[1]
Editor's Note: The name of this Part 16 was changed from "Mobile
Home Parks" to "Mobile Home Parks/Manufactured Home Parks" by Ord. No. 134, 5/4/2017. This ordinance also provided that it would replace all
instances of "mobile home park" and "mobile home parks" with "mobile
home park/manufactured home park" and "mobile home parks/manufactured
home parks" respectively, and substituting all words "mobile home"
and "mobile homes" with "mobile home/manufactured home" and "mobile
homes/manufactured homes" respectively.
[Ord. 116, 9/7/2011, § 1600]
Mobile homes/manufactured homes have become an increasingly
popular form of housing, and the design and appearance of mobile homes/manufactured
homes are now more varied. However, because of their limited size,
relative mobility, and type of construction, this type of housing
requires the availability of supporting installations and services
to provide the occupants with a healthful, safe, convenient, and attractive
residential environment. The following restrictions and regulations
are adopted as part of this chapter establishing the circumstances
and conditions under which mobile home parks/manufactured home parks
may be established.
[Ord. 116, 9/7/2011, § 1601]
1.
Minimum Size. The minimum size of a mobile home park/manufactured
home park for which a building permit or certificate of use and occupancy
may be issued shall be five acres.
2.
Density. There shall be a maximum of five dwelling units per acre.
3.
Setback. The minimum setback from a public road to any mobile home/manufactured home service or accessory building, or off-street parking facility shall conform to the setback prescribed in Part 18 of this chapter.
4.
Yard. The minimum allowable distance between any mobile home park/manufactured
home park boundary line, and a mobile home/manufactured home, off-street
parking facility, service or accessory buildings shall be 20 feet.
5.
Distance Between Buildings. Mobile homes/manufactured homes shall
be separated from each other and service or accessory buildings and
adjoining pavement of a mobile home park/manufactured home park street
or common parking area by at least 20 feet.
[Ord. 116, 9/7/2011, § 1602]
1.
Mobile Home/Manufactured Home Lot Size. Regardless of whether or not the entire park will remain under single ownership, or lots will be separately owned, they will be subject to the area and density regulations, the minimum area of any mobile home/manufactured home lot shall be 3,000 square feet. When off-street parking, as required in Part 17 of this chapter, is provided in common parking areas rather than on the mobile home/manufactured home lot, the minimum area shall be 2,500 square feet.
2.
Mobile Home/Manufactured Home Installation. All mobile homes/manufactured homes shall be sited upon a foundation, installed and secured via anchoring in accordance with the manufacturer's instructions/design information and specifications, or if none, in accordance with the Township Building Code [Chapter 5, Part 1]. If neither are applicable, mobile homes/manufactured homes shall be sited upon a suitable masonry block foundation adequate to prevent heaving, shifting or settling unevenly under the weight of the mobile home/manufactured home due to frost, drainage, vibration, or other forces. Foundations shall be at least 36 inches below grade.
[Ord. 116, 9/7/2011, § 1603]
1.
Minimum Floor Area. All mobile homes/manufactured homes located in
a mobile home park/manufactured home park shall have a minimum of
800 square feet of floor area.
2.
Location of Mobile Homes/Manufactured Homes. All mobile homes/manufactured
homes located within a mobile home park/manufactured home park shall
be properly affixed to an approved water, sewer and electrical outlet.
[Ord. 116, 9/7/2011, § 1604]
1.
Construction. All service and accessory buildings, including management
offices, storage areas, laundry buildings, and indoor recreation areas,
shall be adequately constructed, ventilated, and maintained so as
to prevent decay, corrosion, termites, and other destructive elements
from causing deterioration.
2.
Accessory Buildings. Service and accessory buildings shown on an
approved plan may be erected in a mobile home park/manufactured home
park. Attachments to individual mobile homes/manufactured homes in
the form of sheds and lean-tos are prohibited.
3.
Mobile Home Park/Manufactured Home Park Office. Every mobile home
park/manufactured home park shall have a structure designed and clearly
identified as the office of the mobile home park/manufactured home
park manager.
4.
Storage Space. Occupants of each mobile home park/manufactured home
park shall be provided with at least 150 cubic feet of enclosed storage
space which shall be provided on the same mobile home/manufactured
home lot, area or space upon which each individual mobile home/manufactured
home unit is located in the mobile home park/manufactured home park.
5.
Use of Service and Accessory Buildings. Service and accessory buildings
located in a mobile home park/manufactured home park shall be used
only by the occupants of the mobile home park/manufactured home park
or their guests.
[Ord. 116, 9/7/2011, § 1605]
1.
Approved Source. All mobile home parks/manufactured home parks shall
be served by a centralized water supply.
2.
Connection Required. All mobile homes/manufactured homes and service
buildings shall be connected to a centralized water supply system.
Individual water-riser pipes having an inside diameter of no less
than 3/4 inch shall be provided on each mobile home/manufactured home
stand and shall terminate no less than four inches above the ground.
3.
Protection of Lines. Adequate provisions shall be made to protect
water service lines from damage including a shut-off valve on each
mobile home/manufactured home space below the frost line.
4.
Fire Hydrants. Where a public water supply is available, fire hydrants
shall be installed in accordance with specifications of the water
company.
[Ord. 116, 9/7/2011, § 1606]
1.
Approved System. All mobile home parks/manufactured home parks shall
be served by a centralized sewage system.
2.
Connection Required. All mobile homes/manufactured homes and service
buildings shall be connected to a centralized sewage system. Individual
sewer-riser pipes having at least a four-inch diameter shall be located
on each mobile home/manufactured home stand and shall extend at least
one inch above ground level. Provisions shall be made for sealing
the sewer-riser pipe with a securely fastened plug or cap when the
mobile home/manufactured home site is unoccupied.
3.
Protection of System. Adequate provision shall be made to protect
sanitary sewers from stormwater infiltration and breakage. All sewer
lines shall be constructed of materials approved by the Pennsylvania
Department of Environmental Protection and/or municipal sewer authority.
[Ord. 116, 9/7/2011, § 1607]
[Ord. 116, 9/7/2011, § 1608]
1.
Construction Standards. All streets in a mobile home park/manufactured home park shall be designed and constructed in accordance with the West Cocalico Township Subdivision, Land Development and Stormwater Management Ordinance [Chapter 22].
2.
Clear Sight Triangle. Measured along the centerlines of the intersecting
streets, a clear sight triangle of 75 feet from the point of intersections
shall be kept free of all obstructions except at the intersection
of a mobile home park/manufactured home park road with a public road
where the clear sight triangle shall be 100 feet.
3.
Grades. There shall be a minimum grade of 0.75% and a maximum grade
of 10% on all mobile home park/manufactured home park streets.
[Ord. 116, 9/7/2011, § 1609]
Off-street parking spaces shall be provided in all mobile home parks/manufactured home parks in accordance with the requirements in Part 18 of this chapter. Two spaces per dwelling unit shall be provided either on the mobile home site or in common areas within 200 feet of the mobile home/manufactured home served. In addition, designated parking for visitors, including handicapped accessible spaces, and for storage of residents' boats, trailers, etc., shall be provided. The number of such additional parking spaces shall be not less than 20% of the number of off-street parking spaces required for the dwelling units in the development.
[Ord. 116, 9/7/2011, § 1610]
1.
Required. All mobile home parks/manufactured home parks shall provide
sidewalks on both sides of the street which allow pedestrian access
between individual mobile homes/manufactured homes, service and accessory
buildings, and public rights-of-way.
2.
Width. All sidewalks shall have a minimum width of four feet except
where a walk will provide access only to a group of mobile homes/manufactured
homes not exceeding four in number, where they need be no more than
three feet in width.
3.
Construction. All sidewalks shall be constructed in accordance with § 22-602.12.G of the West Cocalico Subdivision, Land Development, and Stormwater Management Ordinance [Chapter 22] and shall be maintained in their original condition at all times.
4.
Lighting. All sidewalks shall be provided with lighting units so
spaced, equipped, and installed that will allow safe movement of pedestrians
at night.
[Ord. 116, 9/7/2011, § 1611]
1.
Surface Vegetation. Ground surfaces in all parts of every park shall
be paved, covered with other solid material, or protected with vegetative
growth that is capable of preventing soil erosion and emanation of
dust during dry weather.
3.
Screening. Screening, such as fences or natural growth, shall be
provided along the property boundary line separating the mobile home
park/manufactured home park from adjacent properties.
[Ord. 116, 9/7/2011, § 1612]
Every mobile home park/manufactured home park shall contain
an electrical wiring system consisting of wiring fixtures, equipment,
and appurtenances which shall be installed and maintained in accordance
with local electric power companies' specifications regulating
such systems. Each mobile home/manufactured home shall be connected
to this electrical distribution system.
[Ord. 116, 9/7/2011, § 1613]
Solid waste disposal and vector control shall be the responsibility of the mobile home park/manufactured home park operator and shall be performed in accordance with the requirements of the Pennsylvania Department of Environmental Protection, the West Cocalico Township Subdivision, Land Development and Stormwater Management Ordinance [Chapter 22], West Cocalico Township Vector Control Ordinance [Chapter 10, Part 3], and all other Township solid waste related ordinances.
[Ord. 116, 9/7/2011, § 1614]
A permit to construct or make alterations to a mobile home park/manufactured
home park shall be issued only after a plan has been approved by all
applicable governing agencies.
