A.
Individual mobile homes. Individual mobile homes or manufactured housing, as defined in § 160-5, may be erected on any lot where the use is permitted in compliance with Chapter 181, Zoning, of the Borough Code, all sections of this chapter which apply to subdivisions and development of single-family detached dwellings, and applicable local or federal building codes.
B.
Mobile home parks. The provisions of this article shall be followed in the construction or alteration of all mobile home parks, as defined in § 160-5. These provisions are in addition to other applicable regulations of this chapter. Compliance with Chapter 181, Zoning, of the Borough Code is also required.
The following site design standards shall apply to mobile home
parks:
A.
Arrangement of structures and facilities. The tract, including mobile
home pads, patios, other dwellings and structures, and all tract improvements,
shall be organized in relation to topography, the shape of the property,
and common facilities. Special attention shall be given to new mobile
home designs and to common appurtenances that are available.
B.
Adaptation to property 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 property shall be preserved to the maximum
extent practical.
C.
Courts and spaces. Groups or clusters of units shall be placed to
create interior spaces and courtyards.
D.
Orientation. Mobile homes shall be arranged in a variety of orientations
so that many units face the street with their long sides rather than
their ends, in order to provide variety and interest.
E.
Street layout. Street patterns should relate to the topography.
F.
Roadways.
(1)
Standards. All standards for the construction of streets contained
in this chapter shall be adhered to for all public streets in and
abutting a mobile home park. In those parks where streets are to be
maintained by the mobile home park owner or owned and maintained in
common by the residents/owners of the individual lots, the following
standards shall apply:
(a)
Right-of-way. There shall be an equivalent right-of-way reserved
along streets which are designed to function as major or minor collector
streets, and which connect exterior roadways, form major internal
loops, traverse the majority of the development, or provide access
to adjoining parcels of land. No equivalent rights-of-way are required
on other streets. On those streets where an equivalent right-of-way
is required, parallel parking may be permitted, but perpendicular
or angled parking is not permitted.
(b)
Pavement. Pavement or cartway width of all residential streets
serving as access to mobile home lots shall be not less than 26 feet.
Pavement may be reduced to no be less than 20 feet on a street serving
as access to not greater than 10 mobile home lots where parking is
prohibited along the road.
(c)
Grades. Grades on all residential streets shall not exceed 10%.
(2)
Access limitations. Mobile home lots may have direct access only
onto streets internal to the development. Direct access from a mobile
home lot shall not be permitted onto the streets surrounding the mobile
home park.
(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 streets prior to being dedicated as a public
way.
G.
Pedestrian circulation.
(1)
General requirements. All mobile home parks shall provide safe, durable,
all-season pedestrian walkways of adequate width for intended use,
and convenient by connecting individual mobile homes, other mobile
home park features, all community facilities provided for the residents,
and offsite facilities; such as schools, bus stops, commercial centers,
etc. These pedestrian walkways may parallel vehicular roadways, where
they shall 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.
(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. Walkways from all dwellings shall be connected
to common walkways, 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.
In addition to any requirements of Chapter 181, Zoning, of the Borough Code, the following regulations shall also apply:
A.
Open space system.
(1)
At least 20% of the site area of the mobile home park shall be in
common open space. A maximum of 30% of the common open space may be
made up of required buffer area.
(2)
Arrangement. The common space shall be designed as a contiguous area
unless the applicant demonstrates to the satisfaction of Borough Council
that two or more separate areas would be preferable. Pedestrian and
visual accessibility of the open space shall be provided for all residents
of the mobile home park, to the greatest extent feasible, although
all units do not have to abut the common open space.
(3)
Recreation. Recreation areas and facilities shall be provided to
meet the anticipated needs of the residents of the mobile home park.
Not less than 25% of the required open space area exclusive of lands
within the required buffers, shall be devoted to recreation use. Recreation
areas should be of a size, shape, and topography that is conducive
to active and passive recreation.
A.
Ownership. Common open space and roadways shall be offered for dedication
to the Borough or open for public use through easements or other appropriate
means in any mobile home park where all lots will be sold individually.
In all other cases, these and other common elements may be retained
by an HOA or similar entity.
B.
Maintenance. Prior to development plan approval, provisions acceptable
to Borough Council and the Borough Solicitor for the maintenance of
all common elements which will not be owned and maintained by a governmental
agency shall be established.
C.
Service building. The structure or structures containing the management
office and other common facilities shall be conveniently located for
the use intended.
A.
Water supply.
(1)
General requirements. An adequate water supply for domestic, auxiliary,
and firefighting uses shall be provided throughout the mobile home
park, including service buildings and accessory facilities.
(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 connection.
(a)
Individual water riser pipes shall be located within the confined
areas of the mobile home pad 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 Borough 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 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)
Fire protection. All mobile home parks shall be provided with fire
hydrants to meet the specifications of the National Fire Protection
Association. 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.
(1)
General requirements. An adequate and safe sewerage system shall
be provided throughout the mobile home park for conveying and disposing
of sewage from dwellings, service buildings, and accessory facilities
in accordance with the state requirements.
(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 separate from the water supply system. The system shall be constructed
and maintained in accordance with all state regulations, as well as
those of the servicing utility.
(3)
Individual connections.
(a)
Each mobile home shall have a sewer riser pipe consistent with
the standards of the servicing utility or the Borough Plumbing Code.
The sewer riser pipe shall be located on each mobile home pad to connect
vertically with the mobile home.
(b)
The connection shall have an inside diameter and slope as required
by the servicing utility or the Borough Plumbing Code. All joints
shall be watertight.
(c)
All material 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, cable
television, and any other utility lines shall be placed underground
in all mobile home parks and each shall have the necessary shutoff
valves and other safety requirements normally associated with safe
operations. All utility connections shall be appropriately capped
for safety purposes whenever a mobile home lot is not occupied.
D.
Refuse disposal.
(1)
The storage, collection, and disposal of refuse in the mobile home
park shall be so managed as to minimize health hazards and air pollution.
(2)
All refuse shall be stored in flytight, watertight, rodent-proof
containers, which shall be located not more than 150 feet away from
any mobile home lot. Containers shall be provided in sufficient number
and capacity to properly store all refuse as required by the Pennsylvania
Department of Environmental Protection. Refuse shall be collected
and disposed of as frequently as may be necessary to ensure that the
containers shall not overflow.
A.
Permits required.
(1)
Lots for sale. In those mobile home parks wherein some or all of
the mobile home lots will be sold individually (whether totally fee
simple, fee simple with a homeowners association, 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 to the lot in accordance
with standard procedures for any building activity in the Borough.
No mobile home or other structure shall be occupied until a valid
occupancy permit has been issued by the Borough.
(2)
Lots for lease. In those mobile home parks 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 park unless
and until that person or group obtains:
(b)
Annual licenses. In addition to the initial permits, the operator
of a mobile home park with lots for lease shall apply to the Borough
for an annual license to continue operation of the mobile home park.
The Borough shall issue the annual license upon satisfactory proof
that the mobile home park continues to meet the standards prescribed
by the state agencies having jurisdiction and the standards of this
article and other applicable ordinances. The license so issued shall
be valid for one year from the date of issuance.
B.
Fees.
(1)
Fees for the initial application and preliminary and final approvals
of any mobile home park shall be set by Borough Council.
(2)
The fee for the annual license required for mobile home parks having
lots for lease shall be prescribed by regulations of Borough Council
and shall be submitted to the Borough with the application for an
annual license.
C.
Inspection.
(1)
Upon notification to the licensee, manager, or person in charge of
a mobile home park with lots for lease, the Borough may inspect a
mobile home park after due notice to determine compliance with this
article.
(2)
Upon receipt of the application for an annual license, and before
issuing such annual license, the Borough shall make an inspection
of the mobile home park to determine compliance with this article
and other applicable ordinances. The Borough shall thereafter notify
the licensee of any instances of noncompliance and shall not issue
the annual license until the licensee has corrected all such violations.
D.
Mobile home inspections. The applicant or developer shall inform
the Borough when mobile homes are connected to water supply, sewer,
and electrical service to schedule inspection of these connections
and to determine that the mobile home is anchored and located in accordance
with this article. The Borough will not inspect the mobile home unit
but shall determine if it bears a label indicating that it complies
with the appropriate federal safety standards stipulated by the U.S.
Department of Housing and Urban Development and Pennsylvania regulations
issued under the "Manufactured Housing Construction and Safety Act."
A.
Mobile home pads. A mobile home pad shall be properly graded, placed,
and compacted so as to be durable and adequate for the support of
the maximum anticipated loads during all seasons.
(1)
Each mobile home pad shall be at least equal in length and width
to the dimensions of the mobile home to be placed thereon.
(2)
The mobile home pad shall be at least six inches in thickness and
shall be constructed from concrete, asphalt concrete, or other material
adequate to support the mobile home and to prevent abnormal settling
or heaving under the weight of the home in the opinion of the Borough
Engineer. In order to prevent wind overturn and rocking, the corners
of the mobile homes shall be secured with at least six tie-downs,
such as concrete "dead men," screw augers, arrowhead anchors, or other
devices suitable to withstand a tension of at least 2,800 pounds.
B.
Anchoring. Every mobile home placed within a mobile home park shall
be anchored to the mobile home pad where it is located prior to the
unit being occupied or used in any other way, or the expiration of
seven days from the date that it was delivered to the site, whichever
occurs first. The anchoring system shall be designed to resist the
required wind-loading requirements as stipulated by the U.S. Department
of Housing and Urban Development and the Pennsylvania UCC.
C.
Stability. All mobile homes placed within a mobile home park shall,
prior to occupancy or other use, be affixed to their mobile home pads
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 park shall,
prior to occupancy or other use, have skirts installed for protection
of the utility connections. Such skirts shall be compatible in their
design and materials with the mobile home itself and shall provide
sufficient ventilation to inhibit decay and deterioration of the structure.
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 pad.
