This article contains minimum requirements for the design, construction, alteration and expansion of mobile home parks (including manufactured home parks) and related facilities.
In accordance with Articles I and V of the Pennsylvania Municipalities Planning Code, the following regulations are established to promote the safe use, efficient design, amenity, and coordination of mobile home parks in Newlin Township.
A. 
Applicability. The provisions of this article shall apply to all mobile home parks to be constructed, expanded or added in the Township.
B. 
Applicability to single mobile homes. Except for § 185-44 of this chapter, the provisions of this article shall not apply to single mobile homes constructed on lots held in single and separate ownership, provided they do not abut any other lot containing a mobile home. When two or more mobile homes abut, the remaining provisions of this article shall apply. In addition, single mobile homes constructed on lots held in single and separate ownership shall meet all other applicable provisions of this chapter.
C. 
Limitations on nonresidential uses. No part of any mobile home park shall be used for nonresidential purposes, except for approved accessory uses that are required for the direct servicing and amenity of the mobile home or mobile home park's residents and for the management and maintenance of the park.
D. 
Compliance with floodplain regulations and building code. Any mobile home park or manufactured home park shall be in compliance with the provisions of Chapter 240, Zoning, with respect to Flood Hazard District regulations and shall be in compliance with the Township Building Code, as amended, with respect to design, construction, and floodplain management.
A. 
Screening and open space. Effective perimeter screening shall be placed along property boundary lines except where driveways access public roadways. Not less than 20% of the gross area of each mobile home park that remains after the subtraction of required buffering and greenbelt areas shall be set aside as common open space for the use and enjoyment of the residents of the mobile home park. Such common open space areas shall be substantially free of structures except for those designed for recreational purposes.
B. 
Base enclosure. An enclosure 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. 
Pad area. All lots shall provide a pad area of not less than 800 square feet, and constructed either of crushed stone or concrete.
D. 
Grade. Each mobile home site shall be graded to a slope of not more than 1%.
A. 
Access. A vehicular access roadway shall be provided from abutting public streets and shall provide access to each mobile home lot and all common facilities.
B. 
Street construction and design requirements.
(1) 
Specifications. Except as provided herein, all streets shall be constructed in accordance with the specifications applicable to streets in conventional residential developments, as specified in Article IX of this chapter.
(2) 
Street plan. A street plan shall be provided with the land development plan.
(3) 
Minimum width. Notwithstanding provisions in this chapter to the contrary, cartways shall not be less than 20 feet in width (10 feet for each travel lane), and shall not include parking lanes.
(4) 
On-street parking prohibited. All parking shall be located in designated off-street areas.
(5) 
Street construction and design. Notwithstanding provisions in this chapter to the contrary, streets shall be constructed according to the following standards:
(a) 
Grades. Street grades shall not exceed 6%. However short sections of roadway with a maximum grade of 10% may be permitted when topographic conditions make such grades necessary, provided that traffic safety is maintained.
(b) 
Curves.
[1] 
Horizontal curves: Horizontal curves shall provide minimum center-line radii of not less than 150 feet.
[2] 
Vertical curves: Vertical curves shall permit a sight distance of not less than 200 feet.
(c) 
Intersections. Streets shall intersect at approximately right angles. Center lines between offset intersecting streets shall not be less than 150 feet. Not more than two streets shall intersect.
(d) 
Surface construction. Internal streets shall be constructed of concrete or macadam of sufficient bearing strength and design to accommodate mobile home units. Dead end streets shall be avoided, but when necessary the ends of such streets shall be provided with paved turnaround areas not less than 40 feet in radii.
(e) 
Illumination. All mobile home parks shall be provided with fully shielded lighting facilities that will adequately illuminate all areas of vehicular and pedestrian travel throughout the park, to the approval of the Township Engineer.
(f) 
Sight line preservation. Sight distances shall be preserved according to the provisions of § 185-66G of this chapter.
C. 
Off-street parking areas.
(1) 
Parking spaces. Off-street parking spaces shall be provided according to the provisions of Chapter 240, Zoning. In addition to the off-street parking required in Chapter 240, Zoning, supplemental off-street parking areas designated for use by park occupants and guests shall be provided at a rate of not less than one space for every two lots. No on-street parking is permitted in mobile home parks.
(2) 
Location. No common off-street parking area shall be located less than 25 feet or more than 200 feet from any mobile home lot and shall be screened in areas that abut home lots.
D. 
Sidewalks. Mobile home parks shall provide sidewalks with widths that relate to the amount of anticipated usage. All mobile home sites shall be connected to sidewalks and to streets and driveways connecting to a paved street. Sidewalks shall be constructed to the following minimum standards:
(1) 
General requirements. All parks shall contain individual pedestrian walkways that extend between pads to park streets, street walkways along at least one side of all park streets, and community walkways from street sidewalks to community buildings. All access ways shall be constructed of concrete or similar material. All walkways shall be constructed so as to be safe and convenient to use.
(2) 
Individual walkways. Individual walkways leading from pads to street walkways shall have a minimum width of two feet.
(3) 
Street walkways. Walkways along streets shall have a minimum width of three feet.
(4) 
Community walkways. Walkways leading from street walkways to community buildings shall have a minimum width of not less than 3 1/2 feet.
Plan required. A subdivision plan or land development plan for all mobile home parks shall be submitted to the Board of Supervisors for approval prior to the construction of any such park. In addition to the information required in Article III of this chapter, the following shall be provided as part of any application for approval.
A. 
Plan content. A plan containing the following:
(1) 
Number of lots.
(2) 
Total acreage.
(3) 
Number of lots per net acre.
(4) 
Zoning district and bulk and lot regulations, as required and as provided.
(5) 
Number of off-street parking spaces.
B. 
Existing trees. Locations of all existing trees over six inches at grade.
C. 
Fire-fighting equipment. The location and capacity of all fire-fighting equipment serving the site.
D. 
Refuse collection facilities. Plans and locations of trash and garbage collection facilities serving the site.
A. 
Orientation of dwellings. Pads shall be oriented such that not more than two dwellings (long sides) shall be on any one plane.
B. 
Dwelling orientation to streets. Pads shall be oriented on angles of not less than 40° or more than 60° to internal streets.
All water facilities shall be subject to the applicable provisions of the Building Code, as adopted by the Board of Supervisors.
All sewage facilities shall be subject to the applicable provisions of the PADEP, the Chester County Health Department, and the Township Building Code, as applicable.
All electrical facilities shall be subject to the applicable provisions of the National Electrical Code or the Township Building Code, as applicable, and shall be installed underground.
The provisions of § 185-77 of this chapter shall apply to all mobile home parks.
The provisions of § 185-76 of this chapter shall apply to all mobile home parks.
A. 
Applicability to service buildings. The requirements of this article shall apply to service buildings, recreational buildings and other common service facilities such as management offices, repair shops and storage areas, laundry facilities, indoor recreation areas, and commercial uses supplying essential goods or services for the exclusive use of park occupants.
B. 
Service buildings and facilities to be provided. A service building shall be provided for mobile home parks with more than five dwellings. The building shall include a toilet and lavatory for each sex and individual fireproof storage areas for park occupants. The storage area shall include not less than 150 cubic feet per each mobile home lot. The service building may include laundry facilities, a management office, and indoor recreational facilities for mobile home park residents. The mobile home park shall include a sheltered waiting area for transportation and a mailbox area for residents.
C. 
Fire-protection equipment. Portable fire extinguishers, hydrants, and other fire suppression facilities shall be installed and maintained subject to the applicable rules and regulations of the Township Fire Code, the County Fire Marshal, and applicable regulations of the Pennsylvania State Fire Marshal.
D. 
Fuel supply, storage and fire protection.
(1) 
Liquefied petroleum gas.
(a) 
The design, installation, construction and maintenance of containers and related equipment for the storage and handling of liquefied petroleum gas shall conform to the provisions of the Pennsylvania Act of December 27, 1951, P.L. 1793, as amended,[1] and to the regulations promulgated pursuant thereto by the Pennsylvania Department of Labor and Industry, its successor, or other governmental agency having jurisdiction thereof.
[1]
Editor's Note: Said act has been repealed; see now the Propane and Liquefied Petroleum Gas Act, 35 P. S. § 1329.16).
(b) 
Liquefied petroleum gas systems provided for mobile homes, service buildings or other structures shall be maintained in conformance with the rules and regulations of the Pennsylvania Department of Labor and Industry and shall include the following:
[1] 
Liquefied petroleum gas 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] 
Liquefied petroleum gas 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 located outside mobile homes shall be stable and protected against damage. Undiluted liquefied petroleum gas in liquid form shall not be conveyed through piping equipment or systems in mobile homes.
[4] 
Liquefied petroleum gas containers shall contain not more than 60 US gallons and shall be maintained in a vertical position and shall be securely, but not permanently, fastened to prevent overturning. No container shall be placed closer than five feet to a mobile home exit or three feet to any window.
[5] 
No liquefied petroleum gas container 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 systems shall be installed and maintained in conformance with applicable building codes.
(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 placed 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 and shall be screened from all streets.
(3) 
Fire protection.
(a) 
All mobile home parks shall be provided with fire hydrants to meet the specifications of the Pennsylvania State Insurance Services Office or its successors, but in any case, each existing or and proposed mobile home shall be within 600 feet of a fire hydrant as measured along accessible streets.
(b) 
Portable hand-operated fire extinguishers of a type suitable for use on oil-fed fires and approved by the local fire prevention authority shall be provided in each service building, and the operator or owner of the mobile home park shall require not less than one such extinguisher to be placed in an appropriate location in each mobile home.
A. 
Open space. Not less than 50% of the mobile home park shall be maintained as open space and shall not include any mobile home site, parking area, sewage treatment facility or service building, although recreational structures and facilities may be located in this area.
B. 
Recreational area. Not less than 50% of open space areas shall be set aside for active or passive recreational use by residents of the mobile home park. Such open space areas shall be free from floodplains and slopes over 20% and shall be easily accessible to residents. No active recreational area shall be less than 10,000 square feet.
C. 
Greenbelt. A greenbelt buffer not less than 20 feet in width shall surround the mobile home park. The buffer shall consist of a visual screen of mixed native plant material that shall achieve a visual screen within three years of initial planting. Plantings shall not be placed within three feet from property lines.
D. 
Landscaping. Landscaping shall be provided according to the provisions of this chapter.
A. 
Single-family use only. All mobile homes erected and maintained as single-family dwellings outside a mobile home park shall conform with the following:
(1) 
Minimum lot size. The lot upon which the mobile home is installed shall conform to the minimum lot size requirement of the applicable zoning district.
(2) 
Setback lines. The mobile home shall meet all front yard, side yard and rear yard setback lines applicable to single-family dwellings in that district.
(3) 
Foundation. The mobile home shall be installed upon, and securely fastened to, a foundation or footer which extends below the frost line, and in no event shall be erected on jacks, loose blocks, or with other temporary materials.
(4) 
Foundation enclosure. The area between the surrounding grade and the bottom of the mobile home shall be enclosed with materials that are compatible with the materials used in the mobile home. The enclosure shall resist decay and deterioration.
(5) 
Utility connections. The mobile home shall be connected to public water and sewer systems, if available. If not available, the owner shall provide a potable water supply and shall provide a septic system that shall meet the standards of the Chester County Health Department and/or the PADEP.
(6) 
Landscaping and seeding. The tract shall be seeded, landscaped and planted with shrubs to prevent erosion and stabilize the ground surface.
(7) 
Outbuildings. All garages, utility sheds, or other outbuildings shall conform to the standards applicable to such structures as contained in Chapter 240, Zoning.
(8) 
Other standards. All mobile homes shall meet the specifications for mobile homes in the United States Standards Institute - Standards for Mobile Homes, USA Standard A 119.1-1969, NFPA No. 501B-1968, and any subsequent modification or amendment.
B. 
Township permit required. No mobile home shall be erected on a single lot unless a building permit is first obtained in accordance with Chapter 240, Zoning..
A. 
Permits required for mobile home parks.
(1) 
Commonwealth permits required. It shall be unlawful for any person, firm or corporation or other entity to construct, maintain, alter, extend or operate a mobile home park unless and until a valid permit is issued by the PADEP in the name of the landowner, for the specified construction, alteration, or proposed extension.
(2) 
Township permit required. In addition to the initial permits, the landowner shall apply to the Township Secretary on or before the 15th day of each year for an annual permit to continue operation of the mobile home park. The Secretary shall issue the annual permit upon satisfactory proof that:
(a) 
The mobile home park continues to meet the standards of the PADEP.
(b) 
The mobile home park continues to meet the standard promulgated by any other state or county agency having jurisdiction.
(c) 
The mobile home park continues to meet the standards and provisions of this chapter.
(d) 
The landowner holds a current and valid certificate of registration issued annually by PADEP for the operation of the mobile home park.
(3) 
Fees.
(a) 
Fees for the initial application and preliminary and final approvals shall be prescribed by the Board of Supervisors.
(b) 
The fee for the annual license shall be as set forth in the fee schedule as established by the Board of Supervisors and shall be submitted to the Township Secretary with the application for the annual license.
(4) 
Inspections.
(a) 
Upon notification to the licensee, manager or person in charge of a mobile home park, the Board of Supervisors may designate a representative of Newlin Township to inspect a mobile home park at any reasonable time to determine compliance with this chapter.
(b) 
Upon receipt of the application for annual license and before issuing such annual license, the Township Secretary or other designated Township representative shall make an inspection of the mobile home park to determine compliance with this chapter. The Township Secretary or other designated Township representative shall thereafter notify the licensee of any instances of noncompliance with this chapter and shall not issue the annual license until the licensee has corrected all such violations.
(5) 
Installation or relocation of mobile homes. No individual mobile home shall be installed or relocated in a mobile home park unless the Township Secretary has issued a building permit therefor. No permit for the removal of a dwelling shall be issued until the Township Secretary receives a removal permit issued by the Tax Collector demonstrating compliance with the Act of December 15, 1969, P.L. 362, Section 1, as it may be amended.[1]
[1]
Editor's Note: See now 53 Pa.C.S.A. § 8821(d).
B. 
Registration of occupants. The operator shall maintain an updated and current list of occupants of the mobile home park. This list shall be presented for inspection by the Township upon request.
A. 
Maintenance of facilities. The operator or licensee shall be responsible for maintaining all common facilities, including, but not limited to, roads, parking areas, sidewalks and pathways, common open space, water supply and sewage disposal systems and service buildings, in a condition of proper repair, maintenance and cleanliness in compliance with applicable Township ordinances, codes or regulations. If upon inspection by a Township representative designated by the Board of Supervisors it is determined that the mobile home park is not in compliance with this standard of maintenance, the operator or licensee shall be deemed to be in violation of this chapter, and the Township Secretary shall notify the operator or licensee of the particulars of any such notification.
B. 
Failure to maintain. The operator or licensee shall correct all violations within 30 days of notification, except that, when the violation is determined by the Township representative to constitute a hazard to the health or safety, he shall order that the violation be corrected immediately.
C. 
Continued maintenance. The licensee shall demonstrate to the satisfaction of the Township that funds in an amount sufficient to maintain all common facilities for a period of not less than two years shall be maintained and reserved in perpetuity, or that the licensee and Township agree on another arrangement to ensure continued maintenance of the mobile home park. The provisions of this subsection shall be in excess of any performance bonds that the applicant may establish in accordance with the provisions of this chapter.