[Added 9-27-1979 by Ord. No. 374]
A.
Individual mobile homes. Individual mobile homes may
be erected, provided that compliance is made with the Zoning Ordinance,
this Subdivision and Land Development Ordinance and all other applicable
regulations. Tracts of land may be developed and improved for the
purpose of erecting two or more mobile homes, provided that zoning
requirements, all requirements of the Subdivision and Land Development
Ordinance and other applicable regulations are met. The following
regulations of this article apply solely to mobile home park development
as defined in the Zoning Ordinance.[1]
B.
Mobile home parks. The provisions of this article
shall be followed in the development or alteration of all mobile home
parks, as defined in the Zoning Ordinance. These regulations are in
addition to those set forth in the Zoning Ordinance and other applicable
regulations of the Subdivision and Land Development Ordinance as referenced
herein. Compliance with all regulations of both ordinances is required.
A.
Conditional use. All applications for mobile home
parks shall follow the procedures established in the Zoning Ordinance.
No application for subdivision or land development approval for the
construction of a mobile home park shall be accepted until the Board
of Supervisors has given conditional use approval pursuant to the
requirements of the Zoning Ordinance.
B.
Subdivision and land development. All mobile home park developments shall follow the procedural requirements of Article III and the application and plan requirements contained in Article IV of the Subdivision and Land Development Ordinance. In addition, the mobile home park development shall be subject to Articles VII and VIII regarding required improvements and contracts.
In addition to the design standards of Article V, the following regulations shall apply to all mobile home park developments:
A.
Street standards. In those mobile home parks wherein
the internal streets are to be maintained by the mobile home park
operator, the following standards shall be adhered to:
B.
Access limitations. Mobile home lots may have direct
access only onto local streets and courts.
C.
Individual walks. All mobile home dwellings shall
be connected to common walks or to streets or to driveways or parking
spaces connecting to a street. Such individual walks shall have a
minimum width of two feet.
D.
Parking spaces. Parking spaces shall be within 150
feet of the mobile home lots for which they are intended.
E.
Recreation. Recreation areas and facilities shall
be provided to meet the anticipated needs of the mobile home park.
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
or passive recreation.
F.
Buffers.
(1)
Mobile home park developments shall provide buffering as required by § 105-52. For the purposes of this section, mobile home parks shall be considered as a multifamily land use.
(2)
Buffers may be waived or standards may be modified
by the Board of Supervisors where the mobile home park abuts a single-family
residential use, if detached modular homes or conventionally-built
single-family detached dwellings are constructed within 200 feet of
the tract boundary.
G.
Common buildings. 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.
A.
Water supply.
(1)
General requirements. An adequate supply for domestic,
auxiliary and fire-fighting uses shall be provided for all uses included
in the mobile home park, including service buildings and accessory
facilities.
(2)
Water distribution system. All water piping, fixtures
and other equipment shall be constructed and maintained in accordance
with state and Township regulations as well as those of the servicing
utility.
(3)
Individual water-riser pipes and connections.
(a)
Individual water-riser pipes shall be located
within the confined area of the mobile home stand at a point where
the water connection will approximate a vertical position, thereby
ensuring the shortest water connection possible and decreasing susceptibility
to water pipe freezing.
(b)
The water-riser pipe shall have a minimum inside
diameter consistent with the standards of the servicing public utility,
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 pipe and to protect risers
from heaving and thawing actions of the ground during freezing weather.
Surface drainage shall be diverted from the location of the riser
pipe.
(4)
Fire protection. All mobile home park developments
shall be provided with fire hydrants to meet the specifications of
the Middle 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 open space areas.
B.
Sewage disposal.
(1)
General requirements. An adequate and safe sewerage
system shall be provided in all mobile home park developments for
conveying and disposing of sewage from dwellings, service buildings
and accessory facilities.
(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 and Township regulations, as well as those of servicing
utility.
(3)
Individual sewer connections.
(a)
Each mobile home stand shall be provided with
a sewer riser pipe consistent with the standards of the servicing
utility. The sewer riser pipe shall be so located on each stand that
the sewer connection to the mobile home drain outlet will approximate
a vertical position.
(b)
The sewer connection shall have an inside diameter
and slope as required by the servicing utility or by the Township
Engineer. All joints shall be watertight.
(c)
All materials used for sewer connections shall
be semirigid, corrosive resistant, nonabsorbent and durable. The inner
surface shall be smooth.
(d)
Provision shall be made for plugging 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.
C.
Underground utilities. All electric, natural gas,
telephone and any other utility lines shall be placed underground
in all mobile home park developments, and each shall have the necessary
shut-off valves and other safety requirements normally associated
with safe operation. All utility connections shall be appropriately
capped for safety purposes whenever a mobile home stand is not occupied.
In mobile home park developments, the following
regulations shall apply to the entire development exclusive of the
lots being leased individually:
A.
Initial permits. It shall be unlawful for any person
or group to construct, alter, extend or operate a mobile home park
unless and until that person or group obtains:
(1)
A valid permit issued by the Pennsylvania Department
of Environmental Resources, in the name of the operator, for a specified
construction, alteration or extension proposed; and
(2)
Valid permit(s) authorizing construction and initial
occupancy issued by the Whitemarsh Township Zoning Officer in the
name of the operator, which shall not be issued until a copy of the
Department of Environmental Resources permit has been furnished; all
permits for water supply and sewage systems have been obtained; and
all other requirements contained herein have been complied with; and
final approval of the land development application has been granted
by the Board of Supervisors.
B.
Annual licenses. In addition to the initial permits,
the operator of a mobile home park shall apply to the Pennsylvania
Department of Environmental Resources and to the Whitemarsh Township
Zoning Officer on or before January 31 of each year for an annual
license to continue operation of the mobile home park. The Zoning
Officer shall issue the annual license upon satisfactory proof that
the park continues to meet the standards prescribed by state agencies
having jurisdiction and the standards of this article and other applicable
Township ordinances. The license so issued shall be valid for one
year from the date of issuance.
The fee for the initial permits and the annual
licenses required for mobile home park developments shall be prescribed
by resolution of the Board of Supervisors.
A.
Upon notification to the licensee, manager or person
in charge of a mobile home park, the Whitemarsh Township Building
Inspector or Zoning Officer may inspect a mobile home park development
after due notice to determine compliance with this article.
B.
Upon receipt of the application for annual license
and before issuing such annual license, the Zoning Officer or Building
Inspector shall make an inspection of the mobile home park to determine
compliance with this article and other applicable Township ordinances.
The Zoning Officer or Building Inspector 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.
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 park shall, prior to occupancy or other use, be affixed to a
mobile home stand 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 wind velocity of
90 miles per hour.
C.
Stability. All mobile homes placed within a mobile
home park shall, prior to occupancy or other use, be affixed to a
mobile home stand 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
park shall, prior to occupancy or other use, have skirts installed
which shall screen the underside of the mobile home by forming an
extension of the vertical exterior walls of the mobile home and cover
the entire distance between the bottom of the exterior walls and the
ground elevation below. Said skirting shall be designed to complement
the appearance of the mobile home and shall be coordinated throughout
the mobile home park.
E.
Hitch. The hitch or tow bar attached to the mobile
home for transport purposes shall be removed and remain removed from
the mobile home when it is placed on the mobile home stand.