This article sets forth uniform standards governing mobile home parks establishing requirements for the design, construction, alteration, extension and maintenance of mobile home parks and regulated utilities and facilities.
The standards set forth under this section are intended for those mobile home parks where lots within the park are for rental or lease only. Where it is intended by the owner or developer to offer mobile home lots for sale, standards set forth under Articles III and IV, Design Standards, and VII, Construction Requirements, as stated in the McKean County Subdivision and Land Development Ordinance, shall apply.
The development of a mobile home park will be considered as a land development and handled as such in the application of previous articles of these regulations. The rules and regulations on mobile home parks contained in this article are in addition to the articles previously mentioned.
All applications for the certificate of registration shall be made by the owner of the mobile home park or his/her authorized representative, in accordance with the rules and regulations of the Department of Environmental Protection or its successor.
Site locations. The location of all mobile home parks shall comply with the following minimum requirement. The site shall:
A. 
Be free from adverse influence by swamps, marshes, garbage or rubbish disposal areas, or other potential breeding places for insects or rodents;
B. 
Not be subject to flooding (per Flood Hazard Map issued by FIA or HUD);
C. 
Not be subject to any hazard or nuisance, such as excessive noise, vibration, smoke, toxic matter, radiation, heat, odor or glare.
A. 
If a mobile home park is served by both individual wells and on-lot sewage facilities or on-lot sewage only (which shall meet PA DEP requirements), then the lot area shall be 20,000 square feet with a minimum lot width of 100 feet.
B. 
On land laid out as a mobile home park, served by both public or central water and public or central sanitary sewers or by public and central sanitary sewers only, the following requirements shall apply:
(1) 
Mobile home lots within the park shall have a minimum area of 5,000 square feet and a minimum lot width of 50 feet. However, the total number of lots in a park shall not exceed an average density of six per acre;
(2) 
Each mobile home lot shall be improved to provide an adequate foundation for the placement of the mobile home and to ensure that the mobile home remains level and stable and free from structural damage;
(3) 
It is recommended, but not required, that mobile home lots be designed with a skew or approximately 20° to 30° away from a line perpendicular to the street.
C. 
A soil erosion and sedimentation control plan shall be submitted for a mobile home park before zoning approval is granted.
D. 
A stormwater management and drainage plan shall be submitted for the entire tract for zoning approval, if required by municipal ordinance.
A. 
All mobile homes shall be located at least 25 feet from any park property boundary line abutting upon a public street or highway and at least 15 feet from other park property boundary lines;
B. 
A mobile home, including its accessory building, shall be a minimum distance of 20 feet from the pavement of an adjoining park street, common parking area, or other common areas and structures;
C. 
Mobile homes shall be separated from each other and from other buildings and structures at least 15 feet on all sides. A mobile home accessory building shall not be closer than three feet to the mobile home it services, or closer than 15 feet to a mobile home on an adjacent lot.
A. 
Skirting and screening.
(1) 
All mobile home parks located adjacent to industrial or commercial uses may be required to provide screening, such as fences or natural growth, along the property boundary line separating park and such adjacent nonresidential uses.
(2) 
An enclosure of material shall be erected around the entire base of each mobile home. The type of material used and the adequacy of skirting shall be a minimum of vinyl skirting material. This skirting shall be installed within 60 days from date the mobile home is moved onto the site. Such enclosure shall provide sufficient ventilation to inhibit decay and deterioration of the structure.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(a) 
All mobile homes, either on individual lots or in mobile home parks, shall be provided and maintained with this skirting shielding the undercarriage of the home when the home is not placed on permanent cement block or concrete foundations.
(3) 
Every mobile home lot shall be provided with a patio slab at a length of approximately one-third the length of the mobile home and set in a manner so that it lies below the front door of any size mobile home.
(a) 
The size of the patio should be approximately 10 feet by 25 feet, but in any case shall not be shorter than a minimum length of 23 feet in order that it accommodates mobile homes of various lengths.
B. 
Landscaping.
(1) 
The park shall be appropriately landscaped and properly maintained as in an "R" Zone.
(2) 
The ground surface in all parts of every park shall be graded and equipped to drain all surface water in a safe, efficient manner.
(3) 
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 Department of Environmental Protection.
(4) 
In mobile home parks where surface drainage slopes toward rear lots, there shall be drainage easement of 10 feet.
(5) 
Exposed ground surface in all parts of every park shall be paved, or covered with stone screening 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.
(6) 
Trees, shrubs and/or other decorative vegetation shall be planted at strategic locations in order to provide an aesthetically pleasing appearance of the park and the lots within.
A. 
Park street system.
(1) 
General requirement. A safe and convenient vehicular access shall be provided from abutting public streets and roads.
(2) 
Access. The entrance road, or area, connecting the park with a public street or road shall have a minimum pavement width of 30 feet.
(3) 
Internal streets. Surface roadways shall be of adequate width to accommodate anticipated traffic and, in any case, shall meet the following minimum requirements:
(a) 
A minimum cartway width of 20 feet will be required.
(b) 
Culs-de-sac, tees, or dead-end streets shall be provided at the closed end with a turnaround having a cartway radius of at least 40 feet.
B. 
Street construction and design standards.
(1) 
Streets. All streets shall be provided with a smooth, hard and dust-free surface, which shall be durable and well-drained under normal uses and weather conditions.
(2) 
Grades. Grades of all streets shall be sufficient to ensure adequate surface drainage, but shall be not more than 8%. Short runs with a maximum grade of 15% may be permitted, provided traffic safety is assured by appropriate surfacing and adequate leveling areas.
(3) 
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 on point shall be avoided.
C. 
Parking areas. It shall be required that all parking within a mobile home park be located off-street to ensure greater safety and convenience of the pedestrian and traffic.
(1) 
There shall be a minimum area of two parking spaces per mobile home lot; or
(2) 
One parking space per mobile home lot and parking compounds to accommodate the remainder of spaces per unit, which shall be located as to provide convenient access to the mobile home, but shall not exceed a distance of 200 feet from the mobile home that it is intended to serve.
A. 
Utilities. In every park:
(1) 
All utilities shall be located underground and extended through all the lots so that they will be within the confined area of the mobile home stand at a point where all utility connections will approximate a vertical position for hookup, thereby ensuring the shortest connection possible and decreasing susceptibility to freezing and exposure to weather and other elements.
(2) 
All utilities shall be installed and maintained to accordance with specifications as required by the local utility companies and the Department of Environmental Protection, or whoever regulates such systems.
(3) 
Lighting. Streets and walkways designed for general use of the mobile home park residents shall be lighted during the house of darkness. Such lighting shall not be under the control of the mobile home occupant. Outdoor lighting placed on lots for individual lot illumination may be under the control of the occupant.
(4) 
Service buildings and other community service facilities. All mobile home parks which, upon the owner's discretion, will provide service buildings or facilities, such as laundry facilities, repair shops, storage areas, indoor recreation areas, etc., shall be constructed in accordance to the regulations and specifications of the Department of Environmental Protection.
(5) 
The following water system standards shall be required:
(a) 
The developer must provide a safe and adequate water supply for all lots in the development, including sufficient water for fire protection.
(b) 
Mobile home parks shall be connected to a public water system unless it is shown that connection to a public system is not feasible.
(c) 
All public or community water systems shall be designed and constructed in accordance with the requirements of the Pennsylvania Department of Environmental Protection.
(d) 
Water mains should be placed in the internal street system right-of-way whenever possible.
(6) 
The following sanitary sewage system standards shall be required:
(a) 
Sewage connections must be provided by the developer for all lots.
(b) 
Mobile home parks must be connected to a public sewage system, unless it is shown that connection to a public system is not feasible.
(c) 
All public or community sewer systems shall be designed and constructed in accordance with the requirements of all Pennsylvania Department of Environmental Protection.
(d) 
Sanitary sewers should be located in the internal street system right-of-way whenever possible.
(e) 
Sanitary sewers shall be separate from storm sewers.
A. 
In mobile home parks designed for 25 lots or more, the Planning Committee may require the park owner to reserve a recreation area or green space of not less than 1/2 an acre or 10% of the total park area; whichever is greater, within the park for the use of park residents.
B. 
Land reserved for recreation purposes shall be of a character and location suitable for use of a playground, playfield, or other recreation purposes, and shall be relatively level and dry; and shall be improved by the developer to the standards required by the Planning Committee.
C. 
Where recreation or open space is provided, the property owner shall submit, with the subdivision or land development plan to the McKean County Planning Commission, a proposal which provides for the maintenance of such space. Any agreement which assigns maintenance responsibility for the open space shall be recorded with the final plan.