The standards, regulations and requirements contained in this article are intended as a minimum for the preservation of the environment and promotion of the public health, safety and general welfare and shall be applied as such by the Planning Commission and the Board of Supervisors in reviewing and evaluating applications for manufactured/mobile home parks that are in single ownership and provide manufactured/mobile home sites for lease or rental. A manufactured home park shall also meet the requirements for a land development. Residents may own or lease each individual manufactured home. Projects that propose manufactured/mobile home sites for fee-simple sale must meet all Township requirements of this chapter for single-family detached residential subdivisions, instead of this Article VII.
Compliance with any and all regulations of the DEP is the responsibility
of the applicant, and any approvals granted by the Township shall
not relieve the applicant of said responsibility.
Section 170-182 shall apply.
Section 170-38 shall apply.
Stormwater management for all manufactured/mobile home parks
shall in conformance with the Township Stormwater Management Ordinance[1] and the following:
A.
Site grading. The entire area shall be properly graded to ensure
drainage and freedom from standing pools of water.
Prior to land proposed as a manufactured/mobile home park being
developed or changed by grading, excavation or by removal or destruction
of the natural topsoil, trees or other vegetative cover, the developer
shall be required to submit a DEP earth disturbance permit approval
or an erosion and sediment control plan that has been found adequate
by the County Conservation District.
A.
The proposed manufactured/mobile home park shall have adequate access
to the public street system.
B.
Private street access. Existing private streets providing access
to proposed manufactured/mobile home parks shall have adequate right-of-way
widths and be designed and constructed to provide safe and convenient
access to the manufactured/mobile home park.
(1)
Existing access street classification. Classification of any existing access street shall be in conformance with Article IV.
(2)
Adequate access streets. Adequate right-of-way widths and safe
and convenient design and construction requirements shall be construed
as those set forth in Table 3-1 and Table 3-2.[1] unless specifically modified by the Board of Supervisors.
[1]
Editor's Note: Said tables are included as an attachment to this chapter.
(3)
Determination of adequacy of access streets. The Board of Supervisors
shall determine the adequacy of such private streets and may require
such improvements as it may deem necessary or advisable to provide
safe and convenient access to the proposed manufactured/mobile home
park.
See the minimum lot size and maximum density in §
044-20.B of the Zoning Ordinance.[1]
All proposed manufactured/mobile home parks shall conform with
the design standards and provisions of this section.
B.
Buffer zone.
(1)
A twenty-five-foot-wide landscaped buffer zone shall be provided
next to the exterior property line of the manufactured/mobile home
park.
(2)
Buffer zone screening. This buffer zone shall have sufficient
planted trees and shrubbery to separate the park from adjacent lands
and serve as a buffer zone.
(3)
This buffer zone shall not be used for any purpose whatsoever
in connection with the manufactured/mobile home park (such as storage,
parking, intense recreation areas, and drives except for main street
crossings).
C.
Adjacent residences. No manufactured/mobile home shall be located
closer than 150 feet from a permanent residence existing at the time
the plan for the manufactured/mobile home park is submitted and located
on property owned by a person or entity other than the owner of the
manufactured/mobile home park.
D.
Setbacks. In addition to the setbacks of the Zoning Ordinance (which
as of 2017 were in § 044-020.B), manufactured/mobile homes
and on-site accessory buildings shall be placed to provide the following
setbacks:
E.
Open space. All manufactured/mobile home parks shall provide not
less than 10% of the total gross land area for open space purposes.
(1)
Use of open space. Open space areas may be used for recreation
purposes by families residing within the manufactured/mobile home
park. No less than 50% of the required open space shall be of adequate
size, shape, slope, soil type and other physical characteristics suitable
for outdoor recreational use or be improved to ensure suitability
for such use.
(2)
Such area provided for open space shall be in addition to the
twenty-five-foot-wide buffer strip around the perimeter of the manufactured/mobile
home park.
(3)
Required open space areas shall not include any areas containing
sewage disposal facilities (including, but not limited to, disposal
fields, septic tanks and pump stations) nor any area within 25 feet
of such facilities.
F.
Access. Park and site access shall be as follows:
G.
Street design. All streets within a manufactured/mobile home park
shall conform with the following design specifications:
(1)
Intersections. Intersections of streets shall be designed in
accordance with the following:
(a)
Center lines of streets shall intersect as nearly at right angles
as possible.
(b)
Intersections of more than two streets at one point shall be
allowed only upon approval by the Township of a modification request
from the developer.
(c)
The right-of-way lines of streets shall be rounded by arcs with
a radii of not less than 25 feet.
(2)
Street right-of-way widths. Minimum street right-of-way widths
in all manufactured/mobile home parks shall be 40 feet.
(3)
Street travel way widths. Minimum street travel way or pavement
widths shall be 20 feet, except 12 feet for a one-way street.
(4)
Street shoulder widths. Minimum crushed stone street shoulder
widths on each side shall be three feet, which shall be required on
streets carrying traffic to 10 or more dwellings.
(5)
Street alignment. Street alignment in all manufactured/mobile
home parks shall be designed as follows:
(6)
Street grades. Street gradients shall be designed as follows:
(a)
Center-line grades shall not exceed 12%.
(b)
The minimum center-line grades shall not be less than 0.5%.
(c)
The grade across the turnaround of a cul-de-sac street shall
not exceed 10%.
(d)
A leveling area for all street intersections shall be provided
as follows:
[1]
The tangent grade of the connecting street shall be a minus
2% (1/4 inch per foot) within the right-of-way lines of the accessed
street.
[2]
Minimum length of vertical curves set forth in Subsection G(7)(b) shall not pertain to curve designs subject to stop street intersections when the algebraic difference in grades within 50 feet of the street right-of-way line is 10% or less.
[3]
Grade differences of over 10% within 50 feet of the right-of-way
line of the accessed street shall require a vertical curve of at least
30 feet with the point of vertical curvature (PVC) at the right-of-way
line.
(7)
Vertical curves. Vertical curves shall be designed at changes
in grade exceeding 1% within 100 feet and shall be designed as follows:
(a)
Crest vertical curves shall be designed to provide a vertical
sight distance of 100 feet. Required sight distances shall not pertain
to vertical curves at stop street intersections.
(b)
Sag vertical curves shall have a minimum length of 10 feet for
each one-percent algebraic difference in tangent grade with an absolute
minimum length of 50 feet. (Example: 1% to 5% equals 50 feet vertical
curve, 5.1% to 6% equals 60 feet vertical curve, etc.) Minimum length
of sag curves shall not pertain to vertical curves at stop street
intersections.
(8)
Intersection sight distances (clear sight triangle). At intersections,
all obstructions of any type, including vegetation and earth, shall
be removed (by excavation if necessary) so that clear and unobstructed
sight is provided from a point 10 feet from the nearest edge of the
travel-way pavement of the through street and 3 1/2 feet above
the proposed surface at that point to a point 4 1/2 feet above
the center of the approaching lane of the through street at a distance
of 150 feet as measured along the center of the approaching lane of
the accessed street from the center line of the intersecting street.
Section 170-182 shall apply.
No manufactured/mobile home park street shall be offered to
or accepted for dedication by Middle Smithfield Township as a part
of the public street system.
All manufactured/mobile home parks shall contain the following
improvements:
A.
Parking. Each dwelling site shall be provided with a minimum of two
paved off-street parking spaces within the site lines as follows:
B.
Manufactured/mobile home stand. Each manufactured/mobile home site
shall be graded to provide a level well-drained stand for the manufactured/mobile
home.
C.
Site utilities. All manufactured/mobile home sites in the manufactured/mobile
home park shall be provided with the following connections:
(1)
Water supply. All water supply systems shall be provided in
conformance with the current standards of the DEP. All water distribution
and storage facilities shall supply a continuous year-round frost-free
water supply to each manufactured/mobile home site.
(2)
Sewage. A system of sewage collection and disposal shall be
provided in conformance with the current standards of the DEP.
(a)
All sewer connections shall be provided with fittings so that
a watertight and gastight connection can be made between the manufactured/mobile
home sanitary drain and the sewer connections.
(b)
Cleanouts and manholes shall be provided in the sewer collection
system.
(c)
The sewage treatment facilities shall be located and maintained
so that it shall not create a health or odor nuisance to the park
or adjacent properties.
(3)
Electric. A weatherproof electric power outlet supplying 220
to 230 volts shall be provided on each manufactured/mobile home site.
D.
Streetlights.
(1)
Streetlights sufficient in number and intensity to provide an
intensity of not less than 1/4 footcandle power on the surface of
all areas used for pedestrian or vehicular travel shall be installed
and maintained by the operator of the developer.
(2)
Streetlights shall be automatically lighted from dusk to dawn.
E.
Walkways. All manufactured/mobile home parks shall be provided with
all-weather surfaced pedestrian walkways of adequate width for intended
use (minimum five feet), durable and convenient to maintain, between
individual manufactured/mobile home sites, the park streets and all
community facilities provided for park residents.
F.
Garbage collection.
(1)
Garbage shall be collected at least once a week, either individually
at each manufactured/mobile home site or at waste collection stations.
In either case, the park operator shall be responsible for providing
a clean and efficient collection service.
(2)
Waste collection stations. If waste collection stations are
used, the following provisions will prevail:
Construction and maintenance of all required improvements, recreational
areas, buffer strips and general appearance of the manufactured/mobile
home park shall be the responsibility of the developer and/or park
operator.
All manufactured/mobile homes in the manufactured/mobile home
park shall be required to be enclosed from the bottom of the manufactured/mobile
home to the ground or stand using fire-resistant skirting material,
unless the home is designed to sit on an enclosure that has the appearance
of a perimeter foundation.
None of the provisions of this article shall be applicable to
the following:
A.
Manufactured/mobile home sales. The business of manufactured/mobile
home sales, provided that the manufactured/mobile homes displayed
on such sites shall not be occupied as a dwelling unit.
B.
Manufactured/mobile home storage. The storage or garaging of manufactured/mobile
homes not being used for living purposes.
C.
Private residence. The use of a manufactured/mobile home as a residence
when it is located on an individual recorded lot under separate ownership.
D.
Construction office. The use of a manufactured/mobile home located
on the site of a construction project solely as a field office or
tool and material storage in connection with such project.
All manufactured/mobile home park development plans shall be
prepared in accordance with the "Professional Engineers and Professional
Land Surveyors Registration Law," as amended,[1] drawn in full compliance with the following, contain all
of the applicable information listed and be accompanied by all pertaining
documents, plans, data and material as follows:
A.
Scale. The manufactured/mobile home park development plan shall be
clearly and legibly drawn to a scale of one inch equals 50 feet or
larger.
B.
Sheet size. The manufactured/mobile home park development plan and
all plans submitted therewith shall be on standard-sized sheets that
are no smaller than 11 inches by 17 inches and no larger than 36 inches
by 48 inches.
C.
Key diagram. If the manufactured/mobile home park development plan
requires two or more sheets, a key diagram showing the relative location
of the sheets shall be labeled on each sheet.
D.
Plan information. The manufactured/mobile home park development plan
shall contain at least the following data and information:
(1)
Name of the manufactured/mobile home park.
(2)
Location map drawn at a scale of one inch equals 2,000 feet.
(3)
Existing property or lot layout immediately adjacent to the
subject property.
(4)
Names of adjoining property owners and the names of all adjoining
subdivisions and land developments.
(5)
Existing features: existing man-made and natural features, including,
but not limited to, the following:
(a)
Watercourses and lakes.
(b)
Wetlands accurately shown. In all cases of wetlands containing
1/2 acre or more, a wetlands delineation shall be presented, prepared
by a trained professional, which shall be performed within three years
of the date of submittal of the plan.
(c)
One-hundred-year floodplain areas.
(e)
Steep slope areas (slopes over 25%). If manufactured/mobile
home sites are proposed on steep slope areas, the proposed grading
and drainage for the sites must be clearly detailed on separate site
plans drawn at a scale of one inch equals 20 feet.
(f)
Location and extent of all soil types.
(g)
Significant rock outcrops.
(h)
Culverts, ditches and swales.
(i)
Buildings, structures and all other improvements (roads, utilities,
etc.).
(j)
Location and description of any certified historical site or
structure.
(k)
All other significant man-made or natural features within or
immediately adjoining the property.
(6)
Location, width and purpose of all existing and new rights-of-way
and easements.
(7)
The name, number and right-of-way width of all existing public
or private streets within or immediately adjoining the property.
(8)
Location of all proposed permanent buildings and/or structures.
(9)
Location and design of all off-site parking areas.
(10)
Location of any proposed development signs.
(11)
Location and arrangement of streets and manufactured/mobile
home sites with center-line data of all streets set forth on the plan.
(12)
Location of all required speed limit signs.
(13)
Location of proposed water supply facilities.
(14)
Location of proposed sewage disposal facilities.
(15)
Sufficient description or information to determine the boundaries
of the property affected by the proposed manufactured/mobile home
park.
(16)
Plan data. The manufactured/mobile home park development plan
shall include, but not be limited to, the following data:
(a)
North arrow.
(b)
Graphic and written scale.
(c)
Street names.
(d)
Street widths.
(e)
Clear sight triangles shown at all street intersections.
(f)
Slope and drainage easements as required by the roadway cuts
and fills and the stormwater management plan.
(g)
Site numbers.
(h)
All sites shall be labeled with enough information for each
site to be reproduced on the ground.
(i)
Building setback lines shall be set forth on each manufactured/mobile
home site.
(j)
The total number of proposed manufactured/mobile home sites.
(k)
Existing zoning district designation of the affected property.
(l)
The total acreage of the proposed manufactured/mobile home park.
(m)
The current County property identification number(s) [PIN(s)]
of the property from the latest tax records.
(n)
A title block on the lower right corner of all plans, which
shall list the date the manufactured/mobile home park development
plan was completed and the date of each revision.
(o)
A listing of open space percentage that is provided, recreation
area percentage that is provided, etc.
E.
Plan certificates. The following certificates shall be labeled on
the manufactured/mobile home park development plan using the forms
in Appendix D.[2]
(1)
Certificate of accuracy and compliance dated and signed by the
plan preparer (D-1).
(2)
Certificate of review by the Planning Commission (D-2) which
shall be located on the right or bottom edge of the plan.
(3)
Certificate of review and approval by the Board of Supervisors
(D-2) which shall be located on the right or bottom edge of the plan.
(4)
Certificate of ownership and acknowledgment of plan which shall
be accurately completed and signed by the owner(s) of the property
with signatures dated and notarized (D-3).
(5)
Required permit certification which shall be accurately completed
and signed by the owner(s) of the property with signatures dated and
notarized (D-4).
(6)
Affidavit of plan submission, with the date of plan acceptance
by the County Planning Commission, signed by the person who oversaw
the submittal (D-5).
[2]
Editor's Note: Appendix D is included as an attachment to this chapter.
F.
Plan notes. The following notes shall be set forth on all manufactured/mobile
home park development plans:
(1)
All water supply systems and sewage disposal systems shall be
designed and constructed in complete accordance with the current standards
of the DEP.
(2)
By approval of this plan, the Township of Middle Smithfield
has neither confirmed nor denied the existence and/or extent of any
wetland areas, whether or not delineated on the plan, and any encroachment
thereon for any reason whatsoever shall be the sole responsibility
of the developer, his heirs and assigns and shall be subject to the
jurisdiction of the Army Corps of Engineers and/or the DEP, and the
encroachment shall conform to the rules and regulations of the jurisdictional
agencies.
(3)
All streets shall remain private, not open to public through-travel,
and shall not in the future be offered for dedication to the Township.
(4)
In the event that the plan will require access to a highway
under the jurisdiction of PennDOT, an approved and completed highway
occupancy permit shall be required prior to occupancy of any manufactured/mobile
home site.
(5)
In the event that the plan will require access to a roadway
under the jurisdiction of Middle Smithfield Township, an approved
and completed Township driveway permit shall be required prior to
occupancy of any manufactured/mobile home site.
[1]
Editor's Note: See 63 P.S. § 148 et seq.
The following supporting documents, plans and information shall
be submitted with all manufactured/mobile home park plans.
A.
Center-line profiles. Profiles along the center line of the proposed
streets, drawn at a scale or combination of scales (outlandish or
extreme combinations of scales are to be avoided) that will clearly
and accurately show the following:
(1)
Existing ground line.
(2)
Proposed grade line with all percentages of grade shown.
(3)
Printed elevations of the proposed grade line on standard fifty-foot
stationing.
(4)
Vertical curve locations and data.
(5)
Calculated safe stopping distances (SSDs) for all crest vertical
curves.
(6)
Cross sections.
C.
Soil erosion and sedimentation control. A soil erosion and sedimentation control plan designed using measures that shall, at a minimum, meet the standards of Chapter 102 (Erosion and Sediment Pollution Control) of Title 25, Rules and Regulations of the DEP.
D.
Central water supply and distribution system plan.
(1)
A plan of the proposed distribution system and location of the
supply well(s) complete and in conformance with Appendix A[2] (including evidence of supply).
[2]
Editor's Note: Appendix A is included as an attachment to this chapter.
(2)
Water supply certificate. If an existing water supply system
is to be utilized, a completed water supply certificate (using the
form in Appendix D-15).[3]
[3]
Editor's Note: Appendix D-15 is included as an attachment to this chapter.
E.
Central sewage collection and disposal system plan.
(1)
A plan of the proposed sewage collection system and location
of the disposal facility complete and in conformance with Appendix
B.[4]
[4]
Editor's Note: Appendix B is included as an attachment to this chapter.
(2)
Sewage disposal certificate. If an existing sewage disposal
system is to be utilized, a completed sewage disposal certificate
(using the form in Appendix D-15).[5]
[5]
Editor's Note: Appendix D-15 is included as an attachment to this chapter.
F.
Adjacent holdings. A sketch of the adjacent holdings of the developer
indicating the area of the manufactured/mobile home park in relation
to the other holdings.
G.
Deed(s) of record. The latest deed(s) of record for the manufactured/mobile
home park property.
H.
Construction certification. A completed construction certification
using the form in Appendix D-14.[6] (The construction certification must be signed prior to
unconditional approval of the manufactured/mobile home park plan.)
[6]
Editor's Note: Appendix D-14 is included as an attachment to this chapter.
I.
Plan review application. A completed and signed application for review
of a manufactured/mobile home park development plan and supporting
data.
All manufactured/mobile home park development plans shall be recorded by the applicant after final land development approval and after receiving authorization from the Township for recording, in the office for the County Recorder of Deeds. The recording process shall comply with § 170-151.
