A.
No person, firm or corporation shall construct, maintain or operate
a mobile home park within the township without first obtaining a mobile
home park permit from Shippensburg Township. The procedures and standards
for acting upon mobile home park applications shall be the same as
for subdivision and land development applications and in accordance
with the provisions of this chapter, including, but not limited to,
the provisions of acceptable financial security to the Township to
secure the installation of required on-site improvements, unless otherwise
specified in this article.
B.
Prior to the issuance of a mobile home park permit, applications shall be submitted to and approved by the Township Planning Commission and the Board of Supervisors in accordance with the requirements and procedures of Articles IV, V, VI, and VII of this chapter, regarding general procedure, jurisdiction, pre-application consultation, preliminary plats and final plats.
(1)
Board of Supervisors' public hearing. Before acting on any preliminary
mobile home park plan, the Board of Supervisors shall arrange for
a public hearing. Such public hearing shall be held after reviewing
the recommendations, if any, of the Planning Commission, and within
20 days of receipt of the said recommendations. This hearing shall
be advertised per public notice, and notice of said hearing shall
be posted by certified mail to the owners of property abutting the
site and directly across an adjoining street and to any other persons
that the Supervisors may feel to be particularly affected.
(2)
Board of Supervisors' action. The Board of Supervisors shall take
official action on a preliminary mobile home park plan after it has
received the report of the Township Planning Commission and after
the required public hearing.
A.
In considering and acting upon mobile home park plans, the Board
of Supervisors shall take into consideration the public health, safety
and welfare, the comfort and convenience of the public in general
and of the residents of the immediate neighborhood in particular and
may prescribe conditions and safeguards as may be required in order
that the result of its action may, to the maximum extent possible,
further the expressed intent of this chapter.
B.
Effect of land development plan approval. No building permit or occupancy
permit shall be issued for any structure covered by this article until
an approved land development plan or approved amendment of any such
plan has been secured by the applicant from the Board of Supervisors.
A.
License and permit. It shall be unlawful for any person to construct,
alter, extend, or operate any park unless he has been issued a permit
by Shippensburg Township hereunder and unless he complies with provisions
of this chapter and regulations.
B.
Application to Shippensburg Township. Owner shall make application
to the Township Supervisors on the form furnished by said officials
for a permit to operate a park in the Township, designating the person
within the Township upon whom service of notices and proceedings hereunder
can be served.
C.
Inspection and issuance of permit. Upon receipt of such application,
the Township Supervisors or their authorized representative shall
inspect applicant's proposed park to determine compliance with the
provisions of this chapter. Upon approval, the Board of Supervisors
shall issue a park permit to applicant, which shall be valid for the
period of one year thereunder. Upon determination that applicant does
not comply with this chapter, the Board of Supervisors shall give
notice with conditions required to be met prior to reconsideration
of the application.
D.
Renewal permits and transfers. Renewal permits for a like period
shall be issued by the Township Supervisors upon application and compliance
with this chapter. Every person holding a permit shall file notice
in writing to the Township Supervisors within 10 days after having
sold, transferred, given away, or otherwise disposed of interest in
or control of any mobile home park.
E.
Applicability to existing parks.
(1)
Parks in existence upon the effective date of this chapter will be
required to meet maintenance and operating standards of this chapter
as a prerequisite to issuance of a permit or a renewal permit.
(2)
Park operation and maintenance and expansion of existing parks shall
comply with this chapter.
(3)
Parks in existence, in operation, or approved under a prior ordinance,
at time of enactment of this chapter, whether or not issued a permit,
shall within 120 days after the effective date of this chapter make
application for a permit hereunder and shall comply with provisions
of this chapter applicable to parks in existence prior to enactment.
(4)
Any existing park that in the opinion of the Board of Supervisors
creates a fire, health, or safety hazard shall be required to comply
with the provisions of this chapter within a reasonable period of
time, as determined by the Board of Supervisors.
The park site shall be well drained and have such grades and
soil as to make it suitable for the purpose intended. All such parks
shall be planned as a unit and shall be located on a tract of land
at least 10 acres in size. The area of said site shall be in single
ownership or under unified control. All mobile home parks within Shippensburg
Township shall provide centralized water and sanitary sewer service
for their residents. Said centralized water and sanitary sewer systems
shall be designed, constructed, permitted, operated and maintained
in accordance with all applicable Township, state and federal requirements.
A mobile home park shall have a gross area of at least 10 acres and
shall contain no more than four mobile home lots per acre. Said minimum
10-acre project area shall not include areas identified as slopes
steeper than 25%, wetlands, 100-year floodplain, and utility easements.
Mobile home parks shall not be located within the 100-year floodplain.
A.
All lots in any mobile home park shall be well drained and graded
to a point where mobile homes may be parked so that the parking of
the same shall result in safety to all concerned. In all instances
as much natural vegetation as is reasonably possible shall be preserved
by any mobile home park developer.
B.
On land laid out as a mobile home park, lots with homes of a width
of 16 feet or less shall be not less than 70 feet wide, measured at
the required front setback line. Lots with homes greater than 16 feet
in width shall be not less than 85 feet wide, measured at the required
front setback line. The minimum required lot area for all individual
mobile home lots within mobile home parks shall be 8,500 square feet
exclusive of street rights-of-way, 50-foot property boundary setbacks,
and other public areas.
C.
All mobile home lots shall be given street numbers, and all park
streets shall be given names approved by the Township and the U.S.
Postmaster. Continuations of existing streets shall be known by the
same name; but names for other streets shall not duplicate or closely
resemble names for existing streets in the Township.
A.
all mobile homes shall be located at least 75 feet from any street
right-of-way which abuts a mobile home park boundary and from any
other boundary of the park.
B.
There shall be a minimum distance of 25 feet between an individual
mobile home and adjoining pavement of a park street or common parking
area or other common areas.
C.
All mobile homes shall be separated from each other and from other
buildings by at least 20 feet. In a mobile home park, side and rear
building setbacks shall be not less than 20 feet from the side and
rear lot lines of each mobile home lot.
A.
Park access. Access to mobile home parks shall be designed to minimize
congestion and hazards at the entrance or exit and allow free movement
of traffic on adjacent streets. Each mobile home park shall be provided
with at least two points of ingress and/or egress, and a distance
of at least 150 feet shall be maintained between center lines of access
streets.
B.
Lot access. All mobile home parks shall be provided with safe and
convenient paved access streets to and from each and every mobile
home lot. Alignment and gradient shall be properly adapted to topography.
All lots within a mobile home park shall access interior park streets
and not dedicated Township roads.
C.
Streets. All streets shall be designed and paved in accordance with
Township specifications and shall be kept in good repair. All streets
within the mobile home park shall remain under single ownership with
the park. Mobile home park streets shall not be offered for Township
dedication. It shall be unlawful to permanently or temporarily locate
or park a mobile home so that any part of such home will obstruct
any roadway or walkway.
A.
Off-street parking areas shall be provided in all mobile home parks
for the use of park occupants and guests. Such areas shall be furnished
at the rate of at least two vehicular parking spaces for each mobile
home lot. Each off-street parking space shall contain at least 400
square feet and shall be located on the mobile home lot that it is
intended to serve.
B.
Auxiliary parking areas shall be provided throughout the mobile home park at a rate of one space for each mobile home lot. Auxiliary parking areas shall be located within 300 feet of the lots they are intended to serve. Said auxiliary parking areas shall be surfaced in accordance with Chapter 430, Zoning, of this Code and are intended for passenger vehicle use only.
C.
A specially assigned, secure parking and storage area shall be provided on site in close proximity to the park office. This area shall be utilized for the storage of larger vehicles, including, but not limited to, recreational vehicles, campers, boats, trailers, and tractors. The area shall be surfaced in accordance with Chapter 430, Zoning, of this Code.
A.
Water distribution. All mobile home parks shall provide to each separate
mobile home lot a continuing supply of safe and potable centralized
water as approved by the State Department of Environmental Protection.
B.
Sewage disposal. All mobile home parks shall provide to each separate
mobile home lot a connection to a centralized sanitary sewer disposal
system, which shall be approved by the State Department of Environmental
Protection.
C.
No mobile home park permit shall be issued until the sewage disposal
and water distribution system for the mobile home park have been approved
by the State Department of Environmental Protection.
D.
Electrical distribution and television service. All mobile home parks
shall have underground electrical distribution systems, telephone
service and television cable service, where available, which shall
be installed and maintained in accordance with the local company's
specifications regulating such systems.
E.
Individual electrical connections.
(1)
Each mobile home lot shall be provided with an approved disconnecting
device and over-current protective equipment. The minimum service
per outlet shall be 120/240 volts AC 200 amperes.
(2)
All exposed non-current-carrying metal parts of mobile homes and
all other equipment shall be grounded by means of an approved grounding
connector run with branch circuit conductors or other approved methods
of grounded metallic wiring. The neutral conductor shall not be used
as an equipment ground for mobile homes or other equipment.
F.
Natural gas system. Any natural gas system shall be installed and
maintained in accordance with the regulations and specifications of
the company supplying said natural gas.
G.
Liquefied petroleum gas system. Liquefied petroleum gas (LPG) systems
provided for mobile homes, service buildings or other structures shall
include the following:
(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 mobile home and shall
be maintained in effective operating condition.
(3)
All LPG piping outside of the mobile home shall be well supported
and protected against mechanical injury. Undiluted liquefied petroleum
gas liquid form shall not be conveyed through piping equipment and
systems in mobile homes.
(4)
Any vessel containing LPG shall be secured but not permanently fastened
to prevent accidental overturning. Vessels with a capacity greater
than 100 gallons must be placed no nearer than 10 feet from any building.
Vessels with a capacity greater than 500 gallons are prohibited, and
no mobile home shall have a total capacity greater than 500 gallons.
(5)
No LPG vessel shall be stored or located inside or beneath any storage
cabinet, carport, mobile home or any other structure unless such installations
are specifically approved by Shippensburg Township.
H.
Fuel oil supply systems. All fuel oil supply systems provided for
mobile homes, servicing buildings and other structures shall be installed
and maintained in conformity with the following regulations:
(1)
All piping from outside fuel oil storage tanks or cylinders to mobile
homes shall be securely, but not permanently, fastened in place.
(2)
All fuel oil supply systems provided for mobile homes, service buildings
and other structures shall have shutoff valves located within five
inches of storage tanks.
(3)
All fuel oil storage tanks or cylinders shall be securely placed
and shall not be less than 10 feet from any mobile home exit.
(4)
Fuel oil storage tanks located in areas subject to traffic shall
be protected against physical damage.
(5)
Fuel oil storage tanks shall not be located under mobile homes.
A.
All mobile home parks shall provide not less than 10% of the total
land area for common open space purposes for the enjoyment of park
residents. The required open space shall not include undesirable areas
,including, but not limited to, slopes greater than 25%, wetlands,
100-year floodplain, and stormwater management facilities. Common
open space shall be located so as to be free of traffic hazards and
shall be centrally located and easily accessible to all park residents.
Sidewalks shall be required to access all usable open space and recreation
areas. Mobile home parks accommodating more than 25 individual lots
shall also be required to provide playgrounds or other physical recreational
facilities to promote active recreation in addition to passive open
space. Such active recreation facilities may be included within the
required open space area. Plans shall detail the types of facilities
proposed and their locations.
B.
Exposed ground surface in all parts of every park shall be protected
with a vegetation growth that is capable of preventing soil erosion
and the emanation of dust during dry weather.
C.
Park grounds shall be maintained free of vegetation growth which
is poisonous or which may harbor rodents, insects, or other pests
harmful to man.
Mobile home parks shall comply with the landscaping and screening requirements found in Article VIII of this chapter.
Mobile home parks shall provide curbing and sidewalk as per the requirements found in Article IX of this chapter. Additionally, all mobile home lots shall be connected to sidewalks, to paved streets, or to paved driveways or parking spaces connecting to a paved street. Such individual walks shall have a minimum width of two feet.
B.
All means of ingress and egress, walkways, streets, and parking lots shall be adequately lighted during nighttime hours by the use of either low-pressure or high-pressure sodium luminaires mounted at a minimum height of 20 feet. Park illumination for streets and other public areas shall be serviced by a separate circuit. The developer is required to provide a lighting plan for review and approval by the Township. Said lighting plan shall be prepared by a professional engineer, licensed architect, professional lighting consultant or the power company servicing the proposed park. All park lighting shall conform to the performance standards set forth in Article III, Supplementary Regulations, of Chapter 430, Zoning, of the Code of the Township of Shippensburg.
C.
Along park streets and walkways luminaires shall be provided at maximum
intervals of 200 feet, except within 200 feet of intersections of
park streets, where the maximum intervals shall be 100 feet.
D.
Park entranceways, where the park street connects with the public
street, shall have at least two luminaires at the street intersection.
E.
Auxiliary parking lots shall have one luminaire for each 20 parking
spaces, or fraction thereof, which shall be located to distribute
the light as evenly as practical.
A.
An enclosure of compatible design and material or "skirting" shall
be erected around the entire base of each mobile home. Such enclosure
shall provide sufficient ventilation to inhibit decay and deterioration
of the structure and shall be designed in such a manner as to prevent
animals from freely entering the area beneath the mobile home.
B.
Anchorage to prevent the movement of the mobile home by natural causes
shall be provided for each mobile home. Anchorage may be provided
for by anchors and tie-downs such as cast-in-place concrete, "dead-man"
eyelets imbedded in arrowhead anchors, or other devices securing the
stability of the mobile home. Anchors and tie-downs shall be placed
at a minimum at each corner of the mobile home slab, and each shall
be able to sustain a minimum tensile strength of 2,080 pounds.
C.
Each mobile home lot shall be provided with a four-inch concrete
slab on a stable surface at least 10 feet by 18 feet in size for use
as a terrace and so located so as to be adjoining and parallel to
the mobile home and not extend into the front or rear yards. In place
of a concrete slab, a structurally stable porch may be constructed
at the elevation of the entranceway. It must be located so as to be
adjoining and parallel to the mobile home and not extended into the
front or rear yards. The porch shall be of either metal or pressure-treated
wood construction at least 10 feet by 18 feet in size.
D.
Individual tenants at the mobile home park may construct attached
enclosures or covered patios to individual mobile homes, provided
that such enclosure does not encroach into the front, side, or rear
building setbacks. Structures with a roof shall be anchored in such
a manner as to prevent movement by natural causes. A Township building
permit shall be required in each case.
E.
Provisions shall be made by the park operator to have garbage and
waste collected at least once every week. Any refuse disposal site
and/or recyclable dropoff site proposed within the mobile home park
shall be subject to the approval of the Township.
F.
Mailboxes for park residents shall be located on one or more conveniently
located, centralized pedestals inside the park. Mailboxes outside
the park boundaries and/or along public roads shall be prohibited.
G.
There shall be provided in each mobile home park such other improvements
as the Township may require in the best interests of the park residents.
H.
Waste receptacles shall be provided within 150 feet of each unit
unless curbside collection is provided. Dumpsters shall be located
no closer than 50 feet to any boundary of the park and no closer than
20 feet to any building within the park. Dumpsters shall be located
so as to be clearly accessible to the servicing refuse collection
vehicle.
I.
Mailbox clusters shall be provided. They shall be located and designed
to minimize interference with normal traffic operations at the park
entrance.
J.
Storage sheds with a maximum area of 400 square feet may be placed
on any individual mobile home lot.
K.
Minimum living area: No mobile home in any mobile home park shall
contain less than 900 square feet of living area, excluding hitch
and eaves.
L.
Canopies and awnings may be attached to any mobile home, provided they meet current building code standards and comply with all applicable Chapter 430, Zoning, of this Code criteria.
M.
School bus stops shall be located in an area acceptable to the school
district and the Township.
A.
No part of any mobile home park shall be used for a nonresidential
purpose, except such uses that are required for the direct servicing
and well-being of park residents and for the management and maintenance
of the park.
B.
Nothing contained in this article shall be deemed as prohibiting
the sale of a mobile home located on an individual lot and connected
to the pertinent utilities.
A.
Operator shall operate a park in compliance with this chapter and
shall provide adequate supervision to maintain park, its facilities
and equipment in good repair and in a clear and sanitary condition.
Operator shall notify Shippensburg Township within five days of placement
of additional mobile homes. All mobile home parks shall include an
on-site park manager's office. Said office shall be clearly identified
and designated within the confines of the park. All park offices shall
be open for business a minimum of 20 hours per week. The regular hours
of operation shall be clearly posted at the front of the office along
with any changes in the schedule as necessary, a list of emergency
phone numbers, and a legible map of the park layout, including street
names and individual lot addresses.
B.
Operator shall provide to the Township Supervisors and the State
Department of Environmental Protection access at reasonable times
to the park and facilities to inspect to ensure compliance and shall
maintain a register containing names of all park occupants to be available
to any authorized person inspecting park, for health, assessment,
taxation and other purposes. Said register shall also include the
name and last permanent address of the head of the family occupying
each mobile home, date of entry to the park, and the serial number,
make and size of mobile home. Said register shall be kept at the park
manager's office and shall be available at all times for Township
or county inspection. Any changes in occupancy shall be reported to
the Township and the County Tax Assessor's office within one month
of the date of entry.
C.
Operator shall notify the Township and the Department of Environmental
Protection of any suspected communicable or contagious disease within
the park.
