Borough of Phoenixville, PA
Chester County
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[Ord. 2016-2267, 10/11/2016]
1. 
Permits Required.
A. 
All applications for a certificate of registration shall be made by the landowner or his authorized representative in accordance with the rules and regulations, Commonwealth of Pennsylvania, DEP, Chapter 4, Part 415, Regulations for Mobile Home Parks, adopted October 30, 1959, as amended.
B. 
It shall be unlawful for any person to maintain, construct, alter, or extend any mobile home park within the limits of the Borough, unless he holds a valid certificate of registration issued by the PADEP in the name of such person and also a permit issued by the Borough.
C. 
All mobile homes shall bear the Commonwealth of Pennsylvania's seal of approval.
2. 
Application for Initial Mobile Home Park Permit.
A. 
Application for development of a lot or parcel of land for mobile home park purposes shall be made and approved or approved as modified before any zoning permit for such use shall be issued.
B. 
Application for a mobile home park permit shall follow the requirements and procedures of a major subdivision plan submission as described in Part 3 of this chapter.
C. 
In addition to the requirements contained in § 22-505 of this chapter, an application for preliminary or final approval of a mobile home park shall indicate by drawings, diagrams, maps, tests, affidavit or other legal instrument, the following:
(1) 
The placement, location and number of mobile home lots and mobile home pads on a layout map of the parcel at a scale of one inch equals not more than 40 feet.
(2) 
The location and dimension of all driveways, pedestrianways, sidewalks and access roads with notation as to type of impervious cover.
(3) 
The location and dimension of all parking facilities.
(4) 
The location, dimension and arrangement of all areas to be devoted to lawns, buffer strips, screen planting, and recreation.
(5) 
Location and dimension of all buildings existing or proposed to be built and all existing tree masses and trees of over six-inch caliper.
(6) 
Proposed provisions for the handling of stormwater drainage, street and on-site lighting, water supply and electrical supply in the form of written and diagrammatic analysis with calculations and conclusions prepared by a registered professional engineer.
(7) 
Three copies of the application submitted to and approved by the PADEP.
3. 
Permitting.
A. 
Upon receipt of the final plan with the recommendations of the Planning Commission attached thereto, the Borough Council shall review the final plan for compliance with the provisions of this chapter.
B. 
Upon approval of the final plan and payment of the required fees, the Borough Council shall issue a mobile home park permit to the owner which shall be valid for a period of one year thereafter.
C. 
Renewal permits shall be issued annually by the Borough Council upon the furnishing of proof by the applicant that his park continues to meet the standards prescribed by the PADEP and this chapter.
D. 
A building inspector or other Borough officer may inspect a mobile home park at reasonable intervals and at reasonable times to determine compliance with this chapter.
E. 
The permit shall be conspicuously posted in the office or on the premises of the mobile home park at all times.
4. 
Compliance of Preexisting Mobile Home Parks.
A. 
Mobile home parks in existence at the date of adoption of this chapter and being duly authorized to operate as same by the PADEP may be continued so long as they otherwise remain lawful.
B. 
Preexisting mobile home parks shall be required to submit an existing lot plan, drawn to scale, when applying for a mobile home park permit as required under this chapter.
C. 
Any subsequent new construction, alteration or extension of a preexisting mobile home park shall comply with the provisions of this chapter.
D. 
Any preexisting mobile home park which in the opinion of the Borough Council creates a fire, safety or health hazard shall be required to comply with the applicable provisions of this chapter, within a reasonable period of time as determined by the same body.
5. 
Individual Mobile Homes.
A. 
Individual mobile homes not located in a mobile home park shall not be required to obtain a mobile home permit; however, they shall be required to obtain a building permit.
B. 
Individual mobile homes shall comply with all other applicable Borough ordinances and regulations that govern single-family homes.
[Ord. 2016-2267, 10/11/2016]
1. 
Site Requirements.
A. 
The minimum area requirement for mobile home parks shall be 10 contiguous acres.
B. 
The location of all mobile home parks shall comply with the following minimum requirements:
(1) 
Free from adverse influence by swamps, marshes, garbage or rubbish disposal areas, or other potential breeding places for insects or rodents.
(2) 
Not subject to flooding.
(3) 
Not subject to hazards or nuisance such as excessive noise, vibration, smoke, toxic matter, radiation, heat, odor or glare.
2. 
Soil and Ground Cover Requirements.
A. 
Unpaved and exposed ground surfaces in all parts of every park shall be covered with stone 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.
B. 
Park grounds shall be maintained free of vegetative growth which is a nuisance or poisonous or which may harbor rodents, insects or other pests in sufficient quantities as to be harmful to man.
3. 
Areas for Nonresidential Use.
A. 
No part of any park shall be used for nonresidential purposes except such uses that are required for direct servicing or recreation for the residents of the park and for the management and maintenance of the park.
B. 
In the event that the landowner shall be in the business of selling or renting mobile homes, such business shall be conducted in the interior of and not at the edge of the mobile home park.
4. 
Mobile Home Lots or Sites.
A. 
Mobile home lots or sites within the park shall have a minimum gross area as specified by the Zoning Ordinance (Chapter 27), and such area shall be exclusive of walkways and streets or roads, and the corners of each such space to be indicated by markers, flush with the ground.
B. 
The area of the mobile home lots or sites shall be improved to provide an adequate foundation for the placement of the mobile home. The mobile home lot or site 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 superstructures.
5. 
Required Setbacks, Buffer Strips and Screening.
A. 
All mobile homes shall be located at least the distance specified by the Zoning Ordinance (Chapter 27) with the additional requirement that any lot shall be a minimum distance of 50 feet from any other public street or highway.
B. 
All mobile home parks shall be required to provide an attractive visual screen along the boundary of the mobile home park, as follows:
(1) 
Such screening shall consist of mixed evergreen plant materials of varying species.
(2) 
At the time of planting, a sufficient amount of evergreen material to visually screen the property shall be at least six feet in height (after planting). The remainder of plantings may be of varying lesser heights.
(3) 
The plantings shall be maintained permanently and replaced within six months in the event of death of any plant material. The plantings shall not be placed closer than three feet from any property line.
(4) 
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.
(5) 
Generally, a minimum of 35% of plant material shall be evergreen and 10% flowering material.
6. 
Erection and Placement of Mobile Homes.
A. 
Mobile homes shall be separated from each other and from service buildings and other structures by at least 30 feet.
B. 
An accessory structure, which has horizontal area exceeding 25 square feet, is attached to a mobile home 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 section, be considered to be part of the mobile home.
C. 
An enclosure of compatible design and materials shall be erected around the base of each mobile home. Such enclosure shall provide sufficient ventilation to inhibit decay and deterioration of the structure.
D. 
The park management shall supervise the placement of each mobile home on its pad, placement to include securing the mobile home and the installation of all utility connections. All utility connections shall be within easy access of the pad and close enough to the mobile home to avoid splicing. In making connections, rubber gaskets shall be used, and under no circumstances shall utility lines be taped together.
7. 
Park Street or Road System.
A. 
All park streets or roads shall be constructed to the standards specified for local access streets as described in § 22-412 of this chapter.
B. 
At intervals of no more than 250 feet on all such streets, the entire width thereof shall be raised by a bump of no less than three inches.
C. 
Storm drainage. Storm drainage shall be provided in accordance with the Borough Stormwater Management Ordinance.[1]
[1]
Editor's Note: See Ch. 23, Stormwater Management.
D. 
No structure, fence, tree, shrub or other planting shall be maintained between a plane two feet above the street level and a place seven feet above the street level so as to interfere with traffic visibility across the corner within the triangle bounded by the intersecting street lines and a straight line drawn between points on each street 25 feet from the intersection of said lines.
E. 
No streetlight shall shine directly upon any mobile home unit or upon any adjacent property.
8. 
Off-Street Parking Areas and Walks.
A. 
Off-street parking shall be as described in the Zoning Ordinance (Chapter 27) at each mobile home site. Each parking stall shall be at least 10 feet by 20 feet and shall be of either gravel or macadam construction, which shall be specified in the plan.
B. 
Additional off-street parking spaces for vehicles of nonresidents shall be provided at the rate of one space for each two units. On-street parking shall be prohibited on internal roads, and it shall be the duty of the owner or operator of the mobile home park to enforce this provision.
C. 
All mobile home parks shall provide safe, convenient, asphalt or concrete pedestrian walkways of at least four feet in width between the park streets and all community facilities provided for park residents.
D. 
All mobile home sites shall be connected to common walks and to streets, driveways or parking spaces connecting to a paved street.
9. 
Service Building and Other Community Service Facilities.
A. 
All buildings shall be properly protected from damage by ordinary uses and by decay, corrosion, termites and other destructive elements. Exterior portions shall be of such material and be so constructed and protected as to prevent entrance or penetration of moisture and weather.
B. 
All structures containing laundry or toilet facilities shall have sound-resistant walls extending to the ceiling between male and female sanitary facilities. Walls and partitions in lavatory and other plumbing fixtures shall be constructed of dense, nonabsorbent, waterproof material to prevent entrance or penetration of moisture and weather. All structures shall have at least one window or skylight facing directly to the outdoors. The minimum aggregate gross area of windows for each required room shall be not less than 10% of the floor area served by them. For purposes of ventilation, at least one window must be capable of being easily opened; if not, a mechanical device shall be required which will adequately ventilate the room.
[Ord. 2016-2267, 10/11/2016]
1. 
Open Space Requirement.
A. 
At least 20% of the total land area of the mobile home park, exclusive of setback and buffer areas, shall be set aside for recreation and open space areas.
B. 
At least 50% of the open space and recreation area shall be located in one place, and at least 25% thereof shall be in an area not subject to flooding and shall be usable for active recreational purposes.
C. 
Selection of the area shall preserve in its natural state any watercourse or hilly or wooded area.
D. 
Areas shall provide recreation accessible to all residents of the mobile home park.
E. 
Area shall be maintained by the mobile home park operator.
[Ord. 2016-2267, 10/11/2016]
1. 
Water Supply and Distribution.
A. 
Source of Supply.
(1) 
The water supply shall be capable of supplying a quantity of potable water meeting or exceeding the standards specified by the PADEP at the time of construction. Public water supply shall be preferred.
(2) 
The well or suction line of the water supply system shall be located and constructed in such a manner that neither underground nor surface contamination will reach the water supply from any source.
(3) 
No well casings, pumps, pumping machinery or suction pipes shall be placed in any pit, room or space extending below ground level nor in any room or space above the ground which is walled in or otherwise enclosed, unless such rooms, whether above or below the ground, have free drainage by gravity to the surface of the ground.
(4) 
Water supply treatment, if necessary, shall be in accordance with the requirements of the PADEP.
B. 
All water storage facilities shall be covered, watertight and constructed of impervious material. Overflows and vents of such reservoirs shall be effectively screened. Manholes shall be constructed with overlapping covers, so as to prevent the entrance of contaminated materials. Reservoir overflow pipes shall discharge through an acceptable air gap.
C. 
Water Distribution System.
(1) 
All water piping, fixtures and other equipment shall be constructed and maintained in accordance with state and local regulations.
(2) 
The water piping system shall not be connected with nonpotable or questionable water supplies and shall be protected against the hazards of backflow or back-siphonage.
(3) 
The system shall be so designed and maintained as to provide a pressure not less than 20 pounds per square inch, under normal operating conditions, at service buildings and other locations requiring potable water supply.
(4) 
Where a public supply of water is provided, fire hydrants shall be installed as described in § 22-425, Subsection 4, and § 22-432, Subsection 6.
D. 
Individual Water Riser Pipes and Connections.
(1) 
Individual water riser pipes shall be located within the confined area of the mobile home and stand at a point where the water connection will approximate a vertical position, thereby insuring the shortest water connection possible and decrease susceptibility to water pipe freezing.
(2) 
The water riser pipe shall have a minimum inside diameter of 3/4 inch 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 during freezing weather. Surface drainage shall be diverted from the location of the riser pipe.
(4) 
A shutoff valve below the frost line 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 Borough Council.
2. 
Sewage Disposal.
A. 
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. Such system shall be connected to a public sewerage system if possible and shall be designed, constructed and maintained in accordance with the health regulations of the PADEP.
B. 
Individual Sewer Connections.
(1) 
Each mobile home shall be provided with at least a four-inch-diameter sewer riser pipe. The sewer riser pipe will be located on each stand so that the sewer connection to the mobile home drain outlet will approximate a vertical position.
(2) 
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.
(3) 
All materials 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.
C. 
Sewer and Water Lines. Sewer and water lines shall be laid in separate trenches with a horizontal distance of at least 10 feet from each other, except that these lines may be laid in the same trench by placing the water pipe on a shelf of undisturbed earth above and to one side of the caulked tight sewer line. All sewer lines shall be constructed of approved materials by the PADEP and shall have watertight joints and shall conform to the UCC Uniform Construction Code and its subordinate plumbing code.
D. 
Sewage Treatment and Discharge. Where the sewer lines of the mobile home park are not connected to a public sewer, all proposed sewage disposal facilities shall be approved by the PADEP and the Borough Council prior to construction.
E. 
Wherever a mobile home park shall contain 25 or more mobile home units, a package sewage treatment plant shall be required if public sewer systems are not available.
3. 
Refuse Disposal.
A. 
The storage, collection and disposal of refuse in the mobile home park shall be so managed as to minimize health hazards and air pollution.
B. 
All refuse shall be stored in flytight, watertight, rodent-proof containers, which shall be located not more than 150 feet away from any mobile home space. Containers shall be provided in sufficient number and capacity to properly store all refuse as required by the PADEP. Rubbish shall be collected and disposed of as frequently as may be necessary to ensure that the containers shall not overflow.
4. 
Fuel Supply and Storage.
A. 
Liquefied Petroleum Gas Systems.
(1) 
The design, installation, construction and maintenance of containers and pertinent equipment for the storage and handling of liquefied petroleum gases shall conform to the provisions of the Act of December 27, 1951, P.L. 1793,[1] as amended, and the regulations promulgated pursuant thereto by the Pennsylvania Department of Labor and Industry, its successors, or other governmental agency having jurisdiction thereof.
[1]
Editor's Note: For the Propane and Liquefied Petroleum Gas Act, see 35 P.S. § 1329.1 et seq.
(2) 
Liquefied petroleum gas systems provided for mobile homes, service 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 pressures 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 at each mobile home site. 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. Undiluted liquefied petroleum gas in liquid form shall not be conveyed through piping equipment or systems in mobile homes.
(d) 
Liquid petroleum gas vessels shall be no more than 60 U.S. gallons gross capacity and 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 a mobile home exit than five feet and no closer to any window than three feet.
(e) 
No liquefied petroleum gas vessel shall be stored or located inside or beneath any storage cabinet, carport, mobile home or any other structure.
(f) 
All pipe connections shall be of a flare type.
B. 
Fuel Oil Supply Systems.
(1) 
All fuel oil supply systems provided for mobile homes, service buildings and other structures shall be installed and maintained in conformity with the Borough Building Code.
(2) 
All piping from outside fuel storage tanks or cylinders 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 shutoff valves located within five inches of the storage tank.
(4) 
All fuel storage tanks or cylinders shall be securely placed and shall not be less than five feet from any mobile home exit and not less than three feet from any window.
(5) 
Storage tanks located in areas subject to traffic shall be protected against physical damage and screened from the street.
5. 
Utility Distribution System.
A. 
All utilities shall be installed and maintained in accordance with utility company specifications regulating such systems and shall be underground.
B. 
Power Distribution Lines. All direct conductors or cables shall be buried at least 18 inches below the ground surface and shall be insulated and specifically designed for the purpose. Such conductors shall be located not less than one-foot radial distance from water, sewer, gas or communication lines.
C. 
Individual Electrical Connections.
(1) 
Each mobile home lot shall be provided with an approved disconnecting device and over-current protective equipment. The minimum service outlet shall be 120/240 volts AC, 100 amperes.
(2) 
The mobile home shall be connected to the outlet receptacle by an approved type of flexible cable with connectors and a male attachment plug.
(3) 
Where the calculated load of the mobile home is more than 60 amperes, either a second outlet receptacle shall be installed or electrical service shall be provided by means of permanently installed conductors.
D. 
Required Grounding. All exposed noncurrent-carrying metal parts of mobile homes and all other equipment shall be grounded by means of an approved grounding conductor run with branch circuit conductors or other approved method of grounded metallic wiring. The neutral conductors shall not be used as an equipment ground for mobile homes or other equipment.
6. 
Fire Protection; Landscaping Requirements.
A. 
All mobile home parks shall be provided with fire hydrants to meet the specifications of the insurance services office of Pennsylvania or successors, but, in any case, in sufficient numbers to be within 600 feet of all existing and proposed structures and mobile homes, measured by way of accessible streets.
B. 
In addition to plantings for buffered setbacks, a mobile home park shall be subject to the following landscaping requirements:
(1) 
Disturbed topsoil shall be stockpiled and replaced after construction.
(2) 
Deciduous trees of varying species shall be planted in the mobile home park at the ratio of two per mobile home. In the event that a substantial portion of the tract is wooded and a substantial number of trees remain after development, the governing body may modify this requirement. Shade trees shall be preferred in the interest of moderating unit temperature.
(3) 
Deciduous or evergreen shrubs of varying species shall also be planted within the mobile home park at a ratio of at least four per mobile home.
(4) 
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 a final plan. Failure to carry out the landscaping plan within such time shall warrant denial of the park's annual license under § 22-604 hereof.[2]
[2]
Editor's Note: So in original. For permit requirements, see § 22-429.