[Ord. 250, 10/12/2010]
1.
General Requirements.
B.
All mobile home park development plans shall be prepared in accordance with the plan requirements contained in § 22-205 of this chapter and shall comply with the applicable design and construction standards outlined in Part 4. Plans for mobile home park developments shall be submitted to the Township for review and action pursuant to the procedure set forth in § 22-304 of this chapter.
2.
Design Standards. All applicable site planning requirements contained in § 22-603 of this chapter shall be applied in the design of mobile home park developments, and in addition, the following standards shall be met:
A.
Minimum Park Area and Maximum Density Requirements. The minimum gross area required for a mobile home park shall be as set forth in Part 3 of the Township Zoning Ordinance [Chapter 27] for the district in which it is to be located. Overall density of the park shall not exceed six mobile home lots per acre of gross area of the park, provided that all requirements of this chapter and the Township Zoning Ordinance [Chapter 27] can be met. There shall be no more than one mobile home placed on any one mobile home park lot.
B.
Mobile Home Lot Area and Dimensional Requirements.
(1)
Minimum Lot Sizes. Each mobile home lot shall contain a minimum
of 6,000 square feet.
(2)
Minimum Lot Width and Length. The minimum width of any mobile
home lot, measured at the building setback line, shall be not less
than 60 feet, exclusive of easements or rights-of-way. The minimum
length of every mobile home lot, measured from the edge of the right-of-way
of the lot's abutting street shall be no less than 100 feet or shall
be equal to the overall length of the mobile home to be located on
the lot plus 30 feet, whichever length is greater.
C.
Mobile Home Lot Pad Requirements. All mobile home lots within the mobile home park shall be improved to provide an adequate foundation for the placement of the mobile home, and shall be properly equipped to render the lot useable in accordance with the requirements of the Pennsylvania Uniform Construction Code [Chapter 5, Part 1]. All such improvements shall also be maintained in satisfactory condition by the developer or park owner in accordance with the requirements of the International Property Maintenance Code (IPMC). At a minimum, the following standards shall be met.
(1)
The mobile home lot pad shall be equal to the length and width
of the mobile home proposed to use the lot.
(2)
The mobile home lot pad shall not heave, shift or settle unevenly
under the weight of the mobile home due to frost action, inadequate
drainage, vibration, or other forces acting on the structure and shall
be designed to uniformly support the mobile home in a level position.
Mobile homes shall be placed on their foundations in accordance with
the instructions of the mobile home manufacturer and shall be inspected
by the Township Building Code Official.
(3)
Each mobile home lot pad shall be provided with anchors and
tie-downs, such as "deadman" eyelets embedded in the concrete, or
runways, screw augers, arrowhead anchors, or other devices designed
to secure the stability of the mobile home. The type, number and location
of the tie-downs or anchors shall be as specified by the manufacturer
of the mobile home, or where such information is not available, shall
be of a type consistent with mobile home industry standards. At a
minimum, there shall be one tie-down on each corner of the home, with
two additional tie-downs placed at intermediate locations.
(4)
Each mobile home lot shall be equipped with properly designed
and approved water and sewer connections, and shall be provided with
approved electrical service connections.
(5)
Each mobile home lot shall be provided with a concrete or otherwise
stabilized patio, not less than 200 square feet in area, with a minimum
dimension of eight feet by 25 feet.
D.
Minimum Yard Requirements.
(1)
Setbacks from Public or Private Streets. All mobile homes and
auxiliary park buildings shall be located at least 50 feet from the
centerline of any abutting public or private street or road, or 25
feet from the edge of the street or road right-of-way, whichever is
greater.
(2)
Side and Rear Yard Setbacks. All mobile homes (including attached
patios, decks or carports) shall be set back a minimum of 15 feet
from each side line and 20 feet from the rear line of the mobile home
lot. Where rear yards abut a street, mobile homes shall be set back
a minimum of 30 feet from the edge of the street right-of-way, except
as may be provided otherwise in Paragraph E below. Accessory structures
shall be set back a minimum of 10 feet from the side and rear lot
lines of the mobile home lot.
(3)
Minimum Distance Between Mobile Homes. Each mobile home (including
attached patios, decks or carports) shall be located at least 30 feet
from any other mobile home in the park.
(4)
Minimum Distance Between Mobile Homes and Auxiliary Structures.
All mobile homes shall be located at least 50 feet from any auxiliary
park buildings and repair, maintenance, or storage buildings. Screening
may also be required to effectively and attractively conceal repair,
maintenance, or storage buildings from mobile home lots, park streets,
or public roads.
(5)
Park Perimeter Buffer Yard Requirements. All mobile homes and auxiliary park buildings shall be set back at least 50 feet from the boundary lines of the mobile home park. If, however, a suitable attractive screen, either fencing or natural plantings, is provided along the perimeter of the tract, the minimum buffer yard may be reduced to 25 feet by the Township. Buffering and screening shall be provided in accordance with the requirements set forth in § 22-603 of this chapter and all applicable standards contained in Part 5 of the Township Zoning Ordinance [Chapter 27].
(6)
Screening Requirements. All mobile home parks located adjacent
to nonresidential land uses shall be provided with screening, either
man-made or natural plantings, along the property line separating
the park and the nonresidential use.
E.
Traffic Access. All mobile home lots shall abut and have access on a street of the mobile home park internal street system. No individual dwelling unit shall have direct access to a public street. Where possible, mobile home parks shall be provided with two points of ingress and egress. All such accessways shall be designed in accordance with the requirements of § 22-403 of this chapter. And, in order to minimize congestion and hazards at the entrance and exit of the facility and allow free movement of traffic on adjacent streets in the mobile home park, a fifty-foot wide cartway shall be provided at all of the park's entry/exit intersections extending for a distance of 100 feet.
F.
Mobile Home Park Internal Street System Requirements. Streets and related drainage control systems shall be designed and constructed in accordance with the standards for local streets outlined in § 22-403 of this chapter, except that street widths shall be as follows:
G.
Off-Street Parking Requirements. A minimum of two stabilized off-street parking spaces shall be provided for each mobile home lot within the mobile home park. These parking spaces shall be located on the mobile home lot which they are intended to serve. One additional stabilized off-street parking space shall be provided for every three mobile home lots within the park to provide for visitor parking. Such spaces shall be provided in parking lots situated throughout the park. All off-street parking spaces shall be designed and provided in accordance with the standards set forth in Part 8 of the Township Zoning Ordinance [Chapter 27].
H.
Grading and Ground Cover. Where any excavating or grading is proposed, or where existing trees, shrubs or other vegetative cover is to be removed, plans shall be prepared by the developer and submitted to the Township which illustrate that all applicable erosion and sedimentation control requirements will be met. In addition, all site preparation requirements set forth in § 22-408 of this chapter shall be met.
I.
Drainage/Stormwater Management Facilities. The ground surface in the mobile home park shall be graded and equipped to drain all surface water in a safe, efficient manner. In addition, all drainage and stormwater management standards set forth in § 22-409 of this chapter shall be met. It shall be the responsibility of the mobile home park owner to maintain the integrity of the approved stormwater management plan.
J.
Park Street Lighting. Each mobile home park shall be furnished by the developer with lighting designed to adequately illuminate driveways, walkways, streets, intersections and to, provide for the safe movement of vehicles and pedestrians throughout the park at night. All such lighting shall be designed in accordance with the requirements of § 22-603.G of this chapter and all applicable requirements of Part 5 of the Township Zoning Ordinance [Chapter 27].
K.
Common Open Space Requirements. A minimum of 10% of the gross park area or 1,000 square feet per dwelling unit, whichever is greater, shall be reserved by the developer as common open space for the use of all residents of the park. At least a portion of this area shall be set aside for recreation use. All such space shall be suitable for outdoor recreation activity and shall be easily accessible to all mobile homes. Such areas shall be maintained free of potentially harmful growths by the developer or park owner in accordance with the requirements of the International Property Maintenance Code. Applications for mobile home parks shall include a proposal regarding the ultimate ownership and maintenance responsibilities for such open space areas. Copies of all approved arrangements shall be included in the lease for each lot in the park. (See also § 22-404 of this chapter for additional requirements for open space/recreation areas.)
3.
Utilities and Park Facilities.
A.
Sewage Facilities. An adequate and safe sewage system shall be provided by the developer in all mobile home parks for conveying and disposing of sewage from mobile homes, service buildings and other accessory facilities. Mobile home parks shall be connected to public sanitary sewer systems, where possible. Where a satisfactory public sanitary sewer system is not available, the developer shall design, install and maintain an approved private, community sewerage system according to the standards of the PA DEP and the requirements of § 22-405 of this chapter.
B.
Water Supply System. An adequate, safe supply of water shall be provided by the developer for mobile homes, service buildings and other accessory facilities. Where a public water supply system of satisfactory quantity, quality and pressure is available, connection shall be made to it and its supply shall be used exclusively. Where a satisfactory public water supply system is not available, the developer shall design, install, and maintain a private water supply system according to the standards of and with the approval of the PA DEP and the requirements of § 22-406 of this chapter.
C.
Other Utility Systems. Telephone, electric, television cable, natural
or bottled gas, fuel oil, or other utilities shall be provided by
the developer in accordance with plans submitted to and approved by
the Township and the appropriate utility company. Underground installation
of the utility distribution and service lines is preferred.
D.
Solid Waste Collection, Storage and Disposal. Arrangements for the
collection, storage, and disposal of solid waste generated by residents
of the mobile home park shall be made by the developer and submitted
to the Township for approval as part of the development plan submission
process.
E.
Service and Other Auxiliary Park Buildings. Service, maintenance,
and management buildings, and recreation or community buildings required
for the management, servicing and maintenance of the park and for
the well-being of park residents shall be allowed within the mobile
home park boundaries. The entire area of these buildings shall be
used exclusively for the management, servicing and maintenance requirements
of the park and park residents. No part of a mobile home park shall
be used for nonresidential purposes other than those described in
this section. Nothing contained herein shall however be deemed to
prohibit the sale of an individual mobile home located on a lot in
the mobile home park.
F.
Park Management. Each mobile home park owner shall designate a local
manager for the park. The park owner shall report the name, address
and telephone number for such manager to the Township, and shall update
the Township as this information changes. The manager shall be responsible
for maintaining the park in accordance with the requirements of this
chapter and the terms and conditions of the park's approval. In addition,
such manager shall notify the Township Zoning Officer when mobile
homes move into or out of the park.
4.
Park Rules and Regulations. The developer shall submit a copy of
the proposed rules and regulations to be followed by tenants of the
mobile home park to the Township for approval as part of the development
plan submission process. At a minimum, such regulations shall include
the following provisions:
A.
Each mobile home shall be skirted. (Skirting shall include materials
which have been prefabricated for this specific purpose or similar
materials, but shall not include bales of hay, straw, interior plywood,
or like materials.) Skirting shall be installed around the entire
perimeter of the base of the mobile home, but shall not be used to
attach the mobile home to its foundation. Where a mobile home is,
provided with a masonry wall around its entire perimeter, additional
skirting shall not be required.
B.
Garbage and trash shall be placed in appropriate receptacles.
C.
One storage building or accessory structure containing a maximum
of 100 square feet, provided by the individual tenant, may be situated
on each lot in the mobile home park. The placement of such building
shall meet all setback requirements established in § 22-701.2.D,
above, and shall be approved by the mobile home park manager. A zoning
permit shall also be required prior to the placement of any such storage
building or accessory structure.
D.
Each mobile home lot in the mobile home park shall be provided with
an identification number by the developer or owner of the park. To
facilitate emergency location, the developer shall be responsible
to see that all lot numbers are readily visible from the park's internal
street system.
[Ord. 250, 10/12/2010; as amended by Ord. 267, 12/10/2013, Art. 3]
1.
The general requirements of this chapter may be modified in the design
and development of campgrounds or recreational vehicle parks to the
extent of and in accordance with the following minimum standards:
A.
General Requirements.
(1)
Campgrounds or RV parks may be located only in those zoning districts of the Township as specified in the district regulations, Part 3, of the Township Zoning Ordinance [Chapter 27]. Such facilities may be open to either tents or recreational vehicles. All campground or RV park permits shall be renewed annually. (See Paragraph D, below, regarding campgrounds in floodplain areas.)
(2)
All campground or RV park plans shall be prepared in accordance with the plan requirements contained in § 22-205 of this chapter and shall comply with the applicable design and construction standards outlined in Part 4. Plans for campground or RV park developments shall be submitted to the Township for review and action pursuant to the procedure set forth in § 22-304 of this chapter.
B.
Design Standards.
(1)
Minimum Campground or RV Park Area and Maximum Density Requirements. The minimum gross area required for a campground or RV park shall be as set forth in Part 3 of the Township Zoning Ordinance [Chapter 27] for the district in which it is to be located. Overall density shall not exceed 10 camping spaces per acre of gross area of the campground or RV park, provided that all requirements of this chapter and the Township Zoning Ordinance [Chapter 27] can be met.
(2)
Camping Space Area and Dimensional Requirements.
(a)
Minimum Camping Space Size. Each camping space shall contain
a minimum of 3,000 square feet.
(b)
Minimum Camping Space Width and Length. The minimum width of
any camping space shall be not less than 50 feet. The minimum length
of every camping space, shall be not less than 60 feet or shall be
30% longer than the camping unit using the space, whichever length
is greater.
(3)
Minimum Yard Requirements.
(a)
Setbacks from Public or Private Streets. All camping units and
auxiliary park buildings shall be located at least 25 feet from the
edge of the right-of-way line of any public or private street.
(b)
Minimum Distance Between Camping Units. Each camping space,
excluding tents, shall be separated by a minimum of 20 feet.
(c)
Minimum Distance Between Camping Units and Auxiliary Structures.
All camping spaces shall be located at least 25 feet from any auxiliary
park buildings and repair, maintenance, or storage buildings. Screening
may also be required to effectively and attractively conceal repair,
maintenance, or storage buildings from mobile home lots, park streets,
or public roads.
(d)
Campground Perimeter Buffer Yard. All camping units and auxiliary park buildings shall be set back at least 50 feet from the boundary lines of the campground or RV park. If however, a suitable attractive screen, either fencing or natural plantings, is provided along the perimeter of the tract, the minimum buffer yard may be reduced to 25 feet by the Township. Buffering and screening shall be provided in accordance with the requirements set forth in § 22-603 of this chapter and all applicable standards contained in Part 5 of the Township Zoning Ordinance [Chapter 27].
(4)
Occupancy. There shall be no more than one camper or recreational
vehicle placed on, any one campsite in the campground, nor shall year-round
occupancy of any unit be permitted.
(5)
Overflow/Visiting Area Requirements. At the discretion of the
Township, an overflow/visiting area may be required to be provided
in a campground to accommodate additional camping units for short
periods of time or high frequency use occasions; i.e., weekends or
holidays. Such area shall be designed, sized and located as may be
appropriate for each campground. Campground utilities and facilities
shall be designed to be able to accommodate this additional, periodic
use. Camping units placed in such areas must be removed when not in
use.
(6)
Accessory Structures. No permanent accessory structures, including
sheds, storage buildings, porches, privies, portable toilets, etc.,
shall be placed on campsites located within any identified floodplain
area.
(7)
Grading and Ground Cover. Where any excavating or grading is proposed, or where existing trees, shrubs or other vegetative cover is to be removed, plans shall be prepared by the developer and submitted to the Township which illustrate that all applicable erosion and sedimentation control requirements will be met. In addition, all site preparation requirements set forth in § 22-408 of this chapter shall be met.
(8)
Internal Streets and Lot Access.
(a)
All lots or campsites shall abut on a street in the campground
street system. No campsite shall access directly onto a public street.
(b)
All campground streets shall be designed and constructed in accordance with the standards for public and private streets set forth in § 22-403 of this chapter, except that street widths shall be as follows: (In addition, the Township may require additional surfacing requirements for such streets where the campground exceeds 10 lots or campsites.)
1)
The cartway width for one-way streets shall be no less than
12 feet.
2)
The cartway width for two-way streets shall be not less than
22 feet.
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In addition, at the entrance of the campground, a cartway with
a width of 50 feet shall be provided for a distance of 100 feet from
the centerline of the intersecting street to accommodate the safe
movement of vehicles, or camping units into and out of the facility.
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(9)
Off-Street Parking Requirements. A minimum of one stabilized
off-street parking space shall be provided on each campsite, plus
one additional stabilized space for every two campsites shall be provided
within the campground. A common parking area shall be provided for
tent campers within 250 feet of campsites set aside for tent campers.
(10)
Open Space/Recreation Requirements. Where an open space/recreation
area is provided as part of the campground, the Township may consider
a reduction in required campsite area. Such open space or recreation
areas shall be located so as to be easily and safely accessible from
all areas of the development and shall be maintained free of safety
and health hazards in accordance with the requirements of the International
Property Maintenance Code. Portions of the area to be used for recreational
purposes shall have suitable physical characteristics for varied recreational
use, including well-drained soils, gentle slopes, and suitable shape
and size. A proposal for the maintenance of all facilities and/or
open space areas shall be provided by the developer as a part of the
development submission.
C.
Utilities and Park Facilities.
(1)
Sewage Disposal and Water Supply Facilities. The standards established by the Pennsylvania Department of Environmental Protection (PA DEP) for the provision of sewage disposal and water supply facilities in campgrounds shall be met. Documentation and approvals indicating that these standards have been met, along with notations on the campground plan showing the location of restrooms and water sources, shall be presented to the Township by the developer. Separate restroom facilities shall be provided for men and women. If individual sewage hook-ups are not to be provided for each campsite, a DEP-approved and permitted dump station must be provided by the developer within the campground. In addition, all proposed sewage facilities and water supply systems shall be designed and constructed in accordance with the requirements of §§ 22-405 and 22-406 of this chapter.
(2)
Other Utility Systems. Where electric or other utilities are
to be provided, plans shall be provided by the developer and approved
by the Township and the utility company.
(3)
Solid Waste Collection, Storage and Disposal. Arrangements for
the collection, storage and disposal of solid wastes generated by
the proposed development shall be made by the developer and submitted
to the Township for approval as part of his development plan submission
process.
(4)
Service and Other Campground Buildings. Service, maintenance, and management buildings, and recreation or community buildings required for the management, servicing and maintenance of the park and for the well-being of park residents shall be allowed within the campground provided that such buildings are used exclusively for said purposes. No such structures shall be located within an identified floodway area, but may be located within an identified flood fringe or general floodplain area as long as they are adequately floodproofed as required in Part 6 of the Township Zoning Ordinance [Chapter 27].
(5)
Campground Management. During times of operation, each campground
or RV park owner shall designate a local manager. The campground or
RV park owner shall report the name, address and telephone number
for such manager to the Township, and shall update the Township as
this information changes. The manager shall be responsible for maintaining
the park in accordance with the requirements of this chapter and the
terms and conditions of the park's approval.
D.
Campgrounds in Floodprone Areas.
(1)
Each campground located within any identified floodplain area
shall be required to obtain an annual, seasonal zoning permit. Such
permits shall be valid only from April 15 through October 15 of each
year, or as may otherwise be approved by the Township. All camping
units and associated accessory structures or facilities must be removed
from the floodplain during the remainder of the year.
(2)
Where campgrounds are located within any identified floodplain
area, a viable evacuation plan must be submitted by the developer
as a part of his application for a seasonal zoning permit. Said plan
must ensure that all units will be removed from the floodplain during
flood events and at the conclusion of the camping season.
(3)
Recreational vehicles or other camping units being placed within
an identified floodplain area must remain on wheels, must be fully
licensed and ready for highway use, and must be capable of being towed
from the site at all times. No such units may be placed on blocks
or similar supports and no activity may take place on the site which
would interfere with the prompt and safe evacuation of recreational
vehicles or other camping units in times of flood danger.
