[Ord. 2014-01, 1/6/2014]
[Ord. 2014-01, 1/6/2014]
1.
Mobile home parks shall be designed and constructed in conformance
with the standards and requirements as set forth below. Where these
standards and requirements differ from applicable local, state, or
federal codes or ordinances, the more restrictive provision shall
apply.
A.
Area and Bulk Standards.
(1)
A tract to be developed as a mobile home park shall satisfy
the following requirements:
(2)
Each mobile home unit within a mobile home park shall be situated
on a leased lot which shall satisfy the following requirements:
(a)
Minimum lot area for single wide: 6,200 square feet.
(b)
Minimum lot area for double wide: 6,800 square feet.
(c)
Minimum lot width for single wide mobile home: 56 feet.
(d)
Minimum lot width for a double wide mobile home: 68 feet.
(e)
Minimum setback from interior street. Right-of-way (undedicated
streets): 20 feet.
(f)
Minimum setback from public (dedicated) streets: 30 feet.
(g)
Minimum side yard (each side): 10 feet.
(h)
Minimum rear yard: 10 feet.
(i)
Maximum impervious surface per lot: 45%.
(3)
No portion of a mobile home unit or attached accessory structure
shall be located within 50 feet of any service building. No permanent
addition shall be built onto or become part of any mobile home except
in accordance with all applicable state and local laws, ordinances
and regulations.
(4)
The gross density of the mobile home park shall not exceed five
units per acre.
(5)
No mobile home unit, attached structure, or structure accessory
to a mobile home unit shall exceed 35 feet in height.
(6)
Under no circumstances shall mobile home units be stacked.
(7)
For each mobile home unit there shall be a minimum of two off-street
parking spaces provided on the same leased lot as the mobile home
unit served.
(8)
Mobile homes placed on individual lots are encouraged to utilize
the minimal setbacks specified and to be placed off-center on the
lots so as to provide a larger usable yard space and outdoor living
area in one section of the lot.
(9)
Maximum impervious surface per lot is 45%. This includes the
mobile home pad site, off-street parking area, sidewalks, patios,
decks, and accessory structures.
(10)
The mobile home park shall be under single ownership.
(11)
Single-wide and double-wide mobile homes are permitted within
a mobile home park.
(12)
For the purposes of this chapter, a mobile home is the same
as a modular home or a manufactured home.
B.
Foundations. Each mobile home shall be secured to its site as follows:
(1)
Each mobile home unit shall be placed upon a level concrete
pad having a minimum thickness of six inches and a minimum of six
tie-down rings by which the mobile home shall be secured to said pad.
The length and width of the concrete pad shall be equal to the length
and width of the mobile home to be placed thereon.
(2)
Foundations shall be supported from below the frost line.
(3)
The wheels and hitch shall be removed from the mobile home unit
once it is located upon its foundation.
(4)
Metallic, vinyl skirting, or masonry shall be provided between
the bottom edge of the mobile home unit and the top edge of the concrete
pad. Such skirting shall be designed to permit access to the undercarriage
of the mobile home unit as may be needed for inspection, maintenance,
and repair of the unit. Said skirting shall be sufficiently secure
as to prevent the space between the pad and the unit from accumulating
blown debris and harboring vermin.
(5)
Each mobile home unit shall be anchored to its foundation prior
to the occupancy or other use of said unit, or within seven days of
being placed upon said foundation, whichever is soonest. The anchoring
system shall be designed to be secure against wind velocity up to
at least 90 miles per hour.
C.
Interior Circulation. All mobile home parks shall be provided with
an interior system of undedicated or dedicated streets, in compliance
with the following requirements:
(1)
Dedicated and Undedicated Interior Streets.
(a)
Undedicated interior streets shall be designed and constructed
to the standards required for public streets of the Township except
that the street right-of-way shall be a minimum of 33 feet and the
cartway width a minimum of 24 feet.
(b)
Dedicated interior streets shall be designed and constructed
to the standards required for public streets of the Township.
(c)
All streets, interior dedicated and undedicated shall have curbs
on both sides of the cartway.
(2)
The interior street system shall provide vehicular access to
all mobile home units and to all common areas and buildings in the
mobile home park.
(3)
No parking shall be permitted along the interior streets with
a paved cartway of less than 28 feet. Parking for, the residents of
the individual mobile home units is to be located upon the leased
lot where such unit is located. In addition to the parking required
per dwelling unit, visitor parking shall be provided in the ratio
of one parking space for every four mobile home units. Such visitor
parking must be provided in a parking lot separate from the interior
streets. Any one parking lot shall contain no more than 12 parking
spaces. This parking may not be perpendicular parking upon the interior
street, but must be a separate parking lot. If on-street parking is
provided on one side of the road then additional visitor parking is
not required.
(4)
All interior streets and visitor parking lots shall be owned
and maintained by the operator of the mobile home park. This includes
all necessary road repair, anti-skid, and snow removal associated
with the cartways.
(5)
All interior roads shall have appropriate signage, including,
but not limited to, stop signs, no on street parking signs, speed
limit signs, speed limit signs, street names signs, etc.
(6)
In addition to an interior street system, sidewalks for pedestrian circulation shall be provided on each side of all interior streets. Sidewalks shall be designed and constructed in accord with § 22-507, "Sidewalks and Pathways," of this chapter and any other applicable specifications and standards of the Township. Sidewalks shall provide convenient pedestrian access to all mobile home units and to all common areas and buildings available to the residents and guests of the mobile home park. Off-street parking spaces may not utilize areas of pedestrian sidewalk to accommodate off-street parking requirements.
(7)
No mobile home shall be located closer than 20 feet from a common
parking area for visitors.
E.
Common Open Space and Recreational Facilities.
(1)
A minimum of 40% of the gross tract area shall be required common
open space for the mobile home park. This common open space shall
be reserved as permanent common open space and common recreational
facilities for all park residents and guests.
(2)
Setbacks and required yards shall not be counted toward fulfillment
of this requirement.
(3)
No portion of any leased lot used or intended for use as a site
for placement of a mobile home unit shall be counted toward fulfillment
of this requirement.
(4)
Lands occupied by stormwater management facilities shall not
be counted toward fulfillment of this requirement.
(5)
Common open space shall be designed and improved for active
recreational use by the developer and shall be available for use by
residents of the mobile home park and their guests. Improvements shall
include play equipment, ball fields, courts, pavilions, trails, etc.
(6)
Ownership, maintenance, and use provisions associated with the
common open space and recreational amenities (and any other common
held amenities) should be identified within a management association
document. The document shall be submitted to the Township for review
by the Township Solicitor and Township Engineer. Approval of this
document is vested with the Board of Supervisors.
(7)
Common open space areas shall be substantially free of structures,
except for structures designed for recreational use such as pavilions
or auxiliary recreational structures such as rest room facilities.
(8)
No more than 50% of the common open space area required by this
subsection shall be wetland, floodplain, or have slopes in excess
of 25%.
F.
Landscaping and Lighting.
(1)
All portions of the mobile home park, which are not covered
by impervious surfacing, shall be provided with permanent ground cover
in accordance with a landscape plan. This may include lands left in
their natural state, if approved by the Township.
(2)
Street trees are required on both sides of all interior roads
of the mobile home park. Street trees shall be planted 50 feet on
center.
(3)
A landscape screen is required around the periphery of the tract.
The landscape screen shall be a minimum 20 feet in width, established
four feet from the property line. The landscape screen shall be comprised
of two rows of evergreen trees, planted 10 feet on center along the
rows, staggered between alternate rows, each row shall be separated
by eight feet.
(4)
A landscape plan shall be submitted in conjunction with the
land development plan review to ascertain compliance.
(5)
Street lights are required on all interior access roads of the
mobile home park. A lighting plan shall be submitted in conjunction
with the land development plan review to determine the adequacy of
light coverage proposed for the mobile home park.
G.
Permitted Accessory Uses.
(1)
Administrative office serving the management of the mobile home
park.
(2)
Structures accommodating services and utilities within the mobile
home park, including laundry facilities.
(3)
Recreational facilities for the exclusive use of the residents
of the mobile home park and their guests.
(4)
Off-street parking lots for visitors and guests.
H.
Solid Waste Disposal.
(1)
A plan for solid waste disposal is required and shall be submitted
for review. This plan shall be made part of the management corporation
document.
(2)
Use of solid waste disposal containers with lids is required
of all mobile home park residents. All enclosed solid waste disposal
containers shall be stored within and enclosed accessory structure.
Enclosed solid waste disposal containers shall be placed at the curb
only on the day of solid waste collection.
[Ord. 2014-01, 1/6/2014]
1.
Where an administration or service building is provided, it must
contain a toilet and lavatory for each sex and storage areas for occupants
of the park. In addition, the landowner or development may provide
laundry facilities, management office, repair shop, mailboxes for
each mobile home, and indoor recreational facilities.
2.
Construction Requirements and Maintenance. Construction of administration
and service buildings shall be in compliance with all applicable building
codes, plumbing codes, etc., and shall be maintained in a clean, sanitary,
and structurally safe condition.
[Ord. 2014-01, 1/6/2014]
1.
Liquefied Petroleum Gas Systems.
A.
The design, installations, and construction of containers and pertinent
equipment for the storage and handling of liquefied petroleum gases
shall conform to the regulations promulgated by the Pennsylvania Department
of Labor and Industry, and such other governmental agencies as have
jurisdiction there over.
B.
The liquefied petroleum gas system shall include the following:
(1)
Systems shall be provided with safety devices to relieve excessive
pressures and shall be arranged so that the discharge terminates at
a safe location.
(2)
Systems shall have at least one accessible means for shutting
off gas. Such means shall be located outside the mobile home and shall
be maintained in effective operating condition.
(3)
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.
(4)
Vessels of at least 12 U.S. gallons and less than 100 U.S. gallons
gross capacity 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 any window than three feet.
(5)
No liquefied petroleum gas vessel shall be stored or located
inside or beneath any storage cabinet, carport, mobile home, or any
other structure.
(6)
All pipe connections shall be of a flare type.
2.
Fuel Oil Supply Systems.
A.
All fuel oil supply systems provided for mobile homes, administration,
and service buildings, and other structures shall be installed and
maintained in conformity with the rules and regulations of the authority
having jurisdiction.
B.
All piping from outside fuel storage tanks or cylinders to mobile
homes shall be securely, but not permanently, fastened in place.
C.
All fuel oil supply systems provided for mobile homes, service buildings,
and other structures shall have shut-off valves located within five
inches of storage tanks.
D.
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.
E.
Storage tanks located in areas subject to traffic shall be protected
against physical damage.
[Ord. 2014-01, 1/6/2014]
1.
All mobile home parks shall be provided with fire hydrants to meet
the specifications of the Middle States Department Association of
Fire Underwriters, but in any case, in sufficient numbers to within
800 feet of all existing and proposed structures and mobile homes,
measured by way of accessible streets.
2.
Portable hand-operated fire extinguishers of a type suitable for
use on oil fires and approved by the Township Fire Marshall shall
be kept in each service and administration building under park control
and shall be required by the mobile home operator to be placed in
each mobile home park, located inside the mobile home in a fixed location,
preferably near a door but not in close proximity to cooking facilities.
[Ord. 2014-01, 1/6/2014]
1.
Required Permits. It is unlawful for any person to construct, operate,
maintain, or alter a mobile home park without prior compliance with
this chapter, and issuance and receipt of a building permit or use
and occupancy permit, as may be appropriate. Douglass Township will
issue no permits until the applicant has complied with all applicable
requirements of Berks County, the Pennsylvania Department of Environmental
Protection, and such other governmental agencies as may have jurisdiction
there over. No mobile home may be removed from the mobile home park
without prior, notice to the Code Enforcement Officer and the issuance
of a removal permit by the Township Tax Collector.
2.
Annual Licenses. In addition to the initial permit, the operator
of a mobile home park shall apply in the month of December to the
Douglass Township Code Enforcement Officer for an annual license to
continue operation of the mobile home park for the succeeding calendar
year. Prior to the issuance of any annual license, the Zoning Officer
shall insure that the mobile home park continues to meet all standards
of all governmental agencies having jurisdiction there over including,
but not limited to the Pennsylvania Department of Environmental Protection,
and further, that the mobile home park is in compliance with all terms
of this chapter, and such terms and conditions as maybe issued by
Douglass Township as part of the initial approval, or subsequent approval,
of the mobile home park or any phase thereof.
3.
Fees. Fees for the initial application, tentative and final approvals,
and annual license fee shall be prescribed from time to time by the
Board of Supervisors of Douglass Township.
4.
Inspection. Upon notification to the licensee, manager, or person
in charge of a mobile home park, the Douglass Township Code Enforcement
Officer, and/or such other officers as may be designated from time
to time by the Board of Supervisors, may inspect a mobile home park
at any reasonable time to determine compliance with this chapter.
Further, upon receipt of the application for annual license, the Code
Enforcement Officer shall inspect the mobile home park and thereafter
notify the licensee of any instances of noncompliance with the chapter.
An annual license shall not be issued until the licensee has corrected
any and all violations.
[Ord. 2014-01, 1/6/2014]
1.
The operator and owner shall be responsible for maintaining all common
facilities including, but not limited to roads, parking areas, sidewalks,
or pathways, common open space, water supply, and sewage disposal
systems and administration and service buildings, in a condition of
proper repair and maintenance. If upon inspection by the Code Enforcement
Officer or other representative, it is determined, that the mobile
home park is not in compliance with this standard or maintenance,
the licensee shall be considered to be in violation of this chapter
and the Code Enforcement Officer shall notify the operator or licensee
of the particulars of any such violation.
2.
In the event of failure to maintain the facilities, the operator,
and licensee shall thereafter have 30 days in which to correct any
such violations, except that if the violation is determined by the
Code Enforcement Officer or other representative to constitute a hazard
to the health or safety of the residents of the mobile home park,
he shall order that the violation be corrected forthwith.
3.
Maintenance Guarantee. The licensee of a mobile home park shall, prior to issuance of any certificate of occupancy pursuant to final approval of an application, post with the Township financial security in a form acceptable to the Township as set forth in § 22-602, herein, to cover the cost of maintenance of all common facilities as defined herein.
[Ord. 2014-01, 1/6/2014]
The owner and operator has the responsibility of maintaining
a register of all occupants of the mobile home park, and further,
must provide a copy of that list to the Board of Supervisors and to
the Township Tax Collector, which list must be updated quarterly.
