Borough of Hatboro, PA
Montgomery County
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Table of Contents
Table of Contents

§ 22-601 General Applicability.

[Ord. 1005, 5/23/2011]
1. 
Individual Mobile Homes. Individual mobile homes as defined in Part 2 may be erected on any lot where the use is permitted by the Zoning Ordinance [Chapter 27], provided compliance is made with the zoning requirements and all sections of this chapter which apply to subdivisions and developments of single-family detached dwellings, and application local or federal building codes.
2. 
Mobile Home Parks. The provisions of this Part shall be followed in the construction or alteration of all mobile home parks, as defined in Part 2. These provisions are in addition to other applicable regulation of this chapter. Compliance with the Borough Zoning Ordinance [Chapter 27] is also required.

§ 22-602 Site Design.

[Ord. 1005, 5/23/2011]
1. 
The following regulations shall apply to mobile home parks:
A. 
Arrangement of Structure 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 common facilities.
B. 
Adaptation to Tract Assets. 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 formation, 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. 
Courts and Spaces. Groups or clusters of units, so placed as to create interior spaces and courtyards, shall be incorporated whenever feasible.
D. 
Orientation. 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.
E. 
Street Layout. Street patterns unrelated to the topography of the site are to be avoided.
F. 
Streets.
(1) 
Standards. All Borough standards for the construction of streets contained in this chapter shall be adhered to for all streets in and abutting mobile home parks. For streets that are to be maintained as private internal streets, owned and maintained by the mobile home park operator or owned and maintained in common by the residents/owners of the individual lots, the standards shall be as follows:
(a) 
Right-of-Way. There shall be an equivalent right-of-way reserved along those streets with the same width as a public street.
(b) 
One overflow off-street parking space for each three mobile homes shall be provided where on-street parking is not allowed. See "Street Standards" in § 22-407 of this chapter.
(c) 
Grades. Gradients on all residential streets shall not exceed 10%.
(d) 
Culs-de-Sac. A paved turnaround area with a minimum radius of 40 feet shall be provided at the closed end of any cul-de-sac street serving as a sole access to four or more mobile home units. No permanently-closed cul-de-sac street shall exceed 500 feet in length or serve as the only access to more than 20 mobile home lots.
(e) 
Pavement. Pavement width of all residential streets serving as access to mobile home lots shall be not less than 26 feet. Pavement may be reduced to not less than 20 feet on a street serving as access to no more than 10 mobile home lots where parking is prohibited along the road and off-street visitor parking is provided in common areas within 300 feet of all dwelling units.
(2) 
Access Limitations. Mobile home lots may have direct access only onto streets internal to the development. Direct access from a mobile home lot shall not be permitted onto the streets from which the mobile home park gains primary access.
(3) 
Conversions. Any street built as a private street, and later proposed for conversion to a public street, shall be brought up to the applicable standards for public streets prior to being dedicated as a public way, unless this requirement is waived by the Borough Council subsequent to determining that compliance with the requirement would have a negative effect on the mobile home park.
G. 
Pedestrian Circulation.
(1) 
General Requirements. All mobile home parks 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, all community facilities provided for the residents, and off-site pedestrian traffic generators, such as schools, bus stops, commercial centers, etc. These pedestrian walkways may parallel vehicular streets, or they may form a separate but coordinated system away from streets. Walkways must be provided wherever pedestrian traffic is concentrated and where school children congregate.
(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 streets they shall be separated from the street 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 two feet.
H. 
Parking.
(1) 
Spaces Required. Two paved off-street parking spaces shall be provided for each dwelling unit on the same lot. Parking for any commercial or other nonresidential use shall follow the requirements otherwise applicable for such uses.
(2) 
Common Parking Areas. All common parking areas shall conform with the dimensional requirements in § 22-407.

§ 22-603 Common Open Space and Buffers.

[Ord. 1005, 5/23/2011]
1. 
Arrangement. The common space shall be designed as a contiguous area unless the applicant demonstrates to the satisfaction of the Hatboro Borough Council that two or more separate areas would be preferable. The open space shall also have easily identifiable pedestrian and visual accessibility to all residents of the mobile home park, although all units do not have to abut the common open space.
2. 
Recreation. Recreation areas and facilities shall be provided to meet the anticipated needs of the residents of the mobile home park. Not less than 25% of the required open space area exclusive of lands within the required buffers, shall be devoted to recreation. Recreation areas should be of a size, shape and topography that is conducive to active and passive recreation, in compliance with applicable zoning requirements.
3. 
Buffers.
A. 
General Requirements. Along all exterior property boundary lines a permanent buffer shall be provided.
B. 
Existing Buffers. In cases where the property line of a mobile home park 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 property line upon approval of the Hatboro Borough Council upon recommendation of the Borough Planning Commission.
C. 
Buffer Landscape Plan. A landscaping plan shall be submitted in accordance with the provisions of § 22-413, Subsection 2, of this chapter and the Borough of Hatboro Specifications and Design Standards, incorporated herein by reference and as may be amended from time to time by Resolution of Borough Council.

§ 22-604 Common Elements.

[Ord. 1005, 5/23/2011]
1. 
Maintenance. Prior to development plan approval, provisions acceptable to Borough Council and the Solicitor for the maintenance of all common elements and common facilities shall be established.
2. 
Service Building. The structure or structures containing the management office and other common facilities shall be conveniently located for the use intended.

§ 22-605 Utilities.

[Ord. 1005, 5/23/2011]
1. 
Water Supply.
A. 
General Requirements. An adequate supply for domestic, auxiliary and fire fighting uses shall be provided for all uses included in the mobile home park, including service buildings and accessory facilities, in accordance with the Hatboro Zoning Ordinance [Chapter 27].
B. 
Water Distribution System. All water piping, fixtures and other equipment shall be constructed and maintained in accordance with state and local regulations as well as those of the servicing utility.
C. 
Individual Water-Riser Pipes and Connection.
(1) 
Individual water-riser pipes shall be located within the confined areas of the mobile home stand at a point where the water connection will approximate a vertical position, thereby insuring the shortest water connection possible and decreasing susceptibility to water pipe freezing.
(2) 
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 Hatboro Engineer, 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.
(3) 
Adequate provisions shall be made to prevent freezing of service lines, valves and riser pipes 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.
D. 
Fire Protection. All mobile home parks shall be provided with fire hydrants to meet the specifications of the Middle States Department Association of Fire Underwriters. In addition, those hydrants shall be in sufficient numbers to be within 600 feet of all existing and proposed mobile homes and other dwellings and structures, measured by way of accessible streets or common areas.
2. 
Sewage Disposal.
A. 
General Requirements. An adequate and safe sewerage system shall be provided in all mobile home parks for conveying and disposing of sewage from dwellings, service buildings and accessory facilities in accordance with the state requirements.
B. 
Sewer System. All sewer lines shall be located trenches of sufficient depth to be free of breakage from traffic or other movements and shall be separated from the water supply system. The system shall be constructed and maintained in accordance with all state regulations, as well as those of the servicing utility.
C. 
Individual Sewer Connections.
(1) 
Each mobile home stand shall be provided with a sewer riser pipe consistent with the standards of the servicing utility or Hatboro Plumbing Code. The sewer riser pipe shall be located on each stand to connect vertically with the mobile home.
(2) 
The connection shall have an insider diameter and slope as required by the servicing utility or Hatboro Plumbing Code. All joints shall be water-tight.
(3) 
All material used for sewer connections shall be semi-rigid, corrosive resistant, nonabsorbent and durable. The inner surface shall be smooth.
(4) 
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.
3. 
Underground Utilities. All electric, natural gas, telephone, cable television and any other utility lines shall be placed underground in all mobile home parks and each shall have the necessary shut-off valves and other safety requirements normally associated with safe operations. All utility connections shall be appropriately capped for safety purposes whenever a mobile home stand is not occupied.

§ 22-606 Permits, Licenses, Fees and Inspections.

[Ord. 1005, 5/23/2011]
1. 
Permits and Licenses Required.
A. 
Lots for Sale. In a mobile home park where lots will be sold individually, no lot to be conveyed shall be developed or mobile home placed or constructed until the final subdivision and/or land development plan has been properly approved and recorded and the proper construction permits have been issued. No mobile home or other structure shall be occupied until a valid occupancy permit has been issued by the Borough.
B. 
Lots for Lease. In a mobile home park where spaces will be leased, the following regulations shall apply:
(1) 
Valid permit(s) authorizing construction of initial occupancy shall be required from the Borough Code Enforcement Officer.
(2) 
Final approval of the subdivision and land development application by Borough Council as well as recording of the final plan is required.
C. 
Annual Licenses. In addition to the initial permits, the operator of a mobile home park with lots for lease shall apply to the Hatboro Code Enforcement Officer on or before the first day of each year for an annual license to continue operation of the mobile home park. The Code Enforcement Officer shall issue the annual license upon satisfactory proof that the park continues to meet the standards prescribed by the state agencies having jurisdiction and the standards of this Part and other applicable ordinances. The license so issued shall be valid for one year from the date of issuance.
2. 
Fees.
A. 
Fees for the initial application and preliminary and final approvals of any mobile home park shall be set by Borough Council.
B. 
The fee for the annual license required for mobile home parks having lots for lease shall be prescribed by regulations of the Hatboro Borough Council and shall be submitted to the Code Enforcement Officer with the application for the annual license.
3. 
Inspection. The same inspection requirements shall apply as apply to any other residential development.
A. 
In addition, the applicant or developer shall inform the Borough Building Inspector in advance of the installation date of mobile home. The Borough Building Inspector shall inspect the installation to determine if it meets the applicable government standards.
B. 
Upon receipt of the application for annual license and before issuing such annual license, the Zoning Officer or other designated representative of the Borough shall make an inspection of the mobile home park to determine compliance with this Part and other applicable ordinances. The Zoning Officer or other representative shall thereafter notify the licensee of any instances of noncompliance and shall not issue the annual license until the licensee has corrected all such violations.

§ 22-607 Additional Requirements.

[Ord. 1005, 5/23/2011]
1. 
Mobile Home Stands. 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.
2. 
Anchoring. The requirements of the UCC shall apply.
3. 
Stability. All mobile homes placed within a mobile home park 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. No mobile home shall permanently rest on the wheels used to transport the unit.
4. 
Skirts. All mobile homes placed within a mobile home park shall, prior to occupancy or other use, have skirts or other approved enclosures installed for protection of the utility connections.
5. 
Hitch. The hitch or tow bar attached to a mobile home for transport purposes shall be removed when the mobile home is placed on its mobile home stand.