Township of Carroll, PA Design Standards

Minimum size. The minimum size of a mobile home park shall be five acres.

Density. The total density of a mobile home park shall not exceed six mobile homes per acre.

Recreation area. There shall be a minimum of 12% of the gross acreage of the mobile home park devoted to active and/or passive common recreational facilities. Responsibility for maintenance of the recreational areas shall be with the landowner. Should the landowner neglect to maintain the designated recreational area as depicted on the plan, the Township may then maintain said areas and assess the landowner for any costs incurred. The maintenance of said recreation area by the Township shall not relieve the landowner from prosecution and the penalties provided herein.

(2)

Mobile home lot dimensions.

Lot area. Each mobile home lot shall have a minimum lot area of 5,000 square feet, exclusive of the recreation area.

Density. Each mobile home lot shall contain no more than one mobile home, nor more than one family.

Lot width. Each mobile home lot shall be at least 50 feet wide.

Street setback. No mobile home or other structure shall be closer than 50 feet from the right-of-way line of a public street.

Property line setback. No mobile home or other structure shall be closer than 50 feet from any property line defining the external boundary of the park.

(f)

Interior distances. Mobile homes or other structures shall be separated from each other, access drive or common parking area by a minimum of 20 feet.

(3)

Mobile home unit requirements.

Minimum size. All mobile homes shall have a minimum of 750 square feet of habitable space.

Mobile home stand. Each mobile home lot shall be provided with a mobile home stand which is constructed with a minimum six-inch-thick poured concrete slab over a minimum six-inch stone base. Said stand shall be designed to uniformly support the mobile home in a level condition. Consideration shall be given to the effect of frost action, surface water drainage, vibration or other forces acting on the superstructure. Each mobile home stand shall be equipped with properly designed and approved water, sewer and electric connections.

Skirting. An enclosure of compatible design and material, commonly called skirting, shall be erected around the entire base of the mobile home prior to occupancy or other use. Such enclosure shall provide sufficient ventilation to inhibit decay and deterioration of the structure.

Anchoring. Every mobile home shall be anchored to the mobile home stand where it is located prior to the unit being occupied and no more than seven days from the arrival of the mobile home. The anchoring system shall be designed by a registered professional engineer to prevent tilting of the unit and resist a minimum wind velocity of 90 miles per hour.

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.

(4)

Streets, access drives and driveways. In addition to the below standards, streets, access drives, and driveways shall conform with Chapter 225, Subdivision and Land Development.

The cartway edge at all intersections of both streets and access drives shall be rounded by a tangential arc with a minimum radii of 55 feet.

Driveways to all mobile homes must access onto the interior street or access drive system of the mobile home park. Direct driveway access to an existing adjoining public street is prohibited.

(5)

Vehicular parking facilities. Off-street parking spaces shall be provided in all mobile home parks. Two spaces per dwelling unit shall be provided either on the mobile home lot or in a common paved parking compound within 100 feet of each mobile home. Parking compounds shall be designed in accordance with Chapter 225, Subdivision and Land Development. Parking compounds shall be used solely for the temporary storage, not to exceed 30 days, of currently registered and inspected motor vehicles.

(6)

Sidewalks. In addition to the standards of Chapter 225, Subdivision and Land Development, sidewalks shall be provided: a) along both sides of streets and access drives; b) within parking compounds; and c) between mobile homes, parking compounds and service buildings.

(7)

Sanitary sewage disposal.

Source. All sanitary sewage disposal systems shall conform with Chapter 225, Subdivision and Land Development.

Connection. All mobile home units and service buildings shall be connected to an approved sewerage system. Individual riser pipes having a minimum inside diameter of four inches shall be located on each mobile home stand and shall extend at least one inch above the mobile home stand. The sewer riser pipe shall be sealed with a securely fastened plug or cap when the mobile home lot is unoccupied.

Protection. Adequate provision shall be made to protect sanitary sewers from stormwater infiltration and damage. All sewer lines shall be constructed with materials and by methods approved by the Carroll Township Municipal Authority and Pennsylvania Department of Environmental Protection.

(8)

Water supply.

Source. All mobile home parks shall be serviced by a community or public water supply system. Additionally, all water supply systems shall conform with Chapter 225, Subdivision and Land Development.

Connection. All mobile home units and service buildings shall be connected to the water supply system. Individual water riser pipes having an inside diameter of not less than 3/4 inch shall be provided for each mobile home stand and shall terminate no less than four inches above the mobile home stand.

Protection of waterlines. Adequate provisions shall be made to protect water service lines from damage, including a shutoff valve, below the frost line for each mobile home stand.

(9)

Stormwater management and floodplain controls. All mobile home parks shall conform to the floodplain standards specified in Chapter 260, Zoning, and the storm drainage and facilities as specified in Chapter 260, Zoning, and Chapter 225, Subdivision and Land Development.

(10)

Refuse disposal.

The storage, collection and disposal of refuse in the mobile home park shall be so managed as to create no health hazards, rodent harborage, insect-breeding areas, accident, fire or air pollution. All refuse shall be stored in flytight, watertight, rodentproof containers.

Community refuse disposal sites shall be provided at locations which are not more than 100 feet from any mobile home space and no less than 50 feet from the mobile home park boundary. Containers shall be provided in sufficient number and capacity to properly store all refuse. Community refuse disposal sites shall be screened or fenced and constructed with a minimum six-inch-thick poured concrete slab over a minimum six-inch stone base. The concrete slab shall be certified to develop a compressed stress of at least 3,500 psi at 28 days.

Racks or holders shall be provided for all refuse containers. Such containers shall be so designed as to prevent tipping, to minimize spillage and container deterioration, and to facilitate cleaning around them.

All refuse shall be collected at least once weekly and comply with current recycling requirements. Where suitable collection service is not available, the mobile home park operator shall provide this service. All refuse shall be collected and transported in enclosed vehicles or containers.

(11)

Exterior lighting. Streets, access drives, driveways and walkways shall be lighted at night with an average illumination of at least 0.2 footcandle at their service. Lighting fixtures shall be so spaced and so equipped as to provide adequate levels of illumination throughout the mobile home park for the safe movement of vehicles and pedestrians. Lighting fixtures shall be shielded to avoid glare on adjacent properties and streets.

(12)

Landscaping.

Landscaping shall be provided within the fifty-foot-wide setback area located along the perimeter of the mobile home park. This area shall include a variety of vegetative materials, including trees, shrubs, evergreens and ground cover. For each 1,500 square feet of required area for landscape strips, one deciduous tree and one evergreen tree shall be provided. Deciduous trees shall have a clear trunk at least five feet above finished grade. Evergreen trees shall have a minimum height of six feet. All landscape strips shall have landscaping materials distributed along the entire length of the area.

All landscape materials shall be properly maintained and replaced within six months of death. Any portion of the site not used for buildings, structures, parking, sidewalks, streets and similar improvements shall be maintained with a vegetative ground cover and other ornamental plantings.

(13)

Service and accessory buildings.

Construction. All service and accessory buildings, including management offices, storage areas, laundry buildings and indoor recreation areas shall be adequately constructed, ventilated and maintained so as to prevent decay, corrosion, termites and other destructive elements from causing deterioration.

Mobile home park office. Every mobile home park shall have a structure designed for and clearly identified as the office of the mobile home park manager. The park office may be located in a separate and properly identified portion of a mobile home or other dwelling unit.

Storage space. Occupants of each mobile home lot shall be provided with at least 150 cubic feet of enclosed storage space which is exclusive of the floor area devoted to living space. Storage facilities shall not intrude into any required yard or setback area and shall substantially conform in style, quality and color to the adjacent mobile home. The type of storage facility shall be approved by the Board of Supervisors.

Use of service and accessory buildings. Service and accessory buildings shall be used only by the occupants of the mobile home park.

(14)

Fire protection.

The mobile home park area shall be kept free of litter, rubbish and other unprotected, flammable materials. The burning of trash or rubbish on the premises shall be prohibited.

Portable hand-operated fire extinguishers of a type suitable for use on oil and electrical fires, and approved by the appropriate fire company, shall be kept in each community building under park control and shall be required by the mobile home park operator to be placed in each mobile home in a fixed location, preferably near a door, but not in close proximity to cooking facilities.

Mobile home parks shall be provided with smoke detectors, fire hydrants or acceptable alternatives for fire protection as approved by the Board of Supervisors.

All mobile home parks shall be operated so as to comply with all state and local laws, ordinances and regulations pertaining to fire prevention.

The mobile home park manager shall consult annually with the appropriate fire company or authorities as to proper fire prevention practice, accessibility of streets, testing of fire hydrant pressure, location and operation of equipment, community education programs, etc.

(15)

Electrical distribution.

The mobile home park shall contain an electrical wiring system which shall be installed and maintained in accordance with the appropriate electric company's specifications and the National Electrical Code.

Main power lines not located underground shall be suspended at least 18 feet above the ground. There shall be a minimum horizontal clearance of three feet between overhead wiring and mobile home, service building or other structure.

All buried conductors or cable shall be buried at least 36 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, sanitary/storm sewer, gas or communication lines.

Each mobile home shall be provided with an approved disconnecting service and weatherproof overcurrent protective equipment. Individual mobile home spaces shall be provided with a polarized-type receptacle with a ground conductor. All exposed non-current-carrying metal parts of mobile homes, other structures and equipment shall be grounded by means of an approved grounding conductor. The neutral conductor shall not be used as an equipment ground for mobile homes, other structures and equipment.