[Added 12-10-1979 by Ord. No. 210]
A.
Individual mobile homes. Individual mobile homes may be erected on any lot where the use is permitted, provided that compliance is made with zoning requirements, §§ 270-123A and B, 270-125A(3), B(3) and C and 270-127 of this article and all other applicable regulations. Tracts of land may be developed and improved for the purpose of erecting two or more mobile homes, provided that zoning requirements, all requirements of this chapter including those sections referenced above, and other applicable regulations are met. The following regulations of this article apply to mobile home developments, as defined in this chapter.
B.
Mobile home developments. The provisions of this article shall be followed in the construction or alteration of all mobile home developments, as defined in this chapter, planned for tracts of land 15 acres or greater in size in accordance with Article XX, Mobile Home Development District, of Chapter 300, Zoning. These regulations are in addition to those set forth in Article XX of Chapter 300, Zoning, and other applicable regulations of this chapter, and compliance with all regulations of both chapters is required.
All applications for mobile home developments shall follow the procedures established in § 300-364 of Chapter 300, Zoning. No application for subdivision or land development approval for the construction of a mobile home development will be accepted until the governing body has given conditional use approval pursuant to the requirements of Chapter 300, Zoning.
All regulations of §§ 300-365 through 300-368 of Chapter 300, Zoning, shall be adhered to in mobile home developments. In addition thereto, the following regulations shall apply:
A.
Arrangement
of structures and facilities. The tract, including mobile home stands,
patios, other dwellings and structures and all tract improvements,
shall be organized in relation to topography, the shape of the plot
and the shape, size and position of structures and common facilities.
Special attention shall be given to new mobile home designs and to
common appurtenances that are available.
B.
Adaption to
tract assets. Each mobile home unit or other dwelling or structure
shall be fitted to the terrain with a minimum disturbance of the land
and a minimum elevation difference between the floor level of the
unit and the ground elevation under it. Existing trees and shrubs,
rock formations, streams, floodplains, steep slopes and other natural
features of the tract shall be preserved to the maximum extent practical.
Favorable views shall be emphasized by the plan.
C.
Courts and spaces.
Groups or clusters of units, so placed as to create interior spaces
and courtyards, shall be incorporated whenever feasible.
D.
Orientation.
Mobile homes are encouraged to be arranged in a variety of orientations
and are strongly encouraged to have many units with their long sides
facing the street rather than their ends, in order to provide variety
and interest. Site layout shall be designed to ensure that mobile
home units are offset to block long uninterrupted vistas between the
units.
E.
Street layout.
Gridiron layouts and street patterns unrelated to the topography of
the site are to be avoided.
F.
Roadways.
(1)
Standards.
All applicable standards for streets and roads contained in this chapter,
and as subsequently amended, shall be adhered to for all public roads
in and abutting mobile home developments. In those developments wherein
the roads are to be maintained as private internal roadways owned
and maintained by the mobile home park operator or owned and maintained
in common by the residents/owners of the individual lots, the standards
shall be as follows:
(a)
Right-of-way.
There shall be an equivalent right-of-way, as defined herein, reserved
along those streets which are designed to function as feeder or collector
roads and which connect major exterior roadways, form major loops,
traverse the development or provide major or important access to adjacent
parcels. No equivalent right-of-way is required on other roads. On
those roads where an equivalent right-of-way is required, parallel
parking may be permitted, but perpendicular or angle parking is discouraged.
(b)
Pavement.
Pavement width of all residential streets serving as accesses to mobile
home lots shall not be less than 26 feet, except that this may be
reduced to less than 20 feet on a street serving as an access to no
more than 20 mobile home lots where parking is prohibited along the
road and off-street visitor parking is provided in common areas within
300 feet of all dwelling units at a rate of 0.3 space per mobile home.
(c)
Grades.
Gradients on all residential streets shall not exceed 10%.
(d)
Culs-de-sac.
A paved turnaround area with a minimum radius of 60 feet shall be
provided at the closed end of any cul-de-sac road serving as the sole
access to four or more mobile home lots. No permanently closed cul-de-sac
street shall exceed 500 feet in length or serve as the sole access
to more than 20 mobile home lots.
(e)
Other
requirements. All other applicable requirements of this chapter relating
to grades, vertical curves, horizontal curves, tangents between curves,
sight distance, construction specifications, intersection alignment,
intersection radius, interconnection of adjacent parcels and similar
regulations shall be adhered to in all mobile home park developments.
(2)
Access limitations.
Mobile home lots may have direct access only onto minor internal streets.
Direct access from a mobile home lot shall not be permitted onto the
street(s) from which the mobile home development gains primary access.
(3)
Conversions.
Any road built as a private road and later proposed for conversion
to a public road shall be brought up to the applicable standards for
public roads prior to being ordained as a public way, unless this
requirement is waived by the governing body subsequent to determining
that compliance with the requirement would have a negative effect
on the mobile home development.
G.
Pedestrian circulation.
(1)
General
requirements. All mobile home developments shall provide safe, convenient,
all-season pedestrian walkways of adequate width for the intended
use, durable and convenient to maintain, between individual mobile
homes, mobile home development streets, all community facilities provided
for the residents and off-site pedestrian traffic generators, such
as schools, bus stops, commercial centers, etc. These pedestrian walkways
may parallel vehicular roadways, where they shall only be required
on one side, or they may form a separate but coordinated system away
from streets. Walkways must be provided wherever pedestrian traffic
is concentrated and where school children congregate, but may be waived
elsewhere if the applicant successfully demonstrates a lack of need.
(2)
Common walk
system. Where a common walk system is provided and maintained between
locations, such common walks shall have a minimum width of four feet.
Where these walks parallel roadways, they shall be separated from
the road pavement by a distance of at least four feet.
(3)
Individual
walks. All dwellings shall be connected to common walks or to streets
or to driveways or parking spaces connecting to a paved street. Such
individual walks shall have a minimum width of two feet.
H.
Parking.
(1)
Spaces required.
Two paved off-street parking spaces shall be provided for each dwelling
either on the same lot therewith or in common parking facilities,
provided that parking areas contained therein are within 150 feet
of the mobile home lots for which they are intended. Parking for any
commercial or other nonresidential use shall follow the requirements
otherwise applicable for such uses.
(2)
Common parking
areas.
(b)
Required
green areas. Ten percent of all common parking areas on each tract
shall be devoted to green areas consisting mostly of natural vegetation
which must be interspersed within the paved parking areas to channel
traffic or divide parking areas. The green areas required by this
section shall not constitute a portion of any green area or common
open space otherwise required by this chapter or any other ordinance
or regulation of the Township. The exact design and location of the
green areas required by this section shall be indicated on a development
or subdivision or other similar plan and be permanently maintained
as such.
I.
Common open
space.
(2)
Recreation. Recreation areas and facilities shall be provided to meet the anticipated needs of the residents of the development and as specified in Chapter 300, Zoning, with reference to single-family detached units. Not less than 25% of the required open space area, exclusive of lands within the required buffers, shall be devoted to recreation. Recreation areas should be of a size, shape and relief that is conducive to active and passive recreation.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
J.
Buffers.
(1)
General requirements. Along all exterior property boundary lines except those which abut another mobile home development, there shall be a permanent buffer at least 15 feet in depth, unless this is waived pursuant to Subsection J(4) or (5) below. A screen buffer, as defined herein, shall be provided wherever the mobile home development abuts existing residential uses, with the exception of mid-rise or high-rise structures, and where abutting other types of uses when deemed necessary by the Township governing body to provide sufficient buffering and transition. A softening buffer, as defined herein, shall be provided wherever the mobile home development abuts existing mid-rise or high-rise residential uses; existing commercial, office, industrial and institutional uses; any existing street [as modified by Subsection J(3) below], drive or parking area; or open, not wooded, undeveloped land. An open buffer shall be provided wherever the mobile home development abuts wooded undeveloped land or where more extensive buffers are deemed unnecessary by the governing body.
(2)
Components.
The minimum component of each type of buffer shall be as follows:
(a)
Screen
buffer. The primary component of a screen buffer shall be a row of
evergreen trees at a height of not less than six feet when planted,
spaced not more than 10 feet apart on center, and these trees shall
be of such species to attain a height at maturity of not less than
20 feet. Also required as a secondary component of the buffer is one
of the following: mounding (the use of which is encouraged), provided
that the slopes shall be a maximum of three to one; visually opaque
fencing not greater than six feet in height; or coniferous shrubbery.
Any combination of evergreen trees, coniferous shrubs, mounding, fencing
or other natural vegetation or man-made materials is allowable, provided
that an effective visual screen at least 15 feet in height above the
adjacent ground elevation in the mobile home development is achieved
within a reasonable time. But whenever only vegetation is used, there
shall be at least a double row of evergreen trees, with the trees
in one row offset five feet from the trees in the other row and the
rows at least five feet apart.
(b)
Softening
buffer. The primary component of a softening buffer shall be a row
of trees spaced not more than 25 feet apart on-center, at least 25%
of which shall be evergreens. The evergreen trees shall be at least
six feet in height when planted and shall attain at least 20 feet
in height at maturity. Any deciduous trees shall be at least 1 1/2
inches in caliper and eight feet in height when planted and shall
attain a height of not less than 20 feet at maturity. These trees
shall be interspersed with other allowable components, including any
other type of trees, shrubs, mounding, fencing and/or similar natural
or man-made elements having a visible vertical dimension, or any combination
thereof.
(c)
Open
buffers. The open buffer shall as a minimum consist of grass, ground
cover and/or similar vegetative material and may include trees, shrubs
or other natural or man-made landscaping materials, but it shall be
mostly vegetative with minimal paved areas, if any.
(3)
Street boundaries. Rather than the extensive buffers described in Subsection J(2) above, the use of a single row of deciduous trees at least eight feet in height when planted and at least 20 feet in height at maturity, with a spacing of not more than 40 feet on center, may be provided along all property boundaries which abut a street, wherever necessary for adequate sight distance or where the governing body determines this to be a sufficient buffer to protect the welfare and safety of the community.
(4)
Existing
buffers. In cases where an edge(s) of a mobile home development occurs
along natural features which function as buffers, including but not
limited to mature vegetation, significant grade changes or stream
valleys, which are likely to be permanently preserved, buffering may
be waived along that edge(s) upon approval of the governing body.
(5)
Buffer alternative.
Buffers may also be waived by the governing body where the mobile
home development abuts a single-family residential use, if only detached
modular homes or conventionally built single-family detached dwellings,
but not mobile homes, are constructed within 200 feet of that property
boundary.
(6)
Maintenance.
All vegetation shall be maintained permanently and in the event of
death or other destruction shall be replaced within one year by the
persons responsible for maintenance when the death or destruction
occurred.
(7)
Buffer landscape
plan. A landscaping plan shall be submitted with the final plans,
showing all pertinent information, including the location, size and
species of all individual trees and shrubs to be preserved or planted
or, alternately, the general characteristics of existing vegetation
masses which are to be preserved.
K.
Drainage considerations.
The following site drainage requirements shall apply to all mobile
home developments:
(1)
Surface
water. The ground surface in all parts of the development shall be
graded and equipped to drain all surface water in a safe, efficient
manner.
[Amended 6-2-2008 by Ord. No. 490]
(2)
Ponds and
retention structures. Surface water collectors and other bodies of
standing water capable of breeding mosquitoes and other insects shall
be eliminated or controlled in a manner approved by the Pennsylvania
Department of Environmental Protection.
[Amended 6-2-2008 by Ord. No. 490]
(3)
Wastewater.
Wastewater from any plumbing fixture or sanitary sewer line shall
not be deposited upon the ground surface in any part of a mobile home
development or the surrounding properties.
(4)
Erosion
and sediment control. All applicable regulations and permit requirements
to prevent accelerated soil erosion and resulting sedimentation as
stipulated by the Pennsylvania Department of Environmental Protection
shall be followed by all parties engaged in the establishment of a
mobile home development.
[Amended 6-2-2008 by Ord. No. 490]
L.
Ground cover
requirement. Exposed ground surfaces in all parts of every mobile
home development shall be paved or covered with stone screenings or
other solid material or protected with a vegetative growth that is
capable of preventing soil erosion and the emanation of dust during
dry weather. Impervious pavement shall be kept to a minimum. All ground
surfaces shall be appropriately maintained.
M.
Lighting facilities.
Lighting facilities shall be provided as needed and arranged in a
manner which will protect the mobile home development residents, neighboring
properties and adjacent highways from direct glare or hazardous interference
of any kind. Lighting facilities shall be required where deemed necessary
by the governing body for the safety and convenience of the mobile
home development residents and shall be installed by the developer.
A.
Ownership. Common open space and roadways shall be offered for dedication to the Township or their public use assured through easements or other appropriate means in any mobile home development where all lots will be sold or where the Township governing body determines those facilities to be key elements in the open space and/or circulation systems of the Township, in accordance with Township comprehensive planning policies and applicable standards of Article VII of Chapter 300, Zoning. In all other cases, these and other common elements may be retained in private ownership, or may be owned jointly by the residents of the development in conformance with Article VII of Chapter 300, Zoning.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
B.
Maintenance. Prior to development plan approval, provision acceptable to the Township governing body and Solicitor for the maintenance of all common elements which will not be owned and maintained by a governmental agency shall be established in conformance with Article VII of Chapter 300, Zoning.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
C.
Service building.
The structure or structures containing the management office and other
common facilities shall be conveniently located for the use intended.
Consolidation of laundry, recreation, management and other common
facilities in a single building and location is encouraged if the
single location will adequately serve all mobile home lots.
A.
Water supply.
(2)
Water distribution
system. All water piping, fixtures and other equipment shall be constructed
and maintained in accordance with state and local regulations as well
as those of the servicing utility.
(3)
Individual
water-riser pipes and connections: mobile homes.
(a)
Individual
water-riser pipes shall be located within the confined area of the
mobile home stand at a point where the water connection will approximate
a vertical position, thereby ensuring the shortest water connection
possible and decreasing susceptibility to water pipe freezing.
(b)
The water-riser
pipe shall have a minimum inside diameter consistent with the standards
of the servicing public utility or, in lack thereof, of the Township
Engineer and terminate at least four inches above the ground surface.
The water outlet shall be provided with a cap when a mobile home does
not occupy the lot.
(c)
Adequate
provisions shall be made to prevent the freezing of service lines,
valves and riser pipes and to protect risers from the heaving and
thawing actions of the ground during freezing weather. Surface drainage
shall be diverted from the location of the riser pipe.
(4)
Fire protection.
All mobile home developments shall be provided with fire hydrants
to meet the specifications of the Middlestates Department Association
of Fire Underwriters. In addition, those hydrants shall be in sufficient
numbers to be within 600 feet of all existing and proposed mobile
homes and other dwellings and structures, measured by way of accessible
streets or common areas.
B.
Sewage disposal.
(2)
Sewer system.
All sewer lines shall be located in trenches of sufficient depth to
be free of breakage from traffic or other movements and shall be separated
from the water supply system. The system shall be constructed and
maintained in accordance with all state and Township regulations,
as well as those of the servicing utility.
(3)
Individual
sewer connections: mobile homes.
(a)
Each
mobile home stand shall be provided with a sewer-riser pipe consistent
with the standards of the servicing utility or, in lack thereof, of
the Township Engineer. The sewer-riser pipe shall be so located on
each stand that the sewer connection to the mobile home drain outlet
will approximate a vertical position.
(b)
The sewer
connection shall have an inside diameter and slope as required by
the servicing utility or, in lack thereof, by the Township Engineer.
All joints shall be watertight.
(c)
All materials
used for sewer connections shall be semirigid, corrosive-resistant,
nonabsorbent and durable. The inner surface shall be smooth.
(d)
Provision
shall be made for plugging the sewer-riser pipe when a mobile 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.
C.
Underground
utilities. All electric, natural gas, telephone and any other utility
lines shall be placed underground in all mobile home developments,
and each shall have the necessary shutoff valves and other safety
requirements normally associated with safe operation; all utility
connections shall be appropriately capped for safety purposes whenever
a mobile home stand is not occupied.
A.
Permits required.
(1)
Lots for
sale. In those mobile home developments wherein some or all of the
mobile home lots will be sold individually, whether totally fee simple,
fee simple with a homeowners' association, a condominium or cooperative,
no lot to be conveyed shall be developed or a mobile home or other
structure placed or constructed thereon until the subdivision and/or
land development plan has been properly approved and the proper building
and construction permits have been issued for that lot in accordance
with standard procedures for any building activity in Upper Providence
Township. No mobile home or other structure shall be occupied until
a valid occupancy permit has been issued by the Township.
(2)
Lots for
lease. In those mobile home developments wherein some or all of the
mobile home lots will be leased, the following regulations shall apply
to the entire development, exclusive of the lots being sold individually:
(a)
Initial
permits. It shall be unlawful for any person or group to construct,
alter, extend or operate a mobile home development unless and until
that person or group obtains:
[1]
A
valid permit issued by the Pennsylvania Department of Environmental
Protection, in the name of the operator, for a specified construction,
alteration or extension proposed; and
[2]
A
valid permit(s) authorizing construction and initial occupancy, issued
by the Upper Providence Township Zoning Officer in the name of the
operator, which shall not be issued until a copy of the Department
of Environmental Protection 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 Board of Supervisors.
(b)
Annual
licenses. In addition to the initial permits, the operator of a mobile
home development with lots for lease shall apply to the Pennsylvania
Department of Environmental Protection and to the Upper Providence
Township Zoning Officer on or before the first day of each year for
an annual license to continue operation of the mobile home park. The
Zoning Officer shall issue the annual license upon satisfactory proof
that the park continues to meet the standards prescribed by state
agencies having jurisdiction and the standards of this article and
other applicable Township ordinances. The license so issued shall
be valid for one year from the date of issuance.
B.
C.
Inspection.
(1)
Upon notification
to the licensee, manager or person in charge of a mobile home development
with lots for lease, the Zoning Officer of Upper Providence Township
may inspect a mobile home development after due notice to determine
compliance with this article.
(2)
Upon receipt
of the application for annual license and before issuing such annual
license, the Zoning Officer or other designated representative of
Upper Providence Township shall make an inspection of the mobile home
development to determine compliance with this article and other applicable
Township ordinances. The Zoning Officer or other representative shall
thereafter notify the licensee of any instance of noncompliance and
shall not issue the annual license until the licensee has corrected
all such violations.
A.
Mobile home
stand. A concrete pad properly graded, placed and compacted so as
to be durable and adequate for the support of the maximum anticipated
loads during all seasons shall be used for all mobile homes.
B.
Footings and
anchoring. Each mobile home shall be installed and anchored according
to the applicable standards of Standard for the Installation of Mobile
Homes (American National Standards Institute/National Fire Protection
Association No. 501A, 1977) and as may be subsequently amended, prior
to the unit being occupied or used in any other way.
C.
Stability. All
mobile homes placed within a mobile home development shall, prior
to occupancy or other use, be affixed to their mobile home stands
in such a way so as to prevent tilting of the unit. No mobile home
shall permanently rest on the wheels used to transport the unit.
D.
Skirts. All
mobile homes placed within a mobile home development shall, prior
to occupancy or other use, have skirts installed which are designed
to complement the appearance of the mobile home and are coordinated
throughout the park.
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.
