In addition to the statement of purposes set forth in Article I, § 145-4, of this chapter, it is hereby declared to be the specific intent of this article with respect to the MHP Mobile Home Park District to establish standards of performance and promote the desirable benefits which planned mobile home parks may have upon the community, and the residents within them. It is further the intent of this article to ensure the interdependency and compatibility of proposed mobile home parks with essential utilities and surrounding land uses in the Township. It shall further be the intent of this district:
A.
To reflect the changes in the technology of home building
and land development so that resulting economies may accrue to the
benefits of those who need homes;
B.
To further the general welfare by extending greater
opportunities for better and more affordable housing to present and
prospective residents of Lower Frederick Township;
C.
To provide for better quality and greater variety
in type, design, and layout of mobile home parks than has been evident
in many mobile home parks in the past by enforcing uniform standards,
desirable design criteria, and encouraging innovative site design
approaches;
D.
To provide for a diversity in housing types and prices;
and
E.
To encourage mobile home parks that are beneficial
rather than detrimental to property values and the general welfare
of the area in which they are proposed.
A.
Individual mobile homes. Individual mobile homes may
be erected on any lot where the use is permitted, providing compliance
is made with zoning requirements and all sections of this chapter
which apply to subdivisions and development of single-family detached
dwellings, and applicable local or federal building codes.
B.
Mobile home parks or developments. The provisions of this article shall be followed in the construction or alteration of all developments of five or more mobile homes. These provisions are in addition to other applicable regulations of this chapter. Compliance with Chapter 170, Zoning, is required.
The uses allowed within a mobile home development shall be as specified in Chapter 170, Zoning.
The following regulations shall apply to mobile
home parks or developments:
A.
Arrangement of structure 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.
B.
Adaptation to 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.
C.
Courts and spaces. Groups or clusters of units, so
placed as to create interior spaces and courtyards, shall be incorporated
whenever feasible.
D.
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 insure that mobile home units are offset to block long
uninterrupted vistas between the units.
E.
Street layout. Street patterns unrelated to the topography
of the site are to be avoided.
F.
Roadways.
(1)
Standards. All Township standards for the construction
of streets contained in this chapter shall be adhered to for all public
streets in and abutting mobile home developments. In those developments
wherein the streets 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:
(a)
Right-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 streets, 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 streets. On those streets where an equivalent
right-of-way is required, parallel parking may be permitted, but perpendicular
or angle parking is discouraged.
(b)
Pavement. 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 20 feet
on a street serving as access to no more than 10 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)
Cul-de-sacs. A paved turnaround area with a
minimum radius of 40 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 only access to more than 20 mobile home
lots.
(2)
Access limitations. Mobile home lots may have direct
access only onto streets internal to the development. Direct access
from a mobile home lot shall not be permitted onto the streets from
which the mobile home, park or development gains primary access.
(3)
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 streets 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.
G.
Pedestrian circulation.
(1)
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
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.
(2)
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.
(3)
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.
H.
Parking.
(1)
Spaces required. Two paved off-street parking space
shall be provided for each dwelling on the same lot therewith, or
in common parking facilities, provided that parking area 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.
In addition to any requirements of Chapter 170, Zoning, the following regulations shall also apply:
A.
Arrangement; recreation.
(1)
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.
(2)
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.
B.
Buffers.
(1)
General requirements. Along all exterior property
boundary lines a permanent buffer shall be provided.
(2)
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 Board of Supervisors upon recommendation of the Township Planning
Commission.
(3)
Buffer landscape plan. A landscaping plan shall be
submitted with the final plans 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.
A.
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
or park 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 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.
B.
Maintenance. Prior to development plan approval, provisions
accepting to the 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.
C.
Service building. The structure or structures containing
the management office and other common facilities shall be conveniently
located for the use intended.
A.
Water supply.
(1)
General requirements. A water supply from a public source, as approved by the Township, 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 Chapter 170, Zoning.
(2)
Water distribution system. All water piping, fixtures
and other equipment shall be constructed and maintained in accordance
with state standards and local regulations as well as those of the
servicing utility.
(3)
Individual water-riser pipes and connection:
(a)
Individual water-riser pipes shall be located
within the confined areas of the mobile home stand at a point where
the water connection will approximate a vertical position, thereby
insuring the shortest water connection possible and decreasing susceptibility
to water pipe freezing.
(b)
The water riser pipe shall have a minimum inside
diameter consistent with the standards of the servicing public utility,
or in lack thereof, of the Township Engineer, and terminate at least
four inches above the ground surface. The water outlet shall be provided
with a cap when a mobile home does not occupy the lot.
(c)
Adequate provisions shall be made to prevent
freezing of service lines, valves and riser pipes and to protect risers
from heaving and thawing actions of ground during freezing weather.
Surface drainage shall be diverted from the location of the riser
pipe.
(4)
Fire protection. 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.
B.
Sewage disposal.
(1)
General requirements. A public sewage disposal 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 and Chapter 170, Zoning.
(2)
Sewer system. All sewer lines shall be located in
trenches of sufficient depth to be free of breakage from traffic or
other movements and shall be separated from the water supply system.
The system shall be constructed and maintained in accordance with
all state regulations, as well as those of the servicing utility.
(3)
Individual sewer connections.
(a)
Each mobile home pad 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 pad that
the sewer connection to the mobile home drain outlet will approximate
a vertical position.
(b)
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, nonabsorbant 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 1/2 inch above ground elevation.
C.
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
shutoff valves and other safety requirements normally associated with
safe operations. All utility connections shall be appropriately capped
for safety purposes whenever a mobile home stand is not occupied.
A.
Permits required.
(1)
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 mobile
home or other structure placed or constructed thereon until the subdivision
and/or land development plan has properly approved and the proper
building and construction permits have been issued to 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.
(2)
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:
(a)
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 obtain:
[1]
Valid permit(s) authorizing construction of
initial occupancy issued by the Township Zoning Officer in the name
of the operator. All permits for water supply and sewage systems shall
have been obtained.
[2]
Compliance with all other requirements contained
herein.
[3]
Final approval of the application by the Board
of Supervisors.
B.
Fees.
(1)
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.
(2)
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.
C.
Inspection.
(1)
Upon notification to the licensee, manager or person
in charge of a mobile home park or development, with lots for lease,
the Building Inspector or Zoning Officer may inspect a mobile home
development after due notice to determine compliance with this article.
(2)
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 or development to determine compliance with
this article and other applicable 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.
D.
Modular and mobile home inspections. The applicant
or developer shall inform the Township Engineer of the delivery date
of a modular and/or mobile home. The Township Engineer shall inspect
the modular or mobile home upon its arrival at the site prior to installation,
to determine if it meets the standards of Part 5, Standards for the
Installation of Mobile Homes (ANSI/NFPA) publication #501A 1977. The
Township Engineer shall also inspect a modular home after its installation
and prior to occupancy by residents, in order to determine its compliance
with installation instruction outlined in the Building System Approval
Report, which shall be provided by the applicant or developer.
A.
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.
B.
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.
C.
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. No mobile home shall permanently rest on the wheels used
to transport the unit.
D.
Skirts. All mobile homes placed within a mobile home
development shall, prior to occupancy or other use, have skirts installed
for protection of the utility connections. Skirts shall be designed
to complement the appearance of the mobile home, and should be coordinated
throughout the park.
E.
Hitch. The hitch or tow bar attached to a mobile home
for transport purposes shall be removed and remain removed from the
mobile home when it is placed on its mobile home stand.
