Allen Township City Zoning Code
PART 9
MOBILE HOME PARK DISTRICT
§ 27-901 Uses Permitted By Right.
[Ord. 2000-03, 9/14/2000, Art. IX, § 901; as amended by Ord. 2003-05, 6/12/2003, § 9]
1.
Farming including pasturing, truck gardening, horticulture, and similar enterprise (subject to requirements in Part 14).
2.
Single-family detached dwellings.
4.
Public municipal buildings and facilities, including libraries.
5.
Public conservation areas and associated structures for the conservation of open space, water, soil, forest, and wildlife resources.
6.
Customary accessory uses and buildings incidental to any of the permitted uses.
7.
Commercial forestry.
8.
No-impact home-based business.
§ 27-902 Land Development Plan Approval.
[Ord. 2000-03, 9/14/2000, Art. IX, § 902]
Land development plan review by the Planning Commission and approval by the Board of Supervisors shall be required for all uses as required by the Township Subdivision and Land Development Ordinance [Chapter 22] and the Municipalities Planning Code (MPC).
§ 27-903 Area, Yard and Height Regulations.
[Ord. 2000-03, 9/14/2000, Art. IX, § 903]
Lot area, yard, and height requirements (except as otherwise noted).
MHP | All Other Uses | ||
|---|---|---|---|
Maximum Regulations | |||
Building Height | See § 27-904 for all MHP regulations | 35 feet | |
Lot Coverage | 25% | ||
Lot Area | 1 acre | ||
Lot Width | |||
At Street Line | 100 feet | ||
At Minimum Building Setback Line | 200 feet | ||
Rear Yard | 50 feet | ||
Side Yard | 50 feet | ||
Total | 100 feet | ||
1 Side | 50 feet | ||
§ 27-904 Mobile Home Park Regulations.
[Ord. 2000-03, 9/14/2000, Art. IX, § 904]
1.
Minimum park size for a mobile home park is 10 acres.
2.
A mobile home park shall have direct access to an arterial or collector highway either by fronting directly or through another mobile home park.
3.
Occupancy. The minimum number of spaces completed and ready for occupancy before the first occupancy is permitted shall be nine.
4.
Mobile home lots shall meet the following minimum dimensional requirements:
Minimum lot area | 7,500 square feet | |
Minimum lot width at setback line | 75 feet | |
Maximum lot coverage | 35% | |
Minimum yards | ||
Front | 35 feet | |
Rear | 40 feet | |
Side | ||
1 side | 15 feet | |
Total | 30 feet | |
Minimum unit spacing | 30 feet | |
Off-street parking spaces | 2 |
5.
Site Drainage.
A.
The ground surface of all parts of every mobile home park shall be graded and equipped to drain all surface water in a safe and efficient manner without risk of harmful runoff to lands adjoining or in the vicinity of the proposed mobile home park.
B.
Surface water collectors and other bodies of standing water capable of breeding mosquitoes and other insects shall be eliminated or controlled in a manner approved by the Pennsylvania Department of Environmental Protection.
C.
Wastewater from any plumbing fixture or sanitary sewer line shall not be deposited upon the ground surface in any mobile home park.
6.
Soil and Ground Cover Requirements.
A.
Exposed ground surfaces in all parts of every park shall be paved, covered with stone, screenings, or other solid material or protected with a vegetation growth that is capable of preventing soil erosion and any elimination of dust during dry weather. The paved surfaces shall not substantially increase or concentrate surface drainage runoff.
B.
Park grounds shall be maintained free of vegetative growth which may harbor rodents or insects or other pests harmful to man.
7.
Mobile Home Lots.
A.
Every mobile home must be placed on a foundation, pad, pillars, etc., in accordance with BOCA or the home manufacturer, whichever is more strict.
B.
Each mobile home lot shall have direct frontage/access to a street in the mobile home park.
C.
The corners of the mobile home shall be anchored to prevent wind overturn and rocking, by the use of augers, arrowhead anchors, or other devices suitable to withstand a tension of at least 2,800 pounds each.
D.
Appropriate certification must be provided to the Zoning Officer from the manufacturer that the home construction meets all components of the Township Building Code.
8.
Skirting. The area between ground level and the perimeter of the mobile home shall be enclosed by means of a skirting of wood, aluminum or other similar material prior to occupancy of the mobile home.
9.
Maintenance of Open Space Areas.
A.
All land required to be set aside for open space shall be designated as such in the plans submitted for subdivision approval. The plans shall contain the following statement: "Open space lands may not be separately sold, nor may such land be further developed or subdivided."
B.
The subdivision plans shall designate the use of open space, the type of maintenance to be provided, and a planting plan or schedule. In the designating use and maintenance, the following classes may be used.
(1)
Lawn. A grass area, with or without trees, which may be used by residents for a variety of purposes and which shall be mowed regularly to ensure a neat and tidy appearance.
(2)
Natural Area. An area of natural vegetation undisturbed during construction, or replanted. Such area may contain pathways, but shall otherwise be maintained only to prevent the spread of weeds, undesirable plants such as poison ivy, the maintenance of free flowing streams, and to prevent the accumulation of trash or litter.
(3)
Recreation Area. An area designated for specific recreation use including but not limited to tennis, swimming, shuffleboard, playfield, and tot lot. Such areas shall be maintained in such a manner as not to create a hazard or nuisance, and shall perpetuate the proposed use.
C.
No more than 40% of the open space may be in the required buffer zone.
D.
The common open space shall be provided in contiguous areas of not less than one acre.
10.
Street System.
A.
General Requirements. A safe and convenient vehicular access shall be provided for abutting public streets or roads.
B.
Access and Internal Streets. Access to internal streets of mobile home parks shall be designed to minimize congestion and hazards at the entrance or exit and allow free movement of traffic on adjacent streets. Streets shall have a minimum road pavement width of 40 feet.
C.
Intersections. Within 50 feet of an intersection, streets shall be at approximately right angles. A distance of at least 150 feet shall be kept between center lines of offset intersecting streets. Intersection of more than two streets at one point is prohibited.
D.
Streets shall be constructed in conformance with the standards of Allen Township for materials and thickness. Curbs shall be provided along all streets to channel water to drainage facilities. Curb construction shall be in conformance with Allen Township Subdivision and Land Development Ordinance [Chapter 22]. Sidewalks shall also be required along all roads within or adjacent to the park.
11.
Off-Street Parking. Where recreational facilities are provided, adequate off-street parking for same shall also be provided.
12.
Sewage Disposal and Water Distribution.
A.
Public sewage collection and treatment and public water shall be required in all mobile home parks and shall be approved by the Pennsylvania Department of Environmental Protection and be consistent with the Township Sewage Facilities Plan.
B.
The sewer and water system and lateral connections must be constructed and designed in accordance with the Allen Township Authority and Department of Environmental Protection regulations and provided for dedication to the Allen Township Authority.
13.
Electrical Distribution System.
A.
Every mobile home park shall contain an electrical wiring system consisting of wiring, fixtures, equipment, and appurtenances with local electric power company specifications regulating such systems.
B.
Power Distribution Lines.
C.
Individual Electrical Connections. Each mobile home lot shall be provided with an approved disconnecting device and over-current protective equipment. The minimum service per outlet shall be 120/240 volts AC, 100 amperes.
D.
Ground Required. 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 and other approved methods of ground metallic wiring. The neutral conductor shall not be used as an equipment ground for mobile homes or other equipment.
14.
Fuel Supply and Storage.
A.
Liquefied Petroleum Gas Systems. Liquefied petroleum gas systems provided for mobile homes and mobile home parks, service buildings, or other structures when installed in mobile home parks shall be maintained in conformity with the "Standards for the Storage and Handling of Liquefied Petroleum Gases" (National Fire Protection Association, NFPA, Latest Edition, as amended; and American National Standard Institute, ANSI, Latest Edition, as amended) and to NFPA, "Standard for Mobile Home Parks," Latest Edition, as amended.
(1)
The systems shall be provided with safety devices to relieve excessive pressures and shall be arranged so that the discharge terminates at a safe location.
(2)
The 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 an effective operating condition.
(3)
All liquefied petroleum gas piping outside the mobile home 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 the mobile home.
(4)
No liquefied petroleum gas vessel shall be stored or located inside or beneath any mobile home or other structure.
B.
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 National Fire Protection Association Standard, NFPA, Latest Edition, as amended.
(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)
All fuel storage tanks of cylinders shall be securely placed and shall be not less than five feet from any mobile home exit.
(5)
Storage tanks located in areas subject to traffic shall be protected against physical damage.
15.
Refuse Handling. The storage, collection and disposal of refuse in a mobile home park shall be so conducted as to create no health hazards, rodent harborage, insect breeding area, accident or fire hazards, or air pollution and shall comply with any state and/or local agency having jurisdiction.
16.
Insect and Rodent Control. Grounds, buildings and structures shall be maintained free of insect and rodent harborage and infestation. Extermination methods and other measures to control insects and rodents shall be submitted on the final plan and shall conform to the requirements of any state and/or local agency having jurisdiction.
17.
Exterior Lighting of Streets and Grounds. Adequate provisions shall be made in all mobile home parks for exterior lighting of streets and common ground as the public safety, welfare, and protection of the mobile home park residents and visitors shall require.
18.
Storage Within Mobile Home Parks. Owner or operator of said park shall provide an adequate storage area to permit the residents to park and store campers and boats. This area shall be paved and screened by fence or living screen from the remainder of the mobile home park. No campers or boats shall be stored other than in such a storage area. No abandoned, unlicensed vehicles shall be permitted within the park. One storage space shall be provided per four mobile home spaces and shall be a minimum of 200 square feet per space; dimensional, no less than 10 feet by 20 feet.
19.
Subdivision Ordinance.
A.
The provisions, regulations and procedures provided in the Allen Township Subdivision and Land Development Ordinance [Chapter 22] shall apply to mobile home parks and no such park shall be opened or constructed without full compliance with same.
B.
As-built plans of all park improvements including, but not limited to, location of all mobile home pads, utility services such as water and sewer, underground electric, telephone, storm drainage, and service and recreation facilities shall be submitted to Allen Township prior to the issuance of any and all permits for mobile home occupancy.
20.
Service/Park Buildings, Structures, and Facilities. These buildings are permitted within the park as long as they are for the benefit of park residents only and not marketed for use by the general public. Such buildings, structures, etc., include central offices, maintenance buildings, general store, swimming pool, bathhouse, etc. These structures and facilities must be located on individual lots within the park and conform to the following standards.
Building setback | 40 feet | |
Side yard | 20 feet | |
Rear yard | 40 feet | |
Lot coverage | 40% | |
Off-street parking: In accordance with the use proposed with the facility. | ||
§ 27-905 General and Specific Requirements.
[Ord. 2000-03, 9/14/2000, Art. IX, § 905]
All uses are subject to the applicable regulations of Parts 14 and 15.