A.
Individual mobile homes. Individual mobile homes, as defined in § 147-64 herein, may be erected on any lot where the use is permitted, provided compliance is made with zoning requirements and all sections of this chapter which apply to subdivisions and development of single-family detached dwellings.
The following regulations shall apply to mobile
home parks:
A.
Arrangement of structure 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 common facilities. Special attention shall
be given to new mobile home designs and to common appurtenances that
are available.
B.
Adaptation 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 formation, 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.
E.
Street layout. Street patterns unrelated to the topography
of the site are to be avoided.
F.
Roadways.
(1)
Standards. All Borough standards for the construction
of streets contained in this chapter shall be adhered to for all public
streets in and abutting mobile home parks. In those parks wherein
the streets 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 streets, 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 streets. On those streets 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 access to mobile home lots shall be not less than
26 feet, except that this may be reduced to not less than 20 feet
on a street serving as access to no more than 10 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 40 feet shall be provided at the closed end of any
cul-de-sac road serving as a 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 only access to more than 20 mobile home
lots.
(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 from
which the mobile home park 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 streets 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 park.
G.
Pedestrian circulation.
(1)
General requirements. All mobile home parks shall
provide safe, convenient, all-season pedestrian walkways of adequate
width for intended use, durable and convenient to maintain between
individual mobile homes, mobile home development, 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.
In addition to any requirements of Chapter 176, Zoning, the following regulations shall also apply:
A.
Arrangement and recreation.
(1)
Arrangement. The common space shall be designed as
a contiguous area unless the applicant demonstrates to the satisfaction
of the Borough Council that two or more separate areas would be preferable.
The open space shall also have easily identifiable pedestrian and
visual accessibility to all residents of the mobile home park, although
all units do not have to abut the common open space.
(2)
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. Recreation areas should be of a size, shape and topography
that is conducive to active and passive recreation.
B.
Buffers.
(1)
General requirements. Along all exterior property
boundary lines a permanent buffer shall be provided.
(2)
Existing buffers. In cases where the property line
of a mobile home park 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 property line upon approval
of the Borough Council upon recommendation of the Borough Planning
Commission.
(3)
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.
A.
Ownership. Common open space and roadways shall be
offered for dedication to the Borough or public use assured through
easements or other appropriate means, in any mobile home park where
all lots will be sold, or where the Borough Council determines those
facilities to be key elements in the open space and/or circulation
systems of the Borough. 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.
B.
Maintenance. Prior to development plan approval, provisions
acceptable to the Borough Council and 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 supply for domestic, auxiliary and fire-fighting uses shall be provided for all uses included in the mobile home park, including service buildings and accessory facilities, in accordance with Chapter 176, Zoning.
(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 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.
(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 Middle States
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.
(1)
General requirements. An adequate and safe sewerage
system shall be provided in all mobile home parks 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 separated 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 sewer connections.
(a)
Each mobile home stand shall be provided with
a sewer riser pipe consistent with the standards of the servicing
utility. 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 insider diameter
and slope as required by the servicing utility. 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 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 stand is not occupied.
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 mobile
home or other structure placed or constructed thereon until the subdivision
and/or land development plan has properly been 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 obtain:
[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.
[2]
Valid permit(s) authorizing construction of
initial occupancy issued by the Borough Zoning Officer in the name
of the operator. All permits for water supply and sewage systems shall
have been obtained.
[3]
Compliance with all other requirements contained
herein.
[4]
Final approval of the application by the Borough
Council.
(b)
Annual licenses. In addition to the initial
permits, the operator of a mobile home park with lots for lease shall
apply to the Pennsylvania Department of Environmental Protection and
to the Borough 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
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 prescribed by regulations
of the Borough Council.
(2)
The fee for the annual license required for mobile
home parks having lots for lease shall be prescribed by regulations
of the Borough Council and shall be submitted to the Zoning Officer
with the application for the 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 Building
Inspector or Zoning Officer may inspect a mobile home park 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 the Borough shall make an inspection
of the mobile home park to determine compliance with this article
and other applicable ordinances. The Zoning Officer or other representative
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.
Modular and mobile home inspections. The applicant
or developer shall inform the Borough Engineer of the delivery date
of a modular and/or mobile home. The Borough Engineer shall inspect
the modular or mobile home upon its arrival at the site prior to installation,
to determine if it meets the standards of Part 5, Standards for the
Installation of Mobile Homes (ANSI/NFPA) publication 501A 1977. The
Borough Engineer shall also inspect a modular home after its installation
and prior to occupancy by residents, in order to determine its compliance
with installation instruction outlined in the building system approval
report, which shall be provided by the applicant or developer.
A.
Mobile home stands. 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.
Anchoring. Every mobile home placed within a mobile
home park shall be anchored to the mobile home stand where it is located
prior to the unit being occupied or used in any other way or the expiration
of seven days, whichever occurs first. The anchoring system shall
be designed to resist a minimum wind velocity of 90 miles per hour.
C.
Stability. All mobile homes placed within a mobile
home park 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
park shall, prior to occupancy or other use, have skirts installed
for protection of the utility connections.
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.
For the purpose of this article, these terms
shall be defined as follows:
A transportable, single-family dwelling intended for permanent
occupancy, contained in one unit or in two or more units designed
to be joined into one integral unit capable of again being separated
for repeated towing, which arrives at a site complete and ready for
occupancy except for minor and incidental unpacking and assembly operations,
and constructed so that it may be used without a permanent foundation.
A mobile home need not meet local building codes, but shall meet the
standards of the U.S. Department of Housing and Urban Development,
as indicated by the Structural Engineering Bulletin(s) which shall
be provided to the Borough by the applicant. Also known as "mobile
home."
A parcel of land, in a mobile home park, improved with the
necessary utility connections and other appurtenances necessary for
the erection thereon of a single mobile home.
A parcel or contiguous parcels of land which has been so
designated and improved that it contains two or more mobile home lots
for the placement thereon of mobile homes.
A single-family dwelling unit for permanent occupancy, made
by assembling one or more factory-produced, three dimensional sections
into one integral building, not capable of easily being separated
for repeated towing, whose construction materials must conform to
those of conventionally built units, as required by the Borough's
building code,[1] and must be placed on a permanent foundation. A copy of
the Structural Engineering Bulletin(s) must be proved to Council,
indicating approval of the dwelling or its components by the U.S.
Department of Housing and Urban Development.
