A.
Parks for sale or longer-term lease. Applications for proposed development of mobile home parks with lots proposed for sale or lease exceeding 12 months shall meet all requirements and standards for a single-family-residence residential subdivision in this chapter and Chapter 400, Zoning.
B.
Parks to be held under single ownership. Applications for proposed
development of mobile home parks that are proposed to be held under
single ownership and to provide mobile home sites on a maximum twelve-month-lease
period or rental basis only shall meet the design standards and required
improvements set forth in this article.
A.
Acreage. All mobile home parks shall have a total land area of not
less than 50 acres.
B.
Floodplain. The site of any proposed mobile home park shall not be
located within or upon a one-hundred-year frequency floodplain as
defined by the Federal Flood Insurance Program.
C.
Nuisances. The site of any proposed mobile home park shall be free
from adverse influence by swamps, marshes, garbage or rubbish disposal
areas or other potential breeding places for insects or rodents and
shall not be subject to any hazard or nuisance, such as excessive
noise, vibration, smoke, toxic matter, radiation, heat, odor or glare.
D.
Soils and slope. All mobile home parks shall be located on well drained
land, and the average natural slope of the area of the site intended
for development shall not exceed 10%.
E.
Access. Any proposed mobile home park shall have direct access to
paved public streets or roads.
B.
Lot size. Each mobile home lot shall have a minimum area of 5,000
square feet. Minimum average width shall be 45 feet. Minimum average
lot depth shall be 75 feet.
D.
Site drainage requirements.
(1)
Ground surface. The ground surface in all parts of every park shall be graded and equipped to drain all surface water in a safe, efficient manner as required in § 345-609.
(2)
Surface water collectors. Surface water collectors and other
bodies of standing water capable of breeding mosquitoes and other
insects shall be eliminated or controlled in a manner approved by
the Pennsylvania Department of Environmental Protection and the Board
of Supervisors.
E.
Soil and ground cover requirements.
(1)
Soil and ground cover. Exposed ground surfaces in all parts
of every park shall be paved or 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.
(2)
Prohibited vegetation. Park grounds shall be maintained free
of vegetation growth which is poisonous or which may harbor rodents,
insects or other pests harmful to man.
F.
Park areas for nonresidential uses. No part of any park shall be
used for nonresidential purposes, except for such uses that are required
solely for the direct servicing and well-being of park residents and
for the management and maintenance of the park.
G.
Required setbacks, buffer strips and screening.
(1)
Setbacks from property boundary line. 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 40 feet from other park
property boundary lines.
(2)
Setbacks from common areas and structures. There shall be a
minimum distance of 20 feet between an individual mobile home, including
accessory structures attached thereto, and adjoining right-of-way
of a park street, or common parking area or other common areas and
structures.
(3)
Screening. All mobile home parks existing may be required to
provide screening such as fences or plant materials along the property
boundary line separating park and such adjacent use. These plantings
shall provide an effective screen to a height of five feet at the
time of planting and an effective screen to a height of eight feet
within five years. These buffer strips shall be properly maintained
at all times.
H.
Streets. All streets within proposed mobile home parks shall conform to the requirements for streets as set forth in § 345-607. Right-of-way width shall be a minimum of 50 feet. All streets or roads providing access from the public highway system into and/or through a proposed mobile home park shall conform to the requirements for streets as set forth in § 345-607.
I.
Lot frontage. Mobile home sites and parking spaces shall have direct
access to, and frontage on, the interior park street system. Mobile
home sites and parking spaces shall not front or have access directly
to public roads or streets or to private roads or streets passing
through the mobile home park and providing access to other parcels
or developments.
J.
Illumination. Required illumination of park street systems. All parks
shall be furnished with lighting units so spaced and equipped with
luminaries placed at such mounting heights as will provide adequate
levels of illumination for the safe movement of pedestrians and vehicles
at night.
K.
Off-street parking. Off-street parking for two motor vehicles shall
be provided at each mobile home lot, and off-street parking areas
for additional vehicles of park occupants and guests shall be provided
where street rights-of-way are of insufficient width for such purposes.
These spaces shall be improved to a grade not greater than 8% and
shall be paved with a minimum six inches depth of select material
approved by the Township Engineer.
L.
Walks.
(1)
General requirements. All parks must provide safe, convenient,
all-season pedestrian access 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 changes in alignment and gradient shall be avoided.
(2)
Common walk system. Where pedestrian traffic is concentrated
and a common walk system is provided, such common walks shall have
a minimum width of four feet.
(3)
Individual walks. All mobile home lots shall be connected to
common walk or to streets or to driveways or parking spaces connecting
to a paved street. Such individual walks shall have a minimum width
of three feet.
M.
Recreational areas. A recreational area, consisting of 10% of the
total area of the park, shall be maintained within the park for the
use of all park residents. This area shall be of suitable configuration
and free of hazards to permit active recreational use. Fifty percent
of this area shall be designed, equipped and properly maintained for
recreational use in the mobile home park.
N.
Landscaping and outdoor living requirements.
(1)
Private area. Private outdoor living and service space shall
be provided for each mobile home. It shall be walled, fenced or planted
as necessary to assure reasonable privacy and shall be partially paved
for garden furniture. The minimum area shall be not less than 300
square feet with a least dimension of 15 feet. The paved area shall
be not less than 100 square feet with a least dimension of 10 feet.
(2)
Screen planting. Screen plantings shall be provided adequate
to screen objectionable views effectively within a reasonable time;
views to be screened include laundry drying yards, garbage and trash
collection stations, nonresidential uses, and rear yards of adjacent
properties.
(3)
Other planting. Other plantings shall be adequate in size, quantity,
and character to provide an attractive setting for the mobile homes
and other improvements, to provide adequate privacy and pleasant outlooks
for living units, to minimize reflected glare and to afford summer
shade.
O.
Sewer and water systems. All mobile home lots in proposed mobile home parks shall be provided with connection to a centralized supply of potable water and connection to a centralized sewer system designed and constructed as required in § 345-611. In those cases where a community subsurface sewage disposal system is proposed, a replacement area shall be provided for the subsurface sewage disposal field which has been properly tested and meets the most current state and Township standards for subsurface sewage disposal.
P.
Underground utilities. All mobile home lots in proposed mobile home
parks shall be provided with underground electric, telephone and TV
cable (if available) service. These service systems shall be installed
and maintained in accordance with local service company specifications
regulating such systems.
Q.
Mobile home foundation. Each mobile home lot shall be improved to
provide an adequate foundation for the placement of the mobile home.
The foundation shall be either a solid perimeter of masonry or piers
both below frost or a slab properly constructed of poured concrete.
R.
Skirting. Each mobile home shall be enclosed from the bottom of the
home to the ground or stand using industry-approved skirting material
compatible with the home or, if a slab foundation is used, masonry
walls underneath the home with soil backfill to result in the surrounding
ground level being flush or one normal step height below the first
floor elevation. If masonry walls are used, then an appropriate service
access area shall be provided.
S.
Central fuel system. Any central fuel supply systems and/or central
fuel storage facilities shall be installed underground.
A.
Mobile home sales. None of the provisions of this chapter shall be
applicable to the business of mobile home sales, provided that the
mobile home on such lots shall not be occupied.
B.
Construction project. None of the provisions of this chapter shall
be applicable to a mobile home located on the site of a construction
project, survey project, or other work project and used solely as
a field office or work or tool house in connection with such project,
provided such mobile home is removed from said site within 30 days
after the completion of such project.
