The PRD District is designed as an overlay of the SU District (Article XI) and is intended for the following purposes:
A.
To create opportunities for retirement residence and mobile home
park development so that the demand for such housing may be met by
greater variety in type, design and layout of dwellings.
B.
To encourage more efficient allocation, use and maintenance of open
space for conservation and active and passive recreation.
C.
To encourage to a more efficient use of land and public services
and to reflect change in the technology of land development so that
the economies so secured may inure to the benefit of those who require
housing.
D.
To encourage sensitive land development which will respect and conserve
such natural features and resource of the land as flood hazard and
flood-prone areas, steep and very steep slopes, watercourses and water
bodies, groundwater recharge areas, forested areas, historic and cultural
sites, visual resources and other features of importance to the vitality
of natural and cultural resources.
E.
To provide a procedure which can relate the type, design and layout
of residential development to the particular site and to the particular
demand for housing existing at the time of development in a manner
consistent with the preservation of the property values and to assure
that the increased flexibility of regulations over land development
established hereby is carried out pursuant to sound, expeditious and
fair administrative standards and procedures.
The administration of the procedures for application for and
approval of a planned residential development in a PRD Overlay District
and for control of such development therein is vested in the Board
of Commissioners.
No application for planned residential development shall be
submitted, considered or approved unless the following conditions
are met:
A.
Any tract of land proposed for development shall be in one ownership
or, in case of multiple ownership and/or several parcels, evidence
shall be presented of a written agreement between the parties and
owners involved that development will be in accordance with a single
plan with common authority and common responsibility.
B.
Each planned residential development shall have a minimum contiguous
area of 20 acres.
C.
The development will be served by public sewer and public water systems
which shall be constructed and operational and have the assured capacity
to serve the development at the time of occupancy of the structures
in the development begins; and, the feasibility for such construction
and operation shall be demonstrated to the satisfaction of the Board
of Commissioners at the time of the application for tentative plan
approval.
A building may be erected, altered or used and land may be used or occupied, subject to the provisions of Articles XIII and XIV, for any of the following uses and no other:
A.
Planned Residential Development Overlay District, as permitted in Article XI under the SU District.
(1)
(2)
Permitted accessory uses.
(d)
Communications antennas, when mounted on one of the following
existing locations: public utility transmission tower; public or municipal
structure; public or municipal building; other building or structure.
Proposed locations shall be considered in the order listed. After
all viable options for each alternative have been exhausted, the next
alternative may be considered. The applicant shall not propose one
of the latter locations if a preceding alternative is available within
a 1/2 mile radius of the proposed location. Equipment buildings accessory
to communications antennas shall be permitted as a Conditional Use
and shall be a maximum of 250 square feet in area.
A.
The gross density shall not be greater than 4.5 dwelling units per
acre.
B.
Not less than 25% of the total area of the property shall be designated as and devoted to common open space, subject to the provisions of Article XVIII.
C.
Dwelling unit composition.
(1)
No less than 25% of the total number of dwelling units shall be single-family
attached dwelling units.
(2)
No less than 25% of the total number of dwelling units shall be apartments.
(3)
In the case of a mobile home park, no less than 50% of the total
dwelling units shall be single-family detached dwellings (and all
units may be single-family detached dwellings).
In addition to the setback requirements and other design standards in § 143-38 herein, the following shall apply in a manufactured home park development.
A.
Lot area. A lot area of not less than 5,000 square feet shall be
provided for each manufactured home.
B.
Lot width at the street line. A lot width of not less than 35 feet
at the street line shall be provided.
C.
Building coverage and impervious surface. Not more than 35% of any
lot area shall be occupied by buildings, and not more than 45% of
any lot area shall be covered by impervious surfaces.
D.
Front yard Setback. The front yard setback shall be at least 20 feet.
E.
Rear yard. The rear yard shall have a depth of at least 20 feet.
F.
Side yards. There shall be two side yards having a minimum aggregate
width of 20 feet, and neither side yard shall have a width of less
than eight feet.
In addition to the design standards contained in the Subdivision Regulations, Chapter 123, the following shall apply:
A.
General design standards.
(1)
All housing and other areas shall be planned, designed, constructed
and made maximally usable, operable and habitable with regard to the
topography and natural features of the tract. The effects of prevailing
winds and solar orientation on the physical layout and form of the
proposed buildings and other structures shall be reflected in the
development plan.
(2)
Variations in location of buildings and other structures shall be
provided where necessary to create architectural interest and/or preserve
areas of environmental concern and to further amenities of light and
air, recreation and visual enjoyment.
(3)
Every building and other structure shall be located and situated to promote pedestrian and visual access to common open space to the extent possible in accordance with the provisions of Article XVIII.
(4)
The physical design of the development plan shall make adequate provisions
for public services and provide adequate control over vehicular traffic.
(5)
All housing shall be sited so as to enhance privacy and ensure natural
light for all principal rooms.
(6)
Development near the perimeter of the property shall be designed
to be harmonious with neighboring areas and shall be screened from
such areas with landscaping approved by the Board of Commissioners.
(7)
No building shall be less than 100 feet from the perimeter property
line of the planned residential development, and no structure shall
be less than 50 feet from such line, except for signs and those structures
associated with ingress and egress, light standards, benches and landscaping.
(8)
No building shall be less than 50 feet from an internal street line,
and no structure shall be less than 30 feet from such line, except
for signs, street trees, ingress and egress structures and other like
structures typically located in such setback area, such as lighting
standards, sidewalks, benches and the like.
(9)
No principal building shall be erected closer than 50 feet from another
principal building.
(10)
All utilities shall be placed and/or installed underground.
(11)
Fire hydrants shall be installed by the developer to meet the
requirements of the Middle Atlantic Fire Underwriters Association
and the Township Fire Marshal.
(12)
Refuse and recycling stations to serve residential and recreational
areas shall be designed with suitable screening and located so as
to be convenient for trash removal and not offensive to nearby residential
areas.
B.
Design standards for retirement residence dwellings.
(1)
Single-family attached dwellings.
(a)
The length of any such building shall not exceed six dwelling
units nor more than 150 feet.
(b)
Single-family attached dwellings shall be designed and arranged
in staggered groups and not in long rows parallel to street lines.
The arrangement of such units shall create a physical and visual distinction
in the lines of the facades and the roofs. Such distinction shall
be achieved through the use of varied floor plans for adjoining units,
the projections and angles of exterior walls and roofs, exterior fencing
and other diversified space articulating techniques.
(2)
Apartments.
(a)
The length of any such building shall not exceed 175 feet.
(b)
Apartment buildings shall be designed and constructed in staggered
groups and not in long rows parallel to street or property lines.
The arrangement of such buildings shall create a visual and physical
distinction in the lines of the facades and the roofs.
D.
Stormwater control.
(1)
The storm drainage system for a planned residential development shall
be designed and constructed so as to minimize runoff, erosion and
flooding using measures such as drainage easements, swales, catchment
basins, silt traps and the like.
(2)
All stormwater management design standards shall be in accordance
with the design standards for same as set forth in the Springfield
Township Code and shall be subject to the approval of the Township
Engineer.
(3)
Storm sewer systems for the development shall be designed, constructed
and shall operate and be readily capable of being maintained to prevent
concentration of stormwater runoff on adjacent developed or undeveloped
properties and streets and other areas of impervious surface.
(4)
The design and construction of all storm drainage facilities and
storm sewer systems shall be subject to the approval of the Township
Engineer.
E.
Soil erosion and sedimentation control. Plans submitted for any planned
residential development shall conform to the guidelines for minimizing
erosion and sedimentation as set forth in the Soil Erosion and Sedimentation
Control Manual of the Pennsylvania Department of Conservation and
Natural Resources prepared by the State Conservation Commission and
Bureau of Water Quality Management and the United States Department
of Agriculture Soil Conservation Service, as amended. In developing
a plan for the control of erosion and sedimentation, the developer
shall meet, as a minimum, the standards and specifications outlined
in the aforementioned manual, as well as the standards set forth in
Appendix C of the Erosion and Sediment Control Handbook of the Delaware
County Soil and Water Conservation District and those in the Springfield
Township Code.
F.
Other environmental controls. In addition to the controls presented in the above subsections herein, all development in a planned residential development shall be governed by the environmental controls set forth in Article XVII pertaining to such matters as noise, vibration, storage, glare and heat, fire and explosion and traffic control, and all plans, documents and other submissions in regard to any approval sought shall demonstrate compliance herewith to the Board of Commissioners.
G.
Streets and pathways.
(1)
The street system of the planned residential development shall be
designed so as to relate harmoniously with land uses within and adjacent
to the development through the establishment of a hierarchy of roadway
functions which includes internal collector and local streets, to
create a separation of automobile and pedestrian traffic through the
coordinated design of streets, dwelling units, common open space areas
and pedestrian walkways and to create efficient and safe connections
with the existing road system of the Township in order to ensure proper
ingress and egress to and from the planned residential development.
(2)
Internal collector streets and local streets in the planned residential
development shall be so designated and shall have a minimum right-of-way
of 50 feet and minimum cartway widths of 28 and 24 feet respectively.
(3)
Cul-de-sac streets shall not exceed 1,000 feet in length. Cul-de-sac
streets shall have a turning circle with a minimum right-of-way radius
of 50 feet and an outer paved width of 40 feet.
(4)
In order to separate automobile and pedestrian circulation and to
increase accessibility to common open space areas, pedestrian walkways
shall be provided.
(5)
Curbs and sidewalks shall be required along streets in planned residential
developments in accordance with the provisions for same as set forth
in the Springfield Township Code.
(6)
The design and construction of streets must conform to the standards
set forth in the Springfield Township Code relative to paving specifications,
cartway design, horizontal and vertical alignment, sight distances
and the like.
I.
Lighting.
(1)
All streets, off-street parking areas and areas of intensive pedestrian
use shall be adequately lighted. All such lighting shall be designed
and located so as to direct light away from adjacent residences.
(2)
Adequate lighting shall be provided after dark. Appropriate lighting
fixtures 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.
J.
Tree conservation and landscaping.
(1)
Existing trees shall be preserved wherever possible. The protection
of trees 12 inches or more in caliper [measured at a height 4 1/2
feet above the original grade] shall be a factor in determining the
location of common open space, structures, underground utilities,
walks and paved areas. Areas in which trees are to be preserved shall
remain at original grade level and in an undisturbed condition.
(2)
Where extensive natural tree cover and vegetation does not exist
and cannot be preserved on the planned residential development site,
landscaping shall be regarded as an essential feature of the planned
residential development. In these cases, extensive landscaping shall
be undertaken in order to enhance the appearance of the planned residential
development, aid in erosion control, provide protection from wind
and sun, screen streets and parking areas and enhance the privacy
of dwelling units. Such landscaping shall be pursuant to a landscaping
plan approved by the Board of Commissioners.
(3)
Street trees shall be provided along all internal collector and local
streets. No less than two four-inch caliper trees shall be provided
for every fifty-foot increment of street, wherein one tree shall be
placed on each side of said street and shall be located at least three
feet beyond the right-of-way line.
(4)
A landscaped buffer planting strip of 25 feet in width shall be provided
along all perimeter property lines, except at points of vehicular
ingress and egress and on pedestrian accessways.
An applicant may propose to develop the PRD District project
in stages, and the Board of Commissioners may approve same if the
following criteria are met:
A.
The application for tentative approval covers the entire planned
residential development and shows the location and time of construction
for each stage, in addition to other information required by this
ordinance.
B.
At least 35% of the dwelling units in the plan given tentative approval
are included in the first stage.
C.
The second and subsequent stages are completed consistent with the
tentatively approved plan and are of such size and location that they
constitute economically sound units of development. In no event shall
such stages contain less than 25% of the dwelling units receiving
tentative approval.
D.
In no case shall work on the current stage area include stripping
or disturbance of woodland and forest or soils of any area set aside
for later stages.
E.
All improvements within the particular stage shall be completed contemporaneously
with the completion of construction of the dwellings of the stage.
F.
Any plans and other documents required by the Board of Commissioners
to depict all of the foregoing and the limits thereof are submitted
to and approved by the Board of Commissioners.
Refer to Article XVIII, Open Space Provisions.
The application for tentative approval shall be executed by
or on behalf of the landowner and filed with the Township Manager.
If the applicant is not the landowner, the executed consent of the
landowner or evidence of the applicant's legal authority to make such
an application shall be so filed. An initial deposit in the amount
of $2,000, to be applied against expenses associated with the processing
and review of the application, shall be paid upon filing the application.
Additional deposits shall be made from time to time as requested by
the Township to cover costs in reviewing and administering the application,
not to exceed actual expenses. Seventeen copies of the application
shall be submitted to the Township Manager for various required reviews.
The application for tentative approval shall include all plans, documents,
papers and submissions proving compliance with all the standards of
this article. The Board of Commissioners may require such additional
documentation as needed to aid it in the review of the application
and accompanying papers.
A.
Application for tentative approval shall include, but not be limited
to the following documents:
(1)
A statement indicating the nature of the applicant's and the landowner's
interest in the project.
(2)
A written statement by the applicant setting forth the reasons why
the project would be in the public interest and would be specifically
consistent with the Comprehensive Plan's goals and objectives and
its recommendations for land use, community facilities and utilities,
circulation and other matters therein recommended.
(3)
A map indicating the location and size of the property and its relationship
to surrounding properties, such map to be drawn at a scale of one
inch equals 800 feet and showing all streets, roads, municipal boundaries,
subdivisions, adjoining properties and designated open space within
500 feet of any part of the tract. In the case of development of a
section of the entire tract, the key map shall show the relationship
of the section to the entire tract.
(4)
A plan at a scale of one inch equals 100 feet delineating the topography
of the tract. Such plan shall contain contours with at least two-foot
intervals and shall accurately and conspicuously depict slopes from
0% to 15%, 15% to 25% and greater than 25%.
(5)
A plan at a scale of one inch equals 100 feet accurately and conspicuously
delineating, depicting and otherwise noting in graphic fashion the
vegetation of the tract. Such plan shall depict the location of all
trees 12 inches in caliper and greater.
(6)
A plan at a scale of one inch equals 100 feet delineating the drainage
characteristics of the tract. Such plan shall accurately and conspicuously
depict, delineate and otherwise note in graphic fashion all perennial
and intermittent streams and watercourses and their watersheds, as
well as flood-prone and flood hazard areas.
(7)
A plan at a scale of one inch equals 100 feet accurately and conspicuously
delineating, depicting and otherwise noting in graphic fashion the
soils of the tract. Such plan shall depict all soil types and shall
include a table identifying soil characteristics pertinent to the
proposed development and the tract.
(8)
A plan at a scale of one inch equals 100 feet accurately and conspicuously
delineating, depicting and otherwise noting in graphic fashion the
proposed use areas by type, size, location and gross density.
(9)
A site plan at a scale of one inch equals 100 feet accurately and
conspicuously delineating, depicting and otherwise noting in graphic
fashion the location, use, height, bulk and location of buildings
and other structures and the location of streets, rights-of-way, cartways,
parking areas and other improvements.
(10)
A plan at a scale of one inch equals 100 feet accurately and
conspicuously delineating, depicting and otherwise noting in graphic
fashion common open space. Such plan shall depict the location, function
and size of common open space areas and any existing natural and cultural
features comprised within the common open space. In addition, the
plan shall include any facilities or structures proposed. Accompanying
the plan shall be a statement indicating the proposed means for ownership
and maintenance of the common open space.
(11)
A detailed report indicating the feasibility and capability
for operation and maintenance of water supply systems, sanitary sewage
systems, stormwater systems and other utility systems. Such a report
shall indicate the following:
(a)
With regard to water supply, there shall be an objective description
of the ability of achieving a safe and efficient water supply system.
The description shall indicate the demand by type of use for water
from the proposed development and its related uses and users.
(b)
With regard to sanitary sewage disposal, there shall be an objective
description of the ability of achieving a safe and efficient system
for sewage disposal. The description shall indicate all proposed measures
and methods for conveying and treating the sewerage and the sizes
of all pipes and direction and quantities of flow anticipated from
the development, as well as all connections which will be required
to tie into existing sanitary sewers.
(c)
Assurance of the availability of safe and efficient public water
and public sewer facilities shall also be reported. Such assurance
shall include letters signed by an officer of the company or authority
concerned, indicating its ability and willingness to provide such
service within the timetable proposed for the development, including
a statement of maintenance responsibilities and rates and charges
for service.
(d)
Water supply. If water is to be provided by means other than
by private wells owned and maintained by the individual owners of
lots within the planned residential development, applicants shall
present evidence to the Board of Commissioners that the planned residential
development is to be supplied by a certificated public utility, a
bona fide cooperative association of lot owners or by a municipal
corporation, authority or utility. A copy of a certificate of public
convenience from the Pennsylvania Public Utility Commission or an
application for such certificate, a cooperative agreement or a commitment
or agreement to serve the area in question, whichever is appropriate,
shall be acceptable evidence.
(e)
With regard to stormwater systems, there shall be an objective
description of the ability of achieving a safe and efficient stormwater
management system.
(12)
A detailed plan illustrating all connections to existing public
utilities, streets and rights-of-way, accompanied by documentation
as to the impact of the proposed development on said public utilities,
streets and rights-of-way.
(13)
A site plan illustrating phasing, including a time schedule
for all on-site and off-site improvements to be offered for dedication
for public use, which may be modified from time to time with approval
of the Board of Commissioners.
(14)
A fully detailed soil erosion and sedimentation control plan.
(15)
A fully detailed grading plan, at a scale of one inch equals
100 feet, accurately and conspicuously delineating proposed contours
at intervals of at least two feet.
(16)
A fully detailed landscaping plan at a scale of one inch equals
100 feet wherein existing and proposed plant materials are accurately
and conspicuously differentiated, delineated, depicted or otherwise
noted in a graphic fashion and a plant list with botanical and common
names as well as notations for the quantities and sizes of all proposed
plant materials.
(17)
A written report indicating the proposed methods and measures
to be undertaken for energy conservation and the effective utilization
of renewable energy resources.
(18)
The documents containing covenants, grants of easements or other
restrictions to be imposed upon the use of land, buildings and structures,
including proposed grants and/or easements for utilities and the like.
(20)
In the case of plans which call for development in stages, a
schedule showing the time within which applications for final approval
of all parts of the project are intended to be filed, which shall
be updated annually on the anniversary of submission for final approval.
(21)
A report, accompanying the application shall, insofar as possible,
indicate compliance with the provisions set forth for documentation
herein.
(22)
All other requirements for a preliminary plan as set forth in
the Springfield Township Subdivision Regulations.
B.
Seven copies of every application for tentative approval received
by the Township Manager shall be promptly forwarded to the Township
Planning Commission and one copy to the Delaware County Planning Department
for review and recommendation. The Township shall also forward one
copy of each application to the Soil Conservation Service for its
recommendation. The Township Planning Commission and the Delaware
County Planning Department shall review and report upon the application
to the Board of Commissioners. One copy of the reports of the respective
planning commissions shall be furnished to the applicant upon receipt
by the Board of Commissioners.
C.
The applicant, the Board of Commissioners, the Township Planning
Commission and the Delaware County Planning Department may consult
informally concerning the project prior to the filing of an application
for tentative approval, provided that no statement or representation
by a member of the official review agency or of the planning agencies
is binding upon the Township.
A.
Within 60 days after the filing of an application for tentative approval
of a project pursuant to this article, a public hearing pursuant to
the public notice on said application shall be held by the Board of
Commissioners in the manner provided by this ordinance for the enactment
of an amendment. The President or, in his absence, the Vice President
of the Board of Commissioners may administer oaths and compel the
attendance of witnesses. All testimony by witnesses at any hearing
shall be given under oath and every party of record at a hearing shall
have the right to cross-examine adverse witnesses.
B.
A verbatim record of the hearing shall be caused to be made by the
Board of Commissioners. Whenever such records are requested by any
party to the proceedings, the cost of transcribing such a record shall
be borne by the party requesting it and the expenses of copies of
such record shall be borne by those who wish to obtain such copies.
All exhibits accepted in evidence shall be identified and duly preserved
or, if not accepted in evidence, shall be properly identified and
the reason for the exclusion clearly noted in the record.
C.
The Board of Commissioners may continue the hearing from time to
time and may refer the matter back to the Planning Commission for
a report; provided, however, that in any event, the public hearing
or hearings shall be concluded within 60 days after the date of the
first public hearing.
A.
Action by Board of Commissioners.
(1)
The Board of Commissioners, within 30 days following the conclusion
of the public hearing(s) provided for in this article, shall, by official
written communication to the applicant, either:
(2)
Failure to do so within said period shall be deemed to be a grant
of tentative approval of the development plan as submitted. In the
event, however, that tentative approval is granted subject to conditions,
the applicant may, within 30 days after receiving a copy of the official
written communication of the Board of Commissioners notify the Board
of Commissioners of his refusal to accept all said conditions, in
which case, the Board of Commissioners shall be deemed to have denied
tentative approval of the development plan. In the event that the
applicant does not, within said period, notify the Board of Commissioners
of his refusal to accept all said conditions, tentative approval of
the development plan, with all said conditions, shall stand as granted.
B.
The grant or denial of tentative approval by official written communication
shall include not only conclusions but also findings of fact related
to the specific proposal and shall set forth the reasons for the grant,
with or without conditions, or for the denial, and said communication
shall set forth with particularity in what respects the development
plan would or would not be in the public interest, including but not
limited to findings of fact and conclusions on the following:
(1)
Those respects in which the development is or is not consistent with
the Comprehensive Plan for the development of the Township.
(2)
The extent to which the development plan departs from zoning and
subdivision regulations otherwise applicable to the subject property,
including but not limited to density, bulk and use, and the reasons
why such departures are or are not deemed to be in the public interest.
(3)
The purpose, location and amount of the common open space in the
development, the reliability of the proposals for maintenance and
conservation of the common open space and the adequacy or inadequacy
of the amount and purpose of the common open space as related to the
proposed density and type of residential development.
(4)
The proposed systems for sanitary sewers, water supply, stormwater
control and soil erosion and sedimentation control and the manner
in which said proposals adequately or inadequately address the construction,
operation and maintenance of such systems.
(5)
The physical design of the development plan and the manner in which
said design does or does not make adequate provision for public services,
provide adequate control over vehicular and pedestrian traffic and
further the amenities of light and air, recreation and visual enjoyment.
(6)
The relationship, beneficial or adverse, of the proposed development
to the neighborhood in which it is proposed to be established.
(7)
In the case of a development plan which proposed development over
a period of years, the sufficiency of the terms and conditions intended
to protect the interests of the public and of the residents of the
development in the integrity of the development plan.
C.
In the event a development plan is granted tentative approval, with
or without conditions, the Board of Commissioners may set forth in
the official written communication the time within which an application
for final approval of the development plan shall be filed or, in the
case of a development plan which provides for development over a period
of years, the periods of time within which applications for final
approval of each part thereof shall be filed. Except upon the consent
of the Board of Commissioners, the time so established between grant
of tentative approval and application for final approval shall be
not less than three months nor more than one year and, in the case
of development over a period of years, the time between applications
for final approval of each part of the plan shall be not less than
12 months nor more than 18 months.
A.
The official written communication provided for in § 143-43 shall be certified by and filed in the office of the Township Manager, and a certified copy shall be mailed to the applicant. Where tentative approval has been granted, it shall be deemed an amendment to the Zoning Map, effective upon final approval, and the same shall be noted on the Zoning Map.[1]
[1]
Editor's Note: The Zoning Map is included at the end of this chapter.
B.
Tentative approval of a development plan shall not qualify a plot
for recording nor authorize development or the issuance of any building
permits. A development plan which has been given tentative approval
as submitted or which has been given tentative approval with conditions
which have been accepted by the applicant (and provided that the landowner
has not defaulted nor violated any of the conditions of the tentative
approval) shall not be modified or revoked nor otherwise impaired
by action of the Township pending an application or applications for
final approval without the consent of the applicant, provided that
an application for final approval is filed or, in the case of development
over a period of years, provided that applications are filed within
the periods of time specified in the official written communication
granting tentative approval.
C.
In the event that a development plan is given tentative approval
and thereafter, but prior to final approval, the applicant shall elect
to abandon said development plan and shall so notify the Board of
Commissioners in writing, or in the event that the applicant shall
fail to file application or applications for final approval within
the required period of time or times, as the case may be, the tentative
approval shall be deemed to be revoked and all that portion of the
area included in the development plan for which final approval has
not been given shall be subject to those local ordinances otherwise
applicable thereto as they may be amended from time to time, and the
same shall be noted on the Zoning Map and in the records of the Township
Manager.
An application for final approval may be for all the land included in a development plan or, to the extent set forth in the tentative approval, a section thereof. Said application shall be made to the Board of Commissioners and within the time or times specified by the official written communication granting tentative approval as in § 143-43 or as otherwise mutually agreed upon between the applicant and the Board of Commissioners and set forth in writing by the Board of Commissioners. If the application for final approval is in compliance with the tentatively approved development plan, a public hearing need not be held. The application for final approval shall consist of a plan or plans and accompanying documents which shall show and shall include the following information:
A.
The plan. The final plan shall be prepared in accordance with the
Springfield Township Subdivision Regulations and the following provisions.
All plans shall be drawn at a scale not smaller than one inch equals
50 feet. They shall be clear and legible blue-line or black-line prints
and shall include at least the following information.
(1)
The development name or identifying title.
(2)
The municipality in which the development is located.
(3)
North arrow, scale and date.
(4)
The name of the record owner of the tract and the developer.
(5)
The name and seal of the registered professional engineer, landscape
architect, land planner, architect or surveyor responsible for the
plan.
(6)
The boundaries of the tract determined by accurate survey in the
field which shall be balanced and closed with an error of closure
not to exceed one foot in 10,000.
(7)
The property lines within the development.
(8)
Lot areas to 1/1,000 of an acre.
(9)
Street lines, lot lines, rights-of-way, easements and areas dedicated
to or proposed to be dedicated to public use. Profiles for all streets
and for proposed sanitary and storm sewer mains, inlets and manholes
and the location of all utilities.
(10)
The length of all straight lines, radii, lengths of curves and
tangent bearings for each street.
(11)
All dimensions and angles or bearings of the lines of each lot
and of each area proposed to be dedicated to public use.
(12)
The designation of common open space, including the area contained
therein.
(13)
Location, grades, length and width of all private driveways
and all parking facilities and type of paving and other surface to
be used therefor.
(14)
Names of all streets as designated by the Board of Commissioners.
(15)
Location of all structures.
(16)
Number of lots.
(17)
Number of dwelling units by type and, where applicable, the
number, location and square footage of areas to be devoted to nonresidential
use.
(18)
Architectural drawings, floor plans and elevations to scale
of all buildings, said drawings to bear the seal of the architect
who has prepared same.
(19)
Total property area of the entire development tract and, in
the case of development in sections, the size of the section for which
plans are submitted.
(20)
All permanent monuments.
(21)
A final grading plan, including existing and proposed contours
at vertical intervals of at least two feet, the lines thereof to be
conspicuously distinguishable.
(22)
All existing watercourses, tree masses and other significant
natural features, including all trees 12 inches in caliper or greater
to be retained and/or to be removed.
(23)
A final soil erosion and sedimentation control plan.
(24)
A final landscaping plan wherein existing and proposed plant
materials are differentiated, a final plant list indicating the types,
quantities and sizes of the proposed plant materials and typical planting
details for tree planting and staking, shrub planting and the like.
(25)
A final environmental impact assessment report.
B.
The documentation. The application for final approval shall also
be accompanied by:
(1)
Copies of deed restrictions and/or easements, if any, and other documents
relating to title, use or occupancy.
(2)
Copies of permits obtained under authority of statutes of the Commonwealth
of Pennsylvania and/or the County of Delaware regarding the provision
for construction, operation and maintenance of the proposed sanitary
sewer system, water supply system, soil erosion and sedimentation
control system and highway occupancy system.
(3)
An affidavit that the applicant is the owner of the land proposed
to be developed or has been authorized by the landowner to be the
applicant, supported by a copy of the written authority therefor.
(4)
Offers of dedication and covenants and other documents governing
the reservation and maintenance of undedicated open space, provided
that all such offers of dedication and covenants shall bear the certificate
of approval of the Township Solicitor as to their legal sufficiency
and compliance herewith.
(5)
Copies of the homeowners' agreements for common open space not to
be offered for dedication to the Township.
(6)
A statement duly acknowledged before an officer authorized to take
acknowledgment of deeds and signed by the owner or owners of the property
to the effect that the development, as shown on the application for
final approval, is made with his or their free consent and that it
is desired to record the application and accompanying documents upon
their approval.
(7)
Whenever a developer proposes to establish a street which is not
offered for dedication and not required to be offered for dedication,
he shall submit a copy of statements cosigned by the Township Solicitor
that he has made an agreement on behalf of his heirs and assigns with
the Township. Said agreement shall be subject to the Township Solicitor's
approval and shall be recorded with the plan. Said agreement shall
establish the condition under which the streets may later be offered
for dedication and stipulate among other things:
(a)
That the street shall be in a good state of repair as certified
by the Township Engineer or that the owner or owners of the lots along
it agree to include with the offer of dedication sufficient money,
as estimated by the Township Engineer, to restore the street to conform
to Springfield Township design standards.
(b)
That an offer to dedicate the street shall be made only for
the street as a whole.
(c)
That the method of assessing repair costs shall be as stipulated.
(d)
That, where applicable, agreement to offer the street for dedication
by the owners of 60% of the lots shall be binding on owners of the
remaining lots.
(8)
Such other related information as deemed necessary by the Board of
Commissioners to make its determination.
C.
In the event that the application for final approval has been filed,
together with all drawings, specifications, covenants, easements,
performance bonds and other documents in support thereof and as required
by this ordinance and the official written communication for tentative
approval, the Township shall, within 45 days of such filing, grant
such development plan final approval.
D.
Variations from plan given tentative approval.
(1)
In the event that the development plan as submitted contains variations
from the development plan given tentative approval, the Board of Commissioners
shall refuse to grant final approval and shall, within 45 days from
the filing of the application for final approval, so advise the applicant
in writing of said refusal, setting forth in said notice the reasons
why one or more of said variations are not in the public interest.
In the event of such refusal, the applicant may either:
(2)
If the applicant wishes to take either such alternate action, he
may do so at any time within which he shall be entitled to apply for
final approval or within 30 additional days of receipt of notice that
the development plan was not in substantial compliance. In the event
that the applicant shall fail to take either of these alternate actions
within said time, he shall be deemed to have abandoned the development
plan. Any such public hearing shall be held pursuant to public notice
within 30 days after request for the hearing is made by the applicant,
and the hearing shall be conducted in the manner prescribed in this
ordinance for public hearings on applications for tentative approval.
Within 30 days after the conclusions of the hearing, the Board of
Commissioners shall, by official written communication, either grant
final approval to the development plan or deny final approval. The
grant or denial of final approval of the development plan shall, in
cases arising under this section, be in the form and contain the findings
required for an application for tentative approval set forth in this
article.
E.
A development plan or any part thereof which has been given final
approval shall be so certified without delay by the Board of Commissioners
and shall be filed by the landowner of record forthwith in the Office
of the Recorder of Deeds before any development shall take place in
accordance therewith. Upon the filing of record of the development
plan, the zoning and subdivision regulations otherwise applicable
to the land included in such plan shall cease to apply thereto. Pending
completion in accordance with the time provisions stated in Section
508 of the Pennsylvania Municipalities Planning Code[1] of said planned residential development or of that part thereof, as the case may be, that has been finally approved, no modification of the provisions of said development plan or part thereof, as finally approved, shall be made except with the consent of the landowner. Upon approval of the final plan, the applicant shall record the plan in accordance with § 143-49 herein and post financial security in accordance with § 123-43 of the Springfield Township Subdivision and Land Development Ordinance.
[1]
Editor's Note: See 53 P.S. § 10508.
F.
In the event that a development plan or a section thereof is given
final approval and thereafter the applicant shall abandon such plan
or the section thereof that has been finally approved, and shall so
notify the Board of Commissioners in writing; or, in the event that
the applicant shall fail to commence the development project or section
thereof in accordance with the time provisions stated in Section 508
of the Pennsylvania Municipalities Planning Code,[2] after final approval has been granted, no development
or further development shall take place on the property included in
the development plan until after said property is reclassified by
enactment of an amendment to the Springfield Township Zoning Ordinance.
[2]
Editor's Note: See 53 P.S. § 10508.
The Township may avail itself to any and all remedies provided by law, including, but not limited to, those specified in § 143-135 of this ordinance and the Pennsylvania Municipalities Planning Code, as amended.[1]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
Security shall be provided which is acceptable to the Township
in an amount to cover the costs of all required improvements.
The Township shall require appropriate liability insurance and
minimum limits of coverage in regard to any development in a planned
residential development. The Township shall be a named insured under
all such liability policies, without premium liability therefor. Said
policies shall further be written to exclude the operation of any
other insurance clause. The Township shall also require from the applicant
a defense, indemnity and hold harmless agreement in favor of the Township
which shall be insured by the applicant to at least the minimum limits
required by the Board of Commissioners for liability insurance.
The final plot plan will be recorded by the landowner in the
Office for the Recording of Deeds in and for Delaware County, Pennsylvania,
within 90 days of the granting of final approval by the Board of Commissioners.
The Recorder of Deeds of the County shall not accept any plan for
recording unless such plan officially notes the approval of the Board
of Commissioners and review by the Delaware County Planning Department.
Fees for review of the final plan shall be established by resolution
of the Board of Commissioners, which fees shall not exceed costs incurred.
Should any funds remain after the final plan is processed and reviewed,
they will be returned to the applicant.
In addition to the applicable requirements set forth in the
Springfield Township Subdivision Regulations, Building Code, Fire
Code and Plumbing Code,[1] the following shall apply:
A.
Development standards.
(1)
Site location. The following locational requirements shall apply:
(a)
The site shall be free from adverse influence by swamps, marshes,
garbage or rubbish disposal areas or other potential breeding places
for insects or rodents.
(b)
The site shall not be subject to flooding.
(c)
The site shall not be subject to any hazard or nuisance, such
as excessive noise, vibration, smoke, toxic matter, radiation, heat,
odor or glare.
(2)
Site drainage requirements.
(a)
The ground surface in all parts of every manufactured home park
shall be graded and equipped to drain all surface water in a safe,
efficient manner.
(b)
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 Conservation and Natural Resources.
(c)
Wastewater from any plumbing fixture or sanitary sewer line
shall not be deposited upon the ground surface in any part of a manufactured
home park.
(3)
Soil and ground cover requirements.
(a)
Exposed ground surfaces in all parts of every manufactured home
park shall be paved or covered with stone screenings or other solid
material or protected with a vegetable growth that is capable of preventing
soil erosion and the emanation of dust during dry weather.
(b)
Manufactured home park grounds shall be maintained free of vegetative
growth which is poisonous or which may harbor rodents, insects or
other harmful pests.
(4)
Manufactured home park areas for nonresidential uses. No part of
any manufactured home park shall be used for nonresidential purposes,
except such uses that are required for the direct servicing and well-being
of the residents and for the management and maintenance of the manufactured
home park.
(5)
Required setbacks. No individual manufactured home within the manufactured
home park may be less than 40 feet from any other individual manufactured
home nor from any administration or service building.
(6)
Requirements for manufactured home accessory structures.
(a)
Any accessory structure to a manufactured home which is attached
to a manufactured home and/or located within 10 feet of any of its
windows and has a top or roof that is higher than such window shall
be considered to be part of the manufactured home.
(b)
Individual storage buildings shall not exceed six by eight feet.
They shall not be located closer than two feet from a manufactured
home or its side or rear property line.
(7)
Manufactured home park street system.
(a)
A safe and convenient vehicular access shall be provided from
abutting public streets or roads.
(b)
Access to and from internal streets of manufactured home parks
shall be designed to minimize congestion and hazards at their entrance(s)
or exit(s) and to allow free movement of traffic on adjacent streets.
These manufactured home park streets shall have a minimum road pavement
width of 24 feet, provided that parking is off-street. A minor street
serving fewer than 10 manufactured homes may have a minimum width
of 20 feet, provided that parking is prohibited on both sides of said
street.
(c)
Streets shall be at approximately right angles within 100 feet
of an intersection. A distance of at least 150 feet shall be maintained
between center lines of offset intersection streets. Intersections
of more than two streets at one point should be avoided.
(d)
Streets shall be constructed in conformance with the Township
standards for materials and thicknesses.
(e)
All manufactured home parks shall be furnished with lighting
fixtures so spaced and so equipped with luminaries as to provide adequate
levels of illumination throughout the manufactured home park for the
safe movement of vehicles and pedestrians at night. Lighting fixtures
shall be positioned so as not to shine directly into manufactured
home units.
(9)
Walks and patios.
(a)
All manufactured home parks shall provide safe, convenient and
functional pedestrian access of adequate width for intended use between
individual manufactured homes, streets and all community facilities
provided for the residents. Sudden changes in alignment and gradient
shall be avoided.
(b)
Where a common walk system is provided and maintained between
locations and where pedestrian traffic is concentrated, such common
walks shall have a minimum width of four feet.
(c)
All manufactured home stands shall be connected to streets,
driveways or parking spaces by common walks. Such walks shall have
a minimum width of four feet.
(d)
Each manufactured home shall have a paved patio of at least
180 square feet.
(10)
Manufactured home stands.
(a)
The area of the manufactured home stand shall be improved to
provide an adequate foundation for the placement of the manufactured
home.
(b)
The manufactured home stand shall be designed so as not to heave,
shift or settle unevenly under the weight of the manufactured home
because of frost action, inadequate drainage, vibration or other forces
acting on the superstructure and shall make provisions for tie-down
of the manufactured home.
(11)
Recreation areas. Recreation areas and facilities shall be provided
to meet the anticipated needs of the residents of the manufactured
home park.
(12)
Landscaping.
(a)
All manufactured home parks shall provide screening along the
property boundary line separating the manufactured home park and adjacent
property.
(b)
The screening area shall be at least 25 feet wide. The height
of all evergreen trees shall be a minimum of five to six feet. A landscaping
plan shall be submitted showing the location, size and species of
all trees and shrubs to be preserved or planted.
(c)
Deciduous trees of varying species shall be planted within the
manufactured home park at the ratio of at least four per manufactured
home. In the event that a substantial portion of the tract is wooded
and a substantial number of trees remain after development, the Board
of Commissioners may modify this requirement upon the recommendation
of the Planning Commission.
(d)
Deciduous and/or evergreen shrubs of varying species shall also
be planted within the manufactured home park at a ratio of at least
eight per manufactured home.
(e)
Ground cover shall be planted within the manufactured home park,
subject to the review and approval of the Board of Commissioners upon
the recommendation of the Planning Commission.
(f)
Planting of landscape material shall be in accordance with a
plan prepared by a landscape architect and shall be completed within
six months of occupancy of the dwelling units. Failure to carry out
the landscaping plan within such time shall warrant denial of the
manufactured home park's annual license as hereinafter provided.
(13)
Water supply.
(a)
Sources of supply.
(b)
Water storage facilities. All water storage reservation shall
be covered, watertight and constructed of impervious materials. Overflows
and vents of such reservoirs shall be effectively screened. Manholes
shall be constructed with overlapping covers so as to prevent the
entrance of contaminated material. Reservoir overflow pipes shall
discharge through an acceptable air gap.
(c)
Water distribution system.
[1]
All water piping, fixtures and other equipment shall be constructed
and maintained in accordance with state and municipal regulations.
[2]
The water-piping system shall not be connected with nonpotable
or questionable water supplies and shall be protected against the
hazards of backflow or back siphonage.
[3]
The system shall be so designed and maintained as to provide
a pressure of not less than 20 pounds per square inch, under normal
operating conditions, at service buildings and other locations requiring
potable water supply.
(d)
Individual water-riser pipes and connections.
[1]
Individual water-riser pipes shall be located within the confined
area of the manufactured 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.
[2]
The water-riser pipe shall have a minimum inside diameter of
3/4 inches and terminate at least four inches above the ground surface.
The water outlet shall be provided with a cap when a manufactured
home does not occupy the lot.
[3]
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.
[4]
A shut-off valve below the frost line shall be provided near
the water-riser pipe on each manufactured home lot. Underground stop
and waste-valves are prohibited unless their type of manufacture and
their method of installation are approved.
(14)
Sewage disposal.
(a)
Individual sewer connections.
[1]
Each manufactured home stand shall be provided with at least
a four-inch diameter sewage-riser pipe. The sewage-riser pipe shall
be so located on each stand that the sewer connection to the manufactured
home drain outlet will approximate a vertical position.
[2]
The sewer connection shall have a nominal inside diameter of
not less than four inches, and the slope of any portion thereof shall
be at least 1/4 inch per foot. All joints shall be watertight.
[3]
All materials used for sewer connections shall be semirigid,
corrosive resistant, nonabsorbent and durable. The inner surface shall
be smooth.
[4]
Provision shall be made for plugging the sewer-riser pipe when
a manufactured 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.
(b)
Sewer lines.
[1]
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 manufactured home park water supply system. All
sewer lines shall be constructed of materials approved by the Pennsylvania
Department of Environmental Protection and by Springfield Township.
(15)
Electrical distribution system.
(a)
General requirements.
[1]
Every manufactured home park shall contain an electrical wiring
system consisting of wiring, fixtures, equipment and appurtenances,
which shall be installed and maintained in accordance with Philadelphia
Electric Company's specifications regulating such systems and the
National Electric Code.
(b)
Power distribution lines.
[1]
All power lines shall be located underground.
[2]
All direct burial conductors or cable shall be buried at least
28 inches below the ground surface and shall be insulated and specially
designed for the purpose. Such conductors shall be located not less
than one foot radial distance from water, sewer, gas or communications
lines.
(c)
Individual electrical connections.
[1]
Each manufactured home lot shall be provided with an approved
disconnecting device and over-current protective equipment. The minimum
service per outlet shall be 120/240 volts alternating current, 50
amperes.
[2]
The manufactured home shall be connected to the outlet receptacle
by an approved type of flexible cable with connectors and a male attachment
plug.
[3]
Where the calculated load of the manufactured home is more than
50 amperes, either a second outlet receptacle shall be installed or
electrical service shall be provided by means of permanently installed
conductors.
(d)
Required grounding. All exposed non-current-carrying metal parts
of manufactured homes and all other equipment shall be grounded by
means of an approved grounding conductor run with branch circuit conductors
and other approved methods of grounded metallic wiring. The neutral
conductor shall not be used as an equipment ground for manufactured
homes or other equipment.
(16)
Service buildings and other community service facilities.
(b)
No such construction shall commence until a building permit
has been obtained as required by Springfield Township for the procurement
of a building permit for the erection or alteration of buildings.
(c)
Where an administration or service building is provided, it
must contain a toilet and lavatory for each sex and storage areas
for occupants of the manufactured home park.
(17)
Structural requirements for buildings.
(a)
All portions of the structure shall be properly protected from
damage by ordinary uses and by decay, corrosion, termites and other
destructive elements. Exterior portions shall be of such materials
and be so constructed and protected as to prevent entrance or penetration
of moisture.
(b)
Construction of administration and service buildings shall be
in compliance with all applicable building codes, plumbing codes and
the like and shall be maintained in a clean, sanitary and structurally
safe condition.
(18)
Refuse handling. The storage, collection and disposal of refuse
in the manufactured home park shall be conducted as to create no health
hazards, rodent harborage, insect breeding areas, accident or fire
hazards or air pollution and shall comply with the sanitary regulations
of the Pennsylvania Department of Environmental Protection and Springfield
Township.
(19)
Insect and rodent control. Grounds, buildings 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 to the applicable requirements of the Pennsylvania Department
of Environmental Protection and Springfield Township.
(20)
Fuel supply and storage.
(a)
Natural gas systems.
[1]
Natural gas piping systems when installed in manufactured home
parks shall conform to the rules and regulations of the American Gas
Association.
[2]
Each manufactured home lot provided with piped gas shall have
a United Gas Improvement Company approved shutoff valve installed
upstream of the gas outlet. The outlet shall be equipped with a United
Gas Improvement Company cap to prevent accidental discharge of gas
when the outlet is not in use.
(21)
Liquefied petroleum gas systems.
(a)
Liquefied petroleum gas systems provided for manufactured homes,
service buildings or other structures, when installed, shall be maintained
in conformity with the rules and regulations of the National Fire
Prevention Association Standard.
(b)
The design, installation and construction of containers and
pertinent equipment for the storage and handling of liquefied petroleum
gases shall conform to the regulations promulgated by the Pennsylvania
Department of Labor and Industry and such other governmental agencies
as have jurisdiction thereover.
(c)
Systems shall be provided with safety devices to relieve excessive
pressures and shall be arranged so that the discharge terminates at
a safe location.
(d)
Systems shall have at least one accessible means for shutting
off gas. Such means shall be located outside the manufactured home
and shall be maintained in effective operating condition.
(e)
All liquefied petroleum gas piping outside of the manufactured
home shall be well supported and protected against mechanical injury.
Undiluted liquefied petroleum gas in liquid form shall not be conveyed
through piping equipment and systems in manufactured homes.
(f)
Vessels of at least 12 United States gallons and less than 60
United States gallons gross capacity shall be maintained in a vertical
position and shall be securely, but not permanently, fastened to prevent
accidental overturning. No vessel shall be placed any closer to any
window than three feet.
(g)
No liquefied petroleum gas vessel shall be stored or located
inside or beneath any storage cabinet, carport, manufactured home
or any other structure.
(h)
All pipe connections shall be of a flare type.
(22)
Fuel oil supply systems.
(a)
All fuel oil supply systems provided for manufactured homes,
administration service buildings and other structures shall be installed
and maintained in conformity with the rules and regulations of the
National Fire Protection Association Standard.
(b)
All piping from outside fuel storage tanks or cylinders to manufactured
homes shall be securely fastened in place.
(c)
All fuel oil supply systems provided for manufactured homes,
service buildings and other structures shall have shut-off valves
located within five inches of storage tanks.
(d)
All fuel storage tanks or cylinders shall be securely placed
and shall be not less than five feet from any manufactured home exit
and not less than three feet from any window.
(e)
Storage tanks located in areas subject to traffic shall be protected
against physical damage.
(23)
Fire protection.
(b)
Manufactured home park areas shall be kept free of litter, rubbish
and other flammable materials.
(c)
Portable hand-operated fire extinguishers of a type suitable
for use on oil fires and approved by the local fire prevention authority
shall be kept in each service and administration building under manufactured
home park control and shall be required by the manufactured home operator
to be placed in each manufactured home in the park, located in a fixed
location, preferably near a door, but not in close proximity to cooking
facilities.
(d)
All manufactured home parks shall be provided with fire hydrants
to meet the specifications of the Middle States Department Association
of Fire Underwriters and in sufficient numbers to be within 600 feet
of all existing and proposed structures and manufactured homes, as
measured along streets.
(e)
The water supply source shall permit the operation of a minimum
of two one-and-one-half-inch hose streams.
(f)
Each of two nozzles, held four feet above the ground, shall
deliver at least 75 gallons of water per minute at a flowing pressure
of at least 30 pounds per square inch at the highest point of the
park for a period of at least 20 minutes.
(24)
Decorative skirt. After a manufactured home has been placed
on the manufactured home stand, the hitch which is employed for the
usual and normal movement of the unit shall be removed and there shall
be placed around the base of the unit a decorative skirt so as to
obscure the wheels of the unit and the general unsightly undercarriage
mechanism.
B.
Management requirements. Responsibilities of the manufactured home
park management.
(1)
The operator and owner shall be responsible for maintaining all common
facilities, including, but not limited to, roads, parking areas, sidewalks
or pathways, common open space, water supply and sewage disposal systems
and administration and service buildings, in a condition of proper
repair and maintenance. If, upon inspection by the Code Enforcement
Officer, it is determined that the manufactured home park is not in
compliance with this standard of maintenance, the licensee shall be
considered to be in violation of this ordinance and the Code Enforcement
Officer shall notify the operator or licensee of the particulars of
any such violation.
(2)
In the event of failure to maintain the facilities, the operator
and licensee shall thereafter have 30 days in which to correct any
such violations, unless the violation is determined by the Code Enforcement
Officer to constitute a hazard to the health or safety of the residents
of the manufactured home park, in which case he shall order that the
violation be corrected forthwith.
(3)
The manufactured home park management shall supervise the placement
of each manufactured home on its manufactured home stand, which includes
securing its stability and installing all utility connections.
(4)
The manufactured home park management shall give the Township, as
well as the representative of the Pennsylvania Department of Environmental
Protection, free access to all manufactured home lots, service buildings
and other community service facilities for the purpose of inspection.
(5)
The management shall maintain a register containing the names of
all manufactured home park occupants and the date of arrival of each
manufactured home. Such register shall be available to any authorized
person inspecting the manufactured home park.
(6)
The management shall report new manufactured home park arrivals to
the Township Manager and to the Township Tax Collector. This report
shall be made no less than monthly in a written report form. The management
shall report the departure of all persons not less than 30 days prior
to such departure.
(7)
The management shall immediately notify the local Pennsylvania Department
of Environmental Protection and the Township of any suspected communicable
or contagious disease within the manufactured home park or upon any
suspicion thereof.
C.
Maintenance bond.
(1)
The licensee of a manufactured home park shall, prior to issuance
of any certificate of occupancy pursuant to final approval of an application,
post with the Township a maintenance bond in a form acceptable to
the Township Solicitor in an amount sufficient to cover, for a period
of two years, the cost of maintenance of all common facilities, as
defined herein, as determined by the Code Enforcement Officer. The
bond shall remain in effect for the duration of the operation of the
manufactured home park.
(2)
In the event of noncompliance with an order pursuant to this ordinance,
the Township may enforce the maintenance bond to provide for the correction
of violations.
D.
Required permits.
(1)
It is unlawful for any person to construct, operate, maintain or
alter a manufactured home park without prior compliance with this
ordinance and issuance and receipt of a building permit or use and
occupancy permit, as may be appropriate. Springfield Township will
issue no permits until the applicant has complied with all applicable
requirements of Delaware County, the Pennsylvania Department of Environmental
Protection and such other governmental agencies as may have jurisdiction
thereover. No manufactured home may be removed from the manufactured
home park without prior notice to the Code Enforcement Officer and
the issuance of a removal permit by the Township Tax Collector.
(2)
Application to Pennsylvania Department of Environmental Protection. All applications for permits shall be made by the owner of the manufactured home park or his authorized representative in accordance with the rules and regulations, Commonwealth of Pennsylvania Department of Environmental Protection, Chapter 4, Article 415, Regulations for Mobile Home Parks, adopted October 30, 1959, and as amended from time to time.
(3)
Inspection of park and issuance of manufactured home park permit.
Upon receipt of such application, the Code Enforcement Officer, Board
of Commissioners and Planning Commission shall forthwith inspect the
manufactured home park to determine compliance with the provisions
hereof. Upon favorable determination of the same and upon being furnished
a copy of the permit issued by the Pennsylvania Department of Environmental
Protection to the applicant and payment of the fee prescribed herein,
the Township Manager shall issue a manufactured home park permit to
the applicant, which shall be valid until the end of the calendar
year in which the permit is issued.
E.
Annual licenses and fees.
(1)
In addition to the initial permit, the operator of a manufactured
home park shall apply in the month of December to the Code Enforcement
Officer for an annual license to continue operation of the manufactured
home park for the succeeding calendar year. Prior to the issuance
of any annual license, the Code Enforcement Officer shall ensure that
the manufactured home park continues to meet all standards of all
governmental agencies having jurisdiction thereover, including, but
not limited to, Delaware County and the Pennsylvania Department of
Environmental Protection, and further, that the manufactured home
park is in compliance with all terms of this ordinance and such terms
and conditions as may be issued by Springfield Township as part of
the initial approval or subsequent approval of the manufactured home
park or any phase thereof.
(2)
A fee shall be paid by the applicant for the issuance of an original
permit, said fee to be in accordance with a fee schedule adopted by
the Township for the issuance of permits. In addition, a fee shall
be paid for each yearly renewal permit, said fee to accompany the
renewal application. This yearly renewal fee shall be $100.
F.
Registration.
(1)
It shall be unlawful for any person to operate a manufactured home
park within the limits of the SU District unless he holds certification
of registration issued annually by the Pennsylvania Department of
Environmental Protection and by Springfield Township in the name of
such person for the specific manufactured home park. Proof of Pennsylvania
Department of Environmental Protection registration shall be furnished
to the Township Manager by no later than February 1 of each year.
(2)
Every person holding a certificate shall file a notice in writing
to the Pennsylvania Department of Environmental Protection and the
Township Manager within 10 days after having sold, transferred, given
away or otherwise disposed of interest in or control of any manufactured
home park or any parcel, lot or track therein. If the certificate
of registration is transferred by the Pennsylvania Department of Environmental
Protection, proof for such transfer shall be furnished the Township
Manager forthwith.
G.
Inspection.
(1)
The Code Enforcement Officer or a representative of the Board of
Commissioners may inspect a manufactured home park at reasonable intervals
and at reasonable times to determine compliance with this ordinance.
(2)
Whenever, upon inspection of any manufactured home park, it is determined
that conditions or practices exist which are in violation of any provision
of this ordinance or any regulations adopted pursuant thereto, the
Township Manager shall give notice, in writing, to the person to whom
the certificate was issued, advising him that unless such conditions
or practices are corrected within a reasonable period of time specified
in the notice, the license to operate in Springfield Township shall
be suspended at the end of such period. Such manufactured home park
shall be reinspected, and if such conditions or practices shall not
have been corrected, the Township Manager shall suspend the license
and give notice, in writing, of such suspension to the person to whom
the certificate is issued.
