed subject to the determinations of the site analysis of the natural features and so as to minimize erosion, flooding and runoff using, as necessary, drainage easements, swales, catchment basins, silt traps and design of cartways so as to minimize runoff. Design is to be based upon an anticipated rainfall of 2 1/2 inches per hour, with 100% runoff.

Drainage facilities shall be provided:

To permit unimpeded flow of natural watercourses;

To ensure adequate drainage of all points along the line of streets; and

To intercept stormwater runoff along streets at intervals reasonably related to the extent and grade of the area drained.

In the design of drainage facilities, special consideration shall be given to problems that may arise from concentration of stormwater runoff over adjacent properties and roads.

Storm sewers, as required, shall be placed in back of the curb when located in a street or right-of-way. When located in undedicated land, they shall be placed within an easement not less than 20 feet wide, as approved by the Township. Open ditches shall be limited in length as required.

In some cases, stormwater must travel in original stream beds or in open channels. Concreted or riprapped channels shall be required. Open channels, whether concreted or not, shall generally be straightened, widened or otherwise adjusted to conform to hydraulic requirements.

(10)

Storm sewers shall have a minimum diameter of 18 inches and a minimum grade of 1/2 of 1%. Changes in alignment shall be by straight sections connected by inlets or manholes.

(11)

Where a storm sewer passes between houses, sufficient width shall be allowed between houses to accommodate said sewer, to be set aside as a storm sewer easement to be maintained in perpetuity by the applicant. The ground shall drain in the same direction as the sewer. No pockets or craters shall be left in the road or on the ground.

(12)

Manholes shall be not more than 300 feet apart on sizes up to 24 inches and not more than 450 feet apart on greater sizes. Inlets may be substituted for manholes on approval by the Township.

(13)

Inlets and manhole covers and frames shall conform to Township standards. At street intersections, inlets shall be placed in the tangent and not in the curved portion of the curbing. Inlets shall generally be Pennsylvania Standard Combination Special Inlets. They shall be located at intersections and, as needed, between intersections. Inlets shall be required when the design flow in any gutter exceeds seven cubic feet per second. They shall be designed to deliver a rainfall intensity of 2 1/2 inches per hour with 100% runoff. The upstream end of the inlet shall be recessed by 10 inches and shall be depressed to show eight inches or more of curb face instead of six inches as shown elsewhere. Inlets shall be so placed in an intersection that rainwater shall not have to cross any road before entering.

(14)

Bridges and culverts shall have ample waterway to carry expected flows. Culverts shall be provided with wing walls and constructed for the full width of the right-of-way. Bridges shall be provided with a paved flow line and with deep aprons and wing walls at each end. Bridges shall be constructed no narrower than the cartway of the road they serve, and, in addition, sidewalks on both sides shall be required.

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.

The landscaping requirements of § 160-50 shall also apply to all mobile home developments. In addition, the following shall apply:

Landscaping shall be regarded as an essential feature of every mobile home development. In addition to the preservation of natural features, trees and slopes of the site, careful attention shall be given to the landscaping of parking areas and provisions of street trees as required by this chapter.

Landscaping shall be planned and effectuated in the mobile home development so as to integrate buildings with their surrounding lands and to present a total pattern throughout the site. The use of berms is encouraged.

The protection of trees of two inches caliper or over, measured 4 1/2 feet off the ground, shall be a factor in determining the location of open space, buildings, underground services, walks, paved areas, playgrounds, parking areas and finished grade levels.

The development shall be designed and programmed so as to minimize earthmoving, erosion, tree clearance and the destruction of natural amenities. Natural features, such as lakes, streams and wooded slopes, shall be preserved and incorporated into the final landscaping of the development wherever possible and desirable. The applicant shall demonstrate the means whereby trees and other natural features shall be protected during construction. Wherever possible, scenic points, historic spots and other community assets and other planting shall be preserved.

Seeding, sodding and other planting shall be applied to stabilize topsoil on steep slopes and to enhance the appearance of open space. This program must be approved by the Soil Conservation District of the Federal Soil Conservation Service. Excessive cuts and fills shall be avoided. Topsoil shall not be stripped, covered or removed from the development site.

Erosion control measures, such as minimizing the areas of exposed soil, mulching, building silt catchment basins and planting temporary ground cover, shall be instituted as necessary. All construction, including grading and regrading, shall be accomplished under and in accordance with the analysis of natural resources required by this chapter. Where adequate surface drainage is not possible by grading alone, a supplementary drainage system approved by the Township Engineer will be required.

All parking areas shall be landscaped. The interior of each lot shall have one two-inch-caliper shade tree for every four parking spaces.

Whenever the site is not naturally wooded, shade trees shall be provided along all streets. No fewer than two two-inch-caliper trees measured 4 1/2 feet off the ground shall be planted for each twenty-five-foot section of collector streets. For the purpose of these regulations, street trees are limited to those listed in the Appendixes.

Subject to the approval of the Board of Supervisors, the planting strip or utility strip between the curb and sidewalk may be moved and placed into an acceptable public park area on an equal basis, resulting in an integral curb, gutter and sidewalk treatment where this is accomplished. Where integral curb, gutter and sidewalk is permitted, a planting and utility easement shall be required. The combined dimension of such sidewalk and planting and utility easement together shall not exceed the residual dimension of road right-of-way, measured from the back of the curb to the right-of-way line for each side, respectively. Such integral treatment shall, however, not be permitted on arterial or collector thoroughfares. Areas within planting strips cannot be used to enable larger lot sizes or used for park purposes.

§ 160-61 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 Board of Supervisors 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.[1] 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.

Editor's Note: The Comprehensive Plan is on file in the Township offices. See also the Appendixes.

Maintenance. Prior to development plan approval, provision acceptable to the Board of Supervisors and 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. Consolidation of laundry, recreation, management and other common facilities in a single building and location is encouraged if the single location will adequately serve all mobile home lots.

§ 160-62 Utilities.

General.

All streets, off-street parking areas and areas of high pedestrian use shall be adequately lighted. All such lighting shall be designed and located so as to direct light away from adjacent residents. Adequate lighting shall be provided after dark. Appropriate lighting shall be provided for walkways and to identify steps, ramps and signs. Such lighting shall be designed and located so as to direct light away from adjacent residences.

The requirements for lighting may be waived by the Board of Supervisors where density of development may not justify its use.

Electric, telephone and all other utility facilities shall be installed underground by the developer unless, in the opinion of the Board of Supervisors, special conditions require otherwise. In such event, such installations shall be as directed by the Board of Supervisors.

Where telephone and electric service lines are placed underground, conduits or cables shall be placed within an easement or dedicated public ways in a manner which will not conflict with other underground services. Further, all transformer boxes shall be located so as not to be unsightly or hazardous to the public.

Easements shall be provided to account for the distribution of unit substations to service the area. The design of the utility structures should be architecturally compatible with the surrounding structures.

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 § 210-59H of Chapter 210, Zoning.

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 connections for mobile homes.

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 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 Plumbing Inspector, 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.

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.

Fire protection. All mobile home developments shall be provided with fire hydrants to meet the specifications of the Middlestates 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, measured by way of accessible streets or common areas.

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 § 210-59H of Chapter 210, Zoning.

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 and Township regulations, as well as those of the servicing utility.

Individual sewer connections for mobile homes.

Each mobile home stand shall be provided with a sewer riser pipe consistent with the standards of the servicing utility or, in lack thereof, of the Township Plumbing Inspector. 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 or, in lack thereof, by the Township Plumbing Inspector. All joints shall be watertight.

All materials used for sewer connections shall be semirigid, corrosive-resistant, nonabsorbent and durable. The inner surface shall be smooth.

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.

§ 160-63 Gas distribution systems.

General. Gas equipment and installations within a mobile home development shall be designed and constructed in accordance with the applicable codes adopted by the enforcing agency. Where the state or other political subdivision does not assume jurisdiction, such installations shall be designed and constructed in accordance with the appropriate provisions of ANSI Z21.30 and Z106.1.

Required gas supply.

The minimum hourly volume of gas required at each mobile home lot outlet or any section of the mobile home development gas piping system shall be calculated as follows:

Type	Natural Gas (cubic feet per hour)	Liquefied Petroleum Gas (cubic feet per hour)
For the most remote mobile home lot outlet on any branch or main	125	50
For the second most remote outlet on any branch or main	100	40
For the third most remote outlet on any branch or main	75	30

After the third most remote outlet subsequent branch or main line loadings may be computed using a value of 50 cubic feet per hour for natural gas and 20 cubic feet per hour for liquefied petroleum gas.

Installation. All gas piping installed below the ground shall have a minimum earth cover of 18 inches. Gas piping shall not be installed under any mobile home.

System shutoff valve. A readily accessible and identified shutoff valve controlling the flow of gas to the entire gas piping system shall be installed near to point of connection to the service piping or supply connection of the liquefied petroleum gas tank.

Each mobile home lot shall have an approved gas shutoff valve installed upstream of the mobile home lot gas outlet and located on the outlet riser at a height of not less than four inches above grade. Such valve shall not be located under any mobile home. Whenever the mobile home lot outlet is not in use, the outlet shall be equipped with an approved cap or plug to prevent accidental discharge of gas.

Mobile home connector. Each mobile home shall be connected to the mobile home lot outlet by an approved three-fourths-inch mobile home connector not more than six feet in length. Approved pipe and fittings may be used between the flexible connector and the mobile home lot gas outlet when the distance between the mobile home lot gas outlet and the mobile home gas service connection exceeds that required to make a safe installation with only a mobile home connector.

Mechanical protection. All gas outlet risers, regulators, meters, valves or other exposed equipment shall be protected from mechanical damage by vehicles or other causes.

The mobile home gas connection shall be installed at the edge of the mobile home stand, approximately 30 feet from the front of such stand, and located as not to terminate beneath the mobile home.

§ 160-64 Fuel oil distribution systems.

General. Distribution systems shall be installed and maintained in accordance with applicable codes and regulations governing such systems. Piping installed below ground shall have a minimum earth cover of 18 inches.

All piping from outside fuel storage tanks or cylinders towards mobile homes shall be permanently installed and securely fastened in place.

All fuel oil storage tanks of cylinders should be installed underground and shall not be located inside or beneath any mobile home or accessory structure or less than five feet from any mobile home exit.

Every tank shall be vented by a vent no less than 1 1/4 inches iron pipe size, so designed and installed to prevent entrance of rain of debris.

A shutoff valve located immediately adjacent to the gravity fee connection of a tank shall be installed in the supply line to the mobile home.

Fuel oil connectors from the tank to the mobile home shall be brass or copper tubing or approved flexible metal hose, not smaller than 3/8 inch iron pipe size or tubing, and shall be protected from physical damage. Aluminum tubing shall not be used.

Valves and connectors shall be listed standard fittings maintained liquidtight to prevent spillage of fuel oil on the ground.

§ 160-65 Fuel supply and storage.

Liquefied petroleum gas containers installed on a mobile home lot shall be securely by not permanently fastened to prevent accidental overturning. Such containers shall not be less than 25 pounds' nor more than 100 pounds' liquefied petroleum gas capacity.

No liquefied petroleum gas vessel shall be stored or located inside or beneath any storage cabinet, carport, mobile home or any other structure.

All fuel oil storage tanks or cylinders shall be securely fastened in place and shall not be located inside or beneath any mobile home nor less than five feet from any mobile home exit.

All fuel oil storage tanks or cylinders shall be screened from adjacent structures, access roads and traffic arteries by hedges, dense plantings, earth berms, changes in grades or walls.

§ 160-66 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 or 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 that lot in accordance with the standard procedures for any building activity in Concord Township. No mobile home or other structure shall be occupied until a valid occupancy permit has been issued by Concord 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 of the lots being sold individually:

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

A valid permit, issued by the Pennsylvania Department of Environmental Protection and in the name of the operator, for a specified construction, alteration or extension proposed; and

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Valid permit(s) authorizing construction and initial occupancy, issued by the Concord Township Zoning Officer in the name of the operator, which shall not be issued until a copy of the DEP 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.

Annual licenses. In addition to the initial permits, the operator of a mobile home development with lots for lease shall apply to the Pennsylvania Department of Environmental Protection and to the Concord Township Zoning Officer on or before the first day of each year for an annual license to continue operation of the mobile home development. The Zoning Officer shall issue the annual license upon satisfactory proof that the development continues to meet the standards prescribed by state agencies having jurisdiction and the standards of this article and other applicable Township ordinances. The license so issued shall be valid for one year from the date of issuance or until January 1 of the next year, whichever comes first.

Transfer of ownership. Every person holding a permit shall file notice with the Concord Township Manager within 10 days after having sold, transferred, given away or otherwise disposed of interest in or control of any mobile home development.

Whenever, upon inspection of any mobile home development, it is determined that conditions or practices exist which are in violation of any provisions of this chapter or any regulation adopted pursuant thereto, the Concord Township Zoning Officer shall give notice, in writing, to the person holding the certificate, advising him that unless such conditions of practices are corrected within such time as shall be specified in said notice, the license to operate the mobile home development shall be suspended.

Fees.

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

The fee for the annual license required for mobile home developments having lots for lease 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.

Inspection.

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

Upon receipt of the application for annual license and before issuing such annual license, the Zoning Officer or other designated representative of Concord Township shall make an inspection of the mobile home development to determine compliance with this article and other applicable Township ordinances. The Zoning Officer or other representative shall thereafter notify the licensee of any instances of noncompliance and shall not issue the annual license until the licensee has corrected all such violations.

§ 160-67 Additional requirements.

Mobile home stands. A concrete pad, properly graded, placed and compacted so as to be durable and adequate for the support of the maximum anticipated loads during all seasons, shall be used for all mobile homes.

Anchoring. Every mobile home placed within a mobile home development 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, whichever occurs first. The anchoring system shall be designed to resist a minimum wind velocity of 90 miles per hour.

Stability. All mobile homes placed within a mobile home development 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.

Site standards. The following site standards are encouraged for all mobile homes in a mobile home development:

The exterior colors shall be in earth tones (brown, beiges or dark greens). Trim and accent colors may be in other tones but must blend harmoniously with the earth tone scheme.

All roofs shall be covered with composition roofing material or wood shingles so that no metal is visible.

No exterior antennas of any kind shall be permitted.

If aluminum patios and carports are used, all visible exterior structural members shall be covered with wood (fascias and posts), and the roofs shall be covered with composition material or wood shingles.

Skirts. All mobile homes placed within a mobile home development shall, prior to occupancy or other use, have skirts installed which are designed to complement the appearance of the mobile home and are coordinated throughout the park.

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.

Litter control. The mobile home development shall be kept free of litter, rubbish and other flammable and unsightly material.

Fire extinguishers. Portable fire extinguishers rated for Classes B and C shall be kept in service buildings and at other locations conveniently and readily accessible for use by all occupants and shall be maintained in good operation condition. Their capacity shall be not less than 2 1/2 pounds.

§ 160-68 General prerequisites to approval of final plans.

Improvements or guaranty thereof. Before approving any development plan for recording, the Board of Supervisors shall either require that the necessary grading, paving and other street improvements, as required in § 160-60F hereof, all have been installed in strict accordance with the standards and specifications of the Township or that the Township be assured by means of a proper contract and completion guaranty, as set forth in Article X of this chapter, that the improvements will subsequently be installed by the developer. Where the development plan has been approved and recorded, either after the specified improvements have been completed and approved by the Board of Supervisors or, if prior to completion, upon proper completion guaranty as aforesaid, purchasers and mortgagees of lots in the development, with or without buildings thereon or on any of them, shall be relieved of any and all liability for any deficiency in lack of or failure to complete the improvements above-mentioned as set out in said plan or required as a condition precedent to the approval of the plan of development, and any failure to complete or properly complete said improvements shall not encumber any or all of the lots in the development.

Agreement to complete improvements. In all cases where the necessary grading, paving and other street improvements required herein shall not have been installed in strict accordance with the standards and specification of the Township, the developer shall enter into a written agreement with the Township in accordance with § 160-14 and Article X and in the manner and form approved by the Township Solicitor, wherein developer shall agree, to the extent applicable:

To construct or cause to be constructed, at his own expense, all streets, bridges, culverts, curbs, gutters, sidewalks, crosswalks, water systems, drainage facilities, streetlighting facilities, street signs, monuments, sanitary sewerage, street shade trees and parks and other improvements shown on said development plan, all in strict accordance with standards and specifications of the Township and within the time specified in said agreement.

To make adequate provision with the Township Engineer for the inspection of the construction of the aforesaid improvements to assure compliance with Township standards and specifications.

To maintain, at his own cost, said streets, bridges, culverts, curbs, gutters, sidewalks, crosswalks, water systems, drainage facilities, streetlighting facilities, street signs, monuments, sanitary sewerage, street shade trees, parks and other improvements until the same are accepted or condemned by the Township for public use and for a period of two years thereafter to repair and reconstruct the same or any part of one of them when such repair or reconstruction shall be specified by the Board of Supervisors as necessary by reasons of faulty construction, workmanship or materials.

To pay all costs, charges or rates of the utility furnishing electric service for the streetlighting facilities installed by the developer until such time as the streets shown on the development plans shall have been accepted or condemned by the Township for public use and to indemnify and save harmless the Township from and against all suits, actions, claims and demands for electric service as aforesaid or any part thereof to the time that said streets shall be accepted or condemned as public streets in the manner herein above set forth.

To post contemporaneous with the execution of such agreement a bond in accordance with § 160-71 of this chapter.

For security for completion of improvements at or before the acceptance of said improvements by the Township for public use, to post a bond with corporate surety approved by the Township Supervisors in accordance with § 160-75 of this chapter.

To file two copies of a final plan with the Board of Supervisors, accurately showing, as built, the location of all buried utility lines, underground drains, spring heads, storm drainage lines and permanent development monuments as a condition precedent to acceptance of the streets and other required improvements.

The provisions of § 160-68B shall not relieve the developer from the penalties provided for in Article XII and the Second Class Township Code[1] for violation of this chapter.

Editor's Note: See 53 P.S. § 65101 et seq.