[Added 2-23-2000 by Ord. No. 421]
As used in this article, the following words
and terms shall have the meanings ascribed to them in this section:
A transportable single-family dwelling, which may be towed
on its own running gear and which may be temporarily or permanently
affixed to real estate, used for nontransient residential purposes
and constructed with the same or similar electrical, plumbing and
sanitary facilities as immobile housing.
A parcel of land for the placement of a single mobile home
and the exclusive use of its occupants.
A parcel of land, five acres or more, upon which has been
or is to be placed two or more mobile homes for nontransient residential
use and which is operated or to be operated by one individual.
That part of an individual mobile home lot that is reserved
for the placement of a mobile home, appurtenant structures or additions.
The individual designated by the Board of Commissioners to
enforce this article.
Written approval, in whatever form, as issued by the Township
in conformance with this article, authorizing a person to operate
a designated mobile home park.
A structure housing operational, office, recreational, park
maintenance and other facilities built to conform to required state
and local standards.
All pipes, fittings and appurtenances from the drain outlet
of the mobile home to the inlet of the corresponding sewer riser pipe.
That portion of the sewer lateral which extends vertically
to the ground elevation and terminates at each mobile home space.
All pipes, fittings and appurtenances from the water riser
pipe to the water inlet pipe of the distribution system within the
mobile home.
That portion of the water service pipe which extends vertically
to the ground elevation and terminates at a designated point at each
mobile home lot.
All pipes, fittings, valves and appurtenances from the water
main of the park distribution system to the water outlet of the distribution
system within the mobile home.
A.
Permit required. It shall be unlawful for any person
to maintain, alter or extend any mobile home park within the limits
of the Township unless he holds a valid permit issued from the Township.
B.
License from Pennsylvania Department of Environmental Protection a prerequisite for issuance of permit. As a prerequisite to the issuance of the permit referred to in Subsection A of this section, the applicant must have already been issued a valid license from the Pennsylvania Department of Environmental Protection.
C.
Conditions for granting permits for new mobile home
parks. No permit shall be issued by the Township for a new mobile
home park until all the requirements of the Township Subdivision and
Zoning Ordinances and any other applicable ordinances and resolutions
of the Township have been conformed to and until the Township Planning
Agency has reviewed the plan for the proposed new mobile home park.
The Township subdivision regulations apply except where this article
specifically prescribes different requirements applicable to mobile
home parks.
[Amended 8-7-2002 by Ord. No. 467]
D.
Application to the Township. The applicant for the
Township permit shall concurrently file with the officer a copy of
the license from the Department of Environmental Protection and the
application for the Township permit to operate a mobile home park,
the latter application to be made upon the official form issued by
the Township.
E.
Inspection of park and issuance of permit. Upon receipt of the application referred to in Subsection D of this section, the officer shall forthwith inspect the park for which the permit is sought, in order to determine whether the park is in compliance with the provisions of this article. Upon favorable determination of compliance, and having been furnished with a copy of the license issued by the Department of Environmental Protection and receipt of the fee prescribed in Subsection H of this section, the officer shall issue a mobile home permit to the applicant, which shall be valid for a period of one year after issuance.
F.
Transfer of permit. Within 10 days after a mobile
home park has been sold, transferred, given away or otherwise disposed
of, interest or control of a mobile home park, the person to whom
transfer was made shall notify the officer and furnish him with proof
that the license from the Department of Environmental Protection has
been transferred.
G.
Renewal permits. The officer shall issue renewal permits
for successive one-year periods after application by the permit holder
and after the permit holder has furnished proof that the park continues
to meet the standards of the Department of Environmental Protection
and this article.
H.
Fees. A fee as set from time to time by resolution
of the Board of Commissioners shall be paid for the issuance of an
original or renewal permit, and a fee as set from time to time by
resolution of the Board of Commissioners for each mobile home on a
mobile home lot shall be paid for each renewal permit. These fees
shall accompany the application.
I.
Limited application to existing parks. Mobile homes
in existence on the effective date of Ordinance No. 109-1969[1] shall be required to meet only the standards of the Pennsylvania Department of Environmental Protection as a prerequisite to the issuance of a permit, and all other minimum standards set forth in this article shall be applicable only to those parks which are constructed or expanded after the effective date of Ordinance No. 109-1969. The fees established in Subsection H of this section shall apply to mobile parks in existence upon the effective date of Ordinance No. 109-1969 and also to mobile home parks established after that time.
[1]
Editor's Note: Said ordinance was adopted
12-1-1969.
A.
Authority to inspect. The officer may inspect any
mobile home park at reasonable intervals and at reasonable times,
to determine compliance with this article.
B.
Effect of failure to meet standards. Whenever, upon
inspection of any mobile home park, it is determined that conditions
or practices exist which are in violation of any provision of this
article or of any regulations adopted pursuant thereto, the officer
shall give notice, in writing, to the person to whom the permit was
issued, his agent and/or person in charge, advising them that unless
those conditions or practices are corrected within a reasonable period
of time specified in the notice, the permit to operate in the Township
shall be suspended. At the end of that period, that mobile home park
shall be reinspected, and if those conditions or practices have not
been corrected, the officer shall suspend the permit and give notice,
in writing, of the suspension to the person to whom the permit was
issued, his agent and/or person in charge.
A.
Site location. The location of all mobile home parks
shall comply with the following minimum requirements:
(1)
Free from adverse influence by swamps, marshes, garbage
or rubbish disposal areas or other potential breeding places for insects
or rodents;
(2)
Not subject to flooding; and
(3)
Not subject to any hazard or nuisance, such as excessive
noise, vibration, smoke, toxic matter, radiation, heat, odor or glare.
B.
Site drainage requirements.
(1)
The ground surface in all parts of every park shall
be graded and equipped to drain all surface water in a safe, efficient
manner.
(2)
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.
(3)
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.
C.
Soil and ground cover requirements.
(1)
Exposed ground surfaces in all parts of every park
shall be paved or covered with stone screenings 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.
(2)
Park grounds shall be maintained free of vegetative
growth which is poisonous or which may harbor rodents, insects or
other pests harmful to man.
D.
Park areas for nonresidential uses. No part of any
park shall be used for nonresidential purposes, except for those uses
that are required for the direct servicing and well-being of park
residents and for the management and maintenance of the park.
E.
Required setbacks, buffer strips and screening.
(1)
All mobile homes shall be located at least 35 feet
from any park property boundary line abutting upon a public street
or highway and at least 30 feet from other park property boundary
lines.
(2)
There shall be a minimum distance of 15 feet between
an individual mobile home, including accessory structures attached
thereto and adjoining pavement of a park street or common parking
area or other common areas and structures.
(3)
All mobile home parks located adjacent to nonresidential
uses may be required to provide screening such as fences or natural
growth along the property boundary line separating park and such adjacent
nonresidential uses.
F.
Required separation between mobile homes.
(1)
Mobile homes shall be separated from each other and
from other buildings and structures by at least 15 feet, provided
that mobile homes placed end-to-end may have a clearance of 10 feet
where opposing rear walls are staggered.
(2)
An accessory structure which has a horizontal area
extending 25 square feet, is attached to a mobile home and/or located
within 10 feet of its window and has an opaque or translucent top
or roof that is higher than such window shall, for purposes of this
separation requirement, be considered to be part of the mobile home.
G.
Park street system.
(1)
General requirements. A safe and convenient vehicular
access shall be provided from abutting public streets or roads.
(2)
Access. The entrance road connecting the park streets
with a public street or road shall have a minimum pavement width of
34 feet.
(3)
Internal streets. Surfaced roadways shall be of adequate
width to accommodate anticipated traffic and in any case shall meet
the following minimum requirements:
(4)
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.
(5)
Street construction and design standards.
(a)
Streets. All streets shall be provided with
a smooth, hard and dust-free surface which will be durable and well
drained under normal use and weather conditions.
(b)
Grades. Grades of all streets shall be sufficient
to ensure adequate surface drainage, but shall be not more than 8%.
Short runs with a maximum grade of 12% may be permitted, provided
that traffic safety is assured by appropriate surfacing, adequate
leveling areas and avoidance of lateral curves.
(c)
Intersections. Within 100 feet of an intersection,
street shall be at approximately right angles. A distance of at least
150 feet shall be maintained between center lines of offset intersecting
streets. Intersections of more than two streets at one point shall
be avoided.
H.
Off-street parking areas.
(1)
Off-street parking areas shall be provided in all
mobile home parks for the use of park occupants and guests at the
minimum rate of two per mobile home stand.
(2)
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.
I.
Walks.
(1)
General requirements. All parks shall provide safe,
convenient, all-season pedestrian access of adequate width for intended
use, durable and convenient to maintain, between individual mobile
homes, the park streets and all community facilities provided for
park residents. Sudden changes in alignment and gradient shall be
avoided.
(2)
Common walk system. Where a common walk system is
provided and maintained between locations and where pedestrian traffic
is concentrated, those common walks shall have a minimum width of
four feet.
(3)
Individual walks. All mobile home stands 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 3 1/2 feet.
J.
Mobile home stands: construction.
(1)
The area of the mobile home stand shall be improved
to provide a adequate foundation for the placement of the mobile home
and in such a position to allow a minimum of 15 feet between the mobile
home and the adjoining pavement of a park street or common parking
area or other common areas and structures. Mobile home stands will
be provided with devices for anchoring the stands to prevent overturning
or uplift.
(2)
The mobile home stand shall be designed so as not
to heave, shift or settle unevenly under the weight of the mobile
home because of frost action, inadequate drainage, vibration or other
forces acting on the superstructure.
K.
Mobile home lots: minimum area. A mobile home park
shall have an average gross area per mobile home stand of not less
than 4,000 square feet. The minimum frontage shall be 40 feet.
A.
General requirements. An adequate water supply shall
be provided for mobile homes, service buildings and other accessory
facilities as required by this article. Where a public water supply
system of satisfactory quantity, quality and pressure is available,
connection shall be made thereto 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 Environmental Protection or other
authorities having jurisdiction.
B.
Source of supply.
(1)
The water supply shall be capable of supplying a minimum
of 150 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)
No well casings, pumps, pumping machinery or suction
pipes 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.
(4)
Water supply treatment, if necessary, shall be in
accordance with the requirements of the Pennsylvania Department of
Environmental Protection.
C.
Water storage facilities. All water storage reservoirs
shall be covered, watertight and constructed of impervious material.
Overflows and vents of such reservoirs shall be effectively screened.
Manholes shall be constructed with overlapping covers, so as to prevent
the entrance of contaminated material. Reservoir overflow pipes shall
discharge through an acceptable air gap.
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 designed and maintained so as
to provide a pressure of not less than 20 pounds per square inch,
under normal operating conditions, at service buildings 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 ensuring
the shortest water connection possible and decreasing susceptibility
to water pipe freezing.
(2)
The water-riser pipe shall have a minimum inside diameter
of 3/4 of an 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 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.
(4)
A shutoff valve below the front 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.
A.
General requirements. 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 system shall be designed, constructed and maintained
in accordance with the Pennsylvania Department of Environmental Protection
and local health regulations.
B.
Individual sewer connections.
(1)
Each mobile home stand shall be provided with at least
a four-inch diameter sewer riser pipe. The sewer riser pipe shall
be so located on each stand that the sewer connection to the mobile
home drain outlet will approximate a vertical position.
(2)
The sewer connection (as defined in § 175-52), shall have a normal inside diameter of not less than three inches, and the slope of any portion thereof shall be at least 1/4 inch per foot. All joints shall be watertight.
(3)
All materials used for sewer connections shall be
semirigid, corrosion-resistant, nonabsorbent and durable. The inner
surface shall be smooth.
(4)
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 1/2 inch above ground elevation.
C.
Sewer lines. 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 park water supply system. All sewer
lines shall be constructed of materials approved by the Pennsylvania
Department of Environmental Protection and the Township and shall
have watertight joints. All sewer lines shall be inspected by the
Township Sewage Enforcement Officer before they are covered.
D.
Sewage treatment and/or discharge. Where the sewer
lines of the mobile home park are not connected to a public sewer,
all proposed sewage disposal facilities shall be approved by the Pennsylvania
Department of Environmental Protection and the Township prior to construction.
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.
B.
Power distribution lines.
(1)
Main power lines not located underground shall be
suspended at least 18 feet above the ground. There shall be a minimum
horizontal clearance of three feet between overhead wiring and any
mobile home, service building or other structure.
(2)
All direct burial conductors or cable shall be buried
at least 18 inches below the ground surface and shall be insulated
and specially designed for the purposes. Such conductors shall be
located not less than one foot radial distance from water, sewer,
gas or communications lines.
C.
Individual electrical connections.
(1)
Each mobile home lot shall be provided with an approved
disconnecting device and overcurrent protective equipment. The minimum
service per outlet shall be 120/240 volts AC, 50 amperes.
(2)
The mobile home shall be connected to the outlet receptacle
by an approved type of flexible cable with connections and a male
attachment plug.
(3)
Where the calculated load of the mobile home is more
than 50 amperes, either a second outlet receptacle shall be installed
or electrical service shall be provided by means of permanently installed
conductors.
D.
Required grounding. 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
natural conductor shall not be used as an equipment ground for mobile
homes or other equipment.
A.
The requirements of this section shall apply to service
buildings, recreation buildings and other community service facilities
when constructed, such as:
B.
Structural requirements for buildings.
(1)
All portions of the structures shall be properly protected
from damage by ordinary uses and by decay, corrosion, termites and
other destructive elements. Exterior portions shall be of such materials
and be so constructed and protected as to prevent entrance or penetration
of moisture and weather.
(2)
All rooms containing laundry facilities shall:
(a)
Have sound-resistant walls extending to the
ceiling between male and female sanitary facilities. Walls and partitions
in lavatories and other plumbing fixtures shall be constructed of
dense, nonabsorbent, waterproof material or covered with moisture-resistant
material.
(b)
Have at least one window or skylight facing
directly to the outdoors. The minimum aggregate gross area of windows
for each required room shall be not less than 10% of the floor area
served by them.
(c)
Have at least one window which can be easily
opened or a mechanical device which will adequately ventilate the
room.
(3)
Toilets shall be located in separate compartments
equipped with self-closing doors.
The storage, collection and disposal of refuse
in the mobile home park shall be so conducted as to create no health
hazards, rodent harborage, insect breeding areas, accident or fire
hazards or air pollution and shall comply with the Pennsylvania Department
of Environmental Protection regulations governing mobile home parks.
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 conform
with the requirements of the Pennsylvania Department of Environmental
Protection regulations governing mobile home parks.
A.
Natural gas system.
(1)
Natural gas piping systems 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.
(1)
Liquefied petroleum gas systems provided for mobile
homes service buildings or other structures when installed shall be
maintained in conformity with the rules and regulations of the authority
having jurisdiction and shall include the following:
(a)
Systems shall be provided with safety devices
to relieve excessive pressures and shall be arranged so that the discharge
terminates at a safe location.
(b)
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 condition.
(c)
All LPG piping outside of 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 mobile homes.
(d)
Vessels of more than 12 and less than 60 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.
(2)
No LPG vessel shall be stored or located inside or
beneath any storage cabinet, carport, mobile home or any other structure
unless such installations are specially approved by the authority
having jurisdiction.
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 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 or cylinders shall be securely
placed and shall not be less than five feet from any mobile home exit.
(5)
Storage tanks located in areas subject to traffic
shall be protected against physical damage.
A.
The mobile home park area shall be subject to the
rules and regulations of the Township 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 buildings under
park control.
D.
Fire hydrants.
(1)
Fire hydrants shall be installed in accordance with
national standards and in no case less than the following:
(a)
The water supply source shall permit the operation
of a minimum of two one-and-one-half-inch hose streams.
(b)
Each of two nozzles, held four inches above
the ground, shall deliver at least 75 gallons of water per minute
as a flowing pressure of at least 30 pounds per square inch at the
highest point of the park.
(2)
Fire hydrants, if provided, shall be located within
600 feet of any mobile home, service building or other structure in
the park.
A.
The person to whom a permit for a mobile home is issued
shall operate the park in compliance with this article and shall provide
adequate supervision to maintain the park, its facilities and equipment
in good repair and in a clean and sanitary condition.
B.
The park management shall supervise the placement
of each mobile home on its mobile home stand, which includes securing
its stability and installing all utility connections.
C.
The park management shall give the officer free access
to all mobile home lots, service buildings and other community facilities
for the purpose of inspection.
D.
The management shall maintain a register containing
the names of all park occupants. The register shall be available to
any authorized person inspecting the park.
E.
The management shall notify the appropriate state
or local health agency of any suspected communicable or contagious
diseases within the park.
A.
Any person who violates any provision of this article
shall, upon conviction for every such violation, be sentenced to pay
a fine of nor less than $100 or more than $1,000 and costs of prosecution
and, in default of payment of fine and costs, to undergo imprisonment
for not more than 30 days. Each violation of any provision of this
article is an offense, and each day on which a violation is continued
shall be deemed a separate offense.
B.
Upon repeated violations by a permit holder, his right
to the permit or to continued operation under the permit may be suspended
or permanently revoked after notice from the Board of Commissioners
and, if requested by the permit holder within 10 days after the notice,
a hearing before the Board of Commissioners, subject to the right
of appeal to the Court of Common Pleas.
