Upper Allen Township recognizes the importance of providing a variety of housing types, designs and layouts to meet the housing needs of its residents. In accordance with the requirements of Article V, § 501 of the Pennsylvania Municipalities Planning Code, Act 247,[1] as reenacted and amended, this Article VI is established to provide reasonable standards for the development of manufactured/mobile home parks which will be coordinated with the design and improvements requirements of this chapter, as a whole, and will encourage well-coordinated, convenient and safe environments for manufactured/mobile home residents.
[1]
Editor's Note: See 53 P.S. § 10501 et seq.
The arrangement and other design standards of streets, easements, blocks, lots, stormwater management, and erosion and sedimentation control shall be in accordance with the requirements of this chapter, except as otherwise specified in this article, and/or the Upper Township Zoning Ordinance, as amended.[1]
A. 
Side location and design standards:
(1) 
Layout of lots.
(a) 
All manufactured/mobile home lots shall abut a street. Side lots laid out in rectangular blocks should be diagonal to the street at an angle no greater than 30° from perpendicular. Front and rear lot lines in rectangular blocks shall be straight and continuous.
(b) 
In cul-de-sac arrangements, the side lot lines shall be radial to the street lines.
(2) 
Lot dimensions. The lot width shall not be less than 60 feet at the minimum required building setback line for interior lots. Lot areas shall be not less than 7,200 square feet. In addition, each manufactured/mobile home lot shall:
(a) 
Be designed to fit dimensions of mobile or manufactured homes anticipated.
(b) 
Provide for each manufactured/mobile home all public utilities, pads, hookups, appurtenant structures and other appendages.
(3) 
Corner lots. Corner lots for manufactured/mobile home use shall have the manufactured/mobile home situated to permit appropriate building setbacks from both streets and allow proper sight distance.
(4) 
Building setback lines.
(a) 
Park boundary property line: 35 feet.
(b) 
The minimum front, side and rear yard distance setbacks from the lot line shall be in accordance with the provisions contained in the Upper Allen Township Zoning Ordinance, as amended.[2]
[2]
Editor's Note: See Ch. 245, Zoning.
(c) 
Accessory structures shall be permitted in the rear yard no closer than five feet from the rear or side lot lines of the manufactured/mobile home lot. Accessory structures shall not exceed 340 square feet and shall not exceed 12 feet in height.
(5) 
Buffer strips and screening. Screening shall be provided within a buffer area 10 feet in width along the entire perimeter of the manufactured/mobile home park in order to separate the manufactured/mobile home park from the adjacent land uses and roadways. Screening for the manufactured/mobile home park shall include one of the following screening options provide in Table VI-1.
Table VI-1
Buffer Strips and Screen Options for Manufactured/Mobile Home Parks
Options
Minimum Tree Size
Maximum Spacing Distance
Option 1
Wall/fence, with a hedge
6 feet in height
N/A
6 feet in height
N/A
Option 2
A hedge, plus evergreen trees
6 feet in height
N/A
4 feet in height
10 feet on center
Option 3
Evergreen trees, plus deciduous trees
6 feet in height
6 inches on center
6 inches in height; 2 inches caliper
15 feet on center
B. 
Manufactured/mobile home park street system.
(1) 
General requirements. A safe and convenient vehicular access shall be provided from abutting public streets or roads. Streets within the manufactured/mobile home park shall be privately owned.
(2) 
Location principles. The streets or roads in a manufactured/mobile home park shall be located and built with regard to:
(a) 
Providing trafficways for convenient access to each manufactured/mobile home lot and other important facilities in the park.
(b) 
Recognizing existing easements which are to be preserved.
(c) 
Permitting connection to existing facilities where necessary for the proper functioning of drainage and utility systems.
(3) 
Circulation. The street system should provide convenient circulation by means of minor streets and properly located collector streets. The following standards should also be applied to manufactured/mobile home park street systems:
(a) 
Closed ends of dead-end streets should be provided with a paved vehicular turning space having a minimum diameter of at least 80 feet to the outside paving edge.
(b) 
Interior streets shall be laid out in a manner which will reduce or eliminate through use by through traffic.
(c) 
The manufactured/mobile home park shall be provided with a minimum of two entrances for emergency access.
(d) 
Where a manufactured/mobile home park abuts or contains an existing or proposed arterial street, the Board of Commissioners of Upper Allen Township may require marginal access streets, reverse frontage with screen planting along the rear property line, or such other treatment as may be necessary to afford separation of through and local traffic.
(4) 
Extent of street improvements, general requirements. In addition to standards set forth in Article V of this chapter, the street improvements in manufactured/mobile home parks should conform to the following general design requirements:
(a) 
Extend continuously from the existing improved street to provide access to each manufactured/mobile home lot and other facilities in the park.
(b) 
Provide convenient circulation of vehicles.
(5) 
Street surfacing. Streets should be surfaced to the grades and dimensions shown on the street profile and cross-section plan submitted and approved with the final plan. The paving and wearing surfaces should be constructed according to the standards outlined in § 220-5.2 of this chapter.
C. 
Blocks. The size and shape of blocks shall be determined with regard to:
(1) 
Need for convenient access, automotive and pedestrian movement.
(2) 
Providing desirable lot depths for interior walkways and easements for utilities to be located within the block.
(3) 
Blocks shall not exceed a maximum length of 600 feet.
(4) 
Pedestrian paths should be designed within blocks to permit convenient access to other areas of the manufactured/mobile home park.
D. 
Sidewalks. Sidewalks may be required where essential to assist circulation or pedestrian movement and safety to common or important facilities in the park. Sidewalks shall be constructed in accordance with this chapter.
E. 
Easements.
(1) 
Easements shall be provided for all utilities not located in a street and for well-defined watercourses.
(2) 
Utility, conservation, stormwater, drainage, pedestrian and other easements shall be provided in accordance with Article V of this chapter.
(3) 
Easements shall be centered on the utility or watercourse alignment.
(4) 
Where necessary for access to public or common lands, a pedestrian easement shall be provided with a width of no less than 10 feet. Additional width may be required by the Board of Commissioners, depending on the purpose and use of the easement.
F. 
Mailboxes. The owner shall provide and maintain a central location(s) for mailboxes for persons living within the park.
G. 
Off-street parking requirements:
(1) 
Each mobile home/manufactured home shall have paved off-street parking areas. Parking shall be provided at a rate of at least two vehicular parking spaces for each mobile home/manufactured home lot.
(2) 
Each such off-street parking space shall contain at least 200 square feet and shall be located on the lot it is intended to serve.
[1]
Editor's Note: See Ch. 245, Zoning.
A. 
General. Natural gas, liquefied petroleum gas, and oil fuel systems provided for manufactured/mobile homes, service buildings or other structures, when installed, shall be maintained in conformity with the rules and regulations of any authority having jurisdiction over such systems and/or recommendations from any suppliers or manufacturers of such equipment or systems.
B. 
Natural gas systems:
(1) 
Natural gas piping systems, when installed in mobile home/manufactured home parks, shall be maintained in conformity with accepted engineering practices.
(2) 
Each manufactured/mobile home lot provided with 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.
C. 
Liquefied petroleum gas (LPG) systems:
(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 manufactured/mobile home and shall be maintained in effective condition.
(3) 
All LPG piping outside the manufactured/mobile homes shall be well supported and protected against mechanical injury. Undiluted LPG in liquid form shall not be conveyed through piping equipment and systems in manufactured/mobile homes.
(4) 
Vessels of more than 12 and less than 60 U.S. gallons gross capacity may be installed on a manufactured/mobile home lot and shall be securely, but not permanently, fastened to prevent accidental overturning.
(5) 
No LPG vessel shall be stored or located inside or beneath any storage cabinet, carport, manufactured/mobile home, or any other structure.
D. 
Fuel oil supply systems:
(1) 
All piping from outside fuel storage tanks or cylinders to manufactured/mobile homes shall be securely, but not permanently, fastened in place.
(2) 
All fuel oil supply systems provided for manufactured/mobile homes, service buildings and other structures shall have shutoff valves located within five inches of storage tanks.
(3) 
All fuel storage tanks or cylinders shall be securely placed and shall not be less than five feet from any manufactured/mobile home exit.
(4) 
Storage tanks located in areas subject to vehicular traffic shall be protected against physical damage.
A. 
The applicant shall provide information to the Township regarding the treatment and disposal of solid waste and garbage related to the manufactured/mobile home.
B. 
All solid waste storage facilities shall be located in areas conveniently located to park residents and shall not be less than 50 feet from any manufactured/mobile home unit.
C. 
Collection stations shall be screened and landscaped adequately, generally in accordance with landscaping and screening section of this chapter.
D. 
Collection stations shall be so constructed as to prevent the escape of refuse by wind, water or other natural elements and prevent animals, rodents, etc., from entering.
A. 
General. All manufactured/mobile home park land development plans submitted after the effective date of this chapter shall provide for suitable and adequate recreation for children and residents of the mobile home/manufactured home park in order to: 1) ensure adequate recreational areas and facilities to serve the future residents of the Township; 2) reduce increasing usage pressure on existing recreational facilities and areas; and 3) ensure that all present and future residents have an opportunity to engage in many and varied recreational pursuits.
B. 
Exemptions and requirements. The following are exempt or partially exempt from the provisions of this article:
(1) 
Any manufactured/mobile home park for which a preliminary or final plan has been submitted prior to the effective date of this chapter which is ultimately approved and development is substantially completed within five years of approval.
C. 
Required play space area.
(1) 
The amount of land required to be designated and provided for recreational purposes for manufactured/mobile home parks shall be 5,000 square feet for manufactured/mobile home parks with 10 or fewer lots, and an additional 500 square feet of play space shall be provided for each additional manufactured/mobile home lot.
(2) 
A maximum of 25% of the total land area required by this chapter section may consist of floodplain areas.
(3) 
Such land set aside shall be suitable to serve the purpose of active and/or passive recreation by reason of its size, shape, location and topography and shall be subject to the approval of the Board of Commissioners of Upper Allen Township.
D. 
Recreation area location criteria. The Board of Commissioners shall consider the following criteria in determining whether to approve the proposed location of recreation areas in the applicant's subdivision or land development plans.
(1) 
Sites should be easily and safely accessible from all areas of the manufactured/mobile home park, have good ingress and egress and have access to the park road system.
(2) 
Site or sites should have suitable topography and soil conditions for use and development as a recreation area.
(3) 
When designing and developing these recreational areas, it shall be done according to the standards established by the National Recreation and Parks Association.
(4) 
Site or sites should, to the greatest extent practical, be easily accessible to essential utilities such as water, sewer and electric.
(5) 
Site or sites should meet minimum size requirements for usable acreage with respect to the National Recreation and Parks Association standards, with 75% of such area having a maximum slope of 7%.
E. 
Fee in lieu of private reservation of recreation land.
(1) 
In a case where the applicant does not wish to provide play space or recreation areas within the manufactured/mobile home park, and where the Board of Commissioners determines that because of shape, size, location, access, topography or other physical features of the land that it is impractical to set aside a recreation area as required by this article, the Board of Commissioners shall require a payment of a fee in lieu of required private reservation of such land, which shall be payable to the Township prior to approval of each final section of the overall plan. Such fee shall be calculated by multiplying the number of manufactured/mobile home lots in the park by the fee per dwelling unit. The amount of the fee shall be set aside by resolution by the Board of Commissioners and shall bear a reasonable relationship to the use of the public park and recreational facilities by future inhabitants of the manufactured/mobile home park.
(2) 
A fee authorized under this section shall, upon its receipt by the Township, be deposited in an interest-bearing account, clearly identifying the specific recreation facilities for which the fee was received. Interest earned on such accounts shall become funds of that account. Funds from such accounts shall be expended only in properly allocable portions of the cost to construct the specific recreation facilities for which the funds were allocated.
All improvements, construction requirements, and engineering specifications for the improvements required shall be provided in accordance with Article V of this chapter.
A. 
Streetlights. Street or on-site lights shall be provided to illuminate streets, driveways and walkways for the safe movement of vehicles and pedestrians at night. Their type and location shall be in conformance with the Upper Allen Township Zoning Ordinance[1] and shall be shown on the lighting plan submitted with the final subdivision or land development plan. Installation and maintenance of the lights shall be the responsibility of the developer, permittee of the manufactured/mobile home park, or other approved entity, and shall be noted on the final plan.
[1]
Editor's Note: See Ch. 245, Zoning.
B. 
Underground utilities. Electric, telephone, and all other utilities shall be installed underground.
C. 
Tie-downs. Tie downs to prevent the movement of the manufactured/mobile home by natural causes (wind, water, etc.) shall be provided for each manufactured/mobile home.
D. 
Enclosure. An enclosure of compatible design and material shall be erected around the entire base of each manufactured/mobile home. Such enclosure shall provide sufficient ventilation to inhibit decay and deterioration of the structure.
A. 
Fees. At the time of filing the preliminary or final subdivision or land development plan for a manufactured/mobile home park, the applicant shall be required to pay to the Township fees in accordance with the requirements of Article VII of this chapter.
B. 
Permits. Any person intending to develop a tract of land as a manufactured/mobile home park shall secure a permit from the Township of Upper Allen for each such park issued in accordance with the following requirements:
(1) 
Such permit shall be issued by the Upper Allen Township Officer, upon proper application and submission of evidence of compliance with the provisions of this chapter and all other applicable legal requirements and upon payment of a fee provided herein.
(2) 
Each permit shall be valid for one year from the date of issue.
(3) 
Each application for a permit shall be accompanied by a fee, payable to the Township for each manufactured/mobile home placed upon a manufactured/mobile home lot in the manufactured/mobile home park. The permit shall constitute the license fee for the first year commencing with the date of notice of approval of the application. The fee shall be charged upon the placement of the specific manufactured/mobile home on a manufactured/mobile home lot, said fee shall be chargeable whenever a mobile home is moved upon a lot and for every change in manufactured/mobile homes on any particular lot; said fee shall be set according to the provisions of Article VII of this chapter.
(4) 
The first applicant for a permit for a manufactured/mobile home park proposed for development following the effective date of this chapter shall be made to the Upper Allen Township Zoning Officer on a form provided by him/her and shall be submitted together with copies of the following:
(a) 
A copy of the approved final manufactured/mobile home park plan signed by the proper officials.
(b) 
A receipt signed by the Recorder of Deeds, showing that the manufactured/mobile home park plan has been publicly recorded.
(c) 
A permit issued by the Pennsylvania Department of Environmental Protection (PA DEP), as required.
[Amended 3-15-2023 by Ord. No. 823; 3-15-2023 by Ord. No. 824]
(d) 
Payment of annual license fee as required in Subsection B(3) hereof.
C. 
Application for the annual renewal of a license shall be made by the holder of the license to the Upper Allen Township Zoning Officer on a form provided by him/her within 14 days preceding expiration of the preceding license period shall be accompanied by a fee as required in § 220-6.8.B(3) and by any changes since the preceding license was issued. The Upper Allen Township Zoning Officer shall inspect each manufactured/mobile home park prior to the issuance of a license for conformance with the provisions of this chapter and all applicable legal requirements.
D. 
It shall be incumbent upon the proprietor of the manufactured/mobile home park to keep a register and to report therein the name of the person or head of family occupying each said manufactured/mobile home, showing date of entry on said land, license number of automobile, serial number, and make and size of manufactured/mobile home, the last permanent address of the person or head of family using said manufactured/mobile home park.
E. 
Said register and manufactured/mobile home park shall be subject to inspection by the Upper Allen Township Zoning Officer annually or upon request of the Board of Commissioners of Upper Allen Township.
A. 
Manufactured/mobile home park areas shall be kept free of litter, rubbish and other flammable materials.
B. 
Portable fire extinguishers of a type approved by the Township Fire Chief shall be kept in public service buildings under park control.
C. 
Fire hydrants.
(1) 
Fire hydrants shall be installed in accordance with national standards and in no case less than the following:
(a) 
The water supply source shall permit the operation of a minimum of two one-and-one-half-inch hose streams.
(b) 
Each of two nozzles held four feet above the ground shall deliver at least 75 gallons of water per minute at a flowing pressure of at least 30 pounds per square inch at the highest point of the park.
(2) 
Fire hydrants, if provided, shall be spaced within the manufactured/mobile park so that any manufactured/mobile home, service building or other structure in the park will be no more than 600 feet from a hydrant.
(3) 
Fire hydrant adapters shall be five-inch Storz hydrant adapter.
A. 
The person to whom a permit for a manufactured/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.
B. 
The park management shall supervise the placement of each manufactured/mobile home on its manufactured/mobile home stand, which includes securing its stability and installing all utility connections.
C. 
The park management shall give the Zoning Officer free access to all manufactured/mobile home lots, service buildings and other community service facilities for the purpose of inspection.
D. 
The management shall maintain a register containing the names of all park occupants. Such register shall be available to any authorized person inspecting the park.
E. 
The management shall notify the local Pennsylvania Department of Health immediately of any suspected communicable of contagious disease within the park.
The Township of Upper Allen is hereby authorized to make such inspections as are necessary to determine satisfactory compliance with this chapter and regulations issued hereunder.
A. 
The Township shall have the power to enter at reasonable times upon any private or public property for the purpose of inspecting and investigating conditions related to the enforcement of this chapter and regulations issued hereunder.
B. 
The Township shall have the power to inspect the register containing a record of all residents of the manufactured/mobile home park and all manufactured/mobile homeowners leasing land in the park.
C. 
It shall be the duty of the owner(s) of the manufactured/mobile home park to give the Township access to such premises at reasonable times for the purpose of this inspection.
A. 
Whenever the Township determines there are reasonable grounds to believe there has been a violation of any provision of this chapter or regulations issued hereunder, notice shall be given of such alleged violation to the person to whom the permit of license was issued, as hereafter provided. Such notice shall:
(1) 
Be in writing;
(2) 
Include a statement for the reasons for its issuance;
(3) 
Allow a reasonable time for the performance of any act it requires;
(4) 
Be served upon the owner or his agent, as the case may require; provided, however, that such notice or orders shall be deemed to have been properly served upon such owner or agent when a copy thereof has been sent by certified mail to his last known address, or when he has been served by such notice by any method authorized or required by the laws of the Commonwealth of Pennsylvania;
(5) 
Contain an outline of remedial action which, if taken, will affect compliance with the provisions of this chapter and regulations issued hereunder.
B. 
An person affected by any notice which has been issued in connection with the enforcement of any provision of this chapter or regulation issued hereunder may request a hearing on the matter before the Board of Commissioners of Upper Allen Township, provided that such a person file in the office of the Township a written petition requesting such hearing and setting forth a brief statement of the grounds within 10 calendar days after the notice was served, and pay the applicable hearing fees.
(1) 
The filing of the request for a hearing shall operate as a stay of the notice and of the suspension except in the case of an order issued under Subsection E. Upon receipt of such petition and applicable fees, the Board of Commissioners shall set a time and place for such hearing and shall give the petition written notice thereof. At such hearing, the petition shall be given an opportunity to be heard and to show why such notice should be modified or withdrawn.
(2) 
The hearing shall be commenced not later than 10 calendar days after the day on which the petition was filed and applicable hearing fees were submitted; provided that, upon application of the petitioner, the Board of Commissioners may postpone the date of the hearing for a reasonable time beyond such ten-calendar-day period when, in its judgment, the petitioner has submitted good and sufficient reasons for such postponement.
(3) 
The hearing fees shall be payable to the Township and until all applicable fees, charges, and expenses have been paid in full, the application shall be considered incomplete and no action shall be taken on any application or appeal. Fees shall be set from time to time by resolution of the Board of Commissioners.
C. 
After such hearing, the Board of Commissioners shall make findings as to compliance with the provisions of this chapter and regulations issued hereunder and shall issue an order, in writing, sustaining, modifying or withdrawing the notice, which shall be served as provided in Subsection A(4). Upon failure to comply with any order sustaining or modifying a notice, the license of the manufactured/mobile home park affected by the order shall be revoked.
D. 
The proceedings at such hearing, including the findings and decision of the Board of Commissioners, together with a copy of every notice and order related thereto, shall be entered as a matter of public record in the office of the Board of Commissioners. Any person aggrieved by the decision of the Board of Commissioners may seek relief therefrom in any court of competent jurisdiction, as provided by the laws of the Commonwealth of Pennsylvania.
E. 
Whenever the Township finds than an emergency exists which requires immediate action to protect the public, it may, without notice or hearing, issue an order reciting the existence of such an emergency and requiring that such action be taken as it may deem necessary to meet the emergency, including the suspension of the license. Notwithstanding any other provisions of this chapter, such order shall be effective immediately but, upon a petition to the Board of Commissioners, the petitioner shall be afforded a hearing as soon as possible. The provisions of Subsections C and D shall apply to such hearing and the order issued thereafter.
Whenever upon inspection of any manufactured/mobile home park it is determined that conditions or practices exist which are in violation of any provision of this chapter, or any regulations adopted pursuant thereto, the Board of Commissioners of Upper Allen Township shall give notice, in writing, to the person to whom the permit was issued, such notice to consist of a listing of the violated sections of this chapter, and shall advise them that, unless such conditions or practices are corrected within a period of time specified in the notice, the permit to operate will be suspended. At the end of such period, such manufactured/mobile home parks shall be reinspected and, if such conditions or practices have not been corrected, the Board of Commissioners shall suspend the permit and give notice, in writing, of such suspension, by certified mail, to the person to whom the permit is issued.
A. 
It shall be the responsibility of the manufactured/mobile home park owner to notify the Township when a privately owned manufactured/mobile home is placed in the manufactured/mobile home park. The notification of placement shall be forwarded to the Township Zoning Officer within 30 calendar days of the placement of the manufactured/mobile home.
B. 
It shall be the responsibility of the manufactured/mobile home owner to supply the Upper Allen Township Tax Collector with a status of occupancy report for new and vacated manufactured/mobile homes placed or leased within the manufactured/mobile home park. The status of occupancy report shall be provided within 10 calendar days of the new tenant occupancy.
C. 
It shall be unlawful for the owner, tenant or custodian of a manufactured/mobile home to remove or attempt to remove from Upper Allen Township a manufactured/mobile home without first obtaining a removal permit from the Upper Allen Township Tax Collector. A removal permit shall be granted upon payment of a removal fee, established by resolution, and submission of the following information:
(1) 
The street address of the manufactured/mobile home.
(2) 
Names of owners and of the occupants of the manufactured/mobile home.
(3) 
Evidence of payment of all taxes duly assessed by the Township, the County of Cumberland and the school district.
(4) 
A penalty fee, established by resolution, shall be applied to those individuals moving without obtaining a removal permit.