Borough of Hanover, PA Manufactured Home Park Regulations

All streets located within manufactured home parks shall remain private and shall be maintained by the park owner and/or legal or equitable owner. The minimum street cartway width for manufactured home park streets shall be 24 feet in width.

Provision for additional street width (right-of-way, cartway, or both) may be required when determined necessary by the Borough Council for the following specific situations:

Public safety and convenience;

Where the number of manufactured homes proposed to be located in the manufactured home park exceeds 100 units;

Widening of existing streets where the width does not meet the requirements of the preceding subsections.

Direct driveway access from a manufactured home lot to existing and/or proposed public streets shall not be permitted but shall be by way of an internal park street.

Lots in manufactured home parks.

Lots in a manufactured home park shall be served by both public water supply and sanitary sewerage collection systems or private community systems.

Manufactured home lots shall be not less than 50 feet wide measured at the minimum required setback line and shall not be less than 5,500 square feet in area per manufactured home unit exclusive of streets and other public areas.

Manufactured home park density should not exceed six units per acre.

Building setback lines. In a manufactured home park, the minimum building setback line from the cartway line of a private street shall be 20 feet.

Side and rear building lines.

The minimum spacing between manufactured home units, including attached accessory structures, shall be no less than 20 feet on a corner lot. The side yard abutting the street shall have a width equal to the depth of the front yard required and shall be subject to all front yard requirements of this chapter.

The minimum rear yard shall be 20 feet measured from the rear lot line of each manufactured home lot.

Detached accessory structures shall be located on the lot no closer than five feet from a manufactured home and shall comply with the required front, side, and rear setback lines.

Manufactured home units shall not be located closer than 35 feet from the manufactured home park property lines on the sides and rear not adjacent to a street. Manufactured home units adjacent to public streets shall not be located closer than 35 feet to the right-of-way line and shall contain a buffer yard in accordance with Article IX, § 320-57, herein.

Off-street parking requirements.

Paved off-street parking areas shall be provided at the rate of at least two vehicular parking spaces for each manufactured home lot.

Each such off-street parking space shall contain at least 200 square feet of area and shall be located on the lot it is intended to serve.

Additional visitor parking should be provided at the rate of at least one vehicular parking space for every five manufactured home lots. Visitor parking should be interspersed throughout the development.

Open space requirements.

Not less than 10% of the total land area shall be provided for usable open space. Such space shall be so located as to be free of traffic hazards and should, where the topography permits, be centrally located and easily accessible to all park residents.

Such open space shall be maintained with a durable vegetative cover that is capable of preventing soil erosion and the emanation of dust during dry weather.

The open space shall be maintained by the manufactured home park operator.

Stormwater facilities shall not be considered open space.

(5)

Recreational space should be provided separately as per Article X.

Stormwater management.

The ground surface in all parts of a park shall be graded and equipped to drain surface water in a safe, efficient manner. Where necessary, storm sewers, culverts and related facilities shall be provided to permit the adequate drainage of all locations within the park.

A stormwater plan in accordance with the provisions of this chapter shall be prepared and submitted prior to the granting of a plan approval or license for any manufactured home park.

All stormwater facilities shall be kept completely separate from any sanitary waste facilities.

Park areas for nonresidential uses. No part of the manufactured home park shall be used for a nonresidential purpose, except such uses that are specifically required for the direct servicing and well-being of park residents, for management and maintenance of the park, or those uses permitted by applicable provisions of Chapter 370, Zoning.

§ 320-78 Improvement and construction requirements.

All improvements, construction requirements, and engineering specifications for the improvements required, shall be provided in accordance with Article VII of this chapter and Chapter 370, Zoning, in addition to those required herein.

Buffer yard.

A suitably screened or landscaped buffer yard of at least 20 feet wide shall be provided by the developer along all of the property lines separating the manufactured home park from adjacent land uses and public streets. Said buffer yard shall be planted with dense screen plantings as specified in Chapter 370, Zoning, and Article IX of this chapter.

Signs and lighting.

Signs may be permitted in accordance with Article VII of Chapter 370, Zoning.

All parks shall be furnished with lighting units so spaced and equipped with luminaries placed at such mounting heights as will provide the following average maintained levels of illumination for the safe movement of pedestrians and vehicles at night:

All parts of the streets systems: an average of 1.0 footcandle with a minimum of 0.1 footcandle.

Potentially hazardous locations, such as major street intersections and steps or step ramps: individually illuminated with a minimum of 0.3 footcandle.

Other site improvements and requirements.

Each manufactured home site shall be provided a structurally stabilized foundation for manufactured home placement approved by the Borough Engineer.

An enclosure of compatible design and material shall be erected around the entire base of each manufactured home. Such enclosure shall provide sufficient ventilation to inhibit decay and deterioration of the structure.

Each manufactured 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 manufactured home and not extend into the front, side, or rear yard.

Individual tenants of the manufactured home park may construct attached enclosures or covered patios to individual manufactured homes, provided that such enclosures do not encroach into the front, side, or rear yard areas.

(5)

Tie-downs shall be installed at strategic locations so as to prevent movement of the manufactured home by natural causes.

(6)

Provisions shall be made by the park operator to have garbage and waste collected at least once every week and shall be deposited at an approved disposal site.

(7)

There shall be provided such other improvements as the Borough Council may deem necessary, whereby such requirements shall at all times be in the best interests of the park residents.

Water supply.

Water distribution system.

The water system of the manufactured home park shall be connected by pipes to all manufactured homes, buildings, and other facilities requiring water.

The water piping system shall not be connected with nonpotable or questionable water supplies and shall be protected against the hazards of backflow or backsiphonage.

The system shall be so designed and maintained in accordance with the Borough's Standard Construction Specifications.[1]

[1]

Editor's Note: See Ch. 170, Construction Codes, Uniform.

Individual water-riser pipes and connections.

Individual water-riser pipes shall be located within the confined area of the manufactured home stand at a point where the water connection will approximate a vertical position.

The water-riser pipe shall extend at least four inches aboveground elevation. The pipe shall be at least 3/4 inch. The water outlet shall be capped when a manufactured home does not occupy the lot.

Adequate provisions shall be made to prevent freezing of service lines, valves, and riser pipe 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.

A shutoff valve below the frost line shall be provided near the water-riser pipe of each manufactured home lot.

(e)

Underground stop and waste valves shall not be installed on any water service.

(f)

The system shall be so designed and maintained in accordance with the Borough's Standard Construction Specifications.[2]

[2]

Editor's Note: See Ch. 170, Construction Codes, Uniform.

Sewage disposal. An adequate and safe sewerage system shall be provided in all parks for conveying and disposing of sewage from manufactured homes, service buildings and other accessory facilities. All such systems shall make connection to the public sanitary sewer system upon review and approval by the Pennsylvania Department of Environmental Protection (DEP) and the Municipal Authority.

Individual sewer connections.

Each manufactured home lot shall be provided with at least a three-inch diameter sewer riser pipe. The sewer riser pipe shall be so located on each stand that the sewer connection to the manufactured home drain outlet will approximate a vertical position.

The sewer connection shall have a nominal inside diameter of not less than three inches, and the slope of any portion thereof shall be at least 1/4 inch per foot. All joints shall be watertight.

All materials used for sewer connections shall be semirigid, corrosive-resistant, nonabsorbent, and durable. The inner surface shall be smooth.

Provision shall be made for plugging the sewer riser pipe when a manufactured home does not occupy the lot. Surface drainage shall be diverted away from the riser. The rims of the riser pipe shall extend at least 1/2 inch above ground elevation.

(e)

The system shall be so designed and maintained in accordance with the Borough's Standard Construction Specifications.[3]

[3]

Editor's Note: See Ch. 170, Construction Codes, Uniform.

Sewer lines.

All sewer lines shall be located in trenches of sufficient depth to be free of breakage from traffic or other movements, shall be separated from the park water supply system and stormwater drainage systems and shall have watertight joints.

The system shall be so designed and maintained in accordance with the Borough's Standard Construction Specifications.

Electrical distribution system. 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 electrical power company specifications regulating such systems.

Fuel supply and storage.

Natural gas system.

Natural gas piping systems when installed in manufactured home parks shall be maintained in conformity with the specifications of the gas company serving the area.

Each 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.

Liquefied petroleum gas systems. Liquefied petroleum gas (LPG) systems provided for manufactured homes, service buildings or other structures, when installed, shall be maintained in conformity with any applicable rules and regulations and shall include the following:

Systems shall be provided with safety devices to relieve excessive pressures and shall be arranged so that the discharge terminates at a safe location.

Systems shall have at least one accessible means for shutting off gas. Such means shall be located outside the manufactured home and shall be maintained in effective operating condition.

All LPG piping located outside of the manufactured home 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 manufactured homes.

Vessels of more than 12 and less than 60 U.S. gallons' gross capacity may be installed on a manufactured home lot and shall be securely but not permanently fastened to prevent accidental overturning.

(e)

No LPG vessel shall be stored or located inside or beneath any storage cabinet, carport, manufactured home, or any other structure unless such installations are specially approved by the authority having jurisdiction.

Fuel oil supply systems.

All fuel oil supply systems provided for manufactured homes, services buildings and other structures shall be installed and maintained in conformity with any applicable rules and regulations.

All piping from outside fuel storage tanks or cylinders to manufactured homes shall be securely, but not permanently, fastened in place.

All fuel oil supply systems provided for manufactured homes, service buildings and other structures shall have shutoff valves located within five inches of storage tanks.

Storage tanks located in areas subject to traffic shall be protected against physical damage.

Other utilities. Any other utility, such as telephone or cable, servicing a manufactured home park shall be installed underground as applicable and maintained in accordance with the respective utility company specifications regulating such systems.

Service buildings and other park service facilities. The requirements of this section shall apply to service buildings, recreation buildings and other community service facilities as follows:

Facilities.

Every manufactured home park shall have a structure clearly designated as the office of the manufactured home park manager.

Service and accessory buildings located in a manufactured home park shall be used only by the residents of the manufactured home park.

Structural requirements for buildings.

All portions of the structure shall be properly protected from damage by ordinary uses and by decay, corrosion, termites, and other destructive elements. Exterior portions shall be of such materials and be so constructed as to prevent entrance or penetration of moisture and weather.

All rooms containing lavatory facilities shall:

[1]

Have some resistant walls extending to the ceiling between male and female sanitary facilities. Walls and partitions in lavatories and other plumbing fixtures shall be constructed of dense, nonabsorbent, waterproof material or covered with moisture-resistant materials.

[2]

Have at least one window or skylight facing directly to the outdoors. The minimum aggregate gross area of windows for each required room shall be not less than 10% of the floor area served by them.

[3]

Have at least one window which can be easily opened, or a mechanical device which will adequately ventilate the room.

Toilets shall be located in separate compartments equipped with self-closing doors.

Refuse handling. The storage, collection, and disposal of refuse in the manufactured home park shall be the responsibility of the manufactured home park owner or manager and shall be so conducted as to create no health hazards, rodent harborage, insect breeding areas, accident, or fire hazards or in pollution and shall comply with all applicable Borough and state regulations.

Insect and rodent control. Grounds, buildings, and structures shall be maintained free of insect and rodent harborage and infestation. Extermination methods and other measures to control insects and rodents shall comply with all applicable Borough and state regulations.

Fire protection.

Local regulations. The manufactured home park area shall be subject to any local fire protection rules and regulations.

Litter control. Manufactured home park areas shall be kept free of litter, rubbish, and other flammable materials.

Fire extinguishers. Portable fire extinguishers of a type approved by the Borough fire prevention authority shall be kept in public service buildings under park control and a sufficient number shall be maintained throughout the park in readily accessible and well-marked positions.

Fire hydrants.

Fire hydrants shall be installed in accordance with the following requirements:

[1]

The water supply source shall permit the operation of a minimum of two one-and-one-half-inch hose streams.

[2]

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.

Fire hydrants shall be located within 600 feet of any home, service building or other structure in the park and shall be installed in accordance with all applicable Borough specifications.