Township of Upper Pottsgrove, PA Mobile Homes

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:

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.

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.

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.

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.

Pedestrian circulation.

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.

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.

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.

Parking.

Spaces required. Two paved off-street parking spaces shall be provided for each dwelling on the same lot therewith or in common park areas. Parking for any commercial or other nonresidential use shall follow the requirements otherwise applicable for such uses.

Common park areas.

Aisle width. Where common parking facilities are to be used, no parking aisle will be less than 22 feet in width.

All parking areas shall conform to § 310-37F.

§ 310-44 Common open space.

[Amended 3-8-1993 by Ord. No. 243]

In addition to any requirements of the Township Zoning Ordinance (Chapter 350), the following regulations shall also apply:

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.

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.

Buffers.

General requirements. Along all exterior property boundary lines a permanent buffer (as defined in § 310-37) shall be provided.

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.

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.

Drainage considerations. The following site drainage requirements shall apply to all mobile home developments:

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.

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.

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.)

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.

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.

§ 310-45 Common elements.

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.

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.

Service building. The structure or structures containing the management office and other common facilities shall be conveniently located for the use intended.

§ 310-46 Utilities.

Water supply.

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).

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.

Individual water riser pipes and connections.

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.

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.

Sewage disposal.

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.

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.

Individual sewer connections.

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.

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.

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.

§ 310-47 Permits, licenses, fees and inspections.

Amended 3-8-1993 by Ord. No. 243]

Permits required.

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.

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:

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.

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.

Fees.

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.

The fee for the annual license required for mobile home developments having lots for lease shall be prescribed by resolution of the Board of Commissioners and shall be submitted to the Zoning Officer (Chapter 350) with the application for the annual license.

Inspection.

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.