[Amended 3-26-1997 by Ord. No. 210]
In expansion of the section on purposes contained in Article I of this chapter,[1] the specific intent of these regulations are:
A.
To establish standards of performance and promote the
desirable benefits which planned mobile home parks may have upon the community
and the residents within them.
B.
To ensure the interdependency and compatibility of proposed
mobile home parks with essential utilities and surrounding land uses in the
Township, while preserving and protecting adjacent areas from any negative
impacts.
C.
To reflect the changes in the technology of home building
and land development so that resulting economies may accrue to the benefit
of those who need homes.
D.
To provide for better quality and greater variety in
type, design and layout of mobile home parks by enforcing uniform standards
and desirable design criteria, and encouraging innovative site design.
E.
To encourage the development of mobile home parks that
are beneficial rather than detrimental to property values and the general
welfare of the area in which they are proposed.
F.
To provide open space and recreation facilities for the
benefit of residents of high-density developments.
G.
To provide for the Township's fair share of population
growth, by permitting high-density development and mobile home dwelling types.
H.
To further the general welfare by extending greater opportunities
for better and more affordable housing to present and prospective residents
of Skippack Township.
The provisions of this article shall apply to the construction or alteration of any mobile home park development, as defined in this chapter and Chapter 200, Zoning. These regulations are in addition to those set forth in Chapter 200, Zoning, and other applicable regulations of this chapter. Compliance with all regulations of both ordinances is required.
A.
Arrangement of structures and facilities. The tract,
including mobile home stands, patios, conventionally built dwellings, other
structures and all tract improvements, shall be organized in relation to topography,
the shape of the tract and the size, shape and position of common structures
and facilities. Special attention shall be given to new mobile home designs
and to common structures and facilities that are available.
B.
Adaptation to tract assets. Each mobile home unit, conventionally
built dwelling or other structure shall be fitted to the terrain with a minimum
disturbance of the land and a reasonable 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.
The plan should emphasize favorable views.
C.
Courts and spaces. Groups or clusters of units, so placed
as to create interior spaces and courtyards, shall be incorporated whenever
feasible. Lot area and setback regulations shall be maintained.
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, 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 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 Article V of this chapter shall be adhered to for all public roads in and abutting mobile home developments. Such standards include construction specifications, intersection alignment, grades, curves, cul-de-sac length and bulb radii, and sight distances.
(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 accepted as a public way, unless
this requirement is waived by the Township Board of Supervisors.
G.
Pedestrian circulation.
(1)
General requirements. All mobile home developments 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 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 be required on only 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 paved streets. Such individual walks shall have a minimum width of two
feet.
H.
Common open space and facilities. The permanent common open space and facilities shall be designed according to the provisions of Chapter 200, Zoning. In addition, the following regulations shall apply:
(1)
Arrangement. The common open space shall be designed
as a contiguous area unless the applicant demonstrates to the satisfaction
of the Township Board of Supervisors 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 are not required 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 relief that is conducive to active and passive recreation.
(3)
Service building. The structure or structures containing
the management office and other common facilities shall be conveniently located
for the use(s) intended. Consolidation of laundry, recreation, management
and other common facilities in a single building and location is strongly
encouraged, provided that location will adequately serve all residential lots.
(4)
Maintenance. Prior to development plan approval, provisions
shall be established acceptable to the Township Board of Supervisors and Solicitor
for the maintenance of all common elements which will not be owned and maintained
by a governmental agency.
I.
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. A screen buffer (as defined
below) shall be provided wherever the mobile home development abuts existing
residential uses, vacant land zoned for residential uses and other types of
uses when deemed necessary by the Board of Supervisors to provide sufficient
buffering and transition. A softening buffer (as defined below) shall be provided
wherever the mobile home development abuts existing commercial, office, industrial
and institutional uses; or any existing street, drive or parking area.
(2)
Components. The minimum component of each type of buffer
shall be as follows:
(a)
Screen buffer. The primary components 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 3 to 1; visually opaque fencing not greater than six feet
in height; and 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 evergreen and deciduous 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
11/2 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.
(3)
Existing buffers. In cases where an edge of a mobile
home development occurs along a natural feature which functions as a buffer
and is to be permanently preserved, including but not limited to mature vegetation,
a significant grade change, or a stream valley, buffering may be waived along
that edge when approved by the Township Board of Supervisors.
(4)
Buffer alternative. Buffers may also be waived by the
Township Board of Supervisors where a mixed mobile home development abuts
a single-family residential use, if only conventionally built single-family
detached, lot line or village house dwellings are constructed within 200 feet
of the property boundary.
(5)
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 death or destruction
occurred.
(6)
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,
as well as the general characteristics of existing vegetation masses which
are to be preserved.
J.
Ground cover requirement. Exposed ground surfaces in
all parts of every mobile home development shall be paved, or covered with
stone screening 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. All vegetative ground covers shall be appropriately maintained.
K.
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 Township Board of Supervisors for the safety
and convenience of the mobile home development residents, and shall be installed
by the developer.
General requirements. An adequate water supply and a safe sewerage system
shall be provided for all uses included in the mobile home development, including
service buildings and accessory facilities. All water piping, sewer lines,
fixtures and other equipment shall be constructed and maintained in accordance
with state and Township regulations, as well as those of the servicing utility.
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.
A.
Individual water-riser pipes and connections.
(1)
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.
(2)
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.
(3)
Adequate provisions shall be made to prevent freezing
of service lines, valves and riser pipe 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.
B.
Individual sewer connections.
(1)
Each mobile home stand shall be provided with a sewer
riser pipe with an inside diameter and slope 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. All
joints shall be watertight.
(2)
All materials used for sewer connections shall be semirigid,
corrosive-resistant, nonabsorbent and durable. The inner surface shall be
smooth.
(3)
Provision shall be made for plugging the sewer rise pipe
when a mobile home does not occupy the lot. Surface drainage shall be diverted
away from the riser, and the rim of the riser pipe shall extend at least 1/2
inch above ground elevation.
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 each mobile home. Each mobile home shall be anchored to
the pad. For each mobile home, the following requirements shall apply:
A.
Each mobile home placed within a mobile home development
shall be anchored to the mobile home stand where it is located and shall be
affixed to the mobile home stand 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. Such anchoring shall take place prior to the unit being occupied
or used in any other way, or the expiration of seven days, whichever occurs
first. 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.
B.
Each mobile home shall be supported by not less than
five piers on each side. One shall be placed immediately in front of the transport
assembly. One shall be placed immediate the rear of the transport assembly.
One shall be located at either end of the main support member. The remaining
pier shall be located approximately halfway between the pier at the front
end and the pier in front of the transport assembly. In addition to the five
piers per side, an 11th pier shall be placed near the hitch assembly.
C.
All of the above piers shall be supported by a four-inch
concrete slab. The concrete slab shall be made of concrete having a twenty-eight-day
compressive strength of 3,000 pounds per square inch and shall be two inches
wider than the mobile home, and project to the rear and front of the mobile
home by one inch. An additional area projecting to the front one foot beyond
the hitch assembly and not less than three feet wide shall also be provided
to support the hitch and front pier. The concrete slab shall be supported
on a foundation system that complies with the chapter on foundations and retaining
walls of the latest edition of the BOCA Code.
D.
There shall be a minimum of six inches of crushed stone
(over properly compacted subsoil) having a minimum diameter of 1/2 inch and
a maximum diameter of 11/2 inches placed under all the concrete, to provide
drainage.
E.
Each mobile home shall be located in a well-drained area,
and the lot shall be properly graded so as to prevent the accumulation of
stormwater or other water.
F.
Each mobile home shall be protected against uplift and
overturn against an eighty-mile-per-hour wind. Each ground anchor shall be
connected to each main member of the under framing of the mobile home by cables
or steel rods with turnbuckles or other adjusting devices.
G.
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. Skirts shall be made of masonry.
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 Skippack Township. No mobile home
or other structure shall be occupied until a valid occupancy permit has been
issued by Skippack 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]
Valid permit(s) authorizing construction and initial
occupancy issued by the Skippack 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 complied with, and final approval of the application
has been granted by the Township 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 Skippack
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.
Fees.
(1)
Fees for the initial application and preliminary and
final approvals of any mobile home development shall be prescribed by regulations
of the Board of Supervisors of Skippack Township.
(2)
The fee for the annual license required for mobile home
developments having lots for lease shall be prescribed by regulation of the
Board of Supervisors 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 development with lots for lease, the Building Inspector
or Zoning Officer of Skippack Township may inspect a mobile home development
after due notice to determine compliance with this article and other applicable
Township ordinances.
(2)
Upon receipt of the application for annual license and
before issuing such annual license, the Zoning Officer or other designated
representative of Skippack 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 instances of noncompliance and shall not issue
the annual license until the licensee has corrected all such violations.
