East Fallowfield Township
City Zoning Code
City Zoning Code
PART 9
MH MOBILE HOME PARK DISTRICT
§ 27-901 Purpose.
[Ord. 2002-06, 11/11/2002, § 901]
1.
The MH Mobile Home Park District is designed to provide adequate facilities for the placement of mobile homes. The development of mobile home parks is encouraged to promote a safe and attractive neighborhood environment that will not detract from surrounding properties. Such districts will encourage development of recreational facilities for park residents and provide for open space and buffering. The district is established in an effort to:
A.
Provide a suitable environment for alternative dwelling types.
B.
Centralize the placement of mobile homes in specific areas designed for such use.
C.
Discourage undesirable conditions associated with poorly designed and improperly regulated parks.
§ 27-902 Use Standards.
[Ord. 2002-06, 11/11/2002, § 902; as amended by Ord. 2006-05, 9/27/2006, § 1]
1.
Uses Permitted by Right. A building may be erected, altered, or used, and a lot may be used or occupied only one of the following purposes, and no other:
A.
Mobile home park is in accordance with all provisions and requirements of such use as specified in this Part and in the Township Subdivision and Land Development Ordinance [Chapter 22].
B.
Mobile home on an individually owned lot, not within a mobile home park.
C.
Mobile home park office or service building.
D.
Nonintensive agricultural uses in accordance with § 27-1703, Subsection 1C.
E.
Residential uses in accordance with Part 7, R-3 High Density Residential District.
F.
Single-family dwelling within a mobile home park in accordance with § 27-907.
G.
Forestry, in accordance with § 27-1402, Subsection 7.
H.
East Fallowfield Township municipal uses except trucking and truck repairs.
2.
Accessory Uses. Accessory uses must be clearly incidental to and customarily associated with the principal use and located on the same lot as the principal use listed in Subsection 1.
A.
Customary accessory residential uses.
B.
Signs in accordance with Part 16.
C.
Uses associated with mobile home park office or service buildings, except mobile home sales.
D.
Farm buildings and associated structures.
§ 27-903 Density and Lot Standards.
[Ord. 2002-06, 11/11/2002, § 903]
1.
The following requirements shall be applied to all uses permitted in the MH District:
A.
Minimum Lot Area.
(1)
Mobile home park — minimum tract size: 10 contiguous acres; minimum lot size per mobile home within the park 9,000 square feet.
(2)
Addition to existing mobile home park: five contiguous acres.
(3)
Individually-owned mobile home lot that is not within a mobile home park, for placement of a single mobile home unit: 30,000 square feet.
(4)
Other permitted residential uses shall be in accordance with minimum required lot areas specified in Part 7, "R-3 High Density Residential District."
B.
Maximum Density.
(1)
Mobile home park. Five mobile home units per gross acre when public sewer and water systems are utilized. Where a mobile home park utilizes on-lot sewage disposal and water systems, the density provisions of the R-2 Medium Density Residential District shall apply.
C.
Minimum Yard Dimensions.
(1)
Mobile home parks. Mobile home lots within a mobile home park, shall be so designed that in no instance shall the exterior walls of mobile home units or additions thereto, come within 25 feet of the exterior walls of an adjacent mobile home, or within 10 feet of any cartway. No mobile home, park office or service structure shall be located within 75 feet of the mobile home park boundary.
(2)
Individually owned lots. A single mobile home on an individually owned lot that is not part of a mobile home park shall be in compliance with the lot and yard requirements of Part 7 for a single-family detached dwelling unit.
(3)
Accessory structures. Accessory structures shall be located to the side or rear of the principal structure and shall not be within 15 feet of any structure or accessory structure on an adjacent mobile home lot.
(4)
Other permitted residential uses shall be in accordance with the yard dimensions specified in Part 7, "R-3 High Density Residential District."
D.
Maximum Height. Fifteen feet for mobile homes and 25 feet for park office and service structures. For other residential uses, the maximum height shall be in accordance with Part 7, "R-3 High Density Residential District."
E.
Maximum Impervious Coverage. The maximum permitted impervious coverage for a mobile home tract shall be 30%.
F.
Minimum Habitable Floor Area. Each mobile home shall have a minimum habitable floor area of 700 square feet, exclusive of additions and accessory structures.
G.
Additional Standards. Mobile home parks shall comply with the following standards:
(1)
Restricted Open Space. Mobile home parks or mobile home park expansions shall include a minimum of 30% of the gross area after subtraction of buffer areas, as restricted open space for the enjoyment of park residents. A minimum of 25% of the common open space shall be usable for active recreation. Restricted open space areas shall be administered and maintained by the park management or owner.
(2)
Service Buildings and Facilities. No mobile home park service building or associated facility shall be closer than 75 feet to an existing or proposed public street right-of-way. Suitable uses related to service buildings may include management office, laundry facilities, and repair shop and/or commercial uses to supply essential goods to park residents only.
§ 27-904 Improvement Standards.
[Ord. 2002-06, 11/11/2002, § 904]
1.
Mobile home parks shall be designed and constructed in accordance with the following improvements:
A.
Roadways. Roadways within mobile home parks shall conform to the minimum roadway standards specified in the Township Subdivision and Land Development Ordinance [Chapter 22].
B.
Sanitary Sewage Disposal. Connection to a public sewage system shall be required.
C.
Water Supply.
(1)
Connection to a public water utility system shall be required.
(2)
Fire hydrants and fire hydrant locations shall meet the specifications of the Middle States Department, Association of Fire Underwriters.
(3)
Water supply systems shall meet the standards in the Township Subdivision and Land Development Ordinance [Chapter 22].
D.
Storm Drainage and Erosion Control.
(1)
The management of stormwater runoff shall be incorporated in all mobile home park designs. Storm drainage and erosion control measures shall meet requirements as contained in the Township Subdivision and Land Development Ordinance [Chapter 22]. Such plans shall not allow ponding and protect downstream areas from flood hazards and deposit of sediment and allow for aquifer recharge.
(2)
Satisfactory erosion control measures shall be practiced during the construction of the park and thereafter in compliance with requirements of the Township Subdivision and Land Development Ordinance [Chapter 22]. Exposed ground surfaces shall be suitably covered or planted to prevent erosion and sedimentation.
E.
Fuel Supply and Storage. The storage of and design of fuel systems including liquefied petroleum gas systems and fuel oil supply systems shall be in conformance with specifications in the Township Subdivision and Land Development Ordinance [Chapter 22].
F.
Other Utility Related Standards. All other utilities and utility infrastructure, such as pipeline and wiring, shall be placed underground in accordance with the standards pertaining to utility installation in the Township Subdivision and Land Development Ordinance [Chapter 22].
G.
Landscaping and Buffering. Landscaping shall be required as an essential feature of each mobile home park. The use of naturally occurring and existing vegetation shall be encouraged. Specific landscaping and buffering requirements are contained in § 27-1808 and in §§ 22-715 and 22-716 of the Township Subdivision and Land Development Ordinance [Chapter 22].
H.
Lighting. Lighting shall be in compliance with the standards set forth in § 27-1809 of this chapter and in § 22-711 of the Township Subdivision and Land Development Ordinance [Chapter 22].
I.
Skirting. Every mobile home placed shall, prior to occupancy or other use, have a skirt installed which is designed to complement the appearance of the mobile home. Skirting material shall be specifically designed for this purpose and adequately vented to allow for access to all utility connections. In no instance shall the area beneath the mobile home be used for storage.
J.
Additions. Permanent additions shall not be built onto or become part of any mobile home unless they are in accordance with applicable state and local laws, ordinances, and regulations.
K.
Alterations. Plumbing and electrical alterations or repairs for a mobile home shall be made in accordance with applicable state and local laws, ordinances, and regulations.
L.
Mobile Home Construction. A mobile home shall be installed in conformity with the manufacturer’s approved design applicable to the particular home. Construction activities or processes not addressed by the manufacturer’s approved design shall comply with the Uniform Construction Code requirements relating to those activities or processes.
[Amended by Ord. 2013-04, 11/26/2013]
M.
Anchoring. Every mobile home placed shall be anchored to the mobile home pad 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 to 90 miles per hour.
N.
Stability. Every mobile home placed shall, prior to occupancy or other use, be affixed to its mobile home pad in such a way as to prevent tilting of the unit.
O.
Accessory Structures. Patios, carports and other similar accessory structures shall be in compliance with all applicable codes and ordinances as adopted by East Fallowfield Township.
P.
Hitch. If removable by manufacturer's design, 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 pad.
§ 27-905 Permits.
[Ord. 2002-06, 11/11/2002, § 905]
It shall be unlawful for any person to construct, alter, or extend or operate a mobile home park in East Fallowfield Township unless and until permit and licensing requirements stated in the Township Subdivision and Land Development Ordinance [Chapter 22] are satisfied.
§ 27-906 Flood Hazard District Standards.
[Ord. 2002-06, 11/11/2002, § 906]
1.
Mobile homes shall be prohibited within the Flood Hazard District. Lawfully existing mobile homes located within the Flood Hazard District at the time of adoption of this chapter shall be considered a nonconforming structure and shall be subject to the provisions of § 27-1506, "Nonconforming Uses and Existing Structures in the Flood Hazard District."
2.
Where a lawfully existing nonconforming mobile home is proposed to be modified, reconstructed, or improved under the provisions of § 27-1506, the following standards shall apply. Such mobile homes and any additions thereto shall be:
A.
Anchored to resist flotation, collapse, or lateral movement by providing over-the-top and frame ties to ground anchors in accordance with the following:
(1)
Over-the-top ties shall be provided at each of the four corners of the mobile home, with two additional ties per side at intermediate locations for units 50 feet or more in length, and one additional tie per side for units less than 50 feet in length.
(2)
Frame ties shall be provided at each corner of the mobile home, with five additional ties per side at intermediate locations for units 50 feet or more in length, and four additional ties per side for units less than 50 feet in length.
(3)
All components of the anchoring system shall be capable of carrying a force of 4,800 pounds.
B.
Elevated in accordance with the following requirements notwithstanding any other requirement of this chapter:
(1)
The stands or lots shall be elevated on compacted fill on pilings so that the lowest floor of the mobile home will be 1 1/2 feet or more above the elevation of the one-hundred-year flood.
(2)
Adequate surface drainage is provided.
(3)
Adequate access for a delivery truck is provided.
(4)
Where pilings are used for elevation, the lots shall be large enough to permit steps; piling foundations shall be placed in stable soil no more than 10 feet apart; reinforcement shall be provided for pilings that will extend for six feet or more above the ground level.
3.
An evacuation plan indicating alternate vehicle access and escape routes shall be filed with the Board of Supervisors of the Township.
§ 27-907 Single-Family Dwellings Within a Mobile Home Park.
[Ord. 2002-06, 11/11/2002, § 907]
1.
A landowner may, at his or her option, construct single-family dwellings within a mobile home park approved pursuant to this Part, except that the following standards shall apply in lieu of §§ 27-903, Subsection 1B, C, and D. The landowner shall submit a plat pursuant to § 5210 of the Pennsylvania Uniform Planned Community Act, 68 Pa.C.S.A. § 5210, demonstrating compliance with the standards of this Act, to the satisfaction of the Board of Supervisors prior to the issuance of any building permits for single-family dwellings within an approved mobile home park.
A.
Maximum Density: 2.1 single-family dwelling units per gross acre when public sewer and water systems are utilized.
B.
Minimum Yard Dimensions: no exterior house or garage wall of any separate building shall be closer to any other house or garage wall than 25 feet. No exterior house or garage wall of any separate building shall be within 25 feet of any cartway. No exterior house or garage wall of any separate building shall be within 75 feet of the mobile home park boundary, or 100 feet of a mobile home.
C.
Maximum Height: 2 1/2 stories and no greater than 30 feet.
D.
Accessory Structures: accessory structures shall be located only within the side yard or rear yard of the principal structure and no closer than 15 feet to any other house or garage wall or accessory structure.
E.
Improvements: roadways, storm drainage, erosion control, utilities, landscaping and buffering, lighting, and other improvements shall be in conformance with the requirements contained in the Township Subdivision and Land Development Ordinance [Chapter 22].
