Individual mobile homes may be erected on any
lot where single-family dwelling use is permitted, provided that there
is compliance with zoning requirements and all applicable sections
of this chapter.
The provisions of this article apply to the construction or alteration of all mobile home developments. These provisions are in addition to other applicable regulations of this chapter. Compliance with the Township Zoning Ordinance (Chapter 350) is required.
All applications for mobile home developments shall follow the procedures established in the Zoning Ordinance (Chapter 350). No application for subdivision or land development approval for the construction of a mobile home development will be accepted until the Board of Commissioners had given approval pursuant to the requirements of the Township Zoning Ordinance (Chapter 350).
All appropriate regulations of the Township Zoning Ordinance (Chapter 350) shall be met 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 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 formations, streams, floodplains,
steep slopes, and other natural features of the tract shall be preserved
to the maximum 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 insure 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 Township standards for the construction
of roads contained in this chapter, as subsequently amended, shall
apply to all public roads in and abutting mobile home developments.
In those developments wherein the roads are to be maintained as private
internal roadway, 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 on 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 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 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 800 feet
in length or serve as the sole access to more than 20 mobile home
lots.
(2)
Access limitations. Mobile home lots may have direct
access only onto roads internal to the development. Direct access
from a mobile home lot shall not be permitted onto the road(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 Board of
Commissioners 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 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.
[Amended 3-8-1993 by Ord. No. 243]
A.
In addition to any requirements of the Township Zoning Ordinance (Chapter 350), the following regulations shall also apply:
(1)
Arrangement. The common space shall be designed as
a contiguous area unless the applicant demonstrates to the satisfaction
of the Board of Commissioners 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 development, 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
development. 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 (as defined in § 310-37) shall be provided.
(2)
Existing buffers. In cases where the property line
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 property line upon approval
of the Township Board of Commissioners upon recommendation of the
Township Planning Commission.
(3)
Buffer landscape plan. A landscaping plan shall be submitted with the final plan, in accordance with § 310-37B, showing all pertinent information including the location, size and specie 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.
C.
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. The velocity of runoff during and
after development shall not exceed 1 1/2 feet per second as required
by Chapter 106, § 102.22(c) of the Erosion Control Rules
and Regulations, published by the Pennsylvania Department of Environmental
Protection, July 1, 1973, and as subsequently amended.
(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.
(3)
Wastewater. Wastewater from any plumbing fixtures
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 in the Pennsylvania Department of Environmental
Protection Soil Erosion and Sedimentation Control Manual, July 1,
1973, and as subsequently amended, shall be followed by all parties
engaged in establishment of a mobile home development. (The manual
is available at the office of the Montgomery County Soil and Water
Conservation District, Court House, Norristown, Pennsylvania.)
D.
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.
E.
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
Board of Commissioners 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 public use assured through
easements or other appropriate means in any mobile home development
where all lots will be sold, or where the Township Board of Commissioners
determines those facilities to be key elements in the open space and/or
circulation systems of the Township, in accordance with the Township
Comprehensive Plan. 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 Township Board of Commissioners and Township 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 development, including service buildings and accessory facilities, in accordance with the Township Zoning Ordinance (Chapter 350).
(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.
(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
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 the absence 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
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 developments 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 number 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 sewage
system shall be provided in all mobile home developments 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 inside diameter
and slope as required by the servicing utility. All joints shall be
watertight.
(c)
All material used for sewer connections shall
be semirigid, corrosion 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 shall
extend at least 1/2 inch above ground elevation.
C.
Underground utilities. All electric, natural gas,
telephone and 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.
Amended 3-8-1993 by Ord. No. 243]
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, 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 the
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 sewer permit issued in accordance with
regulations of 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 and
initial occupancy issued by the Township Zoning Officer in the name
of the operator.
[3]
Compliance with all other requirements contained
herein.
[4]
Final approval of the application has been granted
by the Board of Commissioners.
(b)
Annual licenses. In addition to the initial
permits, the operator of a mobile home development with lots for lease
shall apply to the 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 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 development shall be prescribed
by resolution of the Board of Commissioners.
C.
Inspection.
(1)
Upon notification to the licensee, manager or person
in charge of a mobile home development with lots for lease, the Building
Inspector or Township Zoning Officer 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 representatives of the Township shall make an inspection
of the mobile home development 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 Township Engineer of the delivery date
of a modular and/or mobile home. The Township 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 Township 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 development 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 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
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.