[Ord. No. 12-12-2006,
12/12/2006, § 800]
1.
Mobile home parks may only be located in those zoning districts of the Township as specified in the district regulations of the Hemlock Township Zoning Ordinance of 2005 [Chapter 27], or as may hereafter be amended.
2.
All mobile home park development plans shall be prepared in accordance with the plan requirements contained in § 22-305 of this chapter and shall comply with the applicable design and construction standards outlined Part 5. Plans for mobile home park developments shall be submitted to the Township for review and action pursuant to the procedure set forth in § 22-404 of this chapter.
[Ord. No. 12-12-2006,
12/12/2006, § 801]
1.
All applicable site planning requirements contained in § 22-703 of this chapter shall be applied in the design of mobile home park developments, and in addition, the following standards shall be met:
A.
Minimum Park Area and Maximum Density Requirements. The minimum gross area provided for a mobile home park shall be five contiguous acres of land, unless specified otherwise in the district regulations of the Township Zoning Ordinance [Chapter 27]. Overall density of the park shall not exceed four mobile home lots per acre of gross area of the park provided that all other applicable requirements of this chapter and the Township Zoning Ordinance [Chapter 27] can be met. There shall be no more than one mobile home placed on any one mobile home park lot.
B.
Mobile Home Lot Area and Width Requirements.
C.
Mobile Home Lot Pad Requirements. All mobile home lots within the
mobile home park shall be improved to provide durable and adequate
support for the placement of the mobile home, and shall be properly
equipped to render the lot usable. All such improvements shall be
maintained in satisfactory condition by the developer or park owner.
At a minimum, the following standards shall be met:
(1)
The mobile home lot pad shall be equal to the length and width
of the mobile home proposed to use the lot.
(2)
The mobile home lot pad shall not heave, shift or settle unevenly under the weight of the mobile home due to frost action, inadequate drainage, vibration, or other forces acting on the structure and shall be designed to uniformly support the mobile home in a level position. All mobile homes shall be placed on and anchored to foundations sufficient to meet the requirements of the Pennsylvania Uniform Construction Code [Chapter 5, Part 1]. In addition, all mobile homes shall be installed in accordance with the instructions of the mobile home manufacturer and shall be inspected by the Township Building Code Official.
(3)
Each mobile home lot pad shall be provided with anchors and
tiedowns, such as "deadman" eyelets embedded in the concrete, or run-ways,
screw augers, arrowhead anchors, or other devices designed to secure
the stability of the mobile home. The type, number and location of
the tie-downs or anchors shall be as specified by the manufacturer
of the mobile home, or where such information is not available, shall
be of a type consistent with mobile home industry standards. At a
minimum, there shall be one tie-down on each corner of the home, with
two additional tie- downs placed at intermediate locations.
(4)
Each mobile home lot shall be equipped with properly designed
and approved water and sewer connections, and shall be provided with
approved electrical service connections.
(5)
Each mobile home lot shall be provided with an all-weather surfaced
patio, not less than 200 square feet in area.
D.
Minimum Yard Requirements.
(1)
Setbacks from Public Streets. All mobile homes and auxiliary
park buildings shall be located at least 30 feet from the edge of
the right-of-way of any adjoining street or road.
(2)
Side and Rear Yard Setbacks. All mobile homes (including attached
patios, decks or carports) shall be set back a minimum of 15 feet
from each side line and 20 feet from the rear line of the mobile home
lot. Where rear yards abut a street, mobile homes shall be set back
a minimum of 30 feet from the edge of the street right-of-way, except
as may be provided otherwise in subparagraph (5) below. Accessory
structures shall be set back a minimum of 10 feet from the side and
rear lot lines of the mobile home lot.
(3)
Minimum Distance Between Mobile Homes. Each mobile home (including
attached patios, decks or carports) shall be located at least 30 feet
from any other mobile home in the park.
(4)
Minimum Distance Between Mobile Homes and Auxiliary Structures.
All mobile homes shall be located at least 50 feet from any auxiliary
park buildings and repair, maintenance, or storage buildings. Screening
may also be required to effectively and attractively conceal repair,
maintenance, or storage buildings from mobile home lots, park streets,
or public roads.
(5)
Park Perimeter Buffer Yard Requirements. All mobile homes and auxiliary park buildings shall be set back at least 50 feet from the boundary lines of the mobile home park. If however, a suitable attractive screen, either fencing or natural plantings, is provided along the perimeter of the tract, the minimum buffer yard may be reduced to 25 feet by the Township. Buffering and screening shall be provided in accordance with the requirements set forth in § 22-703, Subsection 1D, of this chapter and all applicable standards contained in the Township Zoning Ordinance [Chapter 27].
E.
Traffic Access. All mobile home lots shall abut and have access on a street of the mobile home park internal street system. No individual dwelling unit shall have direct access to a public street. Where possible, mobile home parks shall be provided with two points of ingress and egress. All such accessways shall be designed in accordance with the requirements of § 22-503 of this chapter. And, in order to minimize congestion and hazards at the entrance and exit of the facility and allow free movement of traffic on adjacent streets in the mobile home park, a fifty-foot wide cartway shall be provided at all of the park's entry/exit intersections extending for a distance of 100 feet.
F.
Mobile Home Park Internal Street System Requirements. Streets and related drainage control systems shall be designed and constructed in accordance with the standards for local streets outlined in § 22-503 of this chapter, except that street widths shall be as follows:
(1)
Where no parking is permitted on either side of the street,
a minimum cartway width of 20 feet shall be required for all streets
being provided in mobile home parks.
(2)
Where parking is permitted along one side of the street, a minimum
cartway width of 26 feet shall be required.
(3)
Where parking is permitted along both sides of the street, a
minimum cartway width of 32 feet shall be required.
The Township may also consider the use of one-way streets within
the mobile home park. In such instances, the minimum right-of-way
width shall be no less than 30 feet; the minimum cartway width, no
less than 18 feet; and there shall be no parking permitted on either
side of the street.
G.
Off-Street Parking Requirements. A minimum of two off-street parking spaces shall be provided for each mobile home lot within the mobile home park. These parking spaces shall be located within 200 feet of the mobile home lot which they are intended to serve. All off-street parking spaces shall be designed and provided in accordance with the standards set forth in the Hemlock Township Zoning Ordinance [Chapter 27].
H.
Grading and Ground Cover. Where any excavating or grading is proposed, or where existing trees, shrubs or other vegetative cover is to be removed, plans shall be prepared by the developer and submitted to the Township which illustrate that all applicable erosion and sedimentation control requirements will be met. In addition, all site preparation requirements set forth in § 22-508 of this chapter shall be met.
I.
Drainage/Stormwater Management Facilities. The ground surface in the mobile home park shall be graded and equipped to drain all surface water in a safe, efficient manner. In addition, all drainage and stormwater management standards set forth in § 22-509 of this chapter shall be met. It shall be the responsibility of the mobile home park owner to maintain the integrity of the approved stormwater management plan.
J.
Park Street Lighting. Each mobile home park shall be furnished by the developer with lighting designed to adequately illuminate driveways, walkways, streets, intersections and to provide for the safe movement of vehicles and pedestrians throughout the park at night. All such lighting shall be designed in accordance with the requirements of § 22-703, Subsection 1G, of this chapter and all applicable sections of the Hemlock Township Zoning Ordinance [Chapter 27].
K.
Common Open Space Requirements. A minimum of 10% of the gross park area or 1,000 square feet per dwelling unit, whichever is greater, shall be reserved by the developer as common open space for the use of all residents of the park. At least a portion of this area shall be set aside for recreation use. All such space shall be suitable for outdoor recreation activity and shall be easily accessible to all mobile homes. Such areas shall be maintained free of potentially harmful growths. Applications for mobile home parks shall include a proposal regarding the ultimate ownership and maintenance responsibilities for such open space areas. Copies of all approved arrangements shall be included in the lease for each lot in the park. (See also § 22-504 of this chapter for additional requirements for open space/recreation areas.)
[Ord. No. 12-12-2006,
12/12/2006, § 802]
1.
Sewage Facilities. An adequate and safe sewage system shall be provided by the developer in all mobile home parks for conveying and disposing of sewage from mobile homes, service buildings and other accessory facilities. Mobile home parks shall be connected to public sanitary sewer systems, where possible. Where a satisfactory public sanitary sewer system is not available, the developer shall design, install and maintain an approved private, community sewerage system according to the standards of the Pennsylvania DEP and the requirements of § 22-505 of this chapter.
2.
Water Supply System. An adequate, safe supply of water shall be provided by the developer for mobile homes, service buildings and other accessory facilities. Where a public water supply system of satisfactory quantity, quality and pressure is available, connection shall be made to it and its supply shall be used exclusively. Where a satisfactory public water supply system is not available, the developer shall design, install, and maintain a private water supply system according to the standards of and with the approval of the Pennsylvania DEP and the requirements of § 22-506 of this chapter.
3.
Other Utility Systems. Telephone, electric, television cable, natural
or bottled gas, fuel oil, or other utilities shall be provided by
the developer in accordance with plans submitted to and approved by
the Township and the appropriate utility company. Underground installation
of the utility distribution lines shall be required.
4.
Solid Waste Collection, Storage, and Disposal. Arrangements for the
collection, storage, and disposal of solid waste generated by residents
of the mobile home park shall be made by the developer and submitted
to the Township for approval as part of the development plan submission
process.
5.
Service and Other Auxiliary Park Buildings. Service, maintenance,
and management buildings, and recreation or community buildings required
for the management, servicing and maintenance of the park and for
the well-being of park residents shall be allowed within the mobile
home park boundaries. The entire area of these buildings shall be
used exclusively for the management, servicing and maintenance requirements
of the park and park residents. No part of a mobile home park shall
be used for nonresidential purposes other than those described in
this section. Nothing contained herein shall however be deemed to
prohibit the sale of an individual mobile home located on a lot in
the mobile home park.
6.
Park Management. Each mobile home park owner shall designate a resident
manager who shall be responsible for maintaining the park in accordance
with the requirements of this chapter and the terms and conditions
of the park's approval. In addition, such manager shall notify the
Township Zoning Officer when mobile homes move into or out of the
park.
[Ord. No. 12-12-2006,
12/12/2006, § 803]
1.
The developer shall submit a copy of the proposed rules and regulations
to be followed by tenants of the mobile home park to the Township
for approval as part of the development plan submission process. At
a minimum, such regulations shall include the following provisions.
A.
Each mobile home shall be skirted. (Skirting shall include materials
which have been prefabricated for this specific purpose or similar
materials, but shall not include bales of hay, straw, interior plywood,
or like materials.) Skirting shall be installed around the entire
perimeter of the base of the mobile home, but shall not be used to
attach the mobile home to its foundation. Where a mobile home is provided
with a masonry wall around its entire perimeter, additional skirting
shall not be required.
B.
Garbage and trash shall be placed in appropriate receptacles.
C.
One storage building or accessory structure containing a maximum of 100 square feet, provided by the individual tenant, may be situated on each lot in the mobile home park. The placement of such building shall meet all setback requirements established in § 22-802, Subsection 1D, above, and shall be approved by the resident manager. A zoning permit shall also be required prior to the placement of any such storage building or accessory structure.
D.
Each mobile home lot in the mobile home park shall be provided with
an identification number by the developer or owner of the park. To
facilitate emergency location, the developer shall be responsible
to see that all lot numbers are readily visible from the park's internal
street system.
