The standards and requirements contained in this article shall
apply as minimum design standards for mobile homes, mobile home lots
and mobile home parks. Whenever other Township ordinances or regulations
impose more restrictive standards and requirements than those contained
herein, the more restrictive shall apply.
Mobile homes shall not be parked along a street or alley for
a period of time longer than that allowed for the parking of vehicles
upon such street or alley by the applicable state laws and the ordinances
of the Township of Hellam. Nor shall a mobile home be located within
the street or alley without being attached to a licensed and inspected
motor vehicle capable of pulling the mobile home.
A.
The following requirements shall apply to mobile homes located upon
individual lots.
B.
Unless anchored to a properly permitted basement, every mobile home
shall be provided with a mobile home stand which is constructed with
a minimum six-inch-thick gravel or poured concrete slab over a minimum
six-inch stone base, and certified to develop a compressive stress
of at least 3,500 psi at 28 days. Said stand shall cover the entire
width and depth of the mobile home and be designed to uniformly support
the mobile home in a level condition. Consideration shall be given
to the effect of frost action, surface water drainage, vibration or
other forces acting on the superstructure. Each mobile home stand
shall be equipped with properly designed and approved water, sewer
and electric connections.
C.
Every mobile home shall be provided with an enclosure of compatible
design and material, commonly called skirting, erected around the
entire base of the mobile home prior to occupancy or other use. Such
enclosure shall provide sufficient ventilation to inhibit decay and
deterioration of the structure.
D.
Every mobile home shall be anchored to the mobile home stand or permitted
basement where it is located prior to the unit being occupied, and
no more than seven days from the arrival on site of the mobile home.
The anchoring system shall be designed by a registered professional
engineer to prevent tilting of the unit and resist a minimum wind
velocity of 90 miles per hour.
E.
The hitch or tow bar attached to a mobile home for transport purposes
shall be removed and remain removed from the mobile home when it is
placed on its mobile home stand.
A.
In addition to the requirements of this chapter, all new mobile home parks and expansions to existing mobile home park plans shall follow the procedure specified in Chapter 430, Subdivision and Land Development. Mobile home parks shall comply with the design standards set forth in this section with the exception that any specific design standard will be superseded by any other Township ordinance, resolution, or regulation containing an applicable standard which is more restrictive.
B.
Prior to the placement of a mobile home within a mobile home park,
a zoning permit must be acquired.
(1)
Area and density requirements.
(a)
Minimum size. The minimum size of a mobile home park shall be
10 acres.
(b)
Density. The total density of a mobile homes park shall not exceed the standards of Chapter 490, Zoning.
(c)
Recreation area. There shall be a minimum of 6% of the gross
acreage of the mobile home park devoted to active and/or passive common
recreational facilities. Responsibility for maintenance of the recreational
areas shall be with the landowner. Should the landowner neglect to
maintain the designated recreational area as depicted on the plan,
the Township may then maintain said areas and assess the landowner
for any costs incurred. The maintenance of said recreation area by
the Township shall not relieve the landowner from prosecution and
the penalties provided herein.
(2)
Mobile home lot dimensions.
(b)
Density. Each mobile home lot shall contain no more than one mobile home, nor more than one family, as defined in Chapter 490, Zoning.
(c)
Lot width. Each mobile home lot shall be at least 50 feet wide.
(d)
Street setback. No mobile home or other structure shall be closer
than 75 feet from the right-of-way line of a public street.
(e)
Property line setback. No mobile home or other structure shall
be closer than 75 feet from any property line defining the external
boundary of the park.
(f)
Interior setbacks. Mobile homes or other structures shall be
separated from each other, access drive or common parking area by
a minimum of 20 feet.
(g)
Arrangement. No more than five adjacent mobile home spaces shall
be located parallel to each other.
(3)
Mobile home unit requirements.
(a)
Minimum size. All mobile homes shall have a minimum of 150 square
feet of habitable space.
(b)
Mobile home stand. Unless anchored to a properly permitted basement,
every mobile home shall be provided with a mobile home stand which
is constructed with a minimum six-inch-thick gravel or poured concrete
slab over a minimum six-inch stone base, and certified to develop
a compressive stress of at least 3,500 psi at 28 days. Said stand
shall cover the entire width and depth of the mobile home and be designed
to uniformly support the mobile home in a level condition. Consideration
shall be given to the effect of frost action, surface water drainage,
vibration or other forces acting on the superstructure. Each mobile
home stand shall be equipped with properly designed and approved water,
sewer and electric connections.
(c)
Skirting. An enclosure of compatible design and material, commonly
called skirting, shall be erected around the entire base of the mobile
home prior to occupancy or other use. Such enclosure shall provide
sufficient ventilation to inhibit decay and deterioration of the structure.
(d)
Anchoring. Every mobile home shall be anchored to the mobile
home stand where it is located prior to the unit being occupied, and
no more than seven days from the arrival of the mobile home. The anchoring
system shall be designed by a registered professional engineer to
prevent tilting of the unit and resist a minimum wind velocity of
90 miles per hour.
(e)
Hitch. The hitch or tow bar attached to a mobile home for transport
purposes shall be removed and remain removed from the mobile home
when it is placed on its mobile home stand.
(f)
Address. All mobile homes shall be assigned a numerical identification.
Identification numbers shall be sequential from the main entrance
and signed on each lot in a location which is easily visible from
the access drive.
(4)
Streets, access drives, and driveways. In addition to the below standards, streets, access drives, and driveways shall conform with Chapter 430, Subdivision and Land Development.
(a)
The cartway edge at all intersections of both streets and access
drives shall be rounded by a tangential arc with a minimum radius
of 55 feet.
(b)
Driveways to all mobile homes must access onto the interior
street or access drive system of the mobile home park. Direct driveway
access to an existing adjoining public street is prohibited.
(5)
Vehicular parking facilities. Off-street parking spaces shall be provided in all mobile home parks. Two spaces per dwelling unit shall be provided either on the mobile home lot or in a common, paved parking compound within 100 feet of each mobile home. Parking compounds shall be designed in accordance with Chapter 430, Subdivision and Land Development. Parking compounds shall be used solely for the temporary storage, not to exceed 30 days, of currently registered and inspected motor vehicles.
(6)
Sidewalks. In addition to the standards of Chapter 430, Subdivision and Land Development, sidewalks shall be provided along both sides of streets and access drives, within parking compounds, and between mobile homes, parking compounds, and service buildings.
(7)
Sanitary sewage disposal.
(a)
Source. All sanitary sewage disposal systems shall conform with Chapter 430, Subdivision and Land Development.
(b)
Connection. All mobile home units and service buildings shall
be connected to an approved sewerage system. Individual riser pipes
having a minimum inside diameter of four inches shall be located on
each mobile home stand and shall extend at least one inch above the
mobile home stand. The sewer riser pipe shall be sealed with a securely
fastened plug or cap when the mobile home lot is unoccupied.
(c)
Protection. Adequate provision shall be made to protect sanitary
sewers from stormwater infiltration and damage. All sewer lines shall
be constructed with materials and by methods approved by the Sewer
Authority and Pennsylvania Department of Environmental Protection.
(8)
Water supply.
(a)
Source. All mobile home parks shall be serviced by a community or public water supply system. Additionally, all water supply systems shall conform with Chapter 430, Subdivision and Land Development.
(b)
Connection. All mobile home units and service buildings shall
be connected to the water supply system. Individual water riser pipes
having an inside diameter of not less than 3/4 inch shall be provided
for each mobile home stand and shall terminate no less than four inches
above the mobile home stand.
(c)
Protection of water lines. Adequate provisions shall be made
to protect water service lines from damage, including a shutoff valve,
below the frost line for each mobile home stand.
(11)
Refuse disposal.
(a)
The storage, collection, and disposal of refuse in the mobile
home park shall be so managed as to create no health hazards, rodent
harborage, insect-breeding areas, accident, fire or air pollution.
All refuse shall be stored in flytight, watertight, rodent-proof containers.
(b)
Community refuse disposal sites shall be provided at locations
which are not more than 100 feet from any mobile home space and no
less than 50 feet from the mobile home park boundary. Containers shall
be provided in sufficient number and capacity to properly store all
refuse. Community refuse disposal sites shall be screened with densely
planted evergreens or other thick foliage, solid or closely woven
fences, stone walls or planted earth berms. The storage area shall
be provided with a minimum six-inch-thick poured concrete slab over
a minimum six-inch stone base. The concrete slab shall be certified
to develop a compressed stress of at least 3,500 psi at 28 days.
(c)
All refuse shall be collected at least once weekly and comply
with current recycling requirements. Where suitable collection service
is not available, the mobile home park operator shall provide this
service. All refuse shall be collected and transported in enclosed
vehicles or containers.
(12)
Exterior lighting. Streets, access drives, driveways, and walkways shall be lighted at night with an average illumination of at least 0.2 footcandle at their service. Lighting fixtures shall be so spaced and so equipped as to provide adequate levels of illumination throughout the mobile home park for the safe movement of vehicles and pedestrians. Lighting fixtures shall be shielded to avoid glare on adjacent properties and streets. All requirements of outdoor lighting contained in Chapter 283 shall be met.
(13)
Landscaping.
(a)
Landscaping shall be provided within the seventy-five-foot wide
setback area located along the perimeter of the mobile home park.
This area shall include a variety of vegetative materials including
trees, shrubs, evergreens and ground cover using only species provided
in the Hellam Township Native Plant List. For each 7,500 square feet
of area, one deciduous tree and one evergreen tree shall be provided.
Deciduous trees shall have a clear trunk at least five feet above
finished grade. Evergreen trees shall have a minimum height of six
feet. All landscaping materials shall be distributed along the entire
length of the area.
(b)
All landscape materials shall be properly maintained and replaced
within six months of death.
(c)
Any portion of the site not used for buildings, structures,
parking, sidewalks, streets and similar improvements shall be maintained
with a vegetative ground cover and other ornamental plantings as listed
in the Hellam Township Native Plant List.
(14)
Service and accessory buildings.
(a)
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.
(b)
Mobile home park office. Every mobile home park shall have a
structure designed for and clearly identified as the office of the
mobile home park manager. The park office may be located in a separate
and properly identified portion of a mobile home or other dwelling
unit.
(c)
Storage space. Occupants of each mobile home lot shall be provided
with at least 150 cubic feet of enclosed storage space which is exclusive
of the floor area devoted to living space. Storage facilities shall
not intrude into any required yard or setback area.
(d)
Use of service and accessory buildings. Service and accessory
buildings shall be used only by the occupants of the mobile home park.
(15)
Fire protection.
(a)
Portable, hand-operated fire extinguishers shall be kept in
each mobile home and community building. The mobile home park operator
shall be responsible for the placement of said fire extinguishers.
The type and location of fire extinguisher shall be approved by the
appropriate fire company. In general, fire extinguishers shall be
suitable for oil/electrical fires, and fire extinguishers shall be
placed in a fixed location near a door and not in direct proximity
to cooking facilities.
(b)
Mobile home parks shall be provided with smoke detectors, fire hydrants or acceptable alternatives for fire protection as approved by the appropriate fire company. Where fire hydrants are provided, they shall meet the specifications of Chapter 430, Subdivision and Land Development.
(c)
All mobile home parks shall be operated so as to comply with
all state and local laws, ordinance and regulations pertaining to
fire prevention.
(d)
The mobile home park manager shall consult annually with the
appropriate fire company or authorities as to proper fire prevention
practice, accessibility of streets, testing of fire hydrant pressure,
location and operation of equipment, community education programs,
etc.
(16)
Electrical distribution.
(a)
The mobile home park shall contain an electrical wiring system
which shall be installed and maintained in accordance with the appropriate
electric company's specifications and the National Electrical
Code.
(b)
The electrical distribution system shall be underground. All
underground conductors or cable shall be buried at least 36 inches
below the ground surface and shall be insulated and specially designed
for the purpose. Such conductors shall be located not less than one-foot
radial distance from water, sanitary/storm sewer, gas, or communication
lines.
(c)
Each mobile home shall be provided with an approved disconnecting
service and weatherproof overcurrent protective equipment. Individual
mobile home spaces shall be provided with a polarized-type receptacle
with a ground conductor. All exposed non-current-carrying metal parts
of mobile homes, other structures and equipment shall be grounded
by means of an approved grounding conductor. The neutral conductor
shall not be used as an equipment ground for mobile homes, other structures,
and equipment.
(d)
Temporary electrical connections are prohibited.
(17)
Maintenance. The landowner and operator of a mobile home park
shall be responsible for the proper repair and maintenance of all
facilities, including but not limited to cartways, parking areas,
sidewalks or pathways, improved and unimproved areas, water supply,
sewage disposal, skirting, storage buildings, and community buildings.
