The construction of a new mobile/manufactured home park, as permitted by Chapter 129, Zoning, of the Code of the Township of Sadsbury, or the alteration of an existing park shall be made only after the application and plans have been submitted in accordance with this chapter. The application and plans shall be prepared and processed in accordance with Article III and the applicable standards incorporated in Article IV of this chapter and shall include the following:
A. 
Complete park layout showing lot sizes and dimensions, open space areas, and all improvements including streets, vehicular parking areas, water supply location, sewer and water lines, service buildings, sewage system, lighting facilities, walkways, refuse storage areas and disposal methods and recreation facilities;
B. 
Plans for providing adequate management of surface drainage;
C. 
A letter of adequacy and available capacity from the appropriate agency regarding the ability to provide public sewer service. No individual or community sewer systems shall be permitted;
D. 
Details of the construction of the sewerage system, including size, slope, material, manhole and cleanout construction and location;
E. 
Details of a public water supply system, including expected capacity, pressure, delivery rate and volume, and distribution system, including size, materials and valve locations;
F. 
Construction of service buildings showing plumbing, heating, ventilation and other sanitary systems which are to be included;
G. 
Lighting facilities and electrical power line installation;
H. 
Anticipated number of parking spaces as would be permitted under available land area;
I. 
A copy of approved plans that will be kept on file by the reviewing health agency; and
J. 
Phasing schedule and plans.
A. 
Permits required.
(1) 
It shall be unlawful for any person to construct, alter, extend, or operate a mobile/manufactured home park within Sadsbury Township unless and until the applicant obtains:
(a) 
A permit issued by the Chester County Health Department in the name of the Operator in accordance with 28 Pa. Code §§ 17.71 through 17.75; and
(b) 
A mobile/manufactured home park permit issued by the Sadsbury Township in the name of the operator, which shall not be issued until a copy of the Chester County Health Department permit has been furnished, all permits for water supply and sewage systems shall have been obtained, and all other requirements contained herein have been complied with and final approval of the application has been granted by the Township Board of Supervisors;
(c) 
A building permit is issued by Sadsbury Township after having paid a fee for each unit to be placed within the mobile/manufactured home park;
(d) 
Secure from operator a list of with the name, address and telephone number of all occupants and owners in a mobile/manufactured home park;
(e) 
Inspection and issuance, or refusal, of permit. Upon receipt of the application for a permit, Sadsbury Township shall:
[1] 
Verify the validity of the Chester County Health Department permit;
[2] 
Verify the issuance of a certificate of the Township Board of Supervisors granting a conditional use; verify the Planning Commission's recommendations and the Board of Supervisors' approval of the development plan; and/or, upon finding that all requirements of this chapter have been met, shall thereupon issue a permit in the name of the operator; the permit shall be valid for one year from the date of issue.
[3] 
Require annual inspection by Sadsbury Township.
[4] 
For yearly renewal of permit, there shall be a fee, payable to Sadsbury Township and submitted to Sadsbury Township with the application for renewal.
(f) 
Applicability to existing mobile/manufactured home parks. Upon the effective date of this chapter, the operators of any existing mobile parks shall be required to show Sadsbury Township evidence of having obtained a permit from the Chester County Health Department, and within a period of one year shall take the necessary steps to comply with the provisions of this article; and at the end of the one-year period, shall obtain a permit from Sadsbury Township upon payment of the fee, and shall renew the permit each year thereafter.
(g) 
In the event that Sadsbury Township shall find evidence of any condition that is not in accordance with the provisions of this article, Sadsbury Township shall refuse to issue, or renew, a permit, and notify the Chester County Health Department, accordingly. In the event that it is not feasible for the operator to comply literally with all of the provisions of this article, Sadsbury Township shall provide guidance to the operator concerning the procedure for gaining a position on the agenda to bring an appeal to the Township Board of Supervisors. The Board of Supervisors shall decide to issue or deny the permit and, if issued, shall be done so without prejudice as long as a renewal of the Chester County Health Department permit is obtained. Any extension of an existing mobile/manufactured home park after the effective date of this chapter shall be in strict accordance with the provisions herein.
B. 
Fees.
(1) 
Fees for the initial application and preliminary and final approvals shall be prescribed by resolution of the Township Board of Supervisors.
(2) 
The fee for the annual permit shall be prescribed by resolution of the Township Board of Supervisors and shall be submitted to Sadsbury Township with the application for the annual permit.
(3) 
Fees for the inspection of a mobile/manufactured home park during and following construction shall be as specified in § 109-702 of this chapter.
C. 
Inspections.
(1) 
A mobile/manufactured home park shall be subject to inspection during any stage of construction and at any time during its operation by an authorized representative of Sadsbury Township or other agency having jurisdiction, and such representative shall make known his presence and authorization to the operator at the time of each inspection.
(2) 
Sadsbury Township is hereby authorized to stop all work or other activity it finds to be in violation of the provisions of this or other applicable ordinances.
(3) 
Upon receipt of the application for annual permit and before issuing such annual permit, Sadsbury Township shall make an inspection of the mobile/manufactured home park to determine compliance with this article. Sadsbury Township shall thereafter notify the permittee of any instances of noncompliance with this article and shall not issue the annual permit until the permittee has corrected all such violations.
D. 
Where the applicant or permittee believes that Sadsbury Township has failed to follow procedures or has misinterpreted or misapplied any provision of this chapter in the review of an application for a mobile/manufactured home park permit or an annual permit renewal, he may appeal such action to the Sadsbury Township Board of Supervisors in accordance with Section 909.1 of Act 247.[1]
[1]
Editor's Note: See 53 P.S. § 10909.1 et seq.
E. 
No permit issued under this article shall be transferable to a different location. No person holding a permit under this article shall extend or reduce the area of any mobile/manufactured home park, add any new facility or structure, until notice of such proposed changes shall have been given to Sadsbury Township which shall ascertain, after investigation as in the case of an original application for a permit, that such proposed changes are in accordance with all the requirements of this article, and if so, grant approval.
A. 
In the event a mobile/manufactured home park operator intends to discontinue operation of the park, the operator shall notify park residents and Sadsbury Township one year in advance of the intended closing date.
B. 
Such notification to Sadsbury Township shall include a plan for discontinuance that shall include the following:
(1) 
The capping of all sewers.
(2) 
The capping of all water lines.
(3) 
The removal of all underground and aboveground storage tanks.
(4) 
A plan for the displacement of all park residents.
(5) 
The removal of all signs.
(6) 
A plan for securing structures and facilities proposed to remain on the property.
(7) 
The posting of a bond, or other guarantee, suitable to Sadsbury Township, to insure the completion of Subsection B(1) through (6), above.
Regulations governing the density of dwelling units in any mobile/manufactured home park and the dimensions of any mobile/manufactured home park or mobile/manufactured home lot therein shall be as specified in Chapter 129, Zoning, of the Code of the Township of Sadsbury.
A safe and convenient vehicular access shall be provided from abutting public streets or roads to each mobile/manufactured home park. To ensure safe access, the following standards shall apply:
A. 
With the exception of those street standards specified in this article, which standards shall control, the standards in Article IV of this chapter shall govern the design and construction of streets in a mobile/manufactured home park. (See residential street provisions, § 109-412, Street construction.)
B. 
Access. The entrance road connecting the mobile/manufactured home park with a public street or road shall be designated as, and constructed to the standards of, a collector road with a minimum pavement width of 28 feet. At least 500 feet must separate entrance roads, if more than one entrance road is permitted. No entrance to a mobile/manufactured home park shall be beyond one 1,000 feet from access to an arterial road.
C. 
Interior streets. All interior streets shall be designed and constructed to the same specifications as required for subdivisions, and shall be paved to a width of at least 24 feet; all access streets, between interior streets and the public street, shall be paved to a width of at least 24 feet; and all interior streets shall be provided with vertical concrete curbs to subdivision standards herein. All road shall be private roads with no dedication to the Township.
D. 
Parking areas.
(1) 
Off-street parking areas shall be provided in all mobile/manufactured home parks for the use of park occupants and guests. All off-street parking areas shall be paved in accordance with the provisions of § 109-418 of this chapter.
(2) 
The parking requirements of Chapter 129, Zoning, of the Code of the Township of Sadsbury shall be applicable to all mobile/manufactured home parks.
(3) 
Required car parking spaces shall be so located as to provide convenient access to the mobile/manufactured home, but shall not exceed a distance of 200 feet from the manufactured or mobile/manufactured home that it is intended to serve.
(4) 
Two required parking spaces shall be provided for on-lot parking for each mobile/manufactured home.
(5) 
On-site common parking areas shall be provided at a rate of one parking space per each mobile/manufactured home lot. No single common parking area shall contain more than 20 parking spaces.
(6) 
The parking and storage of recreational vehicles and all trailers in a mobile/manufactured home park shall not be permitted.
E. 
Sidewalks.
(1) 
All mobile/manufactured home parks shall provide concrete sidewalks, appropriately located along both sides of all streets and between the park streets and all community facilities provided for park residents.
(2) 
All sidewalks shall be constructed in accordance with the requirements and standards of § 109-417 of this chapter.
A. 
General. All mobile/manufactured home parks shall connect to and be served by the entity for sewer in Sadsbury Township in accordance with that entity's regulations.
B. 
Individual sewer connections. Subject to the regulations of the entity for sewer in Sadsbury Township, the current adopted Sadsbury Township Plumbing Code and the Universal Construction Code, the following represents minimum standards for sewer system connections:
(1) 
Each mobile/manufactured home lot shall be provided with at least a four-inch-diameter sewer riser pipe. The sewer riser pipe shall be so located on each lateral sewer connection to the mobile/manufactured home drain outlet with approximately a vertical position and there shall be provided a concrete apron at ground level with an expansion joint below the apron.
(2) 
The sewer connection shall have a nominal inside diameter of not less than four inches, and the slope of any portion thereof shall be at least 1/4 inch per foot. All joints shall be watertight.
(3) 
All sewer connections shall be installed in accordance with the current adopted Sadsbury Township Plumbing Code and sanitary sewer specifications in effect at the time of construction.
(4) 
Provision shall be made for plugging the sewer riser pipe when a mobile/manufactured home does not occupy the lot. Surface drainage shall be diverted away from the riser. The rim of the riser pipe shall extend at least 1/2 inch above ground elevation.
A. 
General. All mobile/manufactured home parks shall be connected to the public water supplier, meeting the Insurance Services Office, Inc. (ISO) standards for volume, delivery rate and pressure, in Sadsbury Township. Construction shall be in strict accordance with the water supplier's standards and the current adopted Sadsbury Township Plumbing Code at the time of construction.
B. 
Individual water riser pipes and connections. Subject to the water supplier's standards and the current adopted Sadsbury Township Plumbing Code, the following represents minimum standards for public water connections:
(1) 
Individual water riser pipes shall be located within the confined area of the mobile/manufactured home stand at a point where the water connection will approximate a vertical position, thereby insuring the shortest water connection possible and decreasing susceptibility to water pipe freezing.
(2) 
The water riser pipe shall have a minimum nominal inside diameter of 1/2 inch and terminate at least four inches above the ground surface. The water outlet shall be provided with a cap when a mobile/manufactured home does not occupy the lot.
(3) 
Adequate provisions shall be made to prevent freezing of service lines, valves and riser pipes and to protect risers from heaving and thawing actions of ground during freezing weather. Surface drainage shall be diverted from the location of the riser pipe.
(4) 
A shutoff valve below the frost line shall be provided near the water riser pipe on each mobile/manufactured home lot. Underground stop-and-waste valves are prohibited unless their type of manufacture and their method of installation are approved by Sadsbury Township. A corporation cock shall be provided at the water main.
C. 
Fire protection.
(1) 
Fire protection facilities, meeting the requirements of the Insurance Services Office, Inc. (ISO) Fire Suppression Rating Schedule, Table 340, "Calculation of Needed Fire Flow," Sixth Edition or later, shall be provided and shall otherwise meet the requirements of §§ 109-421C and 109-514 of this chapter.
Standards for lighting shall conform to the provisions set forth in § 109-426 of this chapter. In addition, a driveway light on the right side of each driveway serving a mobile/manufactured home pad shall be required. In addition, light standards found in Chapter 129, Zoning, of the Code of the Township of Sadsbury shall be applicable.
A. 
General requirements. Every 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 company's specifications regulating such systems and the National Electrical Code (NEC), and all utility lines shall be underground.
B. 
Power distribution lines. Electrical service conductors shall be located not less than 18 inches radial distance from water, sewer, gas or communications lines.
C. 
Individual electric connections. All exposed non-current-carrying metal parts of mobile/manufactured homes and all other equipment shall be grounded by means of an approved grounding conductor run with branch circuit conductors or other approved method of grounded metallic wiring. The neutral conductor shall not be used as an equipment ground for mobile/manufactured homes or other equipment.
A. 
General requirements.
(1) 
The mobile/manufactured home park operator shall be responsible for the proper storage, collection, recycling and disposal of refuse.
(2) 
The storage, collection, recycling and disposal of refuse in the mobile/manufactured home park shall be so conducted as to create no health hazard, rodent harborage, excess odor, insect breeding areas, accident or fire hazard, or air pollution and shall comply with the Pennsylvania Department of Health regulations or other applicable agencies, governing mobile/manufactured home parks.
(3) 
All refuse shall be stored, whether for recycling or disposal, in flytight, watertight, rodentproof containers, which shall be located not more than 200 feet from any mobile/manufactured home space and no less than 100 feet from the mobile/manufactured home park boundary. Containers shall be provided in sufficient number and capacity to properly store all refuse.
(4) 
Community refuse recycling and disposal containers shall be screened in such manner as approved by Sadsbury Township.
(5) 
Racks or holders shall be provided for all refuse recycling and disposal containers. Such container racks or holders shall be so designed as to prevent containers from being tipped, to minimize spillage and container deterioration, and to facilitate cleaning around them.
(6) 
All refuse for recycling or disposal shall be collected at least once weekly. Where suitable collection service is not available from private agencies, the mobile/manufactured home park operator shall provide this service. All refuse shall be collected and transported in covered vehicles or covered containers.
A. 
Natural gas system.
(1) 
Natural gas piping system, when installed in mobile/manufactured home parks, shall be maintained in conformity with the required natural gas supplier's standards.
(2) 
Each mobile/manufactured home lot provided with piped 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.
B. 
Liquefied petroleum gas systems (LPG).
(1) 
All liquefied petroleum gas systems shall be installed in accordance with NFPA 58, 2001 Edition or later, (National Fire Protection Association, Liquefied Petroleum Gas Code).
(2) 
Systems shall be provided with safety devices to relieve excess pressures and shall be arranged so that the discharge terminates at a safe location.
(3) 
Systems shall have at least one accessible means for shutting off gas. Such means shall be located outside the mobile/manufactured home and shall be maintained in effective operating condition.
(4) 
All LPG piping outside of the mobile/manufactured homes shall be well supported and protected against mechanical injury. Undiluted liquefied petroleum gas in liquid form shall not be conveyed through piping equipment and systems in mobile/manufactured homes. All outside piping and vessels shall be screened from view by a full and opaque evergreen landscaping or a solid fence or wall.
(5) 
Vessels of more than 12 and less than 60 U.S. gallons' gross capacity may be installed on a mobile/manufactured home lot and shall be securely, but not permanently, fastened to prevent accidental overturning.
(6) 
No LPG vessel shall be stored or located inside or beneath any storage cabinet, carport, mobile/manufactured home, or any other structures unless such installations are specifically approved by the entity having jurisdiction.
(7) 
No cylinder containing liquefied petroleum gas, bottled gas, or fuel oil shall be located in a mobile/manufactured home. Nor shall such cylinder containing liquefied petroleum gas, bottled gas, or fuel oil be located within 10 feet of an exterior source of ignition, openings into direct-vent appliances, mechanical ventilation air intakes or other building openings.
C. 
Fuel oil supply systems.
(1) 
All fuel oil supply systems provided for mobile/manufactured homes, service buildings, and other structures shall be installed and maintained in conformity with the rules and regulations of the entity having jurisdiction.
(2) 
All piping from outside fuel storage tanks to mobile/manufactured homes shall be securely, but not permanently, fastened in place. Outside fuel storage tanks shall be double walled and shall be placed above grade, and shall be screened from view by a full and opaque evergreen landscaping or a solid fence or wall. All exposed above-grade piping shall also be screened from view by a full and opaque evergreen landscaping or a solid fence or wall.
(3) 
All fuel oil supply systems provided for mobile/manufactured homes, service buildings and other structures shall have shutoff valves located within five inches of storage tanks.
(4) 
No fuel combustion unit shall be used in any mobile/manufactured home without being vented to the outside of the trailer.
(5) 
Storage tanks located in areas subject to traffic shall be protected against physical damage.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
The provisions of this chapter and the provisions of Chapter 104, Stormwater Management, of the Code of Sadsbury Township shall be applicable to all mobile/manufactured home park development.
A. 
Where a community building is provided, it shall be required and must contain a toilet and lavatory. In addition, the mobile/manufactured home park may provide laundry facilities, storage facilities for use of occupants, management office, and indoor recreation facilities for park residents and guests only.
B. 
Construction of all community buildings shall be in compliance with all applicable codes and shall be maintained in a clean, sanitary and structurally safe condition.
C. 
Ownership and maintenance of all community buildings shall be defined in the application for a mobile/manufactured home park.
D. 
All community buildings shall be equipped to provide accessibility for the handicapped in accordance with Pennsylvania labor and industry standards.
A. 
The mobile/manufactured home park area shall be subject to the rules and regulations of the applicable Fire Prevention Code where provided, and shall meet the standards and criteria for life and fire safety of Chapter 4 of NFPA 501A, National Fire Protection Association, Standard for Fire Safety Criteria for Manufactured Home Installations, Site and Communities, 2000 Edition or later.
B. 
Mobile/manufactured home park areas shall be kept free of litter, rubbish and other flammable materials.
C. 
Portable fire extinguishers of a type approved by the fire prevention authority shall be kept in public service buildings under park control.
D. 
Fire extinguishers of a type approved by the Fire Underwriter Laboratories (a BC classification type) bearing the Underwriters label, shall be readily accessible within 300 feet of each mobile/manufactured home. It is required that mobile/manufactured home park owners or operators require each mobile/manufactured home unit to be equipped with a fire extinguisher, smoke detectors and carbon monoxide detectors which are tested and certified annually.
E. 
Hydrants, as required by the Fire Prevention Code, shall be installed along all streets within the mobile/manufactured home park and space no greater than 500 feet apart.
A. 
The operator/permittee of a mobile/manufactured home park shall be responsible for the proper repair and maintenance of all common facilities, including, but not limited to, roads, parking areas, sidewalks or pathways, trees and landscaping, common open space, water supply and sewage disposal systems, fire extinguishers, and community buildings.
B. 
The operator/permittee of a mobile/manufactured home park shall, prior to issuance of any certificate of occupancy pursuant to final approval of an application for a new development or expansion, post with Sadsbury Township a maintenance bond in a form acceptable to the Sadsbury Township Solicitor in an amount sufficient to cover for a period of 18 months, the costs of maintenance of all common areas and facilities described in § 109-309 and subject to performance guarantees during their construction, said costs to be estimated by the Sadsbury Township Engineer or other representative.