A. 
No person, firm or corporation proposing to open, rearrange or expand a mobile home park in Girard Township shall proceed with any construction work on the proposed park until they have obtained from the Township written approval of the final plan of the proposed park, according to procedures herein outlined.
B. 
Permits. It shall be unlawful for any person to construct, remodel, alter, operate or extend any mobile home park within the limits of Girard Township unless he holds a valid permit issued by the Township of Girard. Any person expanding his mobile home park by one or more lots shall make reapplication for a permit to operate such facility in the manner prescribed by this chapter.
A. 
Preliminary and final plans, as required, shall comply in form and content to articles of these regulations applicable to major subdivisions insofar as transferable and shall be in accordance with the standards set forth herein.
B. 
Other regulations of the Township, including but not limited to those found in Article V, may also be required.
A. 
Preapplication procedure. The mobile home park developer should meet with the Township, prior to formal application, to discuss his plans and shall prepare a suitable sketch and plans sufficient to give a general understanding of his purposes. The Township shall inform the developer as to the general suitability of the plans and of any modifications required by these regulations, if deemed advisable.
B. 
Application. The developer shall then prepare and submit a complete preliminary plan, together with improvement plans and other supplementary material, as required for major subdivisions.
C. 
Upon receipt of a preliminary plan and permit application for a mobile home park, the Girard Township Planning Commission shall determine compliance with the provisions of this chapter and shall render a recommendation for approval or denial of said preliminary plan, per the provisions of this chapter.
A. 
Upon completion of any conditions required by the Township Planning Commission and/or upon completion of required improvements or the alternate posting of acceptable surety, the developer may apply to the Board of Township Supervisors for approval of the final plan. Until the final plan for the mobile home park is approved and recorded and until all necessary improvements are completed for the mobile home park, the placement and habitation of individual mobile homes shall not be permitted.
B. 
The Township Supervisors shall review the final plan for conformance with the approved preliminary plans and all requirements of these rules and regulations. Where required, an appropriate bond must be posted or required improvements have been installed, according to specifications.
C. 
Filing. Following approval, the developer shall file three copies of the approved plan with the Erie County Recorder of Deeds within 90 days. Should the developer fail to file such plans within said period, the approval shall be null and void.
D. 
Upon being furnished a copy of the permit issued by the Pennsylvania Department of Environmental Protection to the applicant, and upon approval by the Girard Township Planning Commission of the final plans for the mobile home submitted by the applicant in compliance with this chapter, Girard Township shall issue a mobile home park permit to the owner of the park which shall be valid for a period of one year.
The standards and procedures prescribed herein shall be applicable only to those mobile home parks which are constructed, remodeled, altered or expanded after the effective date of this chapter.
A. 
Minimum area of tract or park. The minimum area of the tract or park shall be 10 acres. The site shall be so located that soil conditions, groundwater level, drainage and topography shall not create hazards or nuisance to the property, health or safety of the occupants or adjacent property owners.
B. 
Erosion and sediment control. The provisions of this chapter shall be applicable to all mobile home park development.
C. 
Soil and ground cover requirements. Exposed ground surfaces in all parts of every park 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.
D. 
Park areas for nonresidential uses. No part of any mobile home park shall be used for nonresidential purposes, except when so designated on the plan as uses required for the direct servicing and well being of park residents, for the management and maintenance of the park, and/or commercial activities related to the park development.
E. 
Nothing contained in this section shall be deemed as prohibiting the sale of a mobile home located on a mobile home lot and connected to utilities.
F. 
Individual lots. The planning and location of individual lots shall be guided by the following requirements:
(1) 
Access. Each lot shall be directly accessible from an approved internal street without the necessity of crossing any other space.
(2) 
Size. Each mobile home lot shall have a minimum lot width of 80 feet and a depth of 125 feet. However, all mobile home parks shall maintain an overall density of one mobile home per each 15,000 square feet in area (exclusive of required buffers, required recreation areas, streets, sidewalks and common areas).
(3) 
Mobile home spacing requirements:
(a) 
Mobile homes shall be parked on each lot so that there will be a minimum of 30 feet between the mobile home, appurtenant structures, and any other mobile home.
(b) 
There shall be a minimum of 20 feet between an individual mobile home, attached structure, and accessory structure, and the pavement of a park street or common parking area.
(c) 
The setback from the right-of-way of any public road or highway shall be consistent with Chapter 200, Zoning.
(d) 
Mobile homes shall be located a minimum of 40 feet from any common office building or similar structure.[1]
[1]
Editor's Note: Original § 706B(3)(e), regarding minimum of feet between parallel ends, which immediately followed this subsection, was repealed at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
G. 
Park street system.
(1) 
A safe and convenient vehicular access shall be provided from abutting public streets and roads to each mobile home lot.
(2) 
The entrance road or area connecting the park with a public street or road shall have a minimum pavement width of 28 feet.
(3) 
Surfaced roadways shall be of adequate width to accommodate anticipated traffic, and in any case shall meet the requirements of this chapter.
(4) 
Street construction standards. All streets shall be constructed and surfaced in accordance with Township specifications applicable to streets in conventional residential developments, and approved by the Township Engineer. In particular, all regulations regarding dead-end streets shall be applied to mobile home park streets. All roads shall be maintained in a dust-free condition.
(5) 
Curbs and gutters shall be installed in compliance with of this chapter.
(6) 
Street maintenance. All streets, roads and ways shall be maintained by the mobile home park owner, unless by ordinance or written agreement the Township agrees to maintain the park streets, roads or ways.
H. 
Off-street parking areas. Off-street parking areas with dust-free stabilized surfaces shall be provided in all mobile home parks for the use of park occupants and guests. Required car parking spaces shall be located as to provide convenient access to the mobile home, but shall not exceed a distance of 200 feet from the mobile home that is intended to be served and shall consist of two off-street parking spaces for each mobile home. Two parking spaces shall be provided for each mobile home.
I. 
Sidewalks:
(1) 
All parks shall provide safe, convenient, all-season pedestrian walkways of adequate width for intended use, durable and convenient to maintain, between individual mobile homes, the park streets and all community facilities provided for park residents, meeting the minimum standards in this chapter and related specifications.
(2) 
All mobile home lots 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.
J. 
Mobile home stands:
(1) 
The location of each mobile home stand shall be at such elevation, distance and angle in relation to the access street so that the placement and removal of the mobile home is practical.
(2) 
The stand where the house is placed shall be at least 16 feet by 80 feet to accommodate modern units.
(3) 
A 1% to 5% gradient longitudinal crown or cross gradient for surface drainage shall be provided. Water shall be directed away from the mobile home stand. In no event shall the stand be designed to allow the pooling of water under mobile homes.
(4) 
All mobile homes shall be set on a suitable foundation extending below the frost line to provide a stable foundation to withstand the dead and live loads from the mobile home.
(5) 
Each mobile home foundation shall be designed to provide anchorage against overturning and sliding forces that result from winds as shown on the Wind Pressure Map in American Standards Association, Standards A58.1, 1995.
(6) 
There shall be a concrete patio area provided for each stand, not less than 10 feet wide and 20 feet long, located convenient to the main entry door to the mobile home.
K. 
Recreation areas. Not less than 10% of the gross site area shall be devoted to recreational facilities for both passive and active recreation. Recreation areas may include space for and community use facilities such as playgrounds, recreation areas, or swimming pools. Sites selected or reserved for such uses shall have appropriate topography, location and dimensions which in the judgment of the Township lend themselves to recreational uses. All recreation areas shall be centrally located, accessible from every mobile home lot, and usable for their stated purpose.
(1) 
The construction, modification, maintenance and operation of any bathing place (swimming pool) in a mobile home park shall be subject to the provisions of the regulations of the Pennsylvania Department of Environmental Protection.
L. 
Conservation buffer. A buffer yard shall be installed and maintained to minimize the environmental impact of this more dense and intense form of development upon surrounding properties. The buffer yard shall surround the entire park, except for necessary curb cuts to streets. Due to the increased density standards, plantings are necessary to provide a windbreak and lessen of the intensity of stormwater flows.
A. 
General. In accordance with the rules and regulations, Commonwealth of Pennsylvania, Department of Environmental Protection, provisions for all sewerage collection and disposal and the distribution and treatment of the water supply and such other information required by the Department of Environmental Protection shall be shown on plans and submitted to and approved by the Department of Environmental Protection. If a proposed park is within 500 feet of an existing community sewer system or public water system, it will be required to connect to same. All design standards and specifications of this chapter will be followed for mobile home parks.
B. 
Water supply:
(1) 
An adequate, safe and potable supply of water shall be provided for mobile homes, service buildings and other accessory facilities as required by this chapter. Where a public water supply system of satisfactory quantity, quality and pressure is available, connection shall be made thereto and its supply shall be used exclusively. Where a satisfactory public water system is not available, the development of the private water supply system shall be approved by the Pennsylvania Department of Environmental Protection.
(a) 
The water supply shall be capable of supplying a minimum of 150 gallons per day per mobile home.
(b) 
The well or suction line of the water supply system shall be located and constructed in such a manner that neither underground nor surface contamination will reach the water supply from any source.
(c) 
No well-casings, pumps, pumping machinery or suction pipes shall be placed in any pit, room or space extending below ground level, nor in any room or space above ground which is walled in or otherwise enclosed, unless such rooms, whether above or below ground, have free drainage by gravity to the surface of the ground.
(d) 
Water supply treatment, if necessary, shall be in accordance with the requirements of the Pennsylvania Department of Environmental Protection.
(2) 
All water storage reservoirs shall be covered, watertight and constructed of impervious material. Overflows and vents of such reservoirs shall be effectively screened. Manholes shall be constructed with overlapping covers, so as to prevent the entrance of contaminated material. Reservoir overflow pipes shall discharge through an acceptable air gap.
(a) 
All water piping, fixtures and other equipment shall be constructed and maintained in accordance with state and local requirements.
(b) 
The water piping system shall not be connected with nonpotable water or questionable water supplies and shall be protected against the hazards of backflow or back siphonage.
(c) 
The system shall be so designed and maintained so as to provide a pressure of not less than 20 pounds per square inch under normal operating conditions at each mobile home lot, at service buildings and other locations requiring potable water supply.
(d) 
Individual water riser pipes shall be located 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.
(e) 
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 drains shall be diverted from the location of the riser pipe.
(f) 
A shutoff valve below the frost line shall be provided near the water riser pipe on each mobile home lot.
C. 
Sewage disposal.
(1) 
An adequate and safe sewerage system shall be provided in all parks for conveying and disposing of sewage from mobile homes, service buildings and other accessory facilities. Wherever feasible, connection shall be made to a public system. The system shall be designed, constructed and maintained in accordance with Pennsylvania Department of Environmental Protection regulations.
(2) 
Individual sewer connections.
(a) 
Each mobile home lot shall be provided with at least a three-inch diameter sewer riser pipe. 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 a nominal inside diameter of not less than three inches, and the slope of any portion thereof shall be at least 1/4 inch per foot. All points shall be watertight.
(c) 
All materials 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 pipe. The rim of the riser pipe shall extend at least 1/2 inch above ground.
(3) 
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 park water supply system. All sewer lines shall be constructed of materials approved by the Pennsylvania Department of Environmental Protection, and shall have watertight joints.
(4) 
Where the sewer lines of mobile home parks are not connected to a public sewer, all proposed sewage disposal facilities shall be approved by the Department of Environmental Protection prior to construction. Effluents from sewage treatment facilities shall be discharged only as permitted by the Pennsylvania Department of Environmental Protection.
D. 
Electrical distribution system.
(1) 
Every park shall contain an electrical wiring system consisting of wiring, fixtures, equipment and appurtenances which shall be installed and maintained in accordance with local electric power company specifications, National Electrical Code, and local and state codes and ordinances. Inspection by a qualified electrical inspection agency shall be made of all private electrical systems.
(2) 
Power lines shall be located underground in accordance with Pennsylvania PUC Order Docket No. 99. All direct burial conductors or cable shall be buried below the ground surface and shall be insulated and specifically designed for the purpose.
(3) 
Each mobile home lot shall be provided with an approved disconnect device and over-current protective equipment. The minimum service per mobile home outlet shall be 120/140 volts AC, 200 amperes.
(4) 
All exposed non-current-carrying metal parts of mobile homes and all other equipment shall be grounded by means of an approved grounding conductor run with branch circuit conductors or other approved method of grounded metallic wiring. The neutral conductor shall not be used as an equipment ground for mobile homes or other equipment.
(5) 
Streetlighting shall be provided to illuminate streets, driveways, parking areas and walkways for the safe movement of vehicles and pedestrians at night.
E. 
Service building and other community service facilities.
(1) 
No central toilet or washroom facilities may be constructed in any mobile home park, and each mobile home so parked therein shall be equipped with toilet and washroom facilities which shall be attached to central sewage and water facilities as provided for each lot.
(2) 
Central laundry facilities may be permitted and such facilities shall be maintained in clean condition free from accumulation of wastewater, trash or any other noxious or offensive accumulation. Such facilities may be shielded from other buildings by fence or vegetation of sufficient height to bar view.
F. 
Solid waste disposal.
(1) 
The storage, collection and disposal of solid waste and refuse in the mobile home park shall be so conducted as to create no health hazards, no rodent harborage, insect breeding areas, accident or fire hazards or air pollution.
(2) 
All refuse containing garbage shall be collected at least once weekly. Where suitable collection service is not available from municipal or private agencies, the management shall provide this service.
G. 
Insect and rodent control. Grounds, buildings and structures shall be maintained free of insect and rodent harborage and infestation.
H. 
Fuel supply and storage.
(1) 
Natural gas piping systems when installed in mobile home parks shall be maintained in conformity with accepted engineering practices. All gas piping installed below ground shall have a minimum earth cover of 18 inches. Gas piping shall not be installed under any mobile home.
(2) 
Each mobile home lot provided with piped gas shall have an approved shutoff valve installed upstream of the gas outlet. The outlet shall be equipped with an approved cap to prevent accidental discharge of gas when the outlet is not in use.