Part 8 Mobile Home/Manufactured Housing Park Provisions

§ 22-801. General .

   1.   Approval Required. It shall be unlawful for any person to construct, alter or extend any mobile home park within the limits of the Township until plans have been approved by the Township in accordance with the provisions of this Chapter.

   2.   Application for Mobile Home Park Approval. Applications for mobile home park approval shall conform to the requirements and procedures as established in Parts 3, 4 and 5 of this Chapter.

   3.   Mobile Home Park Improvements. All improvements required in mobile home parks shall be provided in accordance with the provisions of this Part and Part 7.

(Ord. 2011-05, 3/14/2011, § 801)

§ 22-802. Zoning Compliance .

   All mobile home park approvals under this Chapter shall be subject to compliance with all related provisions of the Dover Township Zoning Ordinance [Chapter 27], including application, permits and fee requirements set forth therein.

(Ord. 2011-05, 3/14/2011, § 802)

§ 22-803. Design Standards and Required Improvements .

   1.   Street System. All streets within mobile home parks whether offered for public dedication or not shall conform to the standards established in §§ 22-703 and 22-704 of this Chapter.

   2.   Street Lights. Streets, access drives, and walkways shall be lighted at night with a minimum illumination of at least 0.2 foot candles maintained. Lighting fixtures shall be so spaced and so equipped as to provide adequate levels of illumination throughout the mobile home park for the safe movement of vehicles and pedestrians. Lighting fixtures shall be shielded to avoid glare on adjacent properties.

   3.   Off-Street Parking Areas. A paved off-street parking space for two automobile vehicles shall be provided for each mobile home lot. Required car parking spaces shall be so located as to provide convenient access to the mobile home, but shall not exceed a distance of 100 feet from the mobile home that it is intended to serve.

   4.   Walks.

      A.   All mobile home parks shall be provided with common pedestrian walks on both sides of the street. Such walks shall be at least 4 feet in width and shall commence at least 4 feet outside of the curb line.

      B.   All mobile home lots shall be connected to common pedestrian walks with an individual walk at least 2 feet in width.

   5.   Curbs. Curbs shall be installed in accordance with Table 22-7-1 of Part 7.

   6.   Recreation Areas.

      A.   In all mobile home parks a recreation area, or areas, with suitable facilities shall be maintained within the park for the use of all park residents.

      B.   Land required for such recreation areas shall be not less than 10% of the gross site area. Such land should generally be provided in a centralized location, or decentralized in larger mobile home parks.

   7.   Water Supply. An adequate supply of safe water meeting State and Federal regulations under adequate pressure shall be provided in all parks to all mobile homes, service buildings and other accessory facilities. The mobile home park shall be served by the extension of an existing public or community water supply system. The developer shall construct a system of water mains and connect with such public water supply system and provide a connection for each lot. All improvements must conform to the standards and requirements as published in the Public Water Supply Manual, Part II, Community System Design Standards, or Part IV, Non-Community System Design Standards (if a non-community public water system) and such system shall be subject to applicable PA DEP approval before approval by the Township.

   8.   Sewage Disposal. An adequate and safe sewage system shall be provided in all parks for conveying and disposing of sewage from mobile homes, service buildings and other accessory facilities. The mobile home park shall be served by the extension of an existing public or community sewage system. The developer shall provide a system of sanitary sewer mains and shall provide lateral connections to each mobile home lot.

   9.   Storm Drainage. Provide storm drainage and management facilities in accordance with Part 10 of this Chapter.

   10.   Utility Systems. Electric, telephone and other utility facilities shall be provided as necessary within the mobile home park. Such utilities shall be installed underground by the developer and maintained in accordance with the local utility company’s specifications regulating such systems.

   11.   Fire Hydrants.

      A.   Fire hydrants shall be installed by the developer in accordance with the requirements of the agency supplying water and the local fire authority.

      B.   Fire hydrants shall be located within 600 feet of any mobile home (measured along the street line), service building or other structure in the park, and shall be installed in accordance with all applicable regulations. Cross-cut access shall not be considered in determining location.

   12.   Service Buildings and Other Community Service Facilities. Service and accessory buildings located in a mobile home park shall be used only by the residents of the mobile home park.

   13.   Community Storage Facilities. Storage facilities within the mobile home park tract shall be for the use of residents only. All community storage facilities shall be screened from adjacent property and public streets using Buffer Planting Strip #2 as described in § 22-1103.11, herein.

(Ord. 2011-05, 3/14/2011, § 803)

Part 9 Floodplain Area Regulations

§ 22-901. Purpose .

   The specific purposes of these special provisions are:

      A.   To regulate the subdivision or development of land within any designated floodplain area in order to promote the general health, welfare and safety of the community.

      B.   To require that each subdivision lot in any designated floodplain areas be provided with a safe building site with adequate access; and that public facilities which serve such uses be designed and installed to preclude flood at the time of initial construction.

      C.   To protect individuals from buying lands which are unsuitable for use because of flood by prohibiting the improper subdivision or development of unprotected lands within the designated floodplain areas.

(Ord. 2011-05, 3/14/2011, § 901)

§ 22-902. Abrogation and Greater Restrictions .

   This Part supplements the Uniform Construction Code [Chapter 5, Part 1] as well as the Township Zoning Ordinance [Chapter 27] and the Floodplain Building Regulations [Chapter 4, Part 1]. To the extent that this Part imposes greater requirements or more complete disclosure in any respect, or to the extent that the provisions of this Part are more restrictive, it shall be deemed and interpreted to control such other provisions of this Chapter, the Zoning Ordinance [Chapter 27], the Floodplain Building Regulations [Chapter 4, Part 1] or the Uniform Construction Code [Chapter 5, Part 1].

(Ord. 2011-05, 3/14/2011, § 902)

§ 22-903. Design Standards and Improvements in Designated Floodplain Areas .

   1.   General.

      A.   Where not prohibited by this or any other laws or ordinances, land located in any designated floodplain area may be platted for development with the provision that the developer construct all buildings and structures to preclude flood damage in accordance with this Chapter, the Uniform Construction Code [Chapter 5, Part 1], the other ordinances of the Township and any other laws and ordinances regulating such development. Specifically, FEMA regulations shall be considered.

      B.   No subdivision or land development, or part thereof, shall be approved if the proposed development or improvements will individually or collectively increases the 100-year flood elevation:

         (1)   By any height, when the subdivision or land development occurs within an identified floodway area.

         (2)   By more than 1 foot, if the subdivision or land development occurs in any other portion of the identified floodplain area.

      C.   Building sites for residences or any other type of dwelling or accommoda tion shall not be permitted in any floodway area. Sites for these uses may be permitted outside the floodway area in a floodplain area if the lowest habitable floor (including basement) is elevated to the regulatory flood elevation. If fill is used to raise the elevation of a site, the fill area shall extend laterally for a distance of at least 15 feet beyond the limits of the proposed structure, and access shall meet the requirements of § 22-903.3 below.

      D.   Building sites for nonresidential structures or buildings shall not be permitted in any floodway area. Sites for such structures or buildings outside the floodway in a floodplain area shall be protected as provided for in § 22-903.1.C above. However, the Board of Township Supervisors may allow the subdivision or development of areas or sites for commercial and industrial uses at an elevation below the regulatory flood elevation if the developer otherwise protects the area to that height, or assures that the buildings or structures will be flood-proofed to the regulatory flood elevation.

      E.   If the Board of Township Supervisors determines that only a part of a proposed plan can be safely developed, it shall limit development to that part and shall require that development proceed consistent with this determination.

      F.   When a developer does not intend to develop the plan himself, and the Board of Township Supervisors determines that additional controls are required to ensure safe development, it may require the developer to impose appropriate deed restrictions on the land. Such deed restrictions shall be inserted in every deed and noted on every recorded plan.

   2.   Drainage Facilities.

      A.   Storm drainage facilities shall be designed to convey the flow of surface waters without damage to persons or property. The system shall insure drainage at all points along streets, and provide positive drainage away from buildings, on- site water supply systems and on-lot disposal sewage systems.

      B.   Plans shall be subject to the approval of the Board of Township Supervi sors. The Board of Township Supervisors may require a primarily underground system to accommodate frequent floods and a secondary surface system to accommodate larger, less frequent floods. Drainage plans shall be consistent with local and regional drainage plans. The facilities shall be designed to prevent the discharge of excess runoff onto adjacent properties. All drainage facilities shall be designed in accordance with Part 10 of this Chapter and the Township Stormwater Management Ordinance [Chapter 19].

   3.   Streets and Driveways. The finished elevation of proposed streets and driveways shall not be greater than 1 foot below the regulatory flood elevation. Profiles and elevations of streets and driveways to determine compliance with this requirement, and as required by other provisions of this Chapter, shall be submitted with the preliminary plan. Drainage openings shall be sufficient to discharge flood flows without unduly increasing flood heights.

   4.   Sewer Facilities. All sewage systems located in any designated floodplain area, whether public or private, shall be floodproofed up to the regulatory flood elevation.

   5.   Water Facilities. All water systems located in any designated floodplain area, whether public or private, shall be floodproofed up to the regulatory flood elevation.

   6.   Other Utilities and Facilities. All other public or private utilities and facilities, including gas and electric, shall be elevated or floodproofed up to the regulatory flood elevation.

   7.   Excavation and Grading. Where any excavation or grading is proposed or where any existing trees, shrubs, or other vegetative cover will be removed, the developer shall consult the York County Conservation District representative concerning plans for erosion and sediment pollution control, and to also obtain a report on the soil characteristics of the site so that determination can be made as to the type and degree of development the site may accommodate.

(Ord. 2011-05, 3/14/2011, § 903)