[Amended 12-1-2025 by Ord. No. 2025-4]
The design and development of mobile home parks, including expansions thereof, shall conform to all requirements set forth for subdivisions and land developments in this chapter in addition to the specific design standards set forth in this article and in Chapter 440 of this Code (Zoning).
The Zoning Officer or any delegated representative of the Township Supervisors may inspect a mobile home park at reasonable intervals and at reasonable times to determine compliance with this article and other applicable Township regulations.
[Amended 12-1-2025 by Ord. No. 2025-4]
A. 
General. See Chapter 440 of the Code (Zoning).
B. 
Site location. The location of all mobile home parks shall comply with the following minimum requirements:
(1) 
Minimum of five contiguous acres, as conditioned in Chapter 440, Zoning, of this Code.
(2) 
Free from adverse influence by swamps, wetlands, marshes, garbage or rubbish disposal areas or other potential breeding places for insects or rodents.
(3) 
Not subject to flooding.
(4) 
Not subject to any hazard or nuisance, such as excessive noise, vibration, smoke, toxic matter, radiation, heat, odor or glare.
C. 
Site drainage requirements.
(1) 
The ground surface in all parts of every park shall be graded and equipped to drain all surface water in a safe, efficient manner. Design of stormwater drainage facilities shall be in accordance with the requirements of Appendix F of this chapter.[1]
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
(2) 
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 applicable Township ordinances.
(3) 
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.
D. 
Soil and ground cover requirements.
(1) 
Exposed ground surfaces in all parts of every park shall be paved, covered with decorative stone, gravel, mulch or similar material, or protected with a vegetative growth that is capable of preventing soil erosion and the emanation of dust during dry weather.
(2) 
Park grounds shall be maintained free of vegetative growth which is harmful to humans or which may harbor rodents, insects or other harmful pests.
E. 
Park areas for nonresidential uses. No part of any park shall be used for nonresidential purposes, except such uses and/or facilities that are required for the direct servicing of the park as set forth in § 375-82A.
F. 
Required setbacks, buffer strips and screening. See Chapter 440 of this Code (Zoning).
G. 
Required separation between mobile homes. See Chapter 440 of this Code (Zoning).
H. 
Streets. See Chapter 440, Zoning, in addition to the following:
(1) 
General requirements. A safe and convenient vehicular access shall be provided from abutting public streets or roads.
(2) 
Access. Access to mobile home parks shall be designed to minimize congestion and hazards at the entrance or exit and allow free movement of traffic on adjacent streets. The entrance road connecting the park streets with a public street or road shall have a minimum road pavement width of 36 feet.
(3) 
Internal streets. See Chapter 440 of this Code (Zoning).
(4) 
Intersections. Within 100 feet of an intersection, streets shall be at approximately right 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 not permitted.
(5) 
Street names:
(a) 
Proposed streets which are in alignment with others already existing and named shall bear the names of the existing streets.
(b) 
In no case shall the name of a proposed street duplicate an existing street name in the Township or in the mobile home park postal district.
(c) 
All street names shall be subject to the approval of the Supervisors after the developer consults the appropriate postal district and the official Township street list. The developer of the mobile home park shall provide, maintain and repair all street signs within the mobile home park.
I. 
Off-street parking areas. See Chapter 440 of this Code (Zoning).
J. 
Walks. See Chapter 440 of this Code (Zoning).
K. 
Mobile home stands.
(1) 
The area of the mobile home stand shall be improved to provide an adequate foundation for the placement of the mobile home.
(2) 
The mobile home stand shall be designed so as not to heave, shift, or settle unevenly under the weight of the mobile home because of frost action, inadequate drainage, wind or other forces acting on the superstructure.
(3) 
For additional anchoring requirements, see Chapter 440 of this Code (Zoning).
L. 
Mobile home density. See Chapter 440 of this Code (Zoning).
M. 
Recreation areas. Recreation areas and facilities shall be provided in accordance with the North Whitehall Township Comprehensive Parks, Recreation and Open Space Plan and Chapter 440, Zoning, for North Whitehall Township.
N. 
Common open space. At least 20% of the usable site area of the mobile home park shall be in common open space. The "usable site area" is that area which is free of water surfaces, severe high water table, quarries or slopes over 20%.
A. 
General requirements. An adequate and safe sanitary sewage system shall be provided for conveying and disposing of sewage from all mobile homes, for service buildings and accessory facilities. Where a public sanitary sewerage system is available, connection shall be made thereto, and it shall be used exclusively. Where a public system is not available, a private central sewage treatment facility shall be installed, approved by the Pennsylvania Department of Environmental Protection and the Township consultants. Individual on-lot sewage disposal systems are prohibited.
B. 
Individual sewer connections.
(1) 
Each mobile home stand shall be provided with at least a four-inch-diameter sewer riser pipe. The sewer riser pipe shall be so located on each stand that the sewer connection to the mobile home drain outlet will approximate a vertical position.
(2) 
The sewer connection shall have a nominal inside diameter of not less than four inches and the slope of any portion thereof shall be at least 1/4 inch per foot. All joints shall be watertight.
(3) 
All materials used for sewer connections shall be semirigid, corrosive-resistant, nonabsorbent and durable. The inner surface shall be smooth.
(4) 
Provision shall be made for plugging the sewer riser pipe when a mobile home does not occupy the lot. Surface drainage shall be diverted away from the riser. The rim of the riser pipe shall extend at least 1/2 inch above ground elevation.
C. 
Sewer lines. 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 materials approved by the Pennsylvania Department of Environmental Protection, the Township consultants and any applicable authority.
A. 
General requirements. Every mobile home park shall contain an electrical wiring system, consisting of wiring, fixtures, equipment and appurtenances which shall be installed and maintained in accordance with the power transmission suppliers specifications regulating such systems. All connections from the power supplier's system delivery point to every mobile home shall be in accordance with National Electric Code. Mobile home wiring shall be in accordance with the National Electric Code.
A. 
General. All utilities shall be underground and must comply with applicable standards.
B. 
Individual water connections.
(1) 
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 insuring the shortest water connection possible and decreasing susceptibility to water pipe freezing.
(2) 
The water-riser pipe shall have a minimum inside diameter of 3/4 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.
(3) 
Adequate provisions shall be made to prevent freezing of service lines, valves and riser pipe and to protect risers from heaving and thawing actions of ground during freezing weather. Surface drainage shall be diverted from the location of the riser pipe.
(4) 
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 the type of manufacture and method of installation are approved by the Supervisors.
[Amended 12-1-2025 by Ord. No. 2025-4]
The storage, collection, and disposal of refuse in the mobile home park shall be so conducted as to create no health hazards, rodent harborage, insect breeding areas, accident, fire hazards, or air pollution and shall comply with the Pennsylvania Department of Environmental Protection's and Township's regulations.
Grounds, buildings and structures shall be maintained free of insect and rodent harborage and infestation. Extermination methods and other measures to control insects and rodents shall conform with the requirements of the Pennsylvania Department of Environmental Protection and Township regulations.
A. 
Natural gas system.
(1) 
Natural gas piping systems when installed in mobile home parks shall conform to the rules and regulations of the American Gas Association.
(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.
B. 
Liquefied petroleum gas systems. Liquefied petroleum gas systems provided for mobile homes, service buildings or other structures when installed shall be maintained in conformity with the rules and regulations of the National Fire Prevention Association Standards.
(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 and systems in mobile homes.
(4) 
Vessels of more than 12 and less than 60 U.S. gallons' gross capacity may be installed on a mobile home lot and shall be securely but not permanently fastened to prevent accidental overturning.
(5) 
No liquefied petroleum gas vessel shall be stored or located inside or beneath any storage cabinet, carport, mobile home or any other structure.
C. 
Fuel oil supply system.
(1) 
All fuel oil supply systems provided for mobile homes, service buildings and other structures shall be installed and maintained in conformity with the rules and regulations of the National Fire Protection Association Standards.
(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 be not less than five feet from any mobile home exit.
(5) 
Storage tanks located in areas subject to traffic shall be protected against physical damage and approved by the Supervisors.
A. 
The mobile home park shall be subject to National Fire Prevention Association fire prevention rules and regulations for mobile home parks and applicable Township fire prevention regulations.
B. 
Mobile home park areas shall be kept free of litter, rubbish and other flammable materials.
C. 
Fire hydrant installations shall be in accordance with Township and North Whitehall Fire Companies' requirements.
D. 
If a central water supply is to be used for fire suppression, the supply available at a given point in the system shall be no less than 500 gpm at a residual pressure of 20 psi. This represents the amount of water required to provide for two standard hose streams on a given fire. The available fire flow duration shall be a minimum of two hours or as required by the Insurance Service Office, whichever is greater. During fire service conditions, pressure in the distribution system shall not fall below 20 psi.
E. 
Fire hydrants shall be located within 600 feet of any mobile home, service building or other structure in the park.
A. 
Responsibilities of the management.
(1) 
The person to whom a license for a mobile home park is issued shall operate the park in compliance with this chapter and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition.
(2) 
The management shall supervise the placement of each mobile home on its mobile home stand, which includes securing its stability and installing all utility connections.
(3) 
The management shall give Township officials and the appropriate departments of the Commonwealth of Pennsylvania free access to all mobile home lots, service buildings and other community service facilities for the purpose of inspection.
(4) 
The management shall maintain a register containing the names of all park occupants and the date of arrival of each mobile home. Such register shall be available to any authorized person inspecting the park.
(5) 
The management shall report new park residents, except transients, to the Township Tax Collector. This report shall be made no less than monthly and on a report form provided by the Township. The management shall report the departure of all persons, other than transients, not less than 30 days prior to such departure.