The following article shall apply to subdivisions and land developments
related to mobile home developments, as herein defined. The definitions
shall relate to this article only.
As used in this article, certain terms are defined as follows:
The fastening of the mobile home to its mobile home stand
in order to prevent upset or damage due to wind, erosion, flooding
or other natural forces.
An area designed and functioning to separate the elements
and uses of land which abut it and to ease the transition between
them. Unless otherwise specified, "buffers" may be included as part
of the required setbacks and yard areas. "Buffers" are divided into
three types:
SCREEN BUFFERA buffer comprised of natural and/or man-made material arranged in a certain specified depth, height and density to effectively block the view from one side to another during all seasons of the year and to reduce the transmittal of noise and odors between the sites.
SOFTENING BUFFERA buffer comprised of natural and/or man-made material arranged in a certain specified depth, height and density to ease and soften, but not essentially block, the view from one side to another; and to reduce the transmittal of noise and odors between the sides.
OPEN BUFFERA buffer normally comprised of grass, ground cover and/or possibly other landscaping material having a specified depth, but not necessarily having significant vertical components to achieve a certain height or density, the purpose of which is to achieve adequate spacing and attractive landscaping between two or more actively used areas.
A device which is part of the frame or attaches to the frame
of a mobile home and connects it to a power source for the purpose
of transporting the unit.
See § 148-9 of this chapter.
[Amended 11-14-1994 by Ord. No. 1994-5]
A parcel of land under single ownership which has been planned and improved in compliance with the requirements of Chapter 172, Zoning, of the Code of the Township of Newtown for the placement of mobile homes, conventionally built or modular single-family detached homes, or combination thereof, for nontransient use; consisting of two or more mobile home lots.
A parcel of land in a mobile home development, provided with
the necessary utility connections, patio and other appurtenances necessary
for the erection thereon of a single mobile home, though it may be
designed, developed and used for a modular or conventionally built
single-family detached home as well.
That part of an individual lot which has been reserved and
prepared for the placement of the mobile home.
All pipes, fittings and appurtenances from the drain outlet
of the mobile home to the inlet of the corresponding sewer riser pipe.
That portion of the sewer lateral which extends vertically
to the ground elevation and terminates at each mobile home space.
Panels specifically designed for the purpose of screening
the underside of a mobile home by forming an extension of the vertical
exterior walls of the mobile home and covering the entire distance
between the bottom of the exterior walls and the ground elevation
below.
The form of occupancy of a unit, i.e., fee simple sale, rental,
condominium, cooperative, etc.
The total acreage within the lot lines, excluding that area
continuously covered by water and rights-of-way of existing public
roads.
All pipes, fittings and appurtenances from the water riser
pipe to the water inlet pipe of the distribution system within the
mobile home.
That portion of the water service pipe which extends vertically
to the ground elevation and terminates at a designated point at each
mobile home lot.
Individual mobile homes may be erected on any lot where the use is permitted, provided that compliance is made with zoning requirements, §§ 148-57, 148-58A and N(6) through (10) and 148-59 and all other applicable regulations. Tracts of land may be developed and improved for the purpose of erecting two or more mobile homes provided that zoning requirements, all requirements of this article, including those sections referenced above, and other applicable regulations are met. The following regulations of this article apply to mobile home developments, as defined herein.
The provisions of this article shall be followed in the construction or alteration of all mobile home developments in accordance with Chapter 172, Zoning, of the Code of the Township of Newtown. These regulations are in addition to those set forth in Chapter 172, Zoning, and other applicable regulations of the Township Subdivision and Land Development regulations. All applications for mobile home developments shall follow the procedures established in Article III of this chapter.
A.
Arrangement of structures and facilities. The tract, including mobile
home stands, patios, other dwellings and structures, and all tract
improvements shall be organized in relation to topography, the shape
of the plot and the shape, size and position of structures and common
appurtenances that are available.
B.
Each mobile home unit or other dwelling or structure shall be fitted
to the terrain with a minimum disturbance of the land and a minimum
elevation difference between the floor level of the unit and the ground
elevation under it. Existing trees and shrubs, rock formations, streams,
floodplains, steep slopes and other natural features of the tract
shall be preserved to the maximum extent practical. Favorable views
shall be emphasized by the plan.
C.
Courtyards. Groups or clusters of units, so placed as to create interior
spaces and courtyards, shall be incorporated whenever feasible.
D.
Layout. Mobile homes are encouraged to be arranged in a variety of
orientations and are strongly encouraged to have many units with their
long sides facing the street rather than their ends, in order to provide
variety and interest. Site layout shall be designed to ensure that
mobile home units are offset to block long uninterrupted vistas between
the units.
E.
Streets. Streets shall be laid out and improved in accordance with Article VII when public and in accordance with the latest adopted road construction standards of the Township. The following shall apply to all streets, public or private:
(1)
Access to streets.
(a)
Where the mobile home development abuts or contains a present
or proposed arterial or collector street, reverse frontage with screened
planting contained in a foot nonaccess easement along the right-of-way
shall be required unless supervisor approval is obtained to alternative
treatment as may be necessary for adequate protection of residential
properties or other abutting properties and to afford separation of
through and local traffic.
(b)
Mobile home lots may have direct access only onto minor internal
streets. Direct access from a mobile home lot shall not be permitted
onto the street from which the mobile home development gains primary
access.
F.
Fire lanes and hydrants.
(1)
No dwelling unit or part of a unit shall be located more than 150
feet from a duly improved and accessible fire lane, as defined herein,
nor more than 600 feet from a private or public street or a fire hydrant.
All fire hydrants and fire lanes shall be subject to the approval
of the Township.
(2)
Fire lanes shall have a minimum unobstructed right-of-way width of
40 feet; and there shall be constructed within this right-of-way an
all-weather and well-drained, surface cartway with a minimum width
of 24 feet. The extension of fire lanes shall begin from one or more
private or public streets.
(3)
Dead-end fire lanes shall be terminated with an unobstructed vehicular
turnaround or cul-de-sac with a minimum right-of-way radius of 50
feet and shall have a minimum surfaced radius of 40 feet. Dead-end
fire lanes shall have a maximum length of 400 feet.
(4)
The location of fire lanes shall conform to plans for the extension
of streets, sanitary sewers, water mains, storm sewers and other drainage
facilities and public utilities as contained in this and other articles
and shall provide adequate access to buildings by firemen and other
emergency services.
(5)
Fire hydrants shall be provided by the developer. The number, type
and location of fire hydrants and the size and rate of flow of feeder
lines shall be subject to the approval of the Township.
(6)
No certificate of occupancy shall be issued until fire lanes are
constructed and hydrants tested and approved by the Township.
G.
Pedestrian circulation.
(1)
General requirements. All mobile home developments shall provide
safe, convenient, all-season pedestrian walkways of adequate width
for intended use, durable and convenient to maintain, between individual
mobile homes, mobile home development streets, all community facilities
provided for the residents and off-street pedestrian traffic generators,
such as schools, bus stops, commercial centers, etc. These pedestrian
walkways may parallel vehicular roadways, where they shall only be
required on one side, or they may form a separate but coordinated
system away from streets. Walkways shall be provided whenever pedestrian
traffic is concentrated and where school children congregate, but
may be waived elsewhere if the applicant successfully demonstrates
a lack of need to the Board of Supervisors.
(2)
Common walk system. Where a common walk system is provided and maintained
between locations, such common walks shall have a minimum width of
four feet. Where these walks parallel roadways, they shall be separated
from the road pavement by a distance of at least four feet.
(3)
Individual walks. All dwellings shall be connected to common walks
or to streets or to driveways or parking spaces connecting to a paved
street. Such individual walks shall have a minimum width of three
feet.
H.
Parking. Provisions for parking shall conform to Article XXIV of Chapter 172, Zoning. In addition, the following shall apply:
(1)
Off-street parking spaces shall be provided in sufficient number
to meet the needs of the occupants of the development and their guests.
Each unit shall be provided with a minimum of two off-street parking
spaces, plus an additional car space for every four mobile home lots
to provide for guest parking.
(2)
Required car parking spaces shall be located for convenient access
to the mobile home stands. At least one car space shall be located
on each mobile home lot and the other space may be located in adjacent
parking bays.
I.
Buffers.
(1)
General requirements. Along all exterior property boundary lines except those which abut another mobile home development, there shall be a permanent buffer at least 15 feet in depth, unless this is waived pursuant to Subsection I(4) or (5) hereof. Where zoning requirements are more stringent, they shall apply. A screen buffer, as defined herein, shall be provided whenever the mobile home development abuts existing residential zones and/or residential uses or any existing street, as modified by Subsection I(3) hereof, drive or parking areas and where abutting other types of uses when deemed necessary by the Board of Supervisors to provide sufficient buffering and transition. No less than a softening buffer shall be provided wherever the mobile home development abuts existing commercial, office and industrial uses. No less than an open buffer shall be provided where more extensive buffers are deemed unnecessary by the Board.
(2)
Components. The minimum components of each type of buffer shall be
as follows:
(a)
Screen buffer.
[1]
The primary component of a screen buffer shall be a row of suitable
evergreen trees, at a height of not less than six feet when planted,
spaced not more than 10 feet apart on-center, and these trees shall
be of such species to attain a height at maturity of not less than
20 feet. Also required as a secondary component of the buffer is one
of the following:
[2]
Any combination of evergreen trees, coniferous shrubs, mounding,
fencing or other natural vegetation or man-made material is allowable,
provided that an effective visual screen at least 15 feet in height
above the adjacent ground elevation in the mobile home development
is achieved within a reasonable time. But whenever only vegetation
is used, there shall be at least a double row of evergreen trees,
with the trees in one row offset five feet from the trees in the other
row, and the rows at least five feet apart.
(b)
Softening buffer. The primary component of a softening buffer
shall be a row of trees, spaced not more than 25 feet apart on-center,
at least 25% of which shall be evergreens. The evergreens shall be
at least six feet in height when planted and shall attain at least
20 feet in height at maturity. Any deciduous trees shall be at least
1 1/2 inches in caliper and eight feet in height when planted
and shall attain a height of not less than 20 feet at maturity. These
trees shall be interspersed with other allowable components, including
any other type of trees, shrubs, mounding, fencing and/or similar
natural or man-made elements having a visible vertical dimension or
any combination thereof.
(c)
Open buffer. The open buffer shall, as a minimum, consist of
grass, ground cover and/or similar vegetative material and may include
trees, shrubs or other natural or man-made landscaping materials,
but it shall be mostly vegetative rather than paved.
(3)
Street boundaries. Wherever necessary for adequate sight distance
or where the Board of Supervisors so determines that a sufficient
buffer exists to protect the welfare and safety of the community,
a single row of deciduous trees at least eight feet in height when
planted and at least 20 feet in height at maturity, with a spacing
of not more than 40 feet on-center, may be provided along all property
boundaries which abut a street.
(4)
Existing buffers. In cases where an edge of a mobile home development
occurs along natural features which function as buffers, including
but not limited to mature vegetation, significant grade changes or
stream valleys, which are likely to be permanently preserved, buffering
may be waived along that edge upon approval of the Board of Supervisors.
(5)
Maintenance. All vegetation shall be maintained permanently and,
in the event of death or other destruction, shall be replaced within
one year by the persons responsible for maintenance when death or
destruction occurred.
(6)
Buffer landscape plan. A buffer landscape plan acceptable to the
Board of Supervisors shall be submitted with the final plans, showing
all pertinent information including the location, size and species
of all individual trees and shrubs to be preserved or planted or,
alternately, the general characteristics of existing vegetation masses
which are to be preserved.
J.
Compliance with erosion control provisions. Provision for compliance with Chapter 138, Soil Erosion and Sediment Control, shall be included as part of subdivision and land development application requirements.
K.
Ground cover requirement. Exposed ground surfaces in all parts of
every mobile home development shall be paved or covered with stone
screenings or other solid material or protected with a vegetative
growth that is capable of preventing soil erosion and the emanation
of dust during dry weather. Impervious pavement shall be kept to a
minimum. All ground surfaces shall be appropriately maintained.
L.
Landscaping. The following site landscaping requirements shall apply
to all mobile home developments:
(1)
Landscaping shall be regarded as an essential feature of every mobile
home development. In addition to the preservation of natural features,
trees and slopes of the site, careful attention shall be given to
landscaping of parking areas and provisions of street trees as required
by this article.
(2)
In order to determine the suitability of specific areas of the total
mobile home development site for specific land uses and land use intensities,
a thorough analysis of the natural features of the site shall be required.
The following subject categories shall be included in such an analysis:
(a)
Hydrology. Analysis of natural drainage patterns in site area,
including denoting surface water, marsh, floodplain, permanent high-water
table and seasonal high-water table areas throughout the site.
(b)
Geological. Analysis of characteristics of rock formations underlying
the site, including defining aquifers, particularly those subject
to pollution, shallow bedrock areas and areas in which rock formations
are unstable.
(c)
Soils. Analysis of types of soils present in the site area including
defining of prime agricultural soils, aquifer recharge soils areas,
unstable soils and soils susceptible to erosion.
(d)
Topography. Analysis of terrain of site, including designation
of slope areas over 15%, between 8% and 15% and under 8%.
(e)
Vegetation. Analysis of land cover of site including designation
of forest and woodland areas, meadowland areas and areas with little
or no land cover.
(3)
Landscaping shall be planned and effectuated in the mobile home development so as to integrate buildings with their surrounding lands and to present a total pattern throughout the site. The use of berms is encouraged. In the planning and effectuation of such landscaping as well as in the effectuation of Subsections L(4) and (5) hereof, the developer shall be guided by the following criteria. Plant material, including both deciduous and evergreen trees and shrubs, shall be chosen on the basis of:
(a)
Aesthetic values, such as autumn coloration, flowers, fruit,
bark and crown characteristics and susceptibility to dieback.
(b)
Susceptibility to insect and disease infestation and air pollution.
(c)
Species longevity.
(d)
Wind firmness and suitability of plant material to soil types.
(e)
Wildlife values, including the ability of plant material such
as oak, hickory, dogwood and walnut to provide food for bird and animal
life.
(f)
Trees and shrubs which are prone to cause pavement heaving or
whose roots have a tendency to invade water and sewer lines, i.e.,
poplar, willow, silver and Norway maple and beech, shall not be planted
where their presence shall result in pavement heaving or the clogging
of mains and drains.
(g)
Where land is open or barren, the planting of trees is encouraged.
(4)
The protection of trees of two-inch caliper or over measured 4 1/2
feet off the ground shall be a factor in determining the location
of open space, buildings, underground services, walks, paved areas,
playgrounds, parking areas and finished grade levels.
(5)
The development shall be designed and programmed so as to minimize
earthmoving, erosion, tree clearance and the destruction of natural
amenities. Natural features, such as lakes, streams and wooded slopes,
shall be preserved and incorporated into the final landscaping of
the development, wherever possible and desirable. The applicant shall
demonstrate the means whereby trees and other natural features shall
be protected during construction. Wherever possible, scenic points,
historic spots and other community assets and landmarks shall be preserved.
(6)
Seeding, sodding and other planting shall be applied to stabilize
topsoil on steep slopes and to enhance the appearance of open space.
Excessive cuts and fills shall be avoided. Topsoil shall not be stripped,
covered or removed from the development site.
(7)
The interior of each parking lot shall have one two-inch caliper
shade tree for every four cars.
(8)
Whenever the site is not naturally wooded, shade trees shall be provided
along all streets. No fewer than two two-inch caliper trees measured
4 1/2 feet off the ground shall be planted for each twenty-five-foot
section of collector streets. For the purpose of these regulations,
street trees are limited to the following: Moraine locust, red oak,
columnar-type maples and sugar maples or such other variety as approved
by the Township Planning Commission.
(9)
Subject to the approval of the Board of Supervisors, the planting
strip or utility strip between the curb and sidewalks may be moved
and placed into an acceptable public park area on an equal basis,
resulting in an integral curb, gutter and sidewalk treatment where
this is accomplished. Where integral curb, gutter and sidewalk is
permitted, a planting and utility easement shall be required. The
combined dimension of such sidewalk and planting and utility easement
together shall not exceed the residual dimension of road right-of-way
measured from the back of the curb to the right-of-way line for each
side, respectively. Such integral treatment shall, however, not be
permitted on arterial or collector thoroughfares. Areas within planting
strips cannot be used to enable larger lot sizes or used for park
purposes.
M.
Common elements. Each mobile home development shall conform to Article VI.
(1)
Service building. The structure or structures containing the management
office and other common facilities shall be conveniently located for
the use intended.
(2)
Consolidation of recreation, management and other common facilities
in a single building and location is encouraged, if the single location
shall adequately serve all mobile home lots.
N.
Utilities.
(1)
Adequate lighting. All streets, off-street parking areas and areas
of high pedestrian use shall be adequately lighted. All such lighting
shall be designed and located so as to direct light away from adjacent
residences. 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.
(2)
Lighting requirements waiver. The requirements for lighting may be
waived by the Board of Supervisors where density of development may
not justify its use.
(3)
Utilities installed underground. Electric, telephone, cable television
and all other utility facilities shall be installed underground by
the developer unless, in the opinion of the Board of Supervisors,
special conditions require otherwise. In such event, such installations
shall be as directed by the Board.
(4)
Service lines in easements. Where telephone and electric service
lines are placed underground, conduits or cable shall be placed within
an easement or dedicated public ways, in a manner which shall not
conflict with other underground services. Further, all transformer
boxes shall be located so as not to be unsightly or hazardous to the
public.
(5)
Design at utility structures. Easements shall be provided to account
for the distribution of unit substations to service the area. The
design of the utility structures should be architecturally compatible
with the surrounding structures.
(6)
Individual water riser pipes and connections.
(a)
Individual water riser pipes shall be located within the confined
area of the mobile home stand at a point where the water connection
shall approximate a vertical position, thereby ensuring the shortest
water connection possible and decreasing susceptibility to water pipe
freezing.
(b)
The water riser pipe shall have a minimum inside diameter consistent
with the standards of the servicing public utility or, in lack thereof,
of the Township Plumbing Inspector and terminate at least four inches
above the ground surface. The water outlet shall be provided with
a cap when a mobile home does not occupy the lot.
(c)
Adequate provisions shall be made to prevent freezing of service
lines, valves, 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.
(7)
Individual sewer connections.
(a)
Each mobile home stand shall be provided with a sewer riser
pipe consistent with the standards of the Township Sewer Authority
and the Township Plumbing Code.[1] The sewer riser pipe shall be so located on each stand
that the sewer connection to the mobile home drain outlet shall approximate
a vertical position.
(b)
The sewer connection shall have an inside diameter and slope
as required by the Township Plumbing Inspector. All joints shall be
watertight.
(c)
Provision shall be made for plugging the sewer riser pipe when
a mobile home does not occupy the lot. Surface drainage shall be diverted
away from the riser. The rim of the riser pipe shall extend at least
1/2 inch above ground elevation.
(8)
Gas distribution systems.
(a)
General. Gas equipment and installations within a mobile home
development shall be designed and constructed in accordance with the
applicable codes adopted by the enforcing agency. Where the state
or other political subdivision does not assume jurisdiction, such
installations shall be designed and constructed in accordance with
the appropriate provisions of ANSI Z21.30 and Z106.1.
(b)
Required gas supply. The minimum hourly volume of gas required
at each mobile home lot outlet or any section of the mobile home development
gas piping system shall be calculated as follows:
|
Distance
|
Natural
|
L.P.G.
|
|---|---|---|
|
For the most remote mobile home lot outlet on any branch or
main
|
125 CFH
|
50 CFH
|
|
For the secondmost remote outlet on any branch or main
|
100 CFH
|
40 CFH
|
|
For the thirdmost remote outlet on any branch or main
|
75 CFH
|
30 CFH
|
(c)
Installation. All gas piping installed below ground shall have
a minimum earth cover of 18 inches. Gas piping shall not be installed
under any mobile home.
(d)
System shutoff valve. A readily accessible and identified shutoff
valve controlling the flow of gas to the entire gas piping system
shall be installed near to point of connection to the service piping
or supply connection of the liquefied petroleum gas tank.
(e)
Mobile home lot shutoff valve. Each mobile home lot shall have
an approved gas shutoff valve installed upstream of the mobile home
lot gas outlet and located on the outlet riser at a height of not
less than four inches above grade. Such valve shall not be located
under any mobile home. Whenever the mobile home lot outlet is not
in use, the outlet shall be equipped with an approved cap or plug
to prevent accidental discharge of gas.
(f)
Mobile home connector. Each mobile home shall be connected to
the mobile home lot outlet by an approved three-quarter-inch mobile
home connector not more than six feet in length. Approved pipe and
fittings may be used between the flexible connector and the mobile
home lot gas outlet when the distance between the mobile home lot
gas outlet and the mobile home gas service connection exceeds that
required to make a safe installation with only a mobile home connector.
(g)
Mechanical protection. All gas outlet risers, regulators, meters,
valves or other exposed equipment shall be protected from mechanical
damage by vehicles or other causes.
(h)
Gas connection installation. The mobile home gas connection
shall be installed at the edge of the mobile home stand, approximately
30 feet from the front of such stand and located as not to terminate
beneath the mobile home.
(9)
Fuel oil distribution system.
(a)
General. Distribution systems shall be installed and maintained
in accordance with applicable codes and regulations governing such
systems. Piping installed below ground shall have a minimum earth
cover of 18 inches.
(b)
Permanently installed piping. All piping from outside fuel storage
tanks or cylinders towards mobile homes shall be permanently installed
and securely fastened in place.
(c)
Underground storage tanks. All fuel oil storage tanks or cylinders
should be installed underground and shall not be located inside or
beneath any mobile home or accessory structure or less than five feet
from any mobile home exit.
(d)
Venting. Every tank shall be vented by a vent not less than
1 1/4 inches iron pipe size so designed and installed to prevent
the entrance of rain or debris.
(e)
Shutoff valve. A shutoff valve located immediately adjacent
to the gravity fee connection of a tank shall be installed in the
supply line to the mobile home.
(f)
Fuel oil connectors. Fuel oil connectors from the tank to the
mobile home shall be brass or copper tubing or approved flexible metal
hose, not smaller than three-eighths-inch iron pipe or tubing, and
shall be protected from physical damage. Aluminum tubing shall not
be used.
(g)
Liquidtight fittings. Valves and connectors shall be listed
standard fittings maintained liquidtight to prevent spillage of fuel
oil on the ground.
(10)
Fuel supply and storage.
(a)
Liquefied petroleum gas containers installed on a mobile home
lot shall be securely but not permanently fastened to prevent accidental
overturning. Such containers shall be not less than 25 or more than
100 pounds liquefied petroleum gas capacity.
(b)
No liquefied petroleum gas vessel shall be stored or located
inside or beneath any storage cabinet, carport, mobile home or any
other structure.
(c)
All fuel oil storage tanks or cylinders shall be securely fastened
in place and shall not be located inside or beneath any mobile home
or less than five feet from any mobile home exit.
(d)
All fuel oil storage tanks or cylinders shall be screened from
adjacent structures, access roads and traffic arteries by hedges,
dense plantings, earth berms, changes in grades or walls.
A concrete pad, properly graded, placed and compacted so as
to be durable and adequate for the support of the maximum anticipated
loads during all seasons, shall be used for all mobile homes.
A.
Anchoring. Every mobile home placed within a mobile home development
shall be anchored to the mobile home stand where it is located prior
to the unit being occupied or used in any other way or the expiration
of seven days, whichever occurs first. The anchoring system shall
be designed to resist a minimum wind velocity of 80 miles per hour.
B.
Stability. All mobile homes placed within a mobile home development
shall, prior to occupancy or other use, be affixed to their mobile
home stands in such a way so as to prevent tilting of the unit.
C.
Skirts. All mobile homes placed within a mobile home development
shall, prior to occupancy or other use, have skirts installed which
are designed to complement the appearance of the mobile home and are
coordinated throughout the park.
D.
Hitch. The hitch or tow bar attached to a mobile home for transport
purposes shall be removed and remain removed from the mobile home
when it is placed on its mobile home stand.
E.
Garbage and trash collection. Individual collection of garbage and
trash and the indoor storage thereof before collection shall be provided.
