[Ord. 2007-07, 12/11/2007, § 1]
1. 
The following terms shall have the meaning indicated when used hereinafter and specifically in this Part 9, "Standards for Mobile Home Parks."
COLLECTOR STREET (MOBILE HOME PARK)
When used regarding streets within a mobile home park, defined as the streets that in addition to providing access to abutting lots, intercept minor streets and provide routes to park facilities and to major traffic streets.
MINOR STREET (MOBILE HOME PARK)
Streets that are used primarily for access to abutting lots and generally serve internal park areas.
MOBILE HOME
Any structure which is mounted or designed for mounting on its own wheels or on a flatbed or other trailer wheels and which includes accommodations designed for living purposes for one or more persons making up a single family and arriving at a site where it is ready to be occupied as a dwelling complete and ready for occupancy except for minor and incidental unpacking and assembly operations, located on jacks or permanent foundations, connected to utilities and the like.
MOBILE HOME LOT
A parcel of land within a mobile home park, improved with the necessary utility connections, for the placement of a single mobile home and the exclusive use of its occupants.
LOT AREA (INDIVIDUAL)
The gross area of the individual mobile home lots exclusive of the street or street right-of-way or easement.
MOBILE HOME PARK
Any lot, parcel or tract of land, private or publicly owned, designed, maintained or intended for the purpose of supplying a location or accommodations for two or more mobile homes or upon which two or more mobile homes are parked or located, whether or not a charge is made for the use of the mobile home park, by whatsoever name or title it is colloquially or commercially termed and its facilities shall include all buildings and structures used or intended for use as part of the equipment thereof. The term "mobile home park" shall also include the extension or expansion of any tract of land used as aforesaid. The term "mobile home park" shall not include any automobile, mobile home or trailer sales lot on which any unoccupied mobile home is parked for the purpose of inspection and sale.
2. 
All other definitions as stated in Part 2 shall apply.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
Layout of Lots.
A. 
All lots shall abut a street.
B. 
Side lot lines laid out:
(1) 
In rectangular blocks.
(2) 
Shall be diagonal to the street at an angle of 30° from the perpendicular.
C. 
Front and rear lot lines in rectangular blocks shall be straight and continuous.
D. 
In cul-de-sac arrangements.
(1) 
The side lot lines shall be radial to the street lines.
2. 
Lot Dimensions.
A. 
Mobile Home Parks.
(1) 
Shall comply with the requirements of Chapter 27, "Zoning," of the Manchester Township Code of Ordinances.
B. 
Mobile Home Lots.
(1) 
The lot size for shall be not less than:
(a) 
Fifty feet wide.
(b) 
Five thousand square feet in area.
(2) 
In addition, each mobile home lot size shall fit dimensions of mobile homes anticipated; and,
(a) 
Provide for mobile home appurtenant structures and appendages.
C. 
Corner Lots.
(1) 
Corner lots for mobile home use shall have extra width to permit appropriate building setback from an orientation to both streets.
(a) 
Must provide a front setback for each street on which the lot abuts.
3. 
Building Setback Lines.
A. 
The minimum setbacks from the lot lines shall be as follows:
(1) 
All mobile homes shall be located at least 25 feet from any property boundary line abutting upon a public street or highway.
(2) 
At least 15 feet from other park property boundary lines.
(3) 
Setbacks shall be provide in addition to any required buffer area.
B. 
Regardless of lot size, the side yard distances measured from outside each mobile home to the lot line shall not be less than:
(1) 
Front yard: 20 feet.
(2) 
Side yard: 30 feet in total and no one side distance less than 12 feet.
(3) 
Rear yard: 10 feet.
(4) 
In no case, shall the distance between any two mobile homes be less than 30 feet.
C. 
In the event that mobile homes are located adjacent to Township roads or rights-of-way intended to become Township roads, the following setbacks shall be required:
(1) 
Front Yard.
(a) 
Arterial Streets. Fifty feet from right-of-way line.
(b) 
Collector Streets. Thirty feet from right-of-way line.
(c) 
Minor Streets. Twenty-five feet from right-of-way line.
4. 
Buffer Strip.
A. 
All mobile home parks shall be provided with a buffer strip.
(1) 
Shall be located around the entire perimeter of the lot designated as a "mobile home park."
(2) 
Be at least 50 feet wide.
B. 
This strip shall consist of trees, shrubs and other plant materials arranged in a manner to serve as a barrier to visibility, air borne particles, glare and noise.
(1) 
Plant materials used shall be of such species and size as will produce, a complete year round visual screen:
(a) 
Within three years.
(b) 
At least eight feet in height.
(c) 
The screen planting shall be maintained permanently.
1) 
Any plant material that does not live shall be replaced within one year.
(d) 
The screen planting shall be so placed that at maturity it will not be closer than five feet from any street or property.
C. 
A clear site triangle shall be maintained at all street intersections and at all points where private access ways intersect public streets.
D. 
The screen planting may be broken at points of vehicular or pedestrian access and at other points where a barrier is not necessary, provided that:
(1) 
No outdoor processing or manufacturing activity and no outdoor storage of materials shall be located to be visible from an adjacent mobile home.
(2) 
The Township determines that the buffer strip is not necessary for the protection of the mobile home park.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
Widths. Streets in the park shall provide right-of-way and paved widths as follows:
A. 
Minimum Right-of-Way Width.
(1) 
Collector street: 60 feet.
(2) 
Minor street: 50 feet.
B. 
Minimum Paved Width.
(1) 
Collector street: 36 feet.
(2) 
Minor street: 32 feet.
2. 
Street Alignment and Gradient.
A. 
General Requirements. Streets shall be adapted to the topography and shall have suitable alignment and gradient for safety of traffic, satisfactory surface and groundwater drainage and property functioning of sanitary and storm sewer systems.
(1) 
Street Grades.
(a) 
Center-line grades shall not be less than 1%.
(b) 
Center-line grades shall not exceed the following:
1) 
Collector streets: 7%.
2) 
Minor streets: 14%.
(2) 
Where the grade of any street at the approach of an intersection exceeds 7%.
(a) 
A leveling area shall be provided having not greater than 4% grades.
B. 
Intersections.
(1) 
Within 100 feet of an intersection.
(a) 
Streets shall be at approximately right angles (90°).
(2) 
A distance of at least 150 feet shall be maintained between center lines of offset intersecting streets.
(3) 
Intersections of more than two streets at one point shall be prohibited.
C. 
Extent of Improvements.
(1) 
General Requirements. The street improvements shall:
(a) 
Extend continuously from the existing improved street to provide access to each mobile home lot and other facilities in the park.
(b) 
Provide convenient circulation of vehicles.
(2) 
Street Surfacing.
(a) 
Streets shall be surfaced to the grades and dimensions shown on the street profile and cross-section plan submitted and approved with the final plan.
(b) 
The paving and wearing surface shall be constructed to Township specifications.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
The size and shape of blocks shall be determined with regard to:
A. 
Requirements for lot size.
B. 
Need for convenient access, automotive and pedestrian movement.
C. 
Providing desirable lot depths for:
(1) 
Interior walkways; and,
(2) 
Easements for utilities to be located within the block.
2. 
Blocks shall not exceed a maximum length of 1,100 feet.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
General Requirements. All parks shall be provided with safe, convenient, all season pedestrian access ways between individual mobile homes, the park's streets and all community facilities provided for park residents:
A. 
Of adequate width for intended use.
B. 
Durable and convenient to maintain.
2. 
Common Walk System.
A. 
A common walk system shall be provided and maintained in locations where pedestrian traffic is concentrated.
B. 
Such common walks shall have a minimum of width of four feet.
3. 
Individual Walks. All mobile home lots shall be connected to common walks, to paved streets or paved driveways or parking spaces connecting to a paved street.
A. 
Such individual walks shall have a minimum width of two feet.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
Use. Easements shall be provided for all utilities not located in a street and for well-defined watercourses.
2. 
Width.
A. 
Utility easements shall have a minimum width of 15 feet.
B. 
Easements for natural watercourses shall be of sufficient width to permit maintenance and provide for future flow.
3. 
Location. Easements shall be centered on or adjacent to side and rear lot lines whenever possible.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
Recreation areas and facilities, such as playgrounds, swimming pools and community buildings should be provided to serve the needs of the residents the park is designed to serve.
A. 
The Township shall require the reservation of such area within the subdivision or land development.
(1) 
Such areas shall in total be at least 10% of the mobile home park area.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
Drainage facilities shall be provided:
A. 
To permit the unimpeded flow of natural watercourses.
B. 
To protect structures and mobile home stands.
C. 
To provide safe and convenient use of streets, lot areas and other facilities in the park.
2. 
Where the construction of streets and necessary stormwater system in a park is such that the direction of stormwater flow is diverted to affect surrounding properties, the developer shall obtain sufficient drainage easements to provide:
A. 
Adequate disposal of the stormwater.
3. 
The ground surface in all parts of every mobile home park shall be graded and equipped to drain all surface water in a safe, efficient manner.
4. 
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 Environmental Protection.
5. 
Wastewater from any plumbing fixture or sanitary sewer line shall not be deposited upon the ground surface.
6. 
Must comply with the provisions of Chapter 26, "Stormwater Management," of the Manchester Township Code of Ordinances.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
General Requirements. An adequate and safe sewerage system shall be provided in all parks for conveying and disposing of sewage from mobile homes, service buildings and other accessory facilities.
A. 
Such system shall be designed, constructed and maintained in accordance with the Pennsylvania Department of Environmental Protection or local health regulations.
2. 
Sanitary Sewers. If the mobile home park can be served by the extension of an existing or proposed public sanitary sewerage system, as determined by the Planning Commission, the applicant shall provide a system of sanitary sewer mains and shall provide lateral connections to each mobile home lot.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
General Requirements. An accessible, safe and potable supply of water shall be provided in each mobile home park.
2. 
Public Water Supply. Where a public supply of water of satisfactory quantity, quality and pressure is available, connection shall be made thereto and its supply used exclusively.
A. 
If the mobile home park can be served by the extension of an existing or proposed public water supply system, as determined by the Planning Commission, the applicant shall:
(1) 
Construct a system of water mains in accordance with Township specifications; and,
(2) 
Connect with such water supply system; and,
(3) 
Provide a connection for each lot.
3. 
Fire Hydrants.
A. 
Fire hydrants shall be installed if their water supply source is capable to serve them.
B. 
If provided, fire hydrants shall:
(1) 
Be located within 600 feet of any dwelling unit or structure open to the public.
(2) 
Be installed in accordance with all applicable regulations.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
Street or on-site lights shall be provided to illuminate streets, driveways and walkways for the safe movement of vehicles and pedestrians at night.
A. 
Their type and location shall be shown on the plan.
2. 
Electric, telephone, cable television, all other utility facilities shall be installed underground.
A. 
Unless, in the opinion of the Township, special conditions require otherwise.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
Planting is required to the extent needed to provide for:
A. 
Screening of objectionable views.
B. 
Adequate shade.
C. 
A suitable setting for the mobile homes and other settings.
2. 
Plantings shall be:
A. 
Hardy type varieties.
B. 
Appropriate for use and location.
C. 
Planted so as to thrive with normal maintenance.
3. 
Screen planting shall be adequate to screen objectionable views effectively.
4. 
Views to be screened include:
A. 
Laundry drying yards.
B. 
Solid waste collection stations.
C. 
Nonresidential uses.
D. 
Rear yards of adjacent properties.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
The storage, collection and disposal of solid waste in the mobile home park shall:
A. 
Be so conducted as to create no:
(1) 
Health hazards.
(2) 
Rodent harborage.
(3) 
Insect breeding areas.
(4) 
Accident or fire hazards.
(5) 
Air pollution.
B. 
Comply with the Pennsylvania Department of Environmental Protection regulations governing mobile home parks.
2. 
Plans for solid waste handling, storage and disposal shall be subject to review and approval by:
A. 
The Township Supervisors.
B. 
Planning Commission.
C. 
Pennsylvania Department of Environmental Protection.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
Grounds, buildings and structures shall be maintained free of insect and rodent harborage and infestation.
A. 
Extermination methods and other measures to control insects and rodents shall conform to the requirements of the Pennsylvania Department of Environmental Protection regulations governing mobile home parks.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
The person to whom a license for a mobile home park is issued shall operate the park in compliance:
A. 
With this Part; and,
B. 
All other applicable Township ordinances and regulations.
C. 
As well as all regulations promulgated by the Pennsylvania Department of Environmental Protection; and,
D. 
Shall provide adequate supervision to maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition.
2. 
The park management shall supervise the placement of each mobile home on its mobile home stand that includes:
A. 
Assurance of stability; and,
B. 
Installation of all utilities and connections.
3. 
The park management shall give the Township, or its representative, free access to all mobile home lots, service buildings and other community service facilities for the purpose of inspection.
4. 
The management shall maintain a register containing the names of all park occupants.
A. 
Such register shall be available to any authorized person inspecting the park.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
The Township may, at the discretion of the Board of Supervisors, waive or modify certain requirements in the case of an innovative mobile home park design, such as one not utilizing the concept of an individual lot.
A. 
With regard to:
(1) 
Layout of lots.
(2) 
Lot dimensions.
(3) 
Yard dimensions.
(4) 
Block dimensions.
B. 
If said action will not nullify:
(1) 
The overall objectives of this Part; and,
(a) 
Overall net densities do not exceed six dwelling units per acre; and,
(b) 
A minimum of 20% of the total tract acreage is reserved for common open space and recreation use by the mobile home park residents.
C. 
Special designs will only be permitted If said action will not modify any provisions of Chapter 27, Zoning.