Township of Upper Providence, PA
Delaware County
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Table of Contents
Table of Contents
GENERAL REFERENCES
Special requirements in the floodplain for manufactured homes — See Ch. 1288.
[Ord. No. 198, passed 12-14-1989]
For the purpose of this chapter, words and phrases shall have the meanings ascribed to them in Section 1220.08(b).
[Ord. No. 198, passed 12-14-1989]
(a) 
Permits required. It shall be unlawful for any person to construct, alter, extend, or operate a mobile home park within Upper Providence Township unless and until he or she obtains:
(1) 
A mobile home park permit issued by the Township Zoning Officer in the name of the operator, which shall not be issued until all permits for water supply and sewage systems shall have been obtained, nor until all other requirements contained herein have been complied with and final approval of the application has been granted by the Township Council.
(2) 
A building permit issued by the Township Building Inspector after having paid a fee for each unit to be placed within the mobile home park.
(b) 
Annual license required. In addition to the initial permits, the operator of a mobile home park shall apply to the Township Zoning Officer on or before the first day of December of each year for an annual license to continue operation of the mobile home park during the following calendar year. The Zoning Officer shall issue the annual license upon satisfactory proof that the park continues to meet the standards prescribed by the State, County and Township agencies having jurisdiction over the standards of this Code. The license so issued shall be valid for the calendar year applied for, or any part thereof remaining at the time of issuance.
(c) 
Fees.
(1) 
Fees for the initial application and the preliminary and final approvals shall be prescribed by resolution of the Township Council.
(2) 
The fee for the annual license shall be prescribed by resolution of the Township Council and shall be submitted to the Zoning Officer with the application for the annual license.
(3) 
Fees for the inspection of a mobile home park during and following construction shall be as specified in Section 1222.03.
(d) 
Inspections.
(1) 
Upon notification to the licensee, manager, or person in charge of a mobile home park, the Zoning Officer or his or her designated representative may inspect a mobile home park at any reasonable time to determine compliance with these Regulations.
(2) 
Upon receipt of the application for an annual license, and before issuing such annual license, the Zoning Officer or other designated representative of the Township shall make an inspection of the mobile home park to determine compliance with these Regulations. The Zoning Officer or other representative shall, thereafter, notify the licensee of any instances of non-compliance with these Regulations and licensee of any instances of non-compliance with these Regulations and shall not issue the annual license until the licensee has corrected all such violations.
(e) 
Appeal of mobile home park permit denial. Where applicable, if the applicant or licensee feels that the Zoning Officer has failed to follow procedures or has misinterpreted or misapplied any provision of this Code in the review of an application for a mobile home park permit or an annual license renewal, he or she may appeal such action to the Zoning Hearing Board, in accordance with Section 909 of the Act.
(f) 
Transfer of permit; changes to existing parks. No permit issued under these Regulations shall be transferable to a different location. No person holding a permit under these Regulations shall extend or reduce the area of any mobile home park or add any new facility or structure until notice of such proposed changes shall have been given to the Zoning Officer and/or Inspector, who shall have ascertained after investigation, as in the case of an original application for a permit, that such proposed changes are in accordance with all the requirements of these Regulations and shall have signified that fact by his or her approval.
[Ord. No. 198, passed 12-14-1989]
(a) 
Regulations governing the density of dwelling units in any mobile home park and the dimensions of any mobile home park or mobile home lot, therein, shall be as specified in the Township Zoning Code.
(b) 
The mobile home park shall be located on a well-drained site, and shall be so located that its drainage will not endanger any water supply. All such mobile home parks shall be in areas free from marshes, swamps, or other potential breeding places for insects or rodents.
(c) 
Every mobile home lot shall be clearly marked and shall contain a driveway with unobstructed access to a public or private street. Mobile homes shall be located on such lots so that there will be a minimum of 25 feet between each mobile home and so that no mobile home shall be less than 75 feet from the exterior boundary of the mobile home park.
(d) 
It shall be unlawful to locate a mobile home less than 25 feet from any street right-of-way. No part of such mobile home shall obstruct any roadway or walkway in a mobile home park. No mobile home lot, community building, or access road (with the exception of the entrance road) shall be located within 25 feet of any street right-of-way.
(e) 
Mobile homes placed on individual lots are encouraged to be placed off-center on the lots so as to provide a large, useable open yard space and outdoor living area in one section of the lot.
(f) 
Groups or clusters of units, so placed as to create interior spaces and court yards, shall be incorporated whenever feasible.
(g) 
Mobile homes should be arranged in a variety of orientations. The developer is strongly encouraged to have as many units as possible with their long axis east-to-west, thus offering a southern exposure to their longest wall and root areas, and to provide variety and interest. Site layout shall be designed to ensure that mobile home units are offset to block long uninterrupted corridors between the units.
[Ord. No. 198, passed 12-14-1989]
(a) 
Street design and construction standards. With the exception of those street standards specified in this chapter, the standards in Sections 1230.03 through 1230.12 shall govern the design and construction of streets in a mobile home park.
(b) 
Park entrances. Each mobile home park shall have only one entrance directly onto any paved public road. If the park abuts more than one public road, one entrance may be provided from each such road. All entrances shall be paved. The paved entrances should be at least 35 feet wide, but no more than 50 feet wide. The paved entrances shall be at least 50 feet in length.
(c) 
Street construction. All entrances, interior streets, and other heavily traveled areas shall be constructed in accordance with the most current Pennsylvania Department of Transportation regulations, so that the surface shall be smooth, hard, durable, dust-free, and well-drained under normal use and weather conditions.
(d) 
Street widths. The mobile home park interior street system shall be functionally classified and shall conform to Section 1230.05.
(e) 
Parking restrictions. Parking is prohibited on streets.
[Ord. No. 198, passed 12-14-1989]
(a) 
Driveway and off-street parking standards.
(1) 
The requirements of Section 1230.24 shall be applicable to all mobile home parks.
(2) 
Off-site, common parking areas may be provided in lieu of the required two parking spaces on each mobile home lot, in which case parking shall be provided at the rate of two spaces for each mobile home lot not equipped with two parking spaces.
(3) 
Additional parking spaces for vehicles of nonresidents shall be provided as off-street common parking at the rate of 1 1/2 spaces for each mobile home lot.
(b) 
Walkways.
(1) 
All mobile home parks shall provide safe, durable, convenient, all-season pedestrian walkways, of adequate width for their intended uses, between the park streets and all community facilities provided for park residents.
(2) 
Where pedestrian traffic is concentrated, each walk shall have a minimum width of four feet.
[Ord. No. 198, passed 12-14-1989]
(a) 
Where a community building is provided, it must contain a toilet and lavatory for each sex. In addition, the mobile home park may provide laundry facilities, storage facilities for the use of occupants, a management office and indoor recreational facilities for park residents and guests only.
(b) 
Construction of all buildings shall be in compliance with all applicable building codes, plumbing codes, etc., and shall be maintained in a clean, sanitary and structurally safe condition.
[Ord. No. 198, passed 12-14-1989]
The requirements of Section 1230.22 shall be applicable to any water system and/or facility.
[Ord. No. 198, passed 12-14-1989]
The requirements of Section 1230.21 shall be applicable to any system and/or facility for sanitary sewage treatment disposal.
[Ord. No. 198, passed 12-14-1989]
(a) 
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 or fire hazards or air pollution.
(b) 
All refuse shall be stored in fly-tight, water-tight, rodent-proof containers, which shall be located not more than 200 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.
(c) 
Community refuse disposal containers shall be kept within an enclosed structure or within a fenced or buffer planted area.
(d) 
Racks or holders shall be provided for all refuse containers. Such container racks or holders shall be so designed as to prevent the containers from being tipped, to minimize spillage and container deterioration, and to facilitate cleaning around them.
(e) 
All refuse shall be collected at least once weekly. Where suitable collection service is not available from private agencies, the mobile home park operator shall provide this service. All refuse shall be collected and transported in covered vehicles or covered containers.
[Ord. No. 198, passed 12-14-1989]
The provisions of Section 1230.19 shall be applicable to all mobile home park developments.
[Ord. No. 198, passed 12-14-1989]
(a) 
Public streets, driveways, and walkways shall be lighted at night with a minimum illumination of at least 0.6-foot candles. Lighting fixtures shall be so spaced and so equipped as to provide adequate levels of illumination throughout the park for the safe movement of vehicles and pedestrians. Lighting fixtures shall be shielded to avoid glare on adjacent properties.
(b) 
All utilities shall be installed and maintained in accordance with utility company specifications regulating such systems, the National Electrical Code, and the Township Building Code; all utilities shall be underground.
[Ord. No. 198, passed 12-14-1989]
(a) 
Liquefied petroleum gas systems.
(1) 
The design, construction and installation of containers and pertinent equipment for the storage and handling of liquefied petroleum gases shall conform to the Act of Pennsylvania Legislation 1951, December 27, P.L. 1793, as it may be amended, and to the regulations thereof promulgated by the Pennsylvania Department of Labor and Industry, or its successor.
(2) 
Liquefied petroleum gas systems provided for mobile homes, community buildings, or other structures, when installed, shall be maintained in conformity with the rules and regulations of the Pennsylvania Department of Labor and Industry and shall include the following:
A. 
Systems shall be provided with safety devices to relieve excessive pressure and shall be arranged so that the discharge terminates at a safe location.
B. 
Systems shall have at least one accessible means for shutting off gas. Such means shall be located outside the mobile home and shall be maintained in effective operating condition.
C. 
All liquefied petroleum gas piping outside of the mobile home shall be well supported and protected against mechanical injury. Liquefied petroleum gas shall not be conveyed through piping equipment or systems in mobile homes.
D. 
Vessels of at least 12 U.S. gallons and less than 60 U.S. 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 the exterior door of a mobile home than 10 feet and not less than six feet from any window.
E. 
No liquefied petroleum gas vessel shall be stored or located inside or beneath any storage cabinet, carport, mobile home or any other structure. Vessels should be in accordance with the Township Zoning Code.
(b) 
Fuel oil supply systems.
(1) 
All fuel oil supply systems provided for mobile homes, community buildings and other structures shall be installed and maintained in conformity with the rules and regulations of the Township Building Code, as amended, as well as those of other authorities having jurisdiction.
(2) 
All piping from outside fuel storage tanks to mobile homes shall be securely, but not permanently, fastened in place.
(3) 
All fuel oil supply systems provided for mobile homes, service buildings, and other structures shall have shut-off valves located within five inches of storage tanks.
(4) 
All fuel storage tanks shall be securely placed and shall not be less than five feet from any exterior door of a mobile home, and not less than three feet from any window.
(5) 
Storage tanks located in areas subject to traffic shall be protected against physical damage. Storage tanks shall be screened in accordance with the Township Zoning Code.
[Ord. No. 198, passed 12-14-1989]
(a) 
The mobile home park area shall be kept free of litter, rubbish and other flammable materials.
(b) 
Portable hand-operated fire extinguishers, being of a type suitable for use on oil fires and approved by the appropriate fire company or authorities, 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.
(c) 
Mobile home parks shall be provided with fire hydrants or acceptable alternatives for fire protection as approved by the local fire company and the Township Engineer. Where fire hydrants are provided, they shall meet the specifications of Section 1230.22(d).
(d) 
Fire shall be made only for the purposes of heating and cooking.
(e) 
All mobile home parks shall be operated so as to comply with all State and local laws, ordinances and regulations pertaining to fire prevention.
(f) 
The mobile home park manager shall consult periodically with the appropriate fire company or authorities as to proper fire prevention practices, accessibility of streets, testing of fire hydrant pressure, location and operation of equipment, community education programs, etc.
[Ord. No. 198, passed 12-14-1989]
(a) 
Additions. No additions shall be built onto or become part of any mobile home unless they are in accordance with applicable state and local laws, ordinances, and regulations.
(b) 
Alterations. All plumbing and electrical alterations or repairs in the mobile home park shall be made in accordance with applicable State and local laws, ordinances and regulations.
(c) 
Mobile home pad. A concrete pad, durable and adequate for the support and anchoring of the maximum anticipated loads during all seasons, shall be required for all mobile homes.
(d) 
Anchoring. Every mobile home placed within a mobile home park shall be anchored to the mobile home pad where it is located prior to the unit being occupied or used in any other way, or prior to the expiration of seven days, whichever occurs first. The anchoring system shall be designed to prevent tilting of the unit and resist a minimum wind velocity of 90 miles per hour.
(e) 
Skirts. Each mobile home placed within a mobile home park shall, prior to occupancy or any other use, have a skirt installed which is designed to complement the appearance of the mobile home and is coordinated with other units throughout the park.
(f) 
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 pad.
[Ord. No. 198, passed 12-14-1989]
(a) 
Common open space areas.
(1) 
After subcontraction of the appropriate buffer areas per subsection (b) hereof, at least 20% of the remaining gross area of each mobile home park shall be set aside as common open space for the use and enjoyment of the residents of the mobile home park. Such common open space shall be substantially free of structures, except for those designed for recreational purposes.
(2) 
Common open space areas shall be located so as to be easily accessible to residents and shall be designed to preserve natural features. Common open space areas should include both active recreational areas for all age groups and, particularly where the site includes a watercourse or hilly or wooded areas, land which is left in its natural state.
(3) 
At least 25% of the open space areas shall be located in an area not subject to flooding and which is useable for active recreation. No such recreational open space area shall be less than 1/4 of an acre in size.
(b) 
Buffer areas.
(1) 
Buffered setbacks shall consist of a visual screen of mixed evergreen and deciduous plant material of varying species. At the time of planting, a sufficient amount of evergreen material shall be used so as to visually screen the property and the same shall be at least five feet in height after planting; the remainder of plantings may be of varying lesser heights.
(2) 
The plantings shall be maintained permanently and replaced within one year in the event of the death of any plant material. Plantings shall not be closer than five feet from the property line.
(3) 
All existing deciduous and evergreen trees above two inches in caliper and/or six feet in height shall be preserved in the buffer areas, except where clearance is required to insure sight distance.
(4) 
Generally, a minimum of 35% of plant material shall be evergreen and 10% shall be of flowering material.
[Ord. No. 198, passed 12-14-1989]
(a) 
No portion of tree masses or trees with a caliper of four inches or greater shall be cleared unless absolutely necessary for the development of the proposed mobile home park. Applicants shall make all reasonable efforts to harmonize their plans with the preservation of existing trees.
(b) 
In addition to plantings for the buffer areas, a mobile home park developer shall carry out the following landscaping requirements:
(1) 
Disturbed topsoil shall be stockpiled and replaced after construction.
(2) 
Deciduous trees of varying species shall be planted within the mobile home park at the ratio of two per mobile home. In the event that a substantial number of trees remain after development, may modify this requirement.
(3) 
Deciduous and/or evergreen shrubs of varying species shall be planted within the mobile home park at a ratio of at least four per mobile home.
(4) 
The planting of landscape material shall be in accordance with a plan prepared by a registered landscape architect and shall be completed within six months of approval of the final plan. Failure to carry out the landscaping plan within such time shall warrant denial of the park's annual license under Section 1232.02(b).
[Ord. No. 198, passed 12-14-1989]
No person shall remove a mobile home from the Township without first obtaining a removal permit from the Upper Providence Township Tax Collector, as required by Act 54, 1969, of the Pennsylvania General Assembly. Such permit, with a fee as established by Township Council by resolution, shall be issued only after real estate taxes assessed against the home have been paid and are not outstanding at the time the permit is requested.
[Ord. No. 198, passed 12-14-1989]
(a) 
The operator/licensee of a mobile home park shall be responsible for the proper repair and maintenance of all common facilities, including, but not limited to, roads, parking areas, sidewalks or pathways, common open space, water supply and sewage disposal systems, and community buildings.
(b) 
The operator/licensee of a mobile home park shall, prior to issuance of any certificate of occupancy pursuant to final approval of an application for a new development or expansion, post with the Township a maintenance bond in a form acceptable to the Township Solicitor in an amount sufficient to cover the costs of maintenance of all common areas and facilities, as described in Section 1234.06, over a two-year period, with said costs to be estimated by the Township Engineer or other representative. The Township shall have the right, but not the obligation, to maintain or cause to be maintained the common area and facilities and to charge the costs of the same against the maintenance bond.
[Ord. No. 198, passed 12-14-1989]
Whoever violates Section 1232.16 shall, upon summary conviction thereof, pay any outstanding tax assessed at the time and shall be sentenced to pay a fine of $500, as well as the cost of prosecution, or shall undergo imprisonment for not more than 30 days, or both.