Township of Independence, PA Development Use and Construction Requirements

A mobile home park shall have a minimum gross land area of five contiguous acres.

Land subject to flooding, slips and slides, subsidence, poor drainage or slopes in excess of 25% shall not be developed for residential occupancy.

The location of all mobile home parks shall:

Be free of influence from swamps, marshes, garbage or rubbish disposal areas or other potential breeding places for insects or rodents;

Not be subject to flooding;

Not be subject to any hazard or nuisance, such as excessive noise, vibration, smoke, toxic matter, radiation, heat, odor or glare; and,

(d)

Any lot developed as a site for a mobile home within any mobile home park which has a grade in excess of 10% shall have the mobile home unit set parallel to the contour and on a level graded area no smaller in size than the overall dimensions of the trailer, plus 20%.

Every effort shall be made by the developer to preserve existing shade trees in the area being developed.

Exposed ground surface in all parts of every park 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 dust during dry weather. All park grounds shall be maintained free of vegetative growth that is poisonous or may harbor rodents or other pests harmful to man.

Activity and use limitations.

No central toilet, washroom or laundry facilities may be constructed in any mobile home park, and each mobile home parked therein shall be equipped with toilet and washroom facilities which shall be attached to central sewage and water facilities as provided for each lot.

No part of any mobile home park shall be used for nonresidential purposes, except when so designated on the plan as uses required for the direct (noncommercial) servicing or well-being of park residents or for the management and maintenance of the park. Uses shall be limited to:

Park management and maintenance offices and facilities.

Indoor and outdoor recreation facilities for use of park residents.

Nothing contained in this section shall be deemed as prohibiting the sale of a mobile home located on a mobile home lot and connected to utilities.

Each mobile home unit shall be limited to single-family occupancy.

Home occupations may be conducted within mobile home units within a mobile home park by the residents therein provided that:

Home occupations are permitted by other applicable Township ordinances and all provisions of said ordinances are complied with.

All activities are conducted entirely within the mobile home unit by the residents thereof.

No home occupation activities shall be conducted which involve visitation by clients to the mobile home park for business purposes.

Screening.

All mobile home parks shall be surrounded by a planted screen along the interior of all perimeter boundaries.

The required screen shall have a minimum height of six feet within two years of planting. Plant materials used for the screen shall consist of dense evergreen plants of a type to provide a continuous year long opaque screen. The Governing Body shall require either new planting or an appropriate alternative screening after two years if the plant materials do not provide an opaque screen.

The Planning Commission may recommend, and the Governing Body may approve, a relaxation of the screening requirement in rural areas where there is no existing development within reasonable site distances adjacent to the mobile home park, or where topography or related circumstances negate the need for screening.

§ 126-17 Environmental and open space requirements.

All mobile home parks shall be constructed in accordance with the following requirements.

Site drainage.

The ground surface in all parts of every park shall be graded and equipped to drain all surface water in a safe, efficient manner.

Surface water collectors and other bodies of standing water capable of breeding mosquitoes and other insects shall be eliminated or controlled.

No waste water from any plumbing fixture or sanitary sewer line shall be deposited upon the ground surface in any part of a mobile home park.

A stormwater drainage system meeting requirements of § 178-37 of Chapter 178, Subdivision and Land Development, of the Code of Independence Township shall be required.

Erosion control.

All earthmoving activities shall comply with soil and erosion plans and provisions of Chapter 178, Subdivision and Land Development, and the PA/DEP Soil Erosion and Sediment Control Manual - March, 1982, and amendments thereto.

No changes shall be made in the contour of the land; and no grading, excavating, removal or destruction of the topsoil, trees or other vegetative cover of the land shall be commenced until:

There has been a plan approved by the Governing Body that provides for minimizing erosion and sedimentation;

There has been a determination by the Governing Body that a plan for minimizing erosion and sedimentation is not necessary.

Measures used to control erosion and reduce sedimentation shall, at a minimum, meet the standards and specifications of the County Conservation District.

Final plans approved for minimizing erosion and sedimentation may be incorporated into the agreement and bond requirements if so ordered by the Governing Body.

The approval of plans and specifications for the control of erosion and sedimentation shall be concurrent with the approval of the final plans of mobile home park development, and become a part thereof.

During site construction, further inspection and consultative technical assistance may be required by the Governing Body, to be accomplished by the County Conservation District or other qualified agency or professional contractor. All costs for such assistance shall be paid by the developer.

(7)

In the event the developer proceeds to clear and grade prior to final plan approval, without satisfying conditions specified under all paragraphs above, the Governing Body may revoke the approval of the preliminary plan.

Open space and recreation provisions.

The developer shall provide at least 10% of the net acreage of the mobile home park to be developed for recreation and open space area. Such area shall be satisfactory for the projected use with respect to degree of slope, dangers, location and related considerations.

At least 50% of the required open space shall be developed for active recreation. The remaining portion of required open space may be used for passive recreation.

The open space shall not consist of areas set aside for street right-of-ways, buffer zones, parking areas, mobile home lots, service buildings and related facilities.

The owner shall maintain ownership and provide for the maintenance and control of the open space and related facilities.

§ 126-18 Road and parking requirements.

All mobile home park road systems shall be developed in conformance with the following standards and criteria.

General requirements.

A safe and convenient vehicular access shall be provided from abutting public streets and roads to each mobile home lot.

Entrances to mobile home parks shall be designed to minimize congestion and hazards, and allow free movement of traffic on adjacent streets.

The number of mobile home park road system points of intersection with public road systems shall be held to the minimum possible, consistent with topography and other local conditions.

Within 100 feet of an intersection, roads shall be at approximately right or 90º angles. A distance of at least 150 feet shall be maintained between center lines of offset intersecting roads. Intersections of more than two roads at one point are prohibited.

A plan of the roads, showing grade and intersections, shall be provided to the Planning Commission with the application for the mobile home park permit.

Grades of all roads shall be sufficient to ensure adequate surface drainage, but shall be not more than 8%. Short runs with a maximum grade of 15% may be permitted, provided traffic safety is assured by adequate leveling areas.

Blocks.

Blocks shall have a minimum length of 400 feet and a maximum length of 1,200 feet. Where practicable, blocks shall not be less than 800 feet long.

There shall be sufficient depth to accommodate two tiers of lots, except:

Where prevented by the size, topographical conditions or other inherent conditions of property; or,

Where lots are situated between a park street and a perimeter boundary of the park.

In no instance shall the access to a mobile home lot be from a public right-of-way or any other road that is not a part of the mobile home park's internal traffic circulation system.

Dead-end streets (cul-de-sacs) shall be limited to a maximum length of 600 feet, and shall be provided at the closed end with a turnaround having an outside roadway diameter of at least 100 feet.

Street construction.

All roads shall have a minimum paved cartway width of 24 feet.

All roads shall be provided with a smooth, hard and dust-free surface which shall be durable and well-drained under normal use and weather conditions. Road surfaces shall be maintained free of cracks, holes and other hazards. All park roads shall be constructed in accordance with the requirements of § 178-34 of Chapter 178, Subdivision and Land Development, of the Code of Independence Township.

Parking requirements.

No on-street parking shall be permitted within the mobile home park.

Off-street parking spaces for at least 2.5 motor vehicles shall be provided for each mobile home lot. A carport or concrete slab shall be provided to serve as a primary parking space and a driveway may serve as the second space if parking is provided on the lot. Such parking spaces need not be covered or enclosed.

Common off-street parking areas with dust-free stabilized surfaces may be provided in all mobile home parks for the use of park occupants and guests. Required car parking spaces that are provided in such common lots rather than on individual mobile home lots shall be located so as to provide convenient access to the mobile home, but shall not exceed a distance of 200 feet from the mobile home intended to be served. Where such common facilities are provided, there shall be adequate all-season pedestrian walkways between the parking area and the mobile home lots served.

Walks.

All parks shall provide safe, convenient, all-season pedestrian access between the park streets and all community facilities provided for park residents. Sudden changes in alignment and gradient shall be avoided.

Such common walks shall have a minimum width of three feet.

Street signs.

Street name signs shall be placed at all intersections by the developer or owner. Their design shall be approved by the local Municipality.

All parks shall be furnished with streetlights so spaced and placed to provide sufficient levels of illumination for the safe movement of pedestrians and vehicles at night. Other types of lighting systems, such as erection of an outside type light in front of each mobile home unit, may be authorized by the Township. All costs associated with the maintenance and operation of the park streetlighting system shall be the responsibility of the owner of the mobile home park.

§ 126-19 Lot requirements.

The following standards and criteria shall apply to the layout of lots and the installation and placement of structures thereon in all mobile home parks.

Dimensional requirements.

Each mobile home lot within the park shall have a minimum area of 8,000 square feet and a minimum width of 70 feet. When a double-wide mobile home is located in the park, the minimum area shall be 10,000 square feet and a minimum width of 80 feet.

The total number of lots in a park shall not exceed five per gross acre.

There shall be a minimum of 25 feet between a mobile home and accessory structures on the lot and the right-of-way of any mobile home park road, common parking area or common use areas or structures.

All mobile homes shall be located not less than 50 feet from the right-of-way of any public street or highway or from any mobile home park boundary.

Mobile homes shall be separated from each other and from other buildings and structures as follows:

Between parallel ends of adjacent mobile homes: 30 feet.

Between parallel sides of adjacent mobile homes: 36 feet.

Between the end of one mobile home and the parallel side of an adjacent mobile home: 35 feet.

Maximum mobile home lot coverage, including the principal mobile home unit and all accessory structures, shall not exceed 25%.

Mobile home stand.

Each mobile home lot shall be improved to provide an adequate mobile home stand or pad for the placement and tie down of the mobile home. Each mobile home stand or pad shall be constructed so that it shall not heave, shift or settle unevenly under the weight of the mobile home due to frost action, inadequate drainage, vibration or other forces acting on the structure.

Anchors or tie-downs, such as cast-in-place concrete "deadmen" (eyelets embedded in concrete), screw augers or arrowhead anchors shall be placed at least at each corner of the mobile home stand, and each device shall be able to sustain a minimum load of 4,800 pounds.

The pad area under all portions of the mobile home unit shall be paved with at least four inches of concrete or other approved nonporous material that meets the requirements of Section B(1), above.

The lot upon which each mobile home is installed shall be graded so that the mobile home erected thereon shall be at a height not to exceed 30 inches as measured from the ground floor to the ground level at any point. (Also, see § 126-16A(3)(d) of this chapter)

Skirting.

An enclosure of compatible design and material shall be erected around the entire base of each mobile home. Such enclosure shall provide sufficient ventilation to inhibit decay and deterioration of the structure, with two accesses provided at different locations.

Skirting shall be installed within 30 days of the placement of the mobile home on the lot pad.

Accessory structures.

Accessory structures that have a floor area of 10 square feet or more, whether attached or freestanding on the lot, shall be considered part of the mobile home and subject to the following requirements:

Storage sheds and similar structures shall meet all setback requirements specified in § 126-19A of this chapter and shall be located a minimum distance of 10 feet from the mobile home unit.

Expandable room sections constructed as an integral part of the principal unit, awnings, porches and steps, carports, Florida rooms and similar appurtenances may extend into the required separation areas cited in § 126-19A(5) of this chapter a maximum distance of eight feet.

All accessory structures shall be designed and constructed of materials that are aesthetically compatible with the principal unit and the adjacent installations.

§ 126-20 Water supply.

Water supply and installation of the water distribution system in all mobile home parks shall be in accordance with the following requirements. To the fullest extent possible, underground utility lines shall not be installed beneath existing or proposed paved areas. In any event, before placing the street surface, adequate subsurface drainage for the streets and all subsurface utilities as acceptable to the Township and required by the Commonwealth of Pennsylvania shall be provided and/or installed by the developer.

General requirements.

An adequate supply of water shall be provided for mobile homes, service buildings and other accessory facilities as required by this chapter. Where a public water supply system of satisfactory quantity, quality and pressure is available, connection shall be made thereto 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 Environmental Protection or other authorities having jurisdiction. An emergency or auxiliary water supply of 5,000 gallons shall be provided for each 50 mobile homes or less, provided the park has at least two water wells producing a minimum of 150 gallons (certified) per day per mobile home unit. For each additional 50 mobile homes or fraction thereof, said park shall provide an additional 5,000 gallons auxiliary water supply. A mobile home park having only one producing water well shall provide an auxiliary or emergency water supply of 5,000 gallons for each 25 mobile homes or less.

Source of supply.

The water supply shall be capable of supplying a minimum of 150 gallons per day per mobile home.

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.

Water supply treatment, if necessary, shall be in accordance with the requirements of the Pennsylvania Department of Environmental Protection.

Water storage facilities.

All water storage reservoirs shall be covered, watertight and constructed or impervious material.

Water distribution system.

All water piping, fixtures and other equipment shall be constructed and maintained in accordance with state and local regulations.

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.

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, at service buildings and other locations requiring potable water supply.

Individual water riser pipes and connections.

Individual water riser pipes shall be located within the confined area of the mobile home stand at a point where the water connection will approximate a vertical position, thereby ensuring the shortest water connection possible and decreasing susceptibility to water pipe freezing.

The water riser pipe shall have a minimum inside diameter 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.

Adequate provisions shall be made to prevent freezing of service lines, valves and riser pipe and to protect risers from the heaving and thawing actions of the ground during freezing weather.

A shutoff valve below the frost line shall be provided near the water riser pipe on each mobile home lot.

§ 126-21 Sewage disposal.

Sanitary sewerage system installations in all mobile home parks shall be in accordance with the following requirements.

General requirements.

An adequate and safe sewerage system shall be provided in all parks for conveying and disposing of sewage from all mobile homes, service buildings and accessory facilities.

Where a public sewerage system exists within 800 feet from the end of a sewer main to a perimeter property boundary of the mobile home park site, connection shall be made to such system if the local operating authority indicates there is sufficient plant and interceptor line capacity. All construction and materials shall comply with the local authority's standards.

A sewerage system and a sewage treatment plant shall be provided by the developer if a public sewerage system is not available or is not of sufficient capacity to serve the needs of a mobile home park. Such systems shall be designed, constructed and maintained in accordance with the Pennsylvania Department of Environmental Protection. Each applicant for a mobile home park construction permit, as required by this chapter, shall construct, install or cause to be constructed and installed a sewage treatment plant of adequate size and capacity and approved by the Pennsylvania Department of Environmental Protection.

Where the sewer lines of mobile home parks are not connected to a public sewer, all proposed sewage disposal facilities shall be approved by the Pennsylvania Department of Environmental Protection and the Township Supervisors prior to construction. Effluents from sewage treatment facilities shall be discharged only as permitted by the Pennsylvania Department of Environmental Protection.

Stormwater runoff shall not be connected to any sanitary 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 park water supply system. All sewer lines shall be constructed of approved materials as specified by the Pennsylvania Department of Environmental Protection and shall have watertight joints.

Individual sewer connections.

Each mobile home lot shall be provided with at least a three-inch diameter sewer riser pipe. 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 a nominal inside diameter of not less than three inches, and the slope of any portion thereof shall be at least 1/4 inch per foot. 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 four inches above ground elevation.

§ 126-22 Electrical distribution system.

Electrical distribution systems in all mobile home parks shall be in accordance with the following requirements.

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 specifications, National Electrical Code, and local and state codes and ordinances. Inspection by a qualified electrical inspection agency shall be made of all private electrical systems.

Lot provisions.

Each mobile home lot shall be provided with an approved disconnect device and overcurrent protective equipment. The minimum service per mobile home outlet shall be 120/240 volts AC, 200 amperes.

Outlets (receptacles or pressure connectors) shall be housed in a weatherproof outlet box, and shall be located not more than 25 feet from the overcurrent protective device in the mobile home. A three-pole, four-wire grounding type shall be used.

The mobile home shall be connected to the outlet box by an approved type flexible supply cord with a male attachment plug or with pressure connectors.

§ 126-23 Fuel supply and storage.

Fuel supply and storage in all mobile home parks shall conform to the following requirements.

Natural gas system.

Natural gas piping systems when installed in mobile home parks shall be maintained in conformity with accepted engineering practices.

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 or gas when the outlet is not in use.

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

Liquefied petroleum gas system.

Liquefied petroleum gas systems provided for mobile homes, service buildings, or other structures when installed, shall be maintained in conformity with the rules and regulations of the authority having jurisdiction.

Systems shall be provided with safety devices to relieve excessive pressures and shall be arranged so that the discharge terminates at a safe location.

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 condition. All such outside regulators must be covered and protected from the weather.

Fuel oil supply systems.

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 published in the National Board of Fire Underwriters Code.

All piping from outside fuel storage tanks or cylinders to mobile homes shall be securely, but not permanently, fastened in place.

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.

All fuel storage tanks or cylinders shall be securely placed and shall be not less than five feet from any mobile home exit.

Storage tanks located in areas subject to traffic shall be protected against physical damage.

§ 126-24 Fire and sanitation regulations.

The following regulations shall apply to all mobile home parks and all uses therein.

Fire protection.

The mobile home park area shall be subject to the rules and regulations of the Township pertaining to fire prevention, and shall permit fire prevention personnel and vehicles to enter onto the mobile home premises in case of fire or for inspection purposes.

Portable fire extinguishers shall be kept in public service and maintenance buildings under park control. Class A, B and C fire extinguishers, five-pound size, shall be supplied by the park operator and available within reasonable access of every 10 mobile homes.

Fire hydrants shall be installed if their water supply source is capable of serving them in accordance with the following requirements:

The water supply source shall permit the operation of a minimum of two 1 1/2-inch hose streams.

Fire hydrants, if provided, shall be located within 600 feet of any mobile home, service building or other structure in the park.

All hydrants shall meet specifications of the fire department which services the area in which the mobile home park is situated.

Mobile home park areas shall be kept free of litter, rubbish and any accumulation of inflammable materials.

Cooking shelters, barbecue pits, fireplaces, woodburning stoves and incinerators shall be so located, constructed, maintained and used as to minimize fire hazards and smoke nuisance both on the property on which used and on neighboring property. No open fire shall be permitted except in facilities provided. No open fire shall be left unattended. No fuel shall be used and no material burned which emits dense smoke or objectionable odors.

General sanitation requirements.

The storage, collection and disposal of solid waste and refuse in the mobile home park shall be so conducted as to create no health hazards, no rodent harborage, insect breeding areas, accident or fire hazards, or air pollution and shall comply with the Pennsylvania Department of Environmental Protection regulations governing mobile home parks and the general community.

The management or developer shall be responsible for any garbage that is not collected in a timely manner.

Grounds and structures shall be maintained, free of insect and rodent harborage and infestation. Extermination methods and other measures to control insects and rodents shall conform with the requirements of the Pennsylvania Department of Environmental Protection.

Grounds shall be kept free of clutter, automotive parts, unauthorized accessory uses and related materials.

§ 126-25 Management responsibility.

The following regulations shall govern the management and operation of all mobile home parks.

Responsibilities of the park management.

The person to whom a license for a mobile home park is issued shall operate the park in compliance with this chapter and all other local, state and federal rules and regulations and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition.

The park management shall supervise the placement of each mobile home on its mobile home lot which includes securing its stability and installing all utility connections.

The park management shall be certain that a building permit from the Independence Township Code Enforcement Officer is obtained by the mobile home owner prior to approval of placement. A building permit is required for any mobile home brought into either existing parks or extensions of parks or newly developed parks effective with the date of this chapter.

The management shall maintain a register containing the names of all park occupants. Such register shall be available to any person authorized by the Township Supervisors to inspect the park.

The management shall submit to the Governing Body by March 1 of each year a copy of the list of names and addresses of all mobile home occupants and a copy of any state permits that may be required by state law. Changes that occur in occupancy shall be submitted on a quarterly basis.

The park management shall notify park occupants of all applicable provisions of this chapter and inform them of their duties and responsibilities under this chapter.

(7)

Park owners shall not permit abandoned automobiles or rubbish on mobile home park lots.

Responsibilities of park occupants.

The park occupant shall comply with all applicable requirements of this chapter and shall maintain his mobile home lot, its facilities and equipment in good repair and in a clean and sanitary condition.

The park occupant shall be responsible for obtaining a building permit from the Code Enforcement Officer of Independence Township prior to proceeding with placement of his mobile home. The building permit fee for the mobile home shall be the same as the building permit fee for any mobile home placed on a separate lot within the Township. The park occupant shall be responsible for proper placement of his mobile home on its mobile home stand and proper installation of all utility connections in accordance with the instructions and supervision of the park management.

Skirtings, porches, awnings, and other permitted accessory additions shall be installed in accordance with the requirements of this chapter. When installed, they shall be maintained in good repair. The space immediately underneath a mobile home shall be used for storage only if permitted by the park management. If permitted, the following conditions shall be satisfied:

The storage area shall be provided with a base of impervious material.

Stored items shall be located so as not to interfere with the underneath inspection of the mobile home.

The storage area shall be enclosed by skirting.

(d)

No materials deemed by the park management or Township Official to be dangerous shall be stored.