The construction of a new mobile home park or
the alteration of an existing park shall be made only after the plans
have been submitted in accordance with this chapter. The plans shall
be in sufficient detail so that the following items can be properly
examined:
A.
Complete park layout showing lot sizes and dimensions,
open space areas and all improvements, including streets, vehicular
parking areas, water supply location, sewer and water lines, service
buildings, sewage disposal system, lighting facilities, walkways,
refuse storage areas and disposal methods and recreation facilities.
B.
Plans for providing adequate management of surface
drainage.
C.
Details of the construction of the sanitary sewage
disposal system.
D.
Details of the construction of the sewerage system,
including size, slope, material, manhole and cleanout construction
and location.
E.
Water service information, including source.
F.
Construction of service buildings showing plumbing,
heating, ventilation and other sanitary systems which are to be included.
G.
Lighting facilities and electrical power line installation.
H.
Anticipated number of parking spaces as would be permitted
under available land area.
A.
Permits required. It shall be unlawful for any person
to construct, alter or extend any mobile home park within the limits
of Aldan Borough unless he/she holds valid permits issued by all applicable
federal, state and local agencies in the name of such person for the
specific construction, alteration or extension proposed. Applications
for permits shall be as follows:
(1)
All applications for permits shall be made by the
owner of the mobile home park or his authorized representative in
accordance with the Rules and Regulations of the Commonwealth of Pennsylvania,
Department of Environmental Protection.
(2)
Upon receipt of such application, the Borough Building
Inspector or designee shall inspect the applicant's proposed park
or alterations to determine compliance with the provisions of this
chapter. After such officer is satisfied that all improvements and
alterations have been made and is furnished a copy of the permit issued
by the Pennsylvania Department of Environmental Protection and other
applicable agencies, if any, to the applicant, said officer shall
issue a mobile home park permit to the applicant which shall be valid
for a period of one year thereafter upon payment of the required fees.
For purposes of this section or any other, a representative of the
borough may inspect a mobile home park at reasonable intervals and
at reasonable times, to determine compliance with this chapter.
(3)
Renewal permits for each subsequent year shall be
issued by said officer upon furnishing proof by the applicant that
his park continued to meet the standards prescribed by the Pennsylvania
Department of Environmental Protection and other regulatory agencies
and this chapter.
B.
Fees. Application for construction and/or alterations
of a mobile home park shall be by resolution of the Borough Council.
The following standards shall apply to open
space and buffer treatment within a mobile home park.
A.
Common open areas.
(1)
Common open space areas shall be located and designed
as areas directly accessible to residents and preserving natural features.
Common open space areas should include both active recreation areas
for all age groups and, where a site includes a watercourse or hilly
or wooded areas, land which is left in its natural state.
(2)
When providing the minimum amount of open space as
required by this section, no more than half of its land area may be
comprised of floodplain and slopes in excess of 25%.
(3)
A minimum of 25% of the area designed for common open
space shall be outside designated floodplain areas as defined by the
Flood Insurance Rate Map dated March 12, 1982, as prepared by FEMA,
in addition to the required buffer area and shall be suitable for
active recreation. No such active recreation open space areas shall
be less than 1/2 acre in area.
(4)
Open space shall contain only those structures relating
to the designated purpose for which the land has been preserved.
(5)
All land set aside for open space shall be deed restricted
from further subdivision.
B.
Buffer treatment. Buffered setbacks shall consist
of a visual screen consisting of mixed evergreen and deciduous plant
material of varying species. At the time of planting, a sufficient
amount of evergreen material to provide complete, year-round visual
screening of the property shall be at least five feet in height, and
the remainder of plantings may be of varying lesser heights. Earthen
berms shall be incorporated into the landscaping plan along all public
road frontage and along all property lines abutting existing dwellings.
A safe and convenient vehicular access shall
be provided from abutting public streets or roads to each mobile home
park. To ensure safe access, the following standards shall apply:
A.
Access. The entrance road or area connecting the park
with a public street or road shall have a minimum pavement width of
36 feet. At least 500 feet must separate roads connecting the park
with a public street or road if more than one exit and/or entrance
is provided.
B.
Internal streets. Surfaced roadways shall be of adequate
width to accommodate anticipated traffic and in any case shall meet
the following minimum requirements:
(1)
All streets or roads shall be paved with a minimum
of 2.5 inches of bituminous material in two courses. Base shall be
a minimum of eight inches of crushed aggregate base course. All construction
shall be in accordance with Pennsylvania Department of Transportation
specifications and details.
(2)
Where parking is permitted on both sides, a minimum
width of 36 feet will be required.
(3)
A minimum road pavement width of 27 feet will be required.
(4)
Dead-end streets shall be provided at the closed end
with a turnaround having an outside roadway diameter of at least 80
feet.
C.
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.
D.
Street construction and design standards.
(1)
Streets. All streets shall be continuously paved and
provided with a smooth hard surface which shall be durable and well-drained
under normal use and weather conditions. All streets shall connect
directly with public streets or highways.
(2)
Grades. Grades of all streets shall be sufficient
to ensure adequate surface drainage, but shall be not more than 10%.
Short runs with a maximum grade of 12% may be permitted, provided
that traffic safety is assured by appropriate surfacing and adequate
leveling areas. All waterways and drainage ditches shall be paved
if they exceed 10%.
(3)
Intersections. Within 100 feet of an intersection,
streets 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.
E.
Parking areas.
(1)
Off-street parking areas shall be provided in all
mobile home parks for the use of park occupants and guests.
(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.
(3)
Parking areas shall be provided to accommodate at
least two motor vehicles for each mobile home space. Each single vehicle
parking space shall be 10 feet in width and at least 20 feet in length.
F.
Walks.
(1)
Common walk system. Where pedestrian traffic is concentrated,
common walks shall have a minimum width of four feet.
(2)
Individual walks. All mobile home lots 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 three feet.
A.
General. All mobile homes shall be connected directly
to a public sanitary sewer system.
B.
Individual sewer connections.
(1)
Each mobile home lot 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 be approximately in a vertical position and
shall be concrete aproned at ground level.
(2)
The sewer connection shall have a nominal inside diameter
of not less than four 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 connection shall be semirigid,
corrosive 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.
(1)
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 as well as other local agencies and shall
have watertight joints.
(2)
Sewer and water lines shall be laid in separate trenches
with a horizontal distance of at least 10 feet from each other, except
as provided by provisions of the Pennsylvania Department of Environmental
Protection.
A.
General. An adequate supply of water shall be provided
for mobile homes, service buildings and other accessory facilities
as required by this chapter.
B.
Source of supply. The water supply shall be capable
of supplying a minimum of 350 gallons per day per mobile home.
C.
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 so designated and maintained as
to provide a pressure of not less than 20 pounds per square inch,
under normal operating conditions, of service buildings, each mobile
home and other locations requiring potable water supply.
D.
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 1/2 inches 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 a lot.
(3)
Adequate provisions shall be made to prevent freezing
of service lines, valves and riser pipes 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 frost line shall be provided
near the water-riser pipe on each mobile home lot. Underground stop-water
valves are prohibited unless their type of manufacture and method
of installation are approved.
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 and regulating
such systems and other local codes.
B.
Power distribution lines.
(1)
All power lines shall be located underground.
(2)
All direct burial conductors or cable shall be buried
at least 18 inches below the ground surface and shall be insulated
and specifically designed for the purpose. Such conductors shall be
located not less than 18 inches radial distance from water, sewer,
gas or communications lines.
C.
Individual electric connections. 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
neutral conductor shall not be used as an equipment ground for mobile
homes or other equipment.
A.
The mobile home operator shall be responsible for
the proper storage, collection and disposal of refuse.
B.
The storage, collection and disposal of refuse in
the mobile home park shall be so conducted as to create no health
hazard, rodent harborage, insect breeding areas, accident or fire
hazard or air pollution and shall comply with the Pennsylvania Department
of Environmental Protection regulations or other applicable agencies
governing mobile home parks.
C.
The park area shall be kept free of litter, rubbish
and inflammable material at all times.
D.
Refuse shall be stored in fly-tight, rodentproof and
watertight containers, and the containers shall be kept in good repair
and maintained in a clean condition.
E.
Collection and disposal of refuse shall be scheduled
to avoid overflowing of containers. Containers shall be distributed
about the park in adequate numbers, readily accessible to the trailer
space in use and shall be placed in enclosures.
A.
Natural gas system.
(1)
Natural gas piping system, 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 approved cap to prevent accidental
discharge of gas when the outlet is not in use.
B.
Liquefied petroleum gas system (LPG).
(1)
Systems shall be provided with safety devices to relieve
excess pressures and shall be arranged so that the discharge terminates
at a safe location.
(2)
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 conditions.
(3)
All LPG piping outside of the mobile homes 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.
(4)
Vessels of more than 12 and less than 60 United States
gallons' gross capacity may be installed on a mobile home lot and
shall be securely but not permanently fastened to prevent accidental
overturning.
(5)
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.
(6)
No cylinder containing liquefied petroleum gas, bottled
gas or fuel oil shall be located in a mobile home nor within 10 feet
of a door thereof.
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 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)
No fuel combustion unit shall be used in any mobile
home without being vented to the outside of the trailer.
(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 applicable fire prevention authority
where provided.
B.
The mobile home park area shall be kept free of litter,
rubbish and other flammable material.
C.
Portable fire extinguishers of a type approved by
the Fire Marshal shall be kept in public service buildings under park
control.
D.
Fire extinguishers of a type approved by the Fire
Underwriters' Laboratories, Inc., (a B-C Classification type) bearing
the Underwriters' label shall be readily accessible within 300 feet
of each trailer. It is recommended that trailer park owners or operators
require each trailer unit to be equipped with a fire extinguisher.
E.
Fire hydrants shall be installed within 600 feet of
all existing and proposed structures and/or mobile homes, measured
by way of accessible street (as specified by Middle Department Association
of Fire Underwriters).
F.
Fire hydrants shall be installed if the water supply
source is capable to serve them in accordance with the following requirements:
(1)
The water supply source shall permit the operation
of a minimum of two-and-one-half-inch hose streams.
(2)
Each of two nozzles, held four feet above the ground,
shall deliver at least 75 gallons of water per minute at a flowing
pressure of at least 30 pounds per square square inch at the highest
point of the park.
A.
Where a community building is provided, it must contain
a toilet and lavatory for each sex. In addition, the mobile home park
may provide laundry facilities, storage facilities for use of occupants,
management office and indoor recreational facilities for park residents
and guests only.
B.
Construction of all community buildings shall be in
compliance with all applicable codes and shall be maintained in a
clean, sanitary and structurally safe condition.
C.
Ownership and maintenance of all community buildings
shall be defined in the application for a mobile home park.
