Article XIII Mobile Home Park Regulations

The street system of the mobile home park shall be designed so as to:

Create a separation of automobile and pedestrian circulation by means of a system of roads and pedestrian walkways.

Relate harmoniously with land uses within and adjacent to it.

Create efficient and safe connections with the existing road systems of the township in order to ensure proper ingress and egress to and from the mobile home park.

Location and arrangement of streets.

The arrangement, character, extent, width, grade and location of all streets shall be designed relative to existing and planned streets, topographical conditions, public convenience and safety and in their appropriate relation to the proposed uses of the land to be served by such streets.

To facilitate snow removal and to permit easy access for fire-fighting equipment and delivery trucks, any cul-de-sac street shall be designed in conformance with Article VIII.

Street intersections. Street intersections shall be designed to comply with the design standards of Article VIII.

Street widths, alignment and grades. Street right-of-way and cartway widths shall be as required in Article VIII.

(5)

Street signs and streetlighting.

Street name signs conforming to city specifications shall be erected and painted in accordance with said specifications at all street intersections or junctions in all developments at the expense of the developer.

The developer shall install or cause to be installed at the developer's expense such streetlighting facilities as may be deemed adequate and as may be prescribed at the time the development plan is approved, and the developer shall pay the cost of operating said streetlights until such time as the street or street upon which said lights are installed shall be accepted by resolution of the City Council as part of the public road system of the city.

(6)

Access limitations. Mobile home lots may have direct access only onto internal streets. Direct access from a mobile home lot shall not be permitted onto the street(s) from which the mobile home park gains primary access.

(7)

Conversions. Any road built as a private street and later proposed for conversion to a public street shall be brought up to the applicable standards for public streets prior to being ordained as a public way, unless this requirement is waived by the City Council subsequent to determining that compliance with the requirement would have a negative effect on the mobile home park.

Fire lanes and hydrants.

No dwelling unit or part of a unit shall be located more than 150 feet from a duly improved and accessible fire lane, as defined below, nor more than 600 feet from a private or public street or a fire hydrant. All fire hydrants and fire lanes shall be subject to the approval of the City Fire Marshal.

Fire lanes shall have a minimum unobstructed right-of-way width of 20 feet.

Dead-end fire lanes shall be terminated with an unobstructed vehicular turnaround or cul-de-sac with a minimum right-a-way radius of 50 feet. Dead-end fire lanes shall have a maximum length of 400 feet.

The location of fire lanes shall conform to plans for the extension of streets, sanitary sewers, water mains, storm sewer and other drainage facilities and public utilities as contained in this chapter and other ordinances of the city and shall provide adequate access to buildings by firefighters and other emergency services.

(5)

Fire hydrants must be provided by the developer. The number, type and location of fire hydrants and the size and rate of flow of feeder lines shall be subject to the approval of the City Fire Marshal.

(6)

No certificate of occupancy shall be issued until fire lanes are constructed and hydrants tested and approved by the City Fire Marshal.

Pedestrian circulation.

General requirements. All mobile home parks 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 park streets, 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 streets, 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 schoolchildren congregate.

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 streets, they shall be separated from the street 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 either on the same lot therewith or in common parking facilities, provided that parking areas contained therein are within 150 feet of the mobile home lots for which they are intended.

Common parking areas.

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

Required green areas. Ten percent of all common parking areas on each lot shall be devoted to green areas consisting mostly of grass and plantings, including trees, which must be interspersed within the paved parking areas to channel traffic or divide parking areas. The green areas required by this subsection shall not constitute a portion of any green area or common open spaces otherwise required by this chapter or Chapter 224, Zoning. The exact design and location of the green areas required by this subsection shall be indicated on a development or subdivision or other similar plan and be permanently maintained as such.

In addition to the requirements of Chapter 224, Zoning, 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 City Council 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 park.

Recreation. Recreation areas and facilities acceptable to the City Council 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 grade that is conducive to active recreation.

Buffers.

All perimeter buffers shall be in accordance with Chapter 224, Zoning, and the regulations below.

Existing buffers. In cases where an edge(s) of a mobile home park 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 edge(s) upon approval of the City Council.

All existing vegetation which is intended to satisfy the buffer requirement shall be permanently maintained.

Buffer landscape plan. A buffer landscaping plan acceptable to the City Council shall be submitted in accordance with Article VIII.

Drainage design, including stormwater management and soil erosion and sedimentation control, shall be in accordance with Article VIII and the regulations below.

Wastewater. Wastewater from any plumbing fixture or sanitary sewer line shall not be deposited upon the ground surface in any part of a mobile home park or the surrounding properties.

All storm sewers shall be placed in back of the curb when located in a street or right-of-way. When located in undedicated land, they shall be placed within an easement not less than 15 feet wide, as approved by the city.

Ground cover. Exposed ground surfaces in all parts of every mobile home park shall be paved or covered with stone 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.

The landscaping requirements of Article VIII shall apply to every mobile home park.

§ 197-92 Common elements.

Ownership. Common open space and roadways shall be offered for dedication to the city or public use assured through easements or other appropriate means in any mobile home park where all lots will be sold or where the City Council determines those facilities to be key elements in the open space and/or circulation systems of the city. In all other cases, these and other common elements may be retained in private ownership or may be owned by a homeowners' association.

Maintenance. Prior to land development plan approval, provision acceptable to the City Council and Solicitor for the maintenance of all common elements shall be established by any private or homeowners' association ownership.

Service building. The structure or structures containing the management office and other common facilities shall be conveniently located for the use intended. Consolidation of laundry, recreation, management and other common facilities in a single building and location is encouraged if the single location will adequately serve all mobile home lots.

§ 197-93 Utilities.

General.

All streets, off-street parking areas and areas of high pedestrian use shall be adequately illuminated. All such lighting shall be designed and located so as to direct light away from adjacent residents. Lighting shall be provided for walkways and to identify steps, ramps and signs. Such lighting shall be designed and located so as to direct light away from adjacent residences.

Electric, telephone and all other utility facilities shall be installed underground by the developer.

Where telephone and electric service lines are placed underground, conduits or cables shall be placed within an easement or dedicated public ways in a manner which will not conflict with other underground services. Further, all transformer boxes shall be located so as not to be unsightly or hazardous to the public.

Easements shall be provided to account for the distribution of unit substations to service the area. The design of the utility structures should be architecturally compatible with the surrounding structures.

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 park, including service buildings and accessory facilities, in accordance with Chapter 224, Zoning.

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 for mobile homes.

Individual water riser pipes shall be located within the confined areas of the mobile home stand at a point where the water connection will approximate a vertical position, thereby ensuring the shortest water connection possible and decreasing susceptibility to the water pipe freezing.

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 City Plumbing Inspector 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.

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.

Fire protection. All mobile home parks shall be provided with fire hydrants to meet the specifications of the Middlestates Department Association of Fire Underwriters.

Sewage disposal.

General requirements. An adequate and safe sewerage system shall be provided in all mobile home parks for conveying and disposing of sewage from dwellings, service buildings and accessory facilities in accordance with Chapter 224, Zoning.

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 and city regulations, as well as those of the servicing utility.

Individual sewer connections for mobile homes.

Each mobile home stand shall be provided with a sewer riser pipe consistent with the standards of the servicing utility or lack thereof of the City Plumbing Inspector. The sewer riser pipe shall be located on each stand so 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 or, in lack thereof, by the City Plumbing Inspector. All joints shall be watertight.

§ 197-95 Fuel-oil distribution systems.

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. The rim of the riser pipe shall extend at least one-half (1/2) inch above ground elevation.

§ 197-94 Gas distribution systems.

General. Gas equipment and installations within a mobile home park shall be designed and constructed in accordance with the applicable codes adopted by the enforcing agency. Where the commonwealth or other political subdivision does not assume jurisdiction, such installations shall be designed and constructed in accordance with the appropriate provisions of ANSI-Z21.30 and Z106.1.

Required gas supply. The minimum hourly volume of gas required at each mobile home lot outlet or any section of the mobile home park gas piping system shall be calculated as follows:

Type of Outlet	Natural (cubic feet per hour)	LP Gas
For the most remote mobile home lot outlet on any branch or main	125	50
For the second-most remote outlet on any branch or main	100	40
For the third-most remote outlet on any branch or main	75	30
NOTE: After the third-most remote outlet, subsequent branch or main line loadings may be computed using a value of 50 cubic feet per hour for natural gas and 20 cubic feet per hour for liquefied petroleum gas.

Installation. 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.

System shutoff valve. A readily accessible and identified shutoff valve controlling the flow of gas to the entire gas piping system shall be installed near to the point of connection to the service piping or supply connection of the liquefied petroleum gas tank.

Each mobile home lot shall have an approved gas shutoff valve installed upstream of the mobile home lot gas outlet and located on the outlet riser at a height of not less than four inches above grade. Such valve shall not be located under any mobile home. Whenever the mobile home lot outlet is not in use, the outlet shall be equipped with an approved cap or plug to prevent accidental discharge of gas.

Mobile home connector. Each mobile home shall be connected to the mobile home lot outlet by an approved three-fourth-inch mobile home connector not more than (6) six feet in length. Approved pipe and fittings may be used between the flexible connector and the mobile home lot gas outlet when the distance between the mobile home lot gas outlet and the mobile home gas service connection exceeds that required to make a safe installation with only a mobile home connector.

Mechanical protection. All gas outlet risers, regulators, meters, valves or other exposed equipment shall be protected from mechanical damage by vehicles or other causes.

The mobile home gas connection shall be installed at the edge of the mobile home stand, approximately 30 feet from the front of such stand, and located as not to terminate beneath the mobile home.

General. Distribution systems shall be installed and maintained in accordance with applicable codes and regulations governing such systems. Piping installed below ground shall have a minimum earth cover of 18 inches.

All piping from outside fuel storage tanks or cylinders towards mobile homes shall be permanently installed and securely fastened in place.

All fuel-oil storage tanks of cylinders should be installed underground and shall not be located inside or beneath any mobile home or accessory structure or less than five feet from any mobile home exit.

Every tank shall be vented by a vent no less than one-and-one-fourth-inch iron pipe size, so designed and installed to prevent entrance of rain of debris.

A shutoff valve located immediately adjacent to the gravity-feed connection of a tank shall be installed in the supply line to the mobile home.

Fuel-oil connectors from the tank to the mobile home shall be brass or copper tubing or approved flexible metal hose, not smaller than three-eighths-inch iron pipe size or tubing, and shall be protected from physical damage. Aluminum tubing shall not be used.

Valves and connectors shall be listed standard fittings, maintained liquidtight to prevent spillage of fuel oil on the ground.

§ 197-96 Fuel supply and storage.

Liquefied petroleum gas containers installed on a mobile home lot shall be securely but not permanently fastened to prevent accidental overturning. Such containers shall not be less than 25 or more than 100 pounds LP gas capacity.

No liquefied petroleum gas vessel shall be stored or located inside or beneath any storage cabinet, carport, mobile home or any other structure.

All fuel-oil storage tanks or cylinders shall be securely fastened in place and shall not be located inside or beneath any mobile home or less than five feet from any mobile home exit.

All fuel-oil storage tanks or cylinders shall be screened from adjacent structures, access roads and traffic arteries by hedges, dense plantings, earth berms, changes in grades or walls.

§ 197-97 Permits, licenses, fees and inspections.

Permits required.

Lots for sale. In those mobile home parks 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 nor 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 the standard procedures for any building activity in the city. No mobile home or other structure shall be occupied until a valid occupancy permit has been issued by the city.

Lots for lease. In those mobile home parks wherein some or all of the mobile home lots will be leased, the following regulation 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 park unless and until that person or group obtain:

[1]

[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

[1]

Editor's Note: Amended at time of adoption of Code; see Ch. 1, General Provisions, Art. I.

[2]

Valid permit(s) authorizing construction and initial occupancy, issued by the City Zoning Officer in the name of the operator, which shall not be issued until a copy of the DEP 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 City Council.

Annual licenses. In addition to the initial permits, the operator of a mobile home park with lots for lease shall apply to the Pennsylvania Department of Environmental Protection and to the City 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 development continues to meet the standards prescribed by state agencies having jurisdiction and the standards of this section and other applicable city ordinances. The license so issued shall be valid for one year from the date of issuance or until January 1 of the next year, whichever comes first.[2]

[2]

Editor's Note: Amended at time of adoption of Code; see Ch. 1, General Provisions, Art. I.

Transfer of ownership. Every person holding a permit shall file notice with the City Manager within 10 days after having sold, transferred, given away or otherwise disposed of interest in or control of any mobile home park.

(d)

Whenever, upon inspection of any mobile home park, it is determined that conditions or practices exist which are in violation of any provisions of this chapter or any regulation adopted pursuant thereto, the City Zoning Officer shall give notice in writing to the person holding the certificate, advising him or her that unless such conditions or practices are corrected within such time as shall be specified in said notice, the license to operate the mobile home park shall be suspended.

Fees.

Fees for the initial application and preliminary and final approvals of any mobile home park shall be prescribed by resolution of City Council.

The fee for the annual license required for mobile home parks having lots for lease shall be prescribed by resolution of the City Council and shall be submitted to the City Zoning Officer with the application for the annual license.

Inspection.

Upon notification to the licensee, manager or person in charge of a mobile home park with lots for lease, the Building Inspector or Zoning Officer may inspect a mobile home park after due notice to determine compliance with this section.

Upon receipt of the application for annual license and before issuing such annual license, the Zoning Officer or other designated representative of the city shall make an inspection of the mobile home park to determine compliance with this section and other applicable 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.

§ 197-98 Additional requirements.

Mobile home stands. 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 all mobile homes.

Anchoring. Every mobile home placed within a mobile home park shall be anchored to the mobile home stand where it is located prior to the unit being occupied or used in any other way or the expiration of seven days, whichever occurs first. The anchoring system shall be designed to resist a minimum wind velocity of 90 miles per hour.

Stability. All mobile homes placed within a mobile home park shall, prior to occupancy or other use, be affixed to their mobile home stands in such a way so as to prevent tilting of the unit.

Site standards. The following site standards are encouraged for all mobile homes in a mobile home park:

The exterior colors shall be in earth tones (brown, beiges, dark greens). Trim and accent colors may be in other tones but must blend harmoniously with the earth-tone scheme.

All roofs shall be covered with composition roofing material or wood shingles so that no metal is visible.

No exterior antennas of any kind shall be permitted.

§ 197-99 General requirements prerequisite to approval of final plans.

If aluminum patios and carports are used, all visible exterior structural members shall be covered with wood (fasciae and posts) and the roofs shall be covered with composition material or wood shingles.

Skirts. All mobile homes placed within a mobile home park 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

Hitch. 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.

Litter control. The mobile home park shall be kept free of litter, rubbish and other flammable and unsightly material.

Fire extinguishers. Portable fire extinguishers rated for Classes B and C shall be kept in service buildings and at other locations conveniently and readily accessible for use by all occupants and shall be maintained in good operation condition. Their capacity shall be not less than two and one-half (2 1/2) pounds.

Improvements or guaranty thereof. Before approving any land development plan for recording, the City Council shall either require that the necessary grading, paving and other street improvements as required in Article IX all have been installed in strict accordance with the standards and specifications of the city or that the city shall be assured by means of a proper contract and completion guaranty, as set forth in Article IX, that the improvements will subsequently be installed by the developer. Where the land development plan has been approved and recorded, either after the specified improvements have been completed and approved by the City Council or, if prior to completion, upon proper completion guaranty as aforesaid, purchasers and mortgagees of lots in the development, with or without buildings thereon or on any of them, shall be relieved of any and all liability for any deficiency in lack of or failure to complete the improvements above mentioned as set out in said plan or required as a condition precedent to the approval of the plan of development; and any failure to complete or properly complete said improvements shall not encumber any or all of the lots in the development.

Agreement to complete improvements. In all cases where the necessary grading, paving and other street improvements required herein shall not have been installed in strict accordance with the standards and specifications of the city, the developer shall enter into a written agreement with the city in accordance with Articles III and IX and in the manner and form approved by the City Solicitor, wherein the developer shall agree, to the extent applicable:

To construct or cause to be constructed, at his or her own expense, all streets, bridges, culverts, curbs, gutters, sidewalks, crosswalks, water systems, drainage facilities, streetlighting facilities, street signs, monuments, sanitary sewerage, street trees and parks and other improvements shown on said land development plan, all in strict accordance with standards and specifications of the city and within the time specified in said agreement.

To make adequate provision with the City Engineer for the inspection of the construction of the aforesaid improvements to assure compliance with city standards and specifications.

To maintain, at the developer's cost, said streets, bridges, culverts, curbs, gutters, sidewalks, crosswalks, water systems, drainage facilities, streetlighting facilities, street signs, monuments, sanitary sewerage, street trees, parks and other improvements until the same are accepted; and, for a period of two years thereafter, to repair and reconstruct the same or any part of one of them when such repair or reconstruction shall be specified by the City Council as necessary by reasons of faulty construction, workmanship or materials.