Township of Upper Uwchlan, PA
Chester County
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Table of Contents
Table of Contents

§ 162-10 Submission and review of plans.

The construction of a new mobile home park, as permitted by conditional use in the R-3 Residential Districts of Chapter 200, Zoning, or the alteration of an existing park shall be made only after the plans have been submitted in accordance with this chapter. The plans shall be in sufficient detail so that the following items can be properly examined:
A. 
Complete park layout showing lot sizes and dimensions, open space areas, and all improvements including streets, vehicular parking areas, water supply location, sewer and water lines, service buildings, sewage disposal system, lighting facilities, walkways, refuse storage areas and disposal methods, and recreation facilities;
B. 
Plans for providing adequate management of surface drainage;
C. 
Details of the construction of the sewage disposal system, including soil percolation tests, if soil absorption type system is to be used;
D. 
Details of the construction of the sewerage system, including size, slope, material, manhole and cleanout construction and location;
E. 
Water supply including expected capacity and size of well, pump rating, water storage facilities, methods of sealing well, housing for pump and storage tank, distribution system including size, materials and valve locations;
F. 
Construction of service buildings showing plumbing, heating, ventilation and other sanitary systems which are to be included;
G. 
Lighting facilities and electrical power line installation;
H. 
Anticipated number of parking spaces as would be permitted under available land area; and
I. 
A copy of approved plans that will be kept on file by the reviewing health agency.

§ 162-11 Permits, licenses, inspections and fees.

A. 
Permits required.
(1) 
It shall be unlawful for any person to construct, alter, extend, or operate a mobile home park within Upper Uwchlan Township unless and until he obtains:
(a) 
A permit issued by the Chester County Health Department in the name of the operator in accordance with the Rules and Regulations, Commonwealth of Pennsylvania, Department of Health, Chapter 4, Article 415, "Regulations for Mobile Home Parks," enacted on October 30, 1959, as amended.
(b) 
A mobile home park permit issued by the Township Zoning Officer in the name of the operator, which shall not be issued until a copy of the Health Department permit has been furnished, all permits for water supply and sewage systems shall have been obtained, and all other requirements contained herein have been complied with and final approval of the application has been granted by the Board of Supervisors.
(c) 
A building permit issued by the Township Building Code Officer after having paid a fee for each unit to be placed within the mobile home park.
(d) 
A valid license issued by the Township Zoning Officer in the name of the operator, which shall not be issued until a copy of the Health Department permit has been furnished, and all other requirements contained herein have been complied with.
(2) 
Inspection and issuance, or refusal, of license. Upon receipt of the application for license, the Zoning Officer shall:
(a) 
Verify the validity of the Department of Health permit;
(b) 
Verify the issuance of a certificate of the Board of Supervisors granting a conditional use; verify the planning commissions' recommendations and the Supervisors' approval of the development plan; and, upon finding that all requirements of this chapter have been met, shall thereupon issue a license in the name of the operator; the license shall be valid for one year from the date of issue.
(c) 
For yearly renewal of license, there shall be a fee, payable to the Township of Upper Uwchlan and submitted to the Zoning Officer with the application for renewal.
(3) 
Applicability to existing mobile home parks.
(a) 
Upon the effective date of this chapter, the operators of any existing mobile parks shall be required to show the Zoning Officer evidence of having obtained a permit from the Department of Health, and within a period of one year shall take the necessary steps to comply with the provisions of this chapter; and, at the end of the one-year period, shall obtain a license from the Zoning Officer upon payment of the fee, and shall renew his license each year thereafter.
(b) 
In the event that the Zoning Officer shall find evidence of any condition which is not in accordance with the provisions of this chapter, it shall be his duty to refuse to issue, or renew, a license, and to notify the Department of Health and the Township Supervisors, accordingly. In the event that it is not feasible for the operator to comply literally with all of the provisions of this chapter, the Zoning Officer shall instruct the operator concerning the procedure for appeal to the Zoning Hearing Board and in due course the Board shall direct the Zoning Officer with respect to issuance or denial of the license, and, if issued, the annual renewals shall be issued without prejudice so long as a renewal of the Department of Health permit is obtained. Any extension of an existing mobile home park after the effective date of this chapter shall be in strict accordance with the provisions herein.
B. 
Fees.
(1) 
Fees for the initial application and preliminary and final approvals shall be prescribed by resolution of the Board of Supervisors.
(2) 
The fee for the annual license shall be prescribed by resolution of the Board of Supervisors and shall be submitted to the Zoning Officer with the application for the annual license.
(3) 
Fees for the inspection of a mobile home park during and following construction shall be as specified in § 162-67 of this chapter.
C. 
Inspections.
(1) 
A mobile home park shall be subject to inspection during any stage of construction and at any time during its operation by an authorized representative of the Township of Upper Uwchlan or other agency having jurisdiction, and such representative shall make known his presence and authorization to the operator at the time of each inspection.
(2) 
The Zoning Officer is hereby authorized, to stop all work or other activity which he finds to be in violation of the provisions of this or other applicable ordinances.
(3) 
Upon receipt of the application for annual license and before issuing such annual license, the Zoning Officer or other designated representative of the Township shall make an inspection of the mobile home park to determine compliance with this chapter. The Zoning Officer or other representative shall thereafter notify the licensee of any instances of noncompliance with the chapter and shall not issue the annual license until the licensee has corrected all such violations.
D. 
Where the applicant or licensee feels that the Zoning Officer has failed to follow procedures or has misinterpreted or misapplied any provision of this chapter in the review of an application for a mobile home park permit or an annual license renewal, he may appeal such action to the Township Zoning Hearing Board in accordance with § 909 of the Pennsylvania Municipalities Planning Code.[1]
[1]
Editor's Note: See 53 P.S. § 10909.
E. 
No permit issued under this chapter shall be transferable to a different location. No person holding a permit under this chapter shall extend or reduce the area of any mobile home park, or add any new facility or structure, until notice of such proposed changes shall have been given to the Zoning Officer and/or inspector who shall have ascertained, after investigation as in the case of an original application for a permit, that such proposed changes are in accordance with all the requirements of this chapter, and shall have signified that fact by his approval.

§ 162-12 Discontinuation of use.

In the event a mobile home park operator intends to discontinue operation of the park, the operator shall notify park residents one year in advance of the intended closing date.

§ 162-13 Density, dimensional and general layout regulations.

Regulations governing the density of dwelling units in any mobile home park and the dimensions of any mobile home park or mobile home lot therein shall be as specified in Article VI of Chapter 200, Zoning.

§ 162-14 Access requirements.

A safe and convenient vehicular access shall be provided from abutting public streets or roads to each mobile home park. To ensure safe access, the following standards shall apply:
A. 
With the exception of those street standards specified in this article, the standards in Article V of this chapter shall govern the design and construction of streets in a mobile home park.
B. 
Access. The entrance road, or area, connecting the park with a public street or road shall have a minimum pavement width of 36 feet. At least 500 feet must separate roads connecting the park with a public street or road if more than one exit and/or entrance is provided. No entrance to a mobile home park shall be beyond 500 feet from an arterial road as defined in the Appendix.[1]
[1]
Editor's Note: The Appendix is on file in the Township offices.
C. 
Interior streets. All interior streets shall be designed and constructed to the same specifications as required for subdivisions, and shall be paved to a width of at least 26 feet; all access streets, between interior streets and the public street, shall be paved to a width of at least 34 feet; and all interior streets shall be provided with battered concrete curbs to subdivision standards herein. The curb along the public street frontage shall be as specified by the Supervisors.
D. 
Required illumination of park street systems. All parks shall be furnished with lighting units so spaced and equipped with luminaries placed at such mounting heights as will provide average levels of illumination for the safe movement of pedestrians and vehicles at night.
E. 
Parking areas.
(1) 
Off-street parking areas shall be provided in all mobile home parks for the use of park occupants and guests.
(2) 
The requirements of § 200-73 of Chapter 200, Zoning, shall be applicable to all mobile home parks.
(3) 
Required car parking spaces shall be so located as to provide convenient access to the mobile home, but shall not exceed a distance of 200 feet from the mobile home that it is intended to serve.
(4) 
Off-site common parking areas may be provided in lieu of the required two parking spaces on each mobile home lot, in which case parking shall be provided at the rate of two spaces for each mobile home lot not equipped with two parking spaces.
(5) 
Additional parking spaces for vehicles of nonresidents shall be provided as off-street common parking at the rate of one space for each mobile home lot.
F. 
Walkways.
(1) 
All mobile home parks shall provide safe, durable, convenient, all-season pedestrian walkways of adequate width for their intended uses, between the park streets and all community facilities provided for park residents.
(2) 
Where pedestrian traffic is concentrated, each walk shall have a minimum width of four feet.

§ 162-15 Wastewater disposal.

[Amended 12-15-2003 by Ord. No. 03-06]
A. 
General. An adequate and safe wastewater disposal system shall be provided in all mobile home parks for conveying and disposing of wastewater from each mobile home, service buildings and other accessory facilities. Where public wastewater systems are accessible, connection shall be made to such system. Such system shall be designed, constructed, and operated in accordance with this chapter; § 162-48 of this chapter; and Upper Uwchlan Township's officially adopted Act 537 Sewage Facilities Plan, as amended, as well as other applicable Township standards and specifications, which may be updated or revised from time to time and which may include, but are not limited to:
(1) 
Technical specifications for construction of sewer mains and appurtenances to be connected to the public sewer system;
(2) 
Standards for design and construction of lagoon and irrigation systems in the Route 100 Regional Service Area; and
(3) 
Standards for preparation of sewage facilities planning modules for irrigation and storage facilities in the Route 100 Regional Service Area.
B. 
Proposed wastewater disposal systems shall be reviewed and approved by the Pennsylvania Department of Environmental Protection, the Chester County Department of Health, and/or Upper Uwchlan Township, as applicable.

§ 162-16 Water supply.

[Amended 12-15-2003 by Ord. No. 03-06]
A. 
General. An adequate supply of water shall be provided for mobile homes, service buildings, and other accessory facilities as required by this chapter, and designed, constructed, and operated in accordance with this chapter, Chapter 183, Article I, Public Water Supply, and § 162-49 of this chapter. Where a public water supply system of satisfactory quantity, quality and pressure is available, connection shall be made hereto and its supply shall be used exclusively. Where a satisfactory public water supply system is not available, the development of a private water supply system shall be approved by the Pennsylvania Department of Health or other authorities having jurisdiction.
B. 
Source of supply.
(1) 
The water supply shall be capable of supplying a minimum of 350 gallons per day per mobile home.
(2) 
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.
(3) 
Wells shall be located a safe distance from sources of contaminations. The minimum distance from cast iron sewer lines with permanent watertight joints is 20 feet. All other sewer lines and septic tanks shall be separated from wells by at least 50 feet. Absorption field, seepage pits and absorption beds shall be located at least 100 feet from a well.
(4) 
No well casings, pumps, pumping machinery, suction pipes, or other appurtenances which are necessary for proper functioning of a water system, 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.
(5) 
Water supply treatment, if necessary, shall be in accordance with the requirements of the Chester County Health Department or other applicable authorities.
(6) 
If drinking fountains are provided, they shall be of an approved type of angle jet nozzle with guard.
C. 
Water storage facilities. All water storage reservoirs shall be covered, watertight, constructed of impervious material and stored underground.
D. 
Water distribution system.
(1) 
All water piping, fixtures and other equipment shall be constructed and maintained in accordance with state and local regulations.
(2) 
The water piping system shall not be connected with nonpotable or questionable water supplies and shall be protected against the hazards of backflow or backsiphonage.
(3) 
The system shall be so designed and maintained as to provide a pressure of not less than 20 pounds per square inch, under normal operating conditions, of service buildings, each mobile home, and other locations requiring potable water supply.
E. 
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 of 1/2 inch 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 services 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) 
A shutoff valve below the frost line shall be provided near the water riser pipe on each mobile home lot. Underground stop-and-waste valves are prohibited unless their type of manufacture and their method of installation are approved.

§ 162-17 Lighting standards.

[Amended 12-15-2003 by Ord. No. 03-06]
Standards for lighting shall conform to the provisions set forth in § 200-79 of Chapter 200, Zoning.

§ 162-18 Electrical distribution system.

[Amended 12-15-2003 by Ord. No. 03-06]
A. 
General requirements. 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's specifications regulating such systems and other local codes. Further, all electrical wiring system design, installation, and operation shall be in accordance with § 200-81 of Chapter 200, Zoning.
B. 
Power distribution lines. All direct burial conductors or cable shall be buried at least 18 inches below the ground surface and shall be insulated and specifically designed for the purpose. Such conductors shall be located not less than 18 inches radial distance from water, sewer, gas or communications lines.
C. 
Individual electric connections. 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.

§ 162-19 Refuse disposal.

[Amended 12-15-2003 by Ord. No. 03-06]
A. 
General requirements.
(1) 
The mobile home operator shall be responsible for the proper storage, collection and disposal of refuse.
(2) 
The storage, collection and disposal of refuse in the mobile home park shall be so conducted as to create no health hazard, rodent harborage, insect breeding areas, accident or fire hazard, or air pollution and shall comply with the Pennsylvania Department of Health regulations or other applicable agencies, governing mobile home parks.
(3) 
All refuse shall be stored in flytight, watertight, rodentproof containers, which shall be located not more than 200 feet from any mobile home space and no less than 50 feet from the mobile home park boundary. Containers shall be provided in sufficient number and capacity to properly store all refuse.
(4) 
Community refuse disposal containers shall be screened and stored in accordance with § 200-80 of Chapter 200, Zoning.
(5) 
Racks or holders shall be provided for all refuse containers. Such container racks or holders shall be so designed as to prevent containers from being tipped, to minimize spillage and container deterioration, and to facilitate cleaning around them.
(6) 
All refuse shall be collected at least once weekly. Where suitable collection service is not available from private agencies, the mobile home park operator shall provide this service. All refuse shall be collected and transported in covered vehicles or covered containers.

§ 162-20 Fuel supply and storage.

[Amended 12-15-2003 by Ord. No. 03-06]
The provision of fuel supplies and required storage shall be in accordance with §§ 200-77, 200-80, and 200-81 of Chapter 200, Zoning, and the following provisions, as applicable.
A. 
Natural gas system.
(1) 
Natural gas piping system, when installed in mobile home parks, shall be maintained in conformity with accepted engineering practices.
(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.
B. 
Liquefied petroleum gas systems (LPG).
(1) 
Systems shall be provided with safety devices to relieve excess pressures and shall be arranged so that the discharge terminates at a safe location.
(2) 
Systems shall have at least one accessible means for shutting off gas. Such means shall be located outside the mobile home and shall be maintained in effective operating conditions.
(3) 
All LPG piping outside of the mobile homes shall be well supported and protected against mechanical injury. Undiluted liquefied petroleum gas in liquid form shall not be conveyed through piping equipment and systems in mobile homes.
(4) 
Vessels of more than 12 and less than 80 U.S. gallons' gross capacity may be installed on a mobile home lot and shall be securely, but not permanently, fastened to prevent accidental overturning.
(5) 
No LPG vessel shall be stored or located inside or beneath any storage cabinet, carport, mobile home, or any other structures unless such installations are specially approved by the authority having jurisdiction.
(6) 
No cylinder containing liquefied petroleum gas, bottled gas or fuel oil shall be located in a mobile home; nor within 10 feet of a door thereof.
C. 
Fuel oil supply systems.
(1) 
All fuel oil supply systems provided for mobile homes, service buildings and other structures shall be installed and maintained in conformity with the rules and regulations of the authority having jurisdiction when provided.
(2) 
All piping from outside fuel storage tanks or cylinders to mobile homes shall be securely, but not permanently, fastened in place.
(3) 
All fuel oil supply systems provided for mobile homes, service buildings and other structures shall have shutoff valves located within five inches of storage tanks.
(4) 
No fuel combustion unit shall be used in any mobile home without being vented to the outside of the trailer.
(5) 
Storage tanks located in areas subject to traffic shall be protected against physical damage.

§ 162-21 Stormwater management.

[Amended 12-16-2013 by Ord. No. 2013-05]
The provisions of Chapter 152, Stormwater Management, shall be applicable to all mobile home park development.

§ 162-22 Open space and screening treatment.

The open space and screening criteria of §§ 200-69 and 200-77 of Chapter 200, Zoning, shall apply to all mobile home parks.

§ 162-23 Community buildings.

A. 
Where a community building is provided, it must contain a toilet and lavatory for each sex. In addition, the mobile home park may provide laundry facilities, storage facilities for use of occupants, management office, and indoor recreation facilities for park residents and guests only.
B. 
Construction of all community buildings shall be in compliance with all applicable codes and shall be maintained in a clean, sanitary and structurally safe condition.
C. 
Ownership and maintenance of all community buildings shall be defined in the application for a mobile home park.

§ 162-24 Fire protection.

A. 
The mobile home park area shall be subject to the rules and regulations of the applicable fire prevention authority where provided.
B. 
Mobile home park areas shall be kept free of litter, rubbish and other flammable materials.
C. 
Portable fire extinguishers of a type approved by the fire prevention authority shall be kept in public service buildings under park control.
D. 
Fire extinguishers of a type approved by the Fire Underwriters Laboratories (a B-C Classification type) bearing the Underwriters' label, shall be readily accessible within 300 feet of each mobile home. It is recommended that mobile home park owners or operators require each mobile home unit to be equipped with a fire extinguisher.
E. 
Wherever a public or community water system is provided, fire hydrants shall be installed within 600 feet of all existing and proposed structures and/or mobile homes, measured by way of accessible streets (as specified by the Middle Department Association of Fire Underwriters).
F. 
Fire hydrants shall be installed if their water supply source is capable to serve them in accordance with the following requirements:
(1) 
The water supply source shall permit the operation of a minimum of two one-and-one-half-inch hose streams.
(2) 
Each of two nozzles, held four feet above the ground, shall deliver at least 75 gallons of water per minute at a flowing pressure of at least 30 pounds per square inch at the highest point of the park.

§ 162-25 Maintenance of common areas and facilities.

A. 
The operator/licensee of a mobile home park shall be responsible for the proper repair and maintenance of all common facilities, including, but not limited to, roads, parking areas, sidewalks or pathways, common open space, water supply and sewage disposal systems, and community buildings.
B. 
The operator/licensee of a mobile home park shall, prior to issuance of any certificate of occupancy pursuant to final approval of an application for a new development or expansion, post with the Township a maintenance bond in a form acceptable to the Township Solicitor in an amount sufficient to cover, for a period of two years, the costs of maintenance of all common areas and facilities as described in § 162-64, said costs to be estimated by the Township Engineer or other representative.