A.
It is the purpose of this article to establish zoning controls, regulations
and standards for minimum land area; the use of land and buildings;
amount and kind of open space land; provisions for off-street parking
and other similar requirements necessary to regulate planned residential
development (PRD) within the limits of the Township and in accordance
with the Pennsylvania Municipalities Planning Code and other laws
of the Commonwealth of Pennsylvania.
B.
The basic intent of these PRD regulations is to replace the usual
approval process, involving rigid use and bulk specifications, with
more flexible procedures involving a PRD plan submitted by a developer
and approved by the Township. These regulations recognize that, while
the standard zoning functions (use and bulk) and the standard subdivision
functions (platting and design) are appropriate for the regulation
of land uses in areas or neighborhoods of the community that are already
substantially developed, these controls represent a type of preregulation
and regulatory rigidity which would frustrate the application of the
PRD concept. Thus, where PRD techniques are permitted, the normal
use and dimensional specifications contained elsewhere in this chapter
and applicable to the respective residential districts are herein
replaced by an approval process in which the approved plan becomes
the basis for continuing land use controls. Planned residential development
does not necessarily correspond in minimum lot size, type of dwelling
unit, density, lot coverage or required open space to any other residential
district requirements. The regulations set by this article are minimum
regulations within the residential districts and shall apply uniformly
to each classification or kind of lot and structure within the respective
residential districts. To ensure that the increased flexibility of
regulations over land development as authorized herein is carried
out under such administrative standards and procedures as shall encourage
the disposition of proposals for land development without undue delay,
the following review powers are granted to the Planning Commission,
which acts as the designated planning agency for the Township:
(1)
The Planning Commission shall review all planned residential developments
pursuant to the provisions of this chapter and shall make recommendations
for approval, approval with conditions, or denial, in writing, to
the Board of Supervisors.
(2)
The Planning Commission shall ensure that the applicant conforms
to all requirements, standards, controls and regulations as are set
forth in this chapter.
(3)
The Planning Commission and the applicant shall comply with all procedures
as set forth in this chapter pertaining to application and hearings
on tentative and final approval of a proposed PRD.
A.
Permitted zoning districts.
(1)
Planned residential developments (PRDs) shall be permitted in R-2
Medium Density Residential and R-4 Mobile Home Districts.
B.
Area and bulk regulations.
(1)
The general location of all structures shall be shown on the master
plan. The location and arrangement of all structures shall be such
that proper light and air are provided.
(a)
The setback distance from property line to building line shall
not be less than the following.
(b)
Architectural features, such as unenclosed front porches or
stoops, bay or bow windows, uncovered balconies, chimneys, gutters,
may be permitted to encroach no more than six feet into the building
setback. Bump-outs, for interior floor space, where floor joist and
exterior walls are pushed out from the main structure, are not permitted
in any case to protrude over any building setback line.
(2)
Where a PRD borders an existing single-family use or R-1 District,
the two-family and multifamily portions of a PRD shall be developed
within the interior rather than the periphery of the tract, so that
single-family detached residences border the adjacent single-family
use or R-1 District. If no layout option exists, due to property configuration,
to steer single-family use against single-family R-1, then the Township
may approve such an arrangement only by requiring landscaped screening
immediately adjacent to R-1 dwellings to a length and depth as determined
by the Township.
(3)
Minimum lot sizes, building setbacks, lot coverage, and lot width
are not specifically regulated by this article; however, the relationship
of buildings to each other, the local street system, the utility systems,
and the open space land pattern shall be consistent with the purpose
and intent of this article and chapter.
(4)
A perimeter buffer easement shall be maintained and dedicated as
common area intended for the use and enjoyment of the public and to
provide screening between developments around the entire PRD perimeter
and maintained by a homeowners' association or the developer.
(b)
The easement shall have a minimum dimension of 50 feet in width.
(c)
No portion or part of a perimeter buffer easement shall be located
on or owned by an individual lot owner.
(d)
Perimeter buffer easement shall be free of structures, including
sidewalks/boardwalks, but may contain such improvements as approved
in the final development plan, such as walking trails, benches or
seating areas. Exception: Fences, walls, berms, a combination of such,
or other methods may be approved by the municipality to visually shield
or block noise, light or other nuisances specific to the location
of the PRD, subject to the restrictions hereinafter set forth.
[1]
Walls or berms shall not exceed eight feet in height.
[2]
Walls and fences, utilized as screening, shall be solid and opaque and constructed of wood or masonry and at least one shrub or evergreen, as specified in § 240-83A(2), shall be planted on the outside of the wall or fence for every 10 feet in length.
[3]
Fences and walls shall not be permitted to separate one residential
zoning district from another.
(e)
The perimeter buffer easement shall be maintained in the natural
state unless otherwise approved by the Supervisors.
[1]
Exceptions: Diseased and noxious or invasive weeds, trees, shrubs
may be removed to promote growth of native noninvasive plants.
(f)
When a perimeter buffer easement intersects at a road or driveway
entry point, nothing shall be erected, placed, planted or allowed
to grow in excess of 2 1/2 feet, nor may portions of trees or
other vegetation be permitted to hang below 10 feet, measured from
the center-line grade of the intersecting entry point and a line joining
points on each street or driveway 75 feet from their intersection
along the cartway.
(g)
Where a perimeter buffer easement crosses open pasture/grassland
or sparsely vegetated area, a buffer of vegetative material shall
be planted in two rows to promote the establishment of a perimeter
buffer as follows.
[1]
Each row shall consist of a mixture of 30% deciduous shade trees and 70% evergreen trees, as specified in § 240-83A(1). The deciduous trees in each row shall be spaced a maximum of 10 feet apart, measured from the vertical center line of adjacent trees. The two rows shall be staggered to result in adjacent trees in the two rows being approximately five feet apart. Evergreen trees shall be staggered within the buffer to promote sufficient screening and buffering.
[2]
No trees, shrubs or bushes shall be planted within eight feet
of the perimeter buffer easement line.
(h)
The Supervisors may waive or modify, at their sole discretion,
the requirements for a perimeter buffer easement along sections of
the PRD adjacent to properties on which the following exists.
(i)
In each case, an alternative buffer landscaping plan shall be
presented which, in the opinion of the Supervisors, provides for adequate
buffers between the proposed land use categories within a SD/TND development
as well as the adjoining areas outside the proposed development while
still maintaining the goals and intent of the PRD and TND design.
(5)
Because of the unique nature of a PRD, developers must maintain the
existing plant cover to the maximum extent possible. Existing trees
shall be maintained, as much as possible, beyond 20 feet of all perimeter
building walls, except in areas where roads, parking, sewer lines,
water impoundments, foot or bicycle paths, etc., are required.
(6)
The height limitation for all residential buildings shall be four
stories or 45 feet, whichever is less.
C.
Common open space land. Private common property in the PRD is a parcel
or parcels of land, together with the improvements thereon, the use
and enjoyment of which are shared by the owners or occupants of the
individual dwelling units within the PRD. Where common property exists,
satisfactory arrangements must be made for the ownership, improvement,
operation and maintenance of such common property and facilities,
including streets, drives, service and parking areas, utility systems
and networks, and recreational and open space land. Common open space
land shall be bound permanently to such use.
D.
Public land. The Township may, at any time or from time to time,
accept dedication of common open space land and facilities, including
streets and open space land, as the Township deems appropriate, proper
and necessary for the general welfare of the Township residents, but
will never be under any obligation to accept any dedication.
A.
General. When any planned residential development is proposed, before any permit for the erection of a permanent building in such PRD is granted and before any subdivision plan for any part thereof may be filed in the office of the Township, the developer or his authorized agent shall apply to the Township for conditional use approval. A conditional use hearing shall be held pursuant to § 240-13 of this chapter and in accordance with Article VII, Section 707, of the Pennsylvania Municipalities Planning Code.[1]
[1]
Editor's Note: See 53 P.S. § 10707.
B.
Application for tentative plan approval of planned residential development.
(1)
In order to provide an expeditious method for processing a plan for
a PRD under the terms of this chapter, and to avoid the delay and
uncertainty which would arise if it were necessary to secure approval
by a multiplicity of local procedures of a platted subdivision or
resubdivision as well as approval of a change in the zoning regulations
otherwise applicable to the property, application for tentative approval
of a plan for PRD shall be filed on behalf of the landowner.
(2)
The application for tentative plan approval shall include, but need
not be limited to, the following:
(a)
A survey of the property to be included in the PRD, prepared
and sealed by an engineer or surveyor licensed to practice land surveying
in the Commonwealth of Pennsylvania.
(b)
A written statement indicating the nature of the landowner's
interest in the PRD.
(c)
A topographic map showing contour intervals of not more than
five feet. Also included on this map shall be important physical features,
watercourses, major trees and tree masses, existing structures, roads,
sewer lines, waterlines, power and gas lines, and related elements.
(d)
A site plan showing the location and approximate size and height
of all proposed structures; the location and size of all roads, parking
areas, loading areas, and ingress and egress drives; the location,
proposed development, and disposition for all open space land, including
parks, playgrounds and open space reservations.
(e)
A small-scale map showing the generalized land use pattern within
300 feet of the boundaries of the proposed PRD.
(f)
A phasing plan for all projects requiring phasing.
(g)
Provisions for stormwater drainage and sewage disposal.
(h)
Provisions for a complete water main supply system which shall
be connected to a municipal water supply or to a community water supply
approved by the engineer of the applicable water utility company and
the Department of Environmental Protection, with satisfactory provision
for the maintenance thereof.
(i)
Street, off-street and parking area lighting plan.
(j)
A written statement concerning the suitability of the site for
the application of the PRD concept, the proposed dwelling unit density,
the suitability of the proposed uses, an approximate percentage allocation
of the dwelling units by type for the first project phase, methods
for solving engineering problems connected with the site, and probable
overall phasing and timing of the project.
(k)
A written statement concerning the disposition of open space
lands and the provisions for their maintenance and control. The financial
responsibility for such open space lands must be clearly indicated.
(l)
A written statement concerning the purpose, location and amount
of common open space land in the PRD, the reliability of the proposal
for maintenance and conservation of such common open space, and the
adequacy or inadequacy of the amount and purpose of such common open
space land as related to the proposed density and type of development.
(m)
A written statement by the landowner setting forth the reasons
why, in his/her opinion, a planned residential development would be
in the public interest and would be consistent with the Comprehensive
Plan for the development of the Township.
C.
Tentative plan approval. In order to provide an expeditious method
for processing a plan for the PRD, the Township shall review the tentative
plan and its related documents and shall inform the applicant of its
approval or denial, in whole or in part, in writing. The Township
may refer the tentative plan to other public and quasi-public agencies
or any private consultant deemed necessary to provide a sound review
of the proposal. Notwithstanding anything to the contrary contained
herein, applications and accompanying documents shall be submitted
for study and recommendation to the Washington County Planning Commission
according to law. In approving a plan, the Township may take into
account the following:
(1)
Proposal's conformance with the Township Comprehensive Plan.
(2)
Proposal's conformance with the purpose and intent of the planned residential development concept, as expressed in § 240-40 of this article.
(3)
Proposal conformance with required application components.
(4)
The conceptual soundness of the proposal inasmuch as it meets community
needs and conforms to accepted design principles in land use configuration,
proposed functional roadway systems, proposed functional utilities
systems, open space land systems, and the scale of these elements,
both absolutely and to one another.
(5)
The purpose, location and amount of the common open space land in
the PRD, the reliability of the proposals for maintenance and conservation
of the open space land, and the adequacy or inadequacy of the amount
and purpose of such common open space land as related to the proposed
density and type of development.
(6)
In the case of a PRD proposing 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 and owners of the PRD
in the integrity of the plan.
D.
Application for final plan approval. An application for final plan
approval shall be submitted to the Township by the applicant within
12 months after tentative plan approval. A plan submitted for final
approval shall be deemed in substantial compliance with the plan previously
given tentative approval, provided that modification of the plan as
tentatively approved does not:
(1)
Vary the proposed gross residential density or intensity of use by
more than 5%; nor
(2)
Involve a reduction of the area set aside for common open space nor
the substantial relocation of such areas; nor
(3)
Increase by more than 10% the floor area of proposed nonresidential
uses; nor
(4)
Increase by more than 5% the total ground area covered by buildings
nor involve a substantial change in the height of buildings.
E.
Township action on final plan. The Township Board of Supervisors
shall, within 45 days following the receipt of the final plan, approve
or deny the final plan, in whole or in part, based upon, but not limited
to, the following considerations:
(1)
Substantial conformance of the final plan with the previously approved
tentative plan.
(2)
Plan conformance with the requirements of this chapter. In the event
the plan submitted for final approval is not in compliance with the
plan given tentative approval, the Township shall, within 45 days
of the date of application for final approval, so notify the applicant
in writing, setting forth the particular ways in which the plan fails
to be in substantial compliance. The applicant shall direct his course
of action based upon the alternatives permitted under Pennsylvania
Municipalities Planning Code guidelines.
F.
Phasing and plan changes. A plan which requires more than 24 months
to complete shall be constructed in phases, and the phasing plan must
be submitted to the Township with the application of tentative plan.
In a phased PRD, it is expected that changes in the approved final
plan will be required from time to time. Specifically, it is envisioned
that a final plan for a particular phase may propose either a lesser
or greater number of dwelling units than the number shown for that
phase on the tentative plan. Such changes are permitted without a
new public hearing as long as the approved overall density for the
entire PRD is not exceeded. In order to preserve the flexibility that
is fundamental to the PRD concept, plan changes are permitted, subject
to the limitations listed below:
(1)
The changed plan must meet the basic objective of all regulations
and all requirements of this chapter.
(2)
All changes in the final plan must meet the Statement of Community
Development Objectives of the Township.
(3)
All plan changes must be submitted to the Township for review and
approval in accordance with the requirements of this chapter.
A.
Use regulations. Within the PRD, land may be used and buildings erected
for the following purposes:
(1)
Residential uses of any variety or type. In developing a balanced
community, the use of a variety of housing types shall be deemed most
appropriate in keeping with the intent of this article.
(2)
Accessory commercial, service and other nonresidential uses (such
as barber and beauty shops, convenience stores, gift shops, dry cleaners,
candy or ice cream or delicatessen shop, excluding sit-down trade,
and other personal services) may be permitted or required where such
uses are scaled primarily to serve the residents of the PRD and the
surrounding community. Because of the primarily residential nature
of a PRD, only those commercial uses compatible with reasonably associated
residential development shall be permitted, but are not to exceed
5% of the land area. No industrial uses shall be permitted. The nonresidential
portions of any PRD may not be occupied until at least 75% of the
total number of residential dwelling units proposed in all phases
of the PRD is completed.
(a)
Any commercial uses in a PRD shall be subject to all landscaping and buffer requirements that are required in Article XI, Landscaping and Screening, referring specifically to, but not limited to, commercial uses abutting a residential district or residential use.
(b)
The proposed locations for the commercial areas must be approved
by the Board of Supervisors.
(c)
Notice of proposed commercial uses shall be included in homeowners'
association charters.
(3)
Customary accessory uses, such as private garages, recreational and
community buildings and uses, churches, schools, etc., may be permitted
if appropriate to the overall development of the Township.
B.
Site characteristics. The minimum area for a tract to qualify for
a PRD within the R-2 District shall be 20 contiguous acres of land.
Where an applicant can demonstrate that the characteristics of his
land will meet the intent of this chapter, the Township may consider
projects having less acreage than the minimum, but such projects may
not be less than 10 acres in size. Access to the PRD shall be limited
to arterial or collector roads as identified in the Comprehensive
Plan.
C.
Ownership. The tract of land for a project may be owned, leased or
controlled by a single person, a corporation, or a group of individuals
or corporations. An application must be filed by the owner or jointly
by the owners of all properties included in the project. In the case
of multiple ownership, the approved plan shall be binding upon all
owners.
(1)
Off-site
improvements may be required.
[Amended 12-3-2018 by Ord. No. 1-2018]
D.
Density permitted. For the purposes of this section, residential
uses of any variety or type may be constructed, provided that an overall
gross density of eight dwelling units per acre of site area is not
exceeded, and providing that all requirements of this chapter are
met and public sewer and water facilities are installed or available.
Adjustments in overall permitted density may be made by the Township,
where deemed appropriate, following detailed engineering evaluations
relative to surface water runoff control, provisions for sanitary
sewer facilities, erosion control procedures, and such other engineering
data as the Township may prescribe. Adjustments shall be considered
after written recommendations by the Township Engineer and tentative
approvals granted by the Department of Environmental Protection and
other related agencies having an interest in the proposed development.
B.
Site requirements.
(1)
The minimum site area required for a tract to be developed as a mobile
home park shall be 10 contiguous acres. Individual mobile home lots
shall have a minimum width of 50 feet and a minimum length of 100
feet.
(2)
The location of all mobile home parks shall comply with the following
minimum requirements:
(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.
(d)
The site shall include stormwater management controls as required by § 210-25, Stormwater drainage, of the Subdivision and Land Development chapter of the Code.
(e)
No part of any park shall be used for nonresidential purposes,
except such uses that are required for the direct servicing and well-being
of park residents and for the management and maintenance of the park.
(3)
Exposed surfaces in all parts of every park shall be paved, 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. Park grounds shall be maintained
free of vegetative growth which is poisonous or which may harbor rodents,
insects or other pests harmful to man.
C.
Design standards.
(1)
Required setbacks, buffer strips and screening.
(a)
All mobile homes and mobile home lot lines shall be located
at least 30 feet from any park property boundary line.
(b)
There shall be a minimum distance of 15 feet between an individual
mobile home, including accessory structures attached thereto, and
adjoining pavement of a park street or common parking areas or other
common areas.
(c)
All mobile home parks shall be required to provide a planted visual screen along all property lines adjoining residential use or zoning classification, according to § 240-85B(7) of this chapter.
(2)
Required separation between mobile homes.
(a)
Mobile homes shall be separated from each other and from service
buildings and other structures by at least 30 feet and shall be located
not less than six feet from the mobile home lot boundary.
(b)
An accessory structure, such as a carport, awning or patio cover,
which has a horizontal area exceeding 25 square feet, is attached
to a mobile home and/or located within 10 feet of its window, and
has an opaque or translucent top or roof that is higher than such
window, shall, for purposes of this separation requirement, be considered
to be part of the mobile home.
(3)
Street system.
(b)
All streets not to be offered for public dedication shall be
provided with a smooth, hard and dust-free surface which shall be
durable and well-drained under normal weather conditions, and which
conform to the following standards:
[1]
A safe and convenient vehicular access shall be provided from
abutting public streets or roads.
[2]
The entrance road connecting the park streets with a public
street or road shall have a minimum cartway width of 20 feet with
six-foot crushed stone shoulders.
[3]
Surfaced internal streets shall be of adequate width to accommodate
anticipated traffic, and in any case shall meet the following minimum
requirements:
[a]
Internal streets shall have a minimum cartway width
of 20 feet with six-foot crushed stone shoulders, except one-way streets,
which shall have a minimum cartway width of 10 feet with six-foot
crushed stone shoulders.
[b]
Dead-end streets shall be provided at the closed
end, with a turnaround having an outside cartway diameter of at least
40 feet.
[4]
Grades of all streets shall be sufficient to ensure adequate
surface drainage but shall be not more than 8%. Short runs, not exceeding
500 feet, with a maximum grade of 10%, may be permitted, provided
traffic safety is assured by appropriate surfacing, adequate leveling
areas and avoidance of lateral curves.
[5]
Within 100 feet of an intersection, streets shall be at approximately
right angles. A distance of at least 150 feet shall be maintained
between center lines of offset intersecting streets. Intersections
of more than two streets at one point shall be avoided.
(4)
Parking areas.
(a)
Areas shall be provided for the parking of motor vehicles. Such
areas shall accommodate at least two parking spaces for each mobile
home lot provided.
(b)
Off-street parking areas may be provided in all mobile home
parks for the use of park occupants and guests.
(c)
Required car parking spaces shall be so located as to provide
convenient access to the mobile home but shall not exceed a distance
of 100 feet from the mobile home that it is intended to serve. Said
parking and related drives, when located within the confines of the
mobile home lot, shall not occupy more than 20% of the area of the
mobile home lot.
(5)
Mobile home lot improvement. The area of the mobile home lot shall
be improved to provide an adequate foundation for the placement of
the mobile home. The mobile home lot shall be designed so as not to
heave, shift or settle unevenly under the weight of the mobile home
because of frost action, inadequate drainage, vibration or other forces
acting on the superstructure.
(6)
Mobile home base structure. An enclosure of compatible design and
material shall be erected around the entire base of each mobile home.
Such enclosure shall provide sufficient ventilation to inhibit decay
and deterioration of the structure.
(7)
Open space requirements.
(a)
All mobile home parks shall provide and so indicate on the plan
of the mobile home park suitable areas for recreation and open space
uses by using the standard of 20% of the total area of the mobile
home park. One half of the area shall be in one contiguous usable
parcel in a convenient location. The remainder may be used to provide
pedestrian connecting links to the recreation areas.
(b)
The recreation and open space shall be located as centrally
as possible within the mobile home park in order to be easily accessible
to the residents of the park. The open space shall be landscaped with
a water-absorbent surface except for recreational facilities and walkways
utilizing a hard surface. The open space must be maintained by the
mobile home park operator or it can be dedicated to the Township,
provided the Township is willing to accept and maintain the open space.
(c)
The maximum impervious surface coverage shall be 60%.
D.
Plan requirements. In addition to the site requirements of this article,
the plan of proposed development shall show:
(1)
Location and width of all streets and rights-of-way, with a statement
of any conditions governing their use.
(2)
Suggested street names and utility easement locations.
(3)
Proposed building setback lines along each street.
(4)
Lot lines with dimensions.
(5)
A statement of the intended use of all nonresidential lots and parcels.
(6)
Lot numbers and a statement of the total number of lots and parcels.
(7)
Sanitary and/or storm sewers (and other drainage facilities), with
the size and material of each indicated, and any proposed connections
with existing facilities.
(8)
Parks, playgrounds, streets and other areas dedicated or reserved
for public use, with any conditions governing such use.
E.
Water supply.
(1)
An adequate supply of water shall be provided for mobile homes, service
buildings, and other accessory facilities as required by this article.
Where a public water supply system of satisfactory quantity, quality
and pressure is available, connection shall be made thereto, and its
supply shall be used exclusively. A PRD development shall not be permitted
where a satisfactory public water supply system is not available.
(2)
Where a public supply of water is provided, fire hydrants shall be
installed as agreed upon by the Board of Supervisors and the agency
responsible for the water supply.
(3)
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
will 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 of
3/4 inch and terminate at least four inches above the ground. 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 the
waterlines, valves and riser pipe, and to protect risers from heaving
and showing actions of the ground during freezing weather. Surface
drainage shall be diverted from the location of the riser pipe.
(d)
A shutoff valve below the frostline shall be provided near the
water-riser pipe on each mobile home lot. Underground stop-and-waste
valves are prohibited unless their types of manufacture and their
method of installation are approved by the Board of Supervisors.
F.
Sewage disposal.
(1)
An adequate and safe sewerage system shall be provided in all parks
for conveying and disposing of sewage from mobile homes, service buildings,
and accessory facilities. Such system shall be designed, constructed
and maintained in accordance with Pennsylvania Department of Environmental
Protection requirements and Township ordinances.
(2)
Individual sewer connections.
(a)
Each mobile home stand shall be provided with at least a four-inch-diameter
sewer-riser pipe. This pipe shall be embedded in poured concrete,
minimum twelve-inch diameter and a minimum eighteen-inch depth. The
rim of the riser pipe shall extend at least 1/2 inch above ground
elevation. The sewer-riser pipe shall be so located on each stand
that the sewer connection to the mobile home drain outlet will approximate
a vertical position.
(b)
The sewer connection shall have a nominal inside diameter of
not less than three inches, and the slope of any portion thereof shall
be at least 1/4 inch per foot. All joints shall be watertight.
(c)
All materials used for sewer connection shall be semi-rigid,
corrosive-resistant, nonabsorbent and durable. The inner surface shall
be smooth.
(d)
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.
G.
Electrical distribution system.
(1)
Every park shall contain an electrical wiring system, consisting
of wiring, fixtures, equipment and appurtenances that shall be installed
and maintained in accordance with Township ordinances regulating such
systems.
(2)
Main power lines not located underground shall be suspended at least
18 feet above the ground and shall have a minimum vertical clearance
of eight feet above any mobile home, service building, or other structure.
H.
Service buildings and other community service facilities. All structural
requirements for all service, recreation, and other community service
facilities (management offices, repair shops, storage areas, laundry
facilities, indoor recreation areas) shall be in accordance with the
Township Building Code.
I.
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 or fire hazards,
or air pollution, and shall be in accordance with Township ordinances.
J.
Fire protection. Fire protection provisions shall be in accordance
with the Township Fire Prevention Code.
K.
Fuel. All piping from outside fuel storage tanks or cylinders to
mobile homes shall be copper or other acceptable metallic tubing and
shall be permanently installed or securely fastened in place and shall
not be located inside or beneath the mobile home or less than five
feet from any mobile home exit.
L.
Supervision.
(1)
The person to whom a permit for a mobile home park is issued shall
operate the park in compliance with this article and 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 manager or park owner shall apply for a Township occupancy
permit for each mobile home hooked up, but before actual occupancy.
(3)
The park management shall supervise the placement of each mobile
home on its stand, which includes securing its stability and installing
all utility connections.
(4)
The park management shall give the Board of Supervisors or its representatives
free access to all mobile home lots, service buildings, and other
community service facilities for the purpose of inspection.
(5)
The management shall maintain a register containing the names and
addresses of all park occupants. Such register shall be available
to any authorized person inspecting the park and shall be offered
to Cecil Township officials upon request.
