The Board of Supervisors of each municipality may regulate subdivision and land development within the municipality by enacting a subdivision and land development ordinance. Provisions regulating manufactured home parks shall be set forth in separate and distinct articles of any subdivision and land development ordinance adopted pursuant to the Pennsylvania Municipalities Planning Code, Act 247, as amended, Article
V, § 501.
The purpose, authority and jurisdiction for a manufactured home park as a land development are the same as those contained in Article
II of this chapter.
The plan requirements and processing procedure for a manufactured home park as a land development shall be in accordance with the requirements contained in Article
IV of this chapter, in addition to applicable provisions of the West Hanover Township Manufactured Home Ordinance and Chapter
195, Zoning, as amended.
The arrangement and other design standards and improvements shall be in accordance with the requirements contained in Article
VI and Article
VII herein, except as otherwise specified in the West Hanover Township Manufactured Home Ordinance and/or Chapter
195, Zoning, as amended.
A. Site location and design standards.
(1) Layout of lots.
(a)
All lots shall abut a street. Side lot lines
laid out in rectangular blocks should be perpendicular or diagonal
to the street at angles not less than 30º from perpendicular.
Front and rear lot lines in rectangular blocks shall be straight and
continuous.
(b)
In cul-de-sac arrangements, the side lot lines
shall be radial to the street lines.
(2) Lot dimensions and area. The lot size shall be not less than 50 feet wide at the building setback line for interior lots. Lot area shall be in accordance with Article
VIII and Article XVIII of Chapter
195, Zoning, nor less than 5,000 square feet in area for all lots. In addition, each manufactured home lot size shall:
[Amended 7-17-2000 by Ord. No. 2000-7[
(a)
Fit dimensions of manufactured homes anticipated.
(b)
Provide for manufactured home appurtenant structures
and appendages.
(3) Corner lots. Corner lots for manufactured home use
shall have the manufactured home situated to permit appropriate building
setback from both streets and allow proper sight distance.
(4) Building setback lines. The minimum setbacks from
the lot line shall be as follows:
(a)
Park boundary property line: 10 feet.
(c)
Side yards.
[1]
Minimum side yard: five feet
[2]
Total of both side yards: 20 feet.
(5) Buffering and screening. Where a manufactured home park abuts an interstate, principal arterial, minor arterial, collector, local collector and/or local roads or is located adjacent to industrial or commercial properties or districts, screening shall be provided within a buffer yard 25 feet in width along the abutting right-of-way or property separating the manufactured home park from the adjacent land uses and roadways. Screening shall be provided in accordance with Article XIX, § 195-124A, Level Two or Level Three screening, of Chapter
195, Zoning.
B. Manufactured home park street system. The arrangement and other design standards of streets shall be in accordance with the requirements contained in Article
VI of this chapter, except as specified below.
(1) General requirements.
(a)
A safe and convenient vehicular access shall
be provided from abutting public streets or roads.
(b)
Streets shall be privately owned unless lots
are intended for sale.
(2) Design and construction requirements. The streets or roads in a manufactured home park shall be located and built in accordance with Article
VI, §
173-25, of this chapter.
C. Blocks. The size and shape of blocks shall be provided in accordance with Article
VI, §
173-39, of this chapter.
D. Sidewalks. Pedestrian interior walks may be required where essential to assist circulation or pedestrian movement and safety to common or important facilities in the park. These facilities shall be constructed in accordance with Article
VI, §
173-27, of this chapter.
E. Easements shall be provided in accordance with Article
VI, §
173-36, of this chapter.
F. Mailboxes. The owner shall provide and maintain a
central location for all mailboxes for persons living in the park.
G. Landscaping. Planting is required to the extent needed
to provide for:
(1) Screening of objectionable views in accordance with § 195-124B of Chapter
195, Zoning.
(2) Street trees in accordance with § 195-123B of Chapter
195, Zoning.
(3) Adequate shade in playground areas.
(4) A suitable setting for the manufactured homes and other settings. Planting shall be in accordance with § 195-123C of Chapter
195, Zoning, and shall be hardy, appropriate for use and location and planted so as to thrive with normal maintenance.
H. Parking.
(1) A minimum of two off-street parking spaces shall be
required per manufactured home lot.
(2) One off-street parking space shall be located on the
manufactured home lot.
(3) Common parking areas shall be a minimum of 100 feet
from a manufactured home lot.
(4) Parking shall meet the requirements of Article XXII of Chapter
195, Zoning.
I. Open space. Open space shall be provided in accordance with Article XVII of Chapter
195, Zoning.
J. Recreation vehicle parking. In order to ensure that recreational vehicles are not parked on the manufactured home park streets or on the manufactured home lot, a landscaped recreation vehicle parking area shall be provided in accordance with the following standards and Article XXII of Chapter
195, Zoning:
(1) One recreation vehicle parking area shall be provided
for each five manufactured home lots.
(2) The required parking area shall be 250 square feet
for each space required.
K. Skirting. Skirting shall be required around the entire
perimeter of the manufactured home. Skirting shall be installed in
accordance with Appendix A of the CABO One- and Two-Family Dwelling
Code.
A potable water supply shall be supplied to
all dwellings within a mobile home park. The mobile home park shall
be served by public water or one central community water supply as
defined by this chapter. Such systems shall be installed according
to the requirements and standards of the Pennsylvania Department of
Environmental Protection (DEP). In addition to such requirements,
the water distribution system shall be constructed in accordance with
the following:
A. Individual water-riser pipes shall be located within
the confined area of the manufactured home stand at a point where
the water connection will approximate a vertical position.
B. The water-riser pipe shall extend at least four inches
above ground elevation. The pipe shall be at least 3/4 inch. The water
outlet shall be capped when a manufactured home does not occupy the
lot.
C. 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 the ground during freezing weather.
Surface drainage shall be diverted from the location of the riser
pipe.
D. A shutoff valve below the frost line shall be provided
near the water-riser pipe of each manufactured home lot.
E. Underground stop and waste valves shall not be installed
on any water service.
Manufactured home parks shall be served by a
public or one community sewage system as defined by this chapter.
For community systems, the owner of the manufactured home park shall
prepare an evaluation of the various sewage disposal alternatives
which addresses the following and shall provide financial assurances
for the repair or replacement of the community system, providing:
A. The cost of extending existing public sewers to the
site. This shall address the length of the extension, potential methods
of conveyance and the ability of the existing public sewer system
to accommodate flows from the site.
B. The cost of the community sewer system, including
installation, operation and maintenance costs, in comparison to the
costs associated with the extension of existing sewer lines to the
site. This shall also provide adequate justification for the selection
of the community sewer system.
All public sewer systems require approval and
permitting by the Pennsylvania Department of Environmental Protection.
In addition, the design of a community sewer system for a manufactured
home park shall be subject to the approval of the Township Board of
Supervisors following the review of the design by the Township Engineer.
The design of a public sewer system which represents an extension
of an existing public sewer system, owned and operated by a municipal
authority, shall be subject to the approval of the applicable municipal
authority following the review of the authority's engineer.
No animals, except domestic household pets,
shall be permitted within the park, and then only such animals as
will not create a nuisance or disturb other people.
The owner shall provide each occupant of the
park with a copy of the pertinent laws applicable to occupiers of
manufactured home parks.
The Township of West Hanover is hereby authorized
to make such inspections as are necessary to determine satisfactory
compliance with this chapter and regulations issued hereunder.
A. The Township shall have the power to enter at reasonable
times upon any private or public property for the purpose of inspecting
and investigating conditions relating to the enforcement of this chapter
and regulations issued hereunder.
B. The Township shall have the power to inspect the register
containing a record of all residents of the manufactured home park.
C. It shall be the duty of the owners or occupants of
the manufactured home park and manufactured homes contained therein,
or of the person in charge thereof, to give the Township access to
such premises at reasonable times for the purpose of inspection.
D. It shall be the duty of every occupant of the manufactured
home park to give the owner thereof or his agent or employee access
to any part of such manufactured home park or its premises at reasonable
times for the purpose of making such repairs or alterations as are
necessary to effect compliance with this chapter and regulations issued
hereunder, or with any lawful order issued pursuant to the provisions
of this chapter.
It shall be unlawful for the owner, tenant or
custodian of a manufactured home to remove or attempt to remove from
West Hanover Township a manufactured home without first obtaining
a removal permit from the Township Tax Collector. A removal permit
shall be granted upon payment of a fee established by resolution and
submission of the following information:
A. The street address of the manufactured home.
B. Names of the owners and of the occupants of the manufactured
home.
C. Evidence of payment of all taxes duly assessed by
the Township, the county of Dauphin and the West Hanover Area School
District.
The application for a modification of requirements shall be in accordance with the provisions of Article
XI of this chapter.
The enforcement, amendments, remedies, severability and repealer provisions shall be in accordance with the provisions of Article
XII of this chapter.