In accordance with the provisions of Act 247, separate provisions regulating mobile home parks and their design, development, alteration, extension, operation and maintenance; licensing; setting forth certain street, parking, walk, open space and density requirements; and providing penalties for violations, are incorporated within this article.
In addition to the applicable definitions contained in this chapter and Chapter 290, Zoning, of this Code, the following additional terms are used in this article. For purposes of this article, they shall be defined as follows:
ANCHORING
The fastening of a mobile home to its pad (or stand) in order to prevent upset or damage due to wind, erosion, flooding or other natural forces.
HITCH
A device which is part of the frame or attaches to the frame of a mobile home and connects it to a vehicle for the purpose of transporting the unit.
MOBILE HOME PAD
A concrete pad, at least six inches in thickness with at least six tie-down rings, to which the mobile home shall be secured, and equal in length and width to the dimensions of the mobile home to be placed thereon.
MOBILE HOME PARK PERMIT
A written permit issued by the Zoning Officer and subject to annual renewal, permitting the mobile home park to operate under this chapter and other pertinent ordinances and regulations.
SKIRT
A panel specifically designed for the purpose of screening the underside of a mobile home by forming an extension of the vertical exterior walls of the mobile home and covering the entire distance between the bottom of the exterior walls and the ground elevation below.
Submission requirements. The requirements of Article III of this chapter shall govern the submission, processing and review of all applications for mobile home park development.
A. 
Content of application. All applications for mobile home park development shall be considered land development applications. The requirements of Article III, Plan Submission and Review Procedures, herein, shall apply. Information submitted by the applicant during the course of consideration of conditional use approval may be used to satisfy the requirements of Article IV where appropriate.
B. 
In addition to the requirements contained in Article III, an application for preliminary or final approval of a mobile home park shall indicate, by drawings, diagrams, maps, text, affidavit, or other legal instrument, the following:
(1) 
The parcel or lot for which application is made is held in single and separate ownership.
(2) 
The placement, location and number of mobile home lots and mobile home pads, consistent with the terms of § 240-805 of this chapter, on a layout map of the tract at a minimum scale of one inch equals 50 feet.
(3) 
The location and dimension of all driveways, pedestrian ways, sidewalks, parking facilities and access roads, with notation as to type of impervious cover.
(4) 
The location, dimension and arrangement of all areas to be devoted to lawns, buffer strips, screen planting, and common open space, including areas for recreation.
(5) 
The location, dimension and arrangement of all buildings existing or proposed to be built and all existing tree masses and trees of over six inches' diameter measured at breast height (DBH).
(6) 
Proposed provisions for handling of stormwater drainage, street and on-site lighting, water supply and electrical supply in the form of written and diagrammatic analysis with calculations and conclusions prepared by a registered professional engineer.
(7) 
Proposed provisions for treatment of sanitary sewage, together with proof that the treatment and disposal of such sewage meets with the approval of the agency of the commonwealth having jurisdiction over such matters.
A. 
Where approved as a conditional use in accordance with Article XVII of Chapter 290, Zoning, of this Code, the maximum gross density on any tract developed as a mobile home park shall not exceed four mobile homes per acre, calculated by multiplying the net tract area in acres times four.
B. 
Each mobile home lot shall be clearly marked and shall contain a driveway with unobstructed access to a street.
C. 
Each mobile home shall be located on the lot so that there will be a minimum of 30 feet between mobile homes, and no mobile home will be less than 50 feet from any exterior boundary of the mobile home park.
D. 
Permitted accessory structures shall be located so that there will be a minimum of 30 feet between any accessory structure and any mobile home to which it is not accessory and so that no accessory structure will be less than 50 feet from any exterior boundary of the mobile home park.
E. 
The minimum size of any mobile home lot shall be 6,000 square feet.
F. 
The minimum frontage for any mobile home lot shall be 60 feet.
G. 
The maximum impervious surface coverage permitted on any individual mobile home lot shall not exceed 40% and across the entire tract shall not exceed 25% of net tract area.
H. 
The minimum setback from the edge of cartway of any street within the mobile home park shall be 15 feet for any structure.
I. 
While complying with all other minimum area and density requirements herein, all principal and accessory structures shall be located at least five feet from any lot line within the mobile home park.
A. 
Mobile homes placed on individual lots are encouraged to be placed off-center on the lots so as to provide a large usable open yard space and outdoor living area in one section of the lot.
B. 
Groups or clusters of units, so placed as to create interior spaces and courtyards, shall be incorporated whenever feasible.
C. 
There shall be variety in the arrangement and orientation of mobile homes, with particular attention given to topography and existing trees. Site layout shall ensure that mobile home units are offset to avoid long, uninterrupted corridors between the units.
D. 
To the extent feasible, the mobile home park should be designed so that the units have their long axis east-west, offering southern exposure to their longest wall and roof areas. When topographic conditions make a street layout for good solar orientation of units difficult or undesirable, lots should be laid out so that units can be oriented to the south to the greatest extent possible.
E. 
Each mobile home shall be located in a well-drained area and the lot shall be properly graded so as to prevent the accumulation of stormwater or other water. Mobile homes placement shall observe the riparian buffer zones as per § 290-1007 of Chapter 290, Zoning, of this Code, as amended.
With the exception of those standards specified in this section, the design and construction of streets in a mobile home park shall be governed by all standards pertaining to streets set forth in § 240-621 herein. Designation of public rights-of-way is not required within a mobile home park.
A. 
Access and street frontage. Access to any mobile home lot shall be from a street interior to the mobile home park. Where mobile home lots are created having frontage on an existing street within the Borough, the mobile home park street pattern shall provide reverse frontage access to an interior street within the mobile home park and not to the existing street.
B. 
The width of interior streets shall be in accordance with the local street standards set forth in Figure 6-6 and shall be constructed to comply with the requirements set forth in § 240-621 herein.
C. 
Curbs and sidewalks (parallel to streets) may be required in accordance with §§ 240-615 and 240-618 herein.
The requirements for driveways contained in § 240-621P of this chapter shall be applicable to all mobile home parks.
A. 
Off-street parking shall be provided on each mobile home lot in accordance with § 290-1402 of Chapter 290, Zoning, of this Code.
B. 
Additional parking spaces for vehicles of nonresidents shall be provided at the rate of one space for every three mobile home lots. Such parking spaces shall be provided through off-street common parking areas and shall be in locations that are sufficiently dispersed throughout the park to serve all mobile home units.
C. 
Parking is prohibited on internal roads. It shall be the duty of the owner or operator of the mobile home park to enforce this provision.
D. 
All mobile home parks shall provide safe, convenient, portland cement concrete or bituminous concrete pedestrian walkways between the park streets and all community facilities for park residents.
(1) 
Where pedestrian traffic is concentrated, each walk shall have a minimum width of 3 1/2 feet.
(2) 
All mobile home lots shall be connected to common walks and to streets or to driveways connecting to a paved street. Each such walk shall have a minimum width of two feet.
E. 
Applicant is strongly encouraged to utilize pervious paving material for all required parking areas and walkways, as appropriate, in order to reduce stormwater runoff generation.
Stormwater management shall be in accordance with Chapter 225, Stormwater Management, of the Code.
All mobile home parks shall be served by a public water supply system and public sewage treatment and disposal system, meeting the provisions of §§ 240-617 and 240-623 of this chapter, as applicable.
All utilities shall be installed and maintained in accordance with utility company specifications regulating such systems and shall be underground.
A. 
Common open space areas shall be located and designed as areas easily accessible to residents and preserving natural features. Common open space areas shall include both active recreation areas for all age groups and, particularly where the site includes a watercourse, steep slope, or wooded area, land which is left in its natural state. At least 25% of the open space areas shall be located in an area not subject to flooding and which is usable for active recreational use. No such active recreational open space areas shall be less than 1/4 acre in size. Active recreational open space areas shall be equipped with suitable playground equipment.
B. 
Development of any mobile home park shall comply with the trail requirements of § 240-618 herein. Lands within a mobile home park reserved for park or recreational use, and otherwise conforming to the requirements for dedication, may be retained in single ownership with the remainder of the mobile home park, subject to restriction to park or recreational use acceptable to the Borough.
C. 
Maintenance responsibilities. The owner and operator of the mobile home park shall be responsible for the maintenance of the recreational area and, prior to approval of development plans, must submit for review and approval covenants detailing the maintenance responsibilities. These covenants shall be recorded at the office of the Chester County Recorder of Deeds. Failure to properly maintain the recreational area shall constitute a nuisance. In the event that the recreational area is not maintained, the Borough may proceed to remedy such deficiency by enforcement of any applicable Borough ordinance by injunctive relief or by performing the necessary maintenance and assessing the cost of such maintenance, plus a penalty in the amount of 15% of the cost of such maintenance against the owner and operator and filing such cost and penalty as a municipal claim against the property. Maintenance of the recreational area by the Borough shall not relieve the owner and operator from prosecution or penalties under this chapter or other applicable ordinances.
A. 
A vegetative screen conforming to the provisions of § 240-609C(4) shall be installed along the entire perimeter of the mobile home park tract, broken only by vehicular and pedestrian accessways. Where the applicant demonstrates to the satisfaction of the Borough that existing vegetation and/or topographic relief buffer views into a tract to be developed as a mobile home park, buffer requirements may be reduced as a condition of conditional use approval in accordance with Article XVII of Chapter 290, Zoning, of this Code.
B. 
All introduced plantings shall conform to the planting, design, and plant selection standards and criteria of § 240-609 of this chapter and shall be maintained permanently and replaced within one year in the event of death of any plant material. Plantings shall not be placed closer than three feet from any property line.
A. 
Every mobile home park shall have a structure clearly designated as the office of the mobile home park manager.
B. 
Service and accessory buildings located in a mobile home park shall be used only by the residents and employees of the mobile home park.
C. 
Where a 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 mobile home park owner may provide laundry facilities, management office, repair shop, indoor recreational facilities and/or commercial uses to supply essential goods and services to park residents only. It is required that the owner provide a mailbox area for residents.
D. 
Construction of service buildings shall be in compliance with all applicable building codes, plumbing codes, etc., Service buildings shall be maintained in a clean, sanitary and structurally safe condition. All portions of the structure shall be properly protected from damage by ordinary uses and by decay, corrosion, termites and other destructive elements. Exterior portions shall be of such materials and be so constructed as to prevent the entrance or penetration of moisture and weather.
A. 
Liquefied petroleum gas system.
(1) 
The design, installation, and construction of containers and pertinent equipment for the storage and handling of liquefied petroleum gasses shall conform to the Act of the Pennsylvania Legislature of December 27, 1951, P.L. 1793,[1] as it may be amended; and the latest update to the Pennsylvania Uniform Construction Code (UCC).
[1]
Editor's Note: Said Act was repealed. See now 35 P.S. § 1329.1 et seq. and 34 Pa. Code § 13.1 et seq.
(2) 
Liquefied petroleum gas systems provided for mobile homes, service buildings or other structures, when installed, shall be maintained in conformance with the latest update to the Pennsylvania Uniform Construction Code (UCC) and shall include the following:
(a) 
Systems shall be provided with safety devices to relieve excessive pressures and shall be arranged so that the discharge terminates at the safe location.
(b) 
Systems shall have at least one accessible means for shutting off gas to each individual unit. Such means shall be located outside the mobile home and shall be maintained in effective operating condition.
(c) 
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.
(d) 
Vessels of at least 12 U.S. gallons' and less than 60 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 a mobile home exit than five feet and no closer to any window than three feet.
(e) 
No liquefied petroleum gas vessel shall be stored or located inside or beneath any storage cabinet, carport, mobile home, or any other structure.
(f) 
All pipe connections shall be of a flare type.
B. 
Fuel oil supply systems.
(1) 
All fuel oil supply systems provided for mobile homes, service buildings, and other structures shall be installed and maintained in conformance with all applicable federal, state and local rules and regulations.
(2) 
All piping from outside fuel storage tanks or cylinders to mobile homes shall be securely, but not permanently, fastened in place.
(3) 
All fuel oil supply systems provided for mobile homes, service buildings, and other structures shall have shutoff valves located within five inches of storage tanks.
(4) 
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.
(5) 
Storage tanks located in areas subject to traffic shall be protected against physical damage.
C. 
Natural gas system.
(1) 
Natural gas piping systems installed in mobile home parks shall be maintained in conformity with the specifications of the gas company serving the area and the latest update to the Pennsylvania Uniform Construction Code (UCC).
(2) 
Each mobile home lot provided with piped gas shall have an approved shutoff valve installed upstream of the gas outlet. The outlet shall be equipped with an approved cap to prevent accidental discharge of gas when the outlet is not in use.
A. 
General requirements. Every park shall contain an electrical wiring system consisting of wiring, fixtures, equipment and appurtenances, which shall be installed and maintained in accordance with the electric power provider's specifications regulating such systems and the latest update to the Pennsylvania Uniform Construction Code (UCC).
B. 
Power distribution lines. Main power lines shall be located underground. All conductors and cables shall be buried at least 36 inches below the ground surface and insulated and specially designed for the purpose. Such conductor and cables shall be located not less than one-foot radial distance from water, sewer, gas or communication lines.
C. 
Individual electrical connections.
(1) 
Each mobile home lot shall be provided with an approved disconnecting device and overcurrent protective equipment. The minimum service per lot shall be 120/240 volts AC, 100 amperes.
(2) 
The mobile home shall be connected to the outlet receptacle by an approved type of flexible cable with connectors and a male attachment plug.
(3) 
Where the calculated load of the mobile home is more than 60 amperes, either a second outlet receptacle shall be installed or electrical service shall be provided by means of permanently installed conductors.
(4) 
Meter poles shall have a maximum height of six feet.
D. 
Required grounding. 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.
A. 
As a prerequisite to conditional use approval in accordance with the provisions of Article XVII of Chapter 290, Zoning, of this Code, the Borough shall be satisfied upon the recommendation of the local fire prevention authority that appropriate provisions for fire protection shall be incorporated into the design and development of any mobile home park.
B. 
Portable hand-operated fire extinguishers of a type and size suitable for use on oil, chemical, and electrical fires and approved by the local fire prevention authority shall be kept in each service building under park control. Two portable fire extinguishers shall be placed in each mobile home in the park, located inside the mobile home in a fixed location preferably near a door but not in close proximity to cooking facilities. Each mobile home also shall be equipped with a smoke alarm and a carbon monoxide sensor. It shall be the responsibility of the mobile home park operator to enforce these requirements.
C. 
The mobile home park manager shall consult annually with the local fire prevention authority as to proper fire prevention practices, accessibility of streets, testing of fire hydrant pressure if applicable, location and operation of equipment, community education programs, and the like.
D. 
Mobile home park areas shall be kept free of litter, rubbish and other flammable materials.
E. 
Adequate water capacity for fire protection shall be stored within, or immediately adjacent to, the mobile home park. Freeze protection must be provided for all fire protection water.
A. 
The storage, collection, recycling and disposal of solid waste in any mobile home park shall be so managed by the mobile home park owner as to create no health hazard, odors, rodent harborage, insect-breeding area, accident or fire hazard, or air pollution. Provisions shall be made by the mobile home park operator to have garbage waste and recyclables collected at least once every week and deposited at an approved disposal/recycling facility.
B. 
All mobile home parks shall be provided with solid waste collection stations at convenient but inconspicuous locations, each serving not more than 15 mobile homes and consisting of self-closing containers, with separate containers for garbage, trash, and recyclable materials, placed on a concrete slab and accessible for truck pickup, and completely screened from view by solid fencing.
A. 
Additions and alterations. No addition shall be built onto or become a part of any mobile home, and no plumbing or electrical alteration or repair shall be made unless in accordance with all applicable state, county and/or Borough laws, ordinances, and regulations.
B. 
Mobile home pad. A concrete pad with dimensions sufficient to support the intended unit shall be provided for all mobile homes. The base for such pad shall be properly graded, placed and compacted so as to be durable and adequate for the support of the maximum anticipated loads during all seasons.
C. 
Anchoring. Every mobile home placed within a mobile home park shall be anchored to the mobile home pad where it is located prior to the unit being occupied or used in any other way or prior to the expiration of seven days, whichever occurs first. The anchoring system shall be constructed as an integral component of the mobile home pad and shall be designed to resist a minimum wind velocity of 90 miles per hour and to prevent tilting of the unit.
D. 
Skirts. Each mobile home placed within a mobile home park shall, prior to occupancy or other use, have a skirt installed which is designed to complement the appearance of the mobile home and is coordinated with other units throughout the park.
E. 
Hitch. If a hitch or towbar is attached to a mobile home for transport purposes, it shall be removed and remain removed from the mobile home when it is placed on its mobile home pad.
A. 
Permits required. It shall be unlawful for any person to construct, alter, extend, or operate a mobile home park within the Borough unless and until he obtains:
(1) 
A valid license to operate/permit issued by the Chester County Health Department in the name of the operator for the specified construction, alteration, or extension proposed;
(2) 
A permit issued by the Borough in the name of the operator, which shall not be issued until a copy of the Health Department permit has been furnished, all permits for water supply and sewage systems shall have been obtained, and all other requirements contained herein have been complied with, and final approval of the application has been granted by the Borough; and
(3) 
A building permit issued by the Borough for the placement of any mobile home on a mobile home lot, including the relocation of an existing mobile home from one lot to another within a mobile home park.
B. 
Annual licenses. In addition to the initial permits, the operator of a mobile home park shall apply to the Chester County Health Department and to the Borough Manager on or before the first day of December of each year for an annual license to continue operation of the mobile home park. The Borough shall issue the annual license upon satisfactory proof that the park continues to meet the standards of this chapter, including continued maintenance of appropriate financial security. The license so issued shall be valid for one year from the date of issuance.
C. 
Fees.
(1) 
Fees for the initial application, preliminary and final approvals, and the annual license shall be prescribed by resolution of the Borough Council.
(2) 
The fee for the annual license shall be submitted to the Borough with the application for the annual license.
(3) 
The amount and submission of the fee required for a building permit shall be in accordance with the fee schedule for such permits established by the Borough.
D. 
Inspections.
(1) 
Upon notification to the licensee, operator or other person in charge of a mobile home park, a representative of the Borough may inspect a mobile home park at any reasonable time to determine compliance with this chapter.
(2) 
Upon receipt of the application for annual license and before issuing such annual license, the Borough or designated representative of the Borough shall make an inspection of the mobile home park to determine compliance with this chapter. The Borough or other representative shall thereafter notify the licensee of any instances of noncompliance with the ordinance and shall not issue the annual license until the licensee has corrected all such violations.
E. 
Register of occupants. The park operator shall maintain a register containing the number of occupied mobile home pads and the names of all park occupants. Such register shall be available to any authorized person inspecting the park.
F. 
Removal of mobile homes. No mobile home shall be removed from the Borough without first obtaining a removal permit from the Borough Tax Collector as required by Act 54 of 1969 of the Pennsylvania General Assembly. Such permit shall be issued upon payment of a fee, which shall be set by resolution of the Borough Council, and real estate taxes assessed against the home and unpaid at the time the permit is requested.
G. 
Transfer or change in terms of permit. No mobile home park permit issued under this chapter shall be transferable to a different location. No person holding a permit under this chapter shall extend or reduce the area of any mobile home park, add any new facility or structure, or eliminate any existing facility or structure unless appropriate conditional use approval has been obtained and/or the Borough shall have ascertained, after investigation as in the case of an original application for a permit, that such proposed change is in accordance with all requirements of this chapter, and shall have signified that fact by his written approval.
A. 
Maintenance of facilities. The operator and owner of a mobile home park shall be responsible for maintaining all common facilities, including, but not limited to roads, parking areas, sidewalks or walkways, lighting, signage, recreational and open space areas and facilities, water supply and sewage disposal systems and service buildings, in a condition of proper repair and maintenance. If upon inspection by the Borough or designated representative it is determined that the mobile home park is not in compliance with this standard of maintenance, the licensee shall be considered to be in violation of this chapter, and the Borough shall notify the operator or licensee of the particulars of any such violation.
B. 
Failure to maintain. After notice has been given pursuant to § 240-820 above, 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 Borough or designated representative to constitute a hazard to the health or safety of the residents of the mobile home park, the violation shall be corrected forthwith. Upon written request of the operator and licensee and at the discretion of the Borough Council extended time for correction of violations may be granted.
C. 
Maintenance guarantee.
(1) 
The licensee of a mobile home park shall, prior to issuance of any certificate of occupancy pursuant to final approval of an application, provide the Borough financial security for maintenance of the mobile home park in a form and an amount to be approved by Borough Council.
(2) 
In the event of noncompliance with an order pursuant to § 240-820B whether a 30-day order or an order to correct violations forthwith, the Borough may utilize the financial security to effect correction of the violations.
Upon repeated violations by the same permittee, his/her right to the issuance of a permit or to continued operation under a permit may be suspended for a fixed term or permanently revoked by Borough Council, after notice and hearing, subject to the right of appeal to the Chester County Court of Common Pleas.