Mobile home parks shall meet all standards contained in this article, as well as location requirements and development standards within Chapter 425, Zoning. The standards set forth under this article are intended for those mobile home parks where lots within the park are for rental or lease only. Where it is intended by the owner or developer to offer mobile home lots for sale, the development shall be regarded as a standard subdivision and the standards set forth under Article V, Design and Improvement Standards for Subdivision and Land Developments, of this chapter, shall be applicable.
A.
No person, firm, or corporation proposing to operate a mobile home
park in Springfield Township shall proceed with any construction work
on the proposed park until they have obtained from the Township written
approval of the final plan of the proposed park, according to procedures
outlined herein.
The mobile home park developer should meet with the Planning
Commission, prior to formal application, to discuss his plans and
prepare a suitable sketch and plans sufficient to give a general understanding
of the proposal. The Planning Commission shall inform the developer
as to the general suitability of the plans and of any modifications
required by this chapter, if deemed advisable. This step is voluntary
and will never be considered as a formal plan submission.
A.
The developer shall then prepare and submit a preliminary plan, together
with improvement plans and other supplementary material, as required.
B.
Where a mobile home park is proposed for construction in a series
of stages, a preliminary plan for the development of the entire tract
of land shall be submitted along with the detailed plans and specifications
for the initial stage, as well as any subsequent stages.
A.
Minimum area of tract or park. The minimum area of the tract or park shall be five acres or any more specific size established by Chapter 425, Zoning. The site shall be designed so that soil conditions, groundwater level, drainage and topography shall not create hazards to the property, health, or safety of the occupants or adjacent property owners.
B.
Length of residential occupancy. Parks shall be designed to serve
the long-term placement of mobile homes.
C.
Individual lots. The planning and location of individual lots shall
be guided by the following requirements:
(1)
Access. Each lot shall be directly accessible from an approved internal
street without the necessity of crossing any other space.
(2)
Size. Each mobile home lot shall have a minimum lot width of 60 feet
and a minimum area of 7,000 square feet.
(3)
Mobile homes shall be parked on each lot so that there will be a
minimum of 20 feet between the mobile home, appurtenant structures
and any adjacent side or rear lot line.
(4)
There shall be a minimum of 20 feet between an individual mobile
home, attached structure and accessory structure and the paved area
or cartway of a private interior park street or common parking area.
The setback from the right-of-way of any public street or highway
shall be 35 feet.
(5)
Mobile homes shall be located a minimum of 60 feet from any structures
on adjacent lots.
D.
Identification. Each lot shall have a number placed on the lot either
in the form of a sign or directly on the mobile home. It shall be
arranged in such a way so that it is visible from the road on which
the mobile home or lot is fronting.
E.
Skirting. The plans shall specify that skirting shall be provided
on all mobile homes.
F.
Drainage. Drainage and stormwater management plans shall be submitted
with the preliminary plan.
G.
Mobile home stands.
(1)
The location of each mobile home stand shall be at such elevation,
distance and angle in relation to the access street so that the removal
of the mobile home is practical.
(2)
The size of each mobile home stand shall be suitable for the general
market to be served by the individual park, be sufficient to fit the
dimensions of mobile homes anticipated, and sufficient to handle any
appurtenant structures and appendages, including prefabricated "Florida
rooms," carports and storage structures.
(3)
A 1% to 5% gradient longitudinal crown or cross gradient for surface
drainage shall be provided.
(4)
Mobile home stands shall be developed and units installed consistent
with the Pennsylvania Uniform Construction Code.
H.
Internal street system. The internal street system in privately owned mobile home parks shall be privately owned, constructed and maintained in accordance with the applicable sections set forth in Article V, Design and Improvement Standards for Subdivision and Land Developments, of the Code of the Township of Springfield, except street widths, which shall be governed by the following minimum requirements:
|
Interior Street
|
Cartway Width
(feet)
|
|---|---|
|
One- or two-way, with no parking
|
22
|
|
One- or two-way, with parking on one side only
|
28
|
|
One- or two-way, with parking on both sides
|
34
|
I.
Street widths at access points. At points where general traffic enters
or leaves the park, streets shall be 35 feet in width within 20 feet
of the existing public street to permit free movement from or to the
public street, and no parking shall be permitted that in any way interferes
with such free movement.
J.
Cul-de-sac streets shall be provided with a turnaround having an
outside roadway diameter of at least 80 feet.
K.
Parking spaces. Car parking spaces, at a minimum size of eight feet
by 18 feet, shall be provided in sufficient number to meet the needs
of the occupants of the property and their guests without interference
with normal movement of traffic. Such facilities shall be provided
at the rate of at least two parking spaces for each mobile home lot,
located in adjacent parking bays. If no on-street parking is permitted,
then an additional parking space for each four lots shall be provided
for guest parking and for delivery and service vehicles. Required
car parking spaces shall be located for convenient access to the mobile
home.
L.
Utility and fire requirements.
(1)
General. In accordance with the Rules and Regulations, Commonwealth
of Pennsylvania, Department of Environmental Protection, provisions
for all sewage disposal and treatment of water supply, including plumbing,
refuse disposal and such other information required by the Department
of Environmental Protection, shall be shown on plans and submitted
to and approved by the Department of Environmental Protection.
(2)
Electric. All electrical facilities shall be installed and inspected
according to the standards set forth in the latest edition of the
National Electrical Code and the local power company regulations.
All electrical facilities shall be inspected as required.
(3)
Exterior lighting. Adequate lights shall be provided to illuminate
streets, driveways and walkways for the safe movement of vehicles
and pedestrians at night. Lighting fixtures shall generate a minimum
illumination of 0.5 of footcandle power at grade per pole.
M.
Fire prevention.
(1)
General. For the safety and welfare of the residents and future residents
of the mobile home park, the following fire prevention regulations
shall be complied with. All fire safety plans shall be approved by
the Fire Chief of the municipality, according to nationally accepted
standards (NFPA).
(2)
Fire hydrants shall hereafter be required in any new mobile home
park of 10 lots or more, where the extension of central water lines,
whether public or private, are proposed for the mobile home park development.
(3)
Hydrant size and type. All hydrants installed shall be of a standard
size and type as specified by the Planning Commission and the Fire
Chief of the municipality, according to nationally accepted standards.
(4)
Spacing. Hydrant spacing shall be adequate to serve all lots within
the mobile home park. Hydrants shall be located not more than 1,000
feet apart from one another. Where an existing hydrant is less than
1,000 feet from the park, the existing hydrant shall be deemed satisfactory
and spacing can be determined and shown taking the existing hydrant
into consideration.
(5)
Location. Hydrants shall be located within dedicated public utility
rights-of-way or easements.
(6)
Design. The proposed locations of fire hydrants shall be shown on
the submitted plans. Any existing fire hydrants less than 1,000 feet
from the proposed park shall be shown in the vicinity sketch with
an exact distance in feet from the hydrant to the nearest lot line
of the mobile home park. In areas where there are no central water
line extensions proposed, the following standards for fire prevention
shall be incorporated into the park. The developer retains the option
of installing either the tank or pond system.
(a)
The tank system.
[1]
Approved underground static water tanks of not less than 3,000 gallons
suitably arranged for Fire Department drafting at a spacing of 500
feet. In addition, the tank shall be designed to permit a discharge
of no less than 500 gallons per minute.
[2]
Each tank shall have two combination vent pipe and dump valve openings
aboveground. The openings shall be 24 inches square covered by either
a removable-type lid or a hinged-type lid. Each tank shall have an
approved outlet aboveground, no less than 4 1/2 inches in diameter.
This outlet shall be encased in a hydrant for drafting, with at least
two two-and-one-half-inch outlets.
(b)
The pond system. A water pond shall be located in such a way as to
service all park lots. The pond shall be utilized by a dry hydrant
type of outlet. The volume of water within the pond shall be sufficient,
as determined by the Fire Chief of the municipality, according to
nationally accepted standards, to adequately serve all park lots.
In addition, a cyclone fence at a minimum height of six feet with
single-strand barbed-wire shall enclose the pond.
