[Ord. No. 82-1, 8/15/1982; as amended by Ord. No. 1988-2, 12/13/1988; Ord. No. 2006-1, 6/20/2006]
1. 
A mobile home park shall have a gross area of at least five contiguous acres of land.
2. 
The location of all mobile home parks shall comply with the following minimum requirements:
A. 
Free from adverse influence by swamps, marshes, garbage or rubbish disposal areas or other potential breeding places for insects or rodents.
B. 
Not subject to flooding.
C. 
Not subject to any hazard or nuisance, such as excessive noise, vibration, smoke, topic matter, radiation, heat, odor or glare.
3. 
Site Drainage Requirements.
A. 
The ground surface in all parts of every park shall be graded and equipped to drain all surface water in a safe, efficient manner.
B. 
Surface water collectors and other bodies of standing water capable of breeding mosquitoes and other insects shall be eliminated or controlled.
C. 
Wastewater from any plumbing fixture or sanitary sewer line shall not be deposited upon the ground surface in any part of a mobile home park.
4. 
Soil and Ground Cover Requirements.
A. 
Exposed ground surfaces in all parts of every park shall be paved, covered with stone screenings 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 at all times shall be maintained free of vegetative growth which is poisonous or which may harbor rodents, insects, or other pests harmful to man.
5. 
Park Areas for Nonresidential Uses.
A. 
No part of any park shall be used for nonresidential purposes, except such uses that are required for the direct servicing and well-being of park residents' use and for the management and maintenance of the park.
B. 
Nothing contained in this section shall be deemed as prohibiting the sale of a mobile home located on a mobile home lot and connected to utilities.
6. 
Required Setbacks, Buffer Strips and Screening.
A. 
Each mobile home lot shall have direct access to an approved internal mobile home park street without the necessity of having to cross any other parcel of land. Each mobile home lot shall have a minimum width of 75 feet, minimum depth of 100 feet, and minimum area of 10,000 square feet.
B. 
All mobile homes shall be located at least 50 feet from any park property boundary line abutting upon a public street or highway and at least 50 feet from park property boundary lines.
C. 
There shall be a minimum distance of 25 feet between an individual mobile home, including accessory structures attached thereto, and adjoining pavement of a park street or common areas and structures.
D. 
All mobile home parks located adjacent to industrial or commercial land uses shall be required to provide screening so as to block out view of such areas. Such screening may be of fencing with privacy slats or of natural growth or a combination of fences and natural growth. Natural growth shall consist of eight deciduous trees and 28 coniferous trees per 100 feet of lot line, planted in a staggered fashion inside the lot line or property line. All such screening shall be of a minimum height of six feet and shall be placed adjacent to or abutting the property boundary line separating the park and such adjacent nonresidential uses.
E. 
There shall be a minimum of five feet between any nonattached structure on an individual mobile home lot, and the mobile home itself, and the adjacent lot line.
7. 
Erection and Placement of Mobile Homes.
A. 
Mobile homes shall be separated from each other and from other buildings and structures by at least 25 feet on all sides.
B. 
An enclosure (skirting) of compatible design and material shall be erected around the entire base of each mobile home. Such enclosure shall provide sufficient ventilation to inhibit decay and deterioration of the structure.
C. 
All mobile homes shall be set on a suitable foundation extending below the frost line to provide a stable foundation to withstand both the dead and live loads from the mobile home. The area under the mobile home shall be comprised of stone or concrete to safeguard against rodents.
8. 
Park Street System.
A. 
A safe and convenient vehicular access shall be provided from abutting public streets and roads.
B. 
The entrance road, or area connecting the park with a public street or road, shall have a minimum pavement width of 34 feet.
C. 
Surface roadways shall be of adequate width to accommodate anticipated traffic, and in any case shall meet the following minimum requirements:
(1) 
Where parking is permitted on both sides of the street, a minimum width of 34 feet will be required;
(2) 
A minimum road pavement width of 28 feet will be required where parking is limited to one side;
(3) 
Dead-end streets shall be provided, at the closed end, with a turnaround having an outside roadway diameter of at least 120 feet.
D. 
All parks shall be furnished with lighting units so spaced and equipped with luminaries placed at such mounting heights as will provide average levels of illumination for the safe movement of pedestrians and vehicles at night.
E. 
Street Construction and Design Standards.
(1) 
Preparation of subgrade. All boulders, organic material, soft clay, spongy material and other objectionable material shall be removed and replaced with approved material. The subgrade shall be properly shaped, each five-inch layer rolled and each five-inch layer uniformly compacted to conform with the accepted cross section and grades.
(2) 
Construction of Base. One-half inch to 1/4 inch of choker dust shall be spread over entire cartway. The base is to be six-inch screened limestone or slag, conforming to State Department of Transportation specifications, placed by truck. Number 4A stone is to be used, and no sandstone or gravel is authorized. The base is to be placed in one six-inch course and rolled with three-wheel minimum ten-ton roller. The base is to be shaped to the desired cross section and all excessive loose material removed. Greater base may be required where circumstances necessitate.
(a) 
After the coarse aggregate has been thoroughly choked and set by the rolling above described, choker stone in an amount that will completely fill the voids shall be applied gradually over the surface, and rolling shall be continued while the choker stone is being spread so that the jarring effect of the roller will cause the small stone to settle into the voids of the coarse aggregate. Surface will then be swept.
(b) 
The base is to be approved by the Township Supervisors or the Township Engineer.
(3) 
The base shall be shot with MC penetrating oil.
(4) 
Within 100 feet of an intersection, streets shall be approximately right or ninety-degree angles. A distance of at least 150 feet shall be maintained between center lines of offset intersecting streets. Intersections of more than two streets at one point are prohibited.
(5) 
A plan of the streets, showing grade and intersections, shall be provided to the Township with the application for a permit to operate any area under Township ordinance as a mobile home park.[1]
[1]
Editor's Note: See Ch. 14, Mobile Homes and Mobile Home Parks, Part 1, Mobile Home Parks.
(6) 
The above standards may be of approved equal construction.
9. 
Off-Street Parking Areas.
A. 
Off-street parking areas shall be provided in all mobile home parks for the use of park occupants and guests.
B. 
Required car parking spaces shall be located as to provide convenient access to the mobile home, but shall not exceed a distance of 200 feet from the mobile home that is intended to be served and shall consist of two spaces for each mobile home.
10. 
Walks.
A. 
All parks shall provide safe, convenient, all-season pedestrian walkways of adequate width for intended use, durable and convenient to maintain, between individual mobile homes, the park streets and all community facilities provided for park residents. Sudden and abrupt changes in alignment and gradient shall be prohibited.
B. 
Where pedestrian traffic is concentrated, and a common walkway system is provided, such common walkway shall have a minimum width of 3 1/2 feet.
C. 
All mobile home lots shall be connected to common walks, or to streets, or to driveways or parking spaces connecting to a paved street. Such individual walks shall have a minimum width of 3 1/2 feet.
11. 
Construction of Mobile Home Lots.
A. 
Mobile home lots within the park shall have a minimum area of 10,000 square feet; exclusive of road right-of-way.
B. 
Each mobile home lot shall be improved to provide an adequate foundation for the placement of the mobile home and in such a position as to allow a minimum of 25 feet between the mobile home and the right-of-way of the park street which serves the lot.
C. 
The area of the mobile home lot shall be improved to provide adequate foundation for the placement of the mobile home and in such a position to allow a minimum of 25 feet between the mobile home and the street right-of-way.
12. 
Recreational Areas. For a proposed mobile home park of 15 acres or more, not less than 10% of the gross site area shall be devoted to recreational facilities for both passive and active recreation. Recreation areas may include, but are not limited to, the following: space for community buildings, indoor recreation areas, swimming areas, hobby and repair shops, service buildings, etc.
[Ord. No. 82-1, 8/15/1982; as amended by Ord. No. 1988-2, 12/13/1988; Ord. No. 2006-1, 6/20/2006]
1. 
An adequate supply of water shall be provided for mobile homes, service buildings and other accessory facilities as required by this Part. Where a public water supply system of satisfactory quantity, quality and pressure is available, connection shall be made thereto and its supply shall be used exclusively. Where a satisfactory public water system is not available, the development of the private water supply system shall be approved by the Pennsylvania Department of Environmental Protection or other authority having jurisdiction. The water supply shall be capable of supplying 150 gallons per day per mobile home.
2. 
Piping System.
A. 
All water piping, fixtures and other equipment shall be constructed and maintained in accordance with state and local regulations.
B. 
The water piping system shall not be connected with nonpotable water or questionable water supplies and shall be protected against the hazards of backflow or backsiphonage.
C. 
The system shall be so designed and maintained as to provide a pressure of not less than 20 pounds per square inch under normal operating conditions at service buildings and other locations requiring potable water supply.
3. 
Water Riser Pipes.
A. 
Individual water riser pipes shall be located within the confined area of the mobile home stand at a point where the water connection will approximate a vertical position, thereby ensuring the shortest water connection possible and decreasing susceptibility to water pipe freezing.
B. 
The water riser pipe shall have minimum inside diameter of 1/2 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.
C. 
Adequate provisions shall be made to prevent freezing of service lines, valves, and riser pipes and to protect risers from heaving and thawing actions of ground during freezing weather. Surface drains shall be diverted from the location of the riser pipe.
D. 
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 type of manufacture and the method of installation are approved by the Township Engineer.
[Ord. No. 82-1, 8/15/1982; as amended by Ord. No. 1988-2, 12/13/1988; Ord. No. 2006-1, 6/20/2006]
1. 
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 designed, constructed and maintained in accordance with Pennsylvania Department of Environmental Protection regulations and local Township regulations.
2. 
Individual Sewer Connections.
A. 
Each mobile home lot shall be provided with at least a three-inch-diameter sewer riser pipe. The sewer riser pipe shall be so located on each stand that the sewer connections to the mobile home drain outlet will approximate a vertical position.
B. 
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.
C. 
All materials used for sewer connections shall be semirigid, corrosive-resistant, nonabsorbent and durable. The inner surface shall be smooth.
D. 
Provision shall be made for plugging the sewer riser pipe when a mobile home does not occupy the site. Surface drainage shall be diverted away from the riser pipe. The rim of the riser pipe shall extend at least 2 1/2 inches above the ground.
3. 
All sewer lines shall be located in trenches of sufficient depth to be free of breakage from traffic or other movements and shall be separated from the park water supply system. All sewer lines shall be constructed of approved materials of the Pennsylvania Department of Environmental Protection and shall have watertight joints.
4. 
Where the sewer lines of mobile home parks are not connected to a public sewer, all proposed sewage disposal facilities shall be approved by the Pennsylvania Department of Environmental Protection and the Township Engineer prior to construction.
[Ord. No. 82-1, 8/15/1982; as amended by Ord. No. 1988-2, 12/13/1988; Ord. No. 2006-1, 6/20/2006]
1. 
Every mobile home park shall contain an electrical wiring system which consists of wires, fixtures, equipment and appurtenances which shall be installed and maintained in accordance with applicable electrical power company specifications, the most recent National Electric Code, and any other local, state or federal codes and ordinances which may apply. Inspection by a qualified electrical inspection agency shall be made of all mobile home park electrical systems. An original copy of the electrical inspection certificate shall be submitted to Forward Township, with a copy submitted to the Butler County Planning Commission upon completion of the electrical inspection, which shall not be more than 45 days after the completion of the electrical system.
2. 
Main power lines shall be located underground in accordance with Pennsylvania PUC Order Docket No. 99, or any amendment thereto, when feasible. All direct burial conductors or cable 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 communications lines.
3. 
Each mobile home lot shall be provided with an approved disconnect device and overcurrent protective equipment. The minimum service per outlet shall be 120/240 volts AC, 200 amperes.
4. 
All exposed non-current-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 conductor shall not be used as an equipment ground for mobile homes or other equipment.
[Ord. No. 82-1, 8/15/1982; as amended by Ord. No. 1988-2, 12/13/1988; Ord. No. 2006-1, 6/20/2006]
1. 
No central toilet or washroom facilities may be constructed in any mobile home park, and each mobile home so parked therein shall be equipped with toilet and washroom facilities which shall be attached to central sewage and water facilities as provided for each lot.
2. 
Central laundry facilities may be permitted, and such facilities shall be maintained in clean condition, free from accumulation of wastewater, trash or any other noxious or offensive accumulation. Such facilities may be shielded from other buildings by fence or vegetation of sufficient height to bar view.
[Ord. No. 82-1, 8/15/1982; as amended by Ord. No. 1988-2, 12/13/1988; Ord. No. 2006-1, 6/20/2006]
Prior to occupancy of any mobile home park, a license must be obtained from the Township as provided in Chapter 14, Mobile Homes and Mobile Home Parks, Part 1, Mobile Home Parks, of the Codified Ordinances of the Township of Forward in compliance thereof.