For the purposes of this article, words and phrases shall have the meanings ascribed to them in § 123-6.
A.
Permits required.
(1)
It shall be unlawful for any person to construct, alter, extend or
operate a mobile home park within Scott Township unless and until
he obtains:
(a)
A valid permit issued by the Columbia County Health Department
in the name of the operator for a specified construction, alteration
or extension proposed;
(b)
A mobile home park permit issued by the Scott Township Code
Enforcement Officer in the name of the operator, which shall not be
issued until a copy of the Health Department permit has been furnished,
all permits for water supply and sewage systems shall have been obtained
and all other requirements contained herein have been complied with
and final approval of the application has been granted by the Board
of Supervisors; and
[Amended 10-10-1995 by Ord. No. 1-1995]
(c)
A building permit issued by the Township Building Inspector
after having paid a fee for each unit to be placed within the mobile
home park.
(2)
Annual licenses. In addition to the initial permits, the operator
of a mobile home park shall apply to the Department of Environmental
Protection and to the Scott Township Code Enforcement Officer on or
before the first day of December of each year for an annual license
to continue operation of the mobile home park during the following
calendar year. The Code Enforcement Officer shall issue the annual
license upon satisfactory proof that the park continues to meet the
standards prescribed by state, county and Township agencies having
jurisdiction over the standards of this chapter. The license so issued
shall be valid for the calendar year applied for or part thereof remaining
at the time of issuance.
[Amended 10-10-1995 by Ord. No. 1-1995]
(3)
Fees.
(a)
Fees for the initial application and preliminary and final approvals
shall be prescribed by resolution of the Board of Supervisors.
(b)
The fee for the annual license shall be prescribed by resolution
of the Board of Supervisors and shall be submitted to the Code Enforcement
Officer with the application for the annual license.
[Amended 10-10-1995 by Ord. No. 1-1995]
B.
Inspections.
[Amended 10-10-1995 by Ord. No. 1-1995]
(1)
Upon notification to the licensee, manager or person in charge of
a mobile home park, the Code Enforcement Officer or his designated
representative may inspect a mobile home park at any reasonable time
to determine compliance with this chapter.
(2)
Upon receipt of the application for annual license and before issuing
such annual license, the Code Enforcement Officer or other designated
representative of Scott Township shall make an inspection of the mobile
home park to determine compliance with this chapter. The Code Enforcement
Officer or other representative shall thereafter notify the licensee
of any instances of noncompliance with this chapter and shall not
issue the annual license until the licensee has corrected all such
violations.
C.
Appeal of mobile home park permit denial. Where the applicant or
licensee feels that the Code Enforcement Officer has failed to follow
procedures or has misinterpreted or misapplied any provision of this
chapter in the review of an annual license renewal, he may appeal
such action to the Scott Township Zoning Hearing Board in accordance
with the Pennsylvania Municipalities Planning Code.[1]
[Amended 10-10-1995 by Ord. No. 1-1995]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
D.
No permit issued under this chapter shall be transferable to a different
location. No person holding a permit under this chapter shall extend
or reduce the area of any mobile home park or add any new facility
or structure until notice of such proposed changes shall have been
given to the Code Enforcement Officer and/or Inspector, who shall
have ascertained, after investigation as in the case of an original
application for a permit, that such proposed changes are in accordance
with all the requirements of this chapter and shall have signified
that fact by his approval.
[Amended 10-10-1995 by Ord. No. 1-1995]
A.
Regulations governing the density of dwelling units in any mobile home park and the dimensions of any mobile home park or mobile home lot therein shall be as specified in Chapter 135, Zoning, as amended.
B.
The mobile home park shall be located on a well-drained site and
shall be so located that its drainage will not endanger any water
supply. All such mobile home parks shall be in areas free from marshes,
swamps or other potential breeding places for insects or rodents.
C.
Every mobile home lot shall be clearly marked and shall contain a
driveway with unobstructed access to a public or private street. Mobile
homes shall be located on such lots so that there will be a minimum
of 25 feet between mobile homes and so that no mobile home shall be
less than 75 feet from the exterior boundary of the mobile home park.
D.
It shall be unlawful to locate a mobile home less than 25 feet from
any street right-of-way. No part of such mobile home shall obstruct
any roadway or walkway in a mobile home park. No mobile home lot,
community building or access road (with the exception of the entrance
road) shall be located within 25 feet of any street right-of-way.
E.
Mobile homes placed on individual lots are encouraged to be placed
off-center on the lots so as to provide a large usable open yard space
and outdoor living area in one section of the lot.
F.
Groups or clusters of units, so placed as to create interior spaces
and courtyards, shall be incorporated whenever feasible.
G.
Mobile homes should be arranged in a variety of orientations. The
developer is strongly encouraged to have as many units as possible
with their long axis east-west, offering a southern exposure to their
longest wall and roof areas and to provide variety and interest. Site
layout shall be designed to ensure that mobile home units are offset
to block long uninterrupted corridors between the units.
B.
Park entrances. Each mobile home park shall have only one entrance
directly on any paved public road. If the park abuts more than one
public road, one entrance may be provided from each such road. All
entrances shall be paved. The paved entrances should be at least 35
feet wide but no more than 50 feet wide. The paved entrances shall
be at least 50 feet in length.
C.
Street construction. All entrances, interior streets and other heavily
traveled areas shall be constructed in accordance with the most current
Pennsylvania Department of Transportation regulations so that the
surface shall be smooth, hard, durable, dust-free and well-drained
under normal use and weather conditions.
D.
Street widths. The mobile home park interior street system shall be functionally classified and conform to § 123-19.
E.
Parking restrictions. Parking is prohibited on streets.
A.
Driveway and off-street parking standards.
(2)
Off-site common parking areas may be provided in lieu of the required
two parking spaces on each mobile home lot, in which case parking
shall be provided at the rate of two spaces for each mobile home lot
not equipped with two parking spaces.
(3)
Additional parking spaces for vehicles of nonresidents shall be provided
as off-street common parking at the rate of 1 1/2 spaces for
each mobile home lot.
B.
Walkways.
(1)
All mobile home parks shall provide safe, durable, convenient, all-season
pedestrian walkways of adequate width for their intended uses between
the park streets and all community facilities provided for park residents.
(2)
Where pedestrian traffic is concentrated, each walk shall have a
minimum width of four feet.
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 by occupants, management
office and indoor recreational facilities for park residents and guests
only.
B.
Construction of all buildings shall be in compliance with all applicable
building codes, plumbing codes, etc., and shall be maintained in a
clean, sanitary and structurally safe condition.
The requirements of § 123-35 shall be applicable to any system of supply water of any mobile home park.
The requirements of § 123-34 shall be applicable to any system and facilities for sanitary sewage treatment disposal.
A.
The storage, collection and disposal of refuse in the mobile home
park shall be so managed as to create no health hazards, rodent harborage,
insect-breeding areas, accident or fire hazards or air pollutions.
B.
All refuse shall be stored in flytight, watertight, rodentproof containers,
which shall be located not more than 200 feet from any mobile home
space and not less than 50 feet from the mobile home park boundary.
Containers shall be provided in sufficient number and capacity to
properly store all refuse.
D.
Racks or holders shall be provided for all refuse containers. Such
container racks or holders shall be so designed as to prevent containers
from being tipped, to minimize spillage and container deterioration
and to facilitate cleaning around them.
E.
All refuse shall be collected at least once weekly. Where suitable
collection service is not available from private agencies, the mobile
home park operator shall provide this service. All refuse shall be
collected and transported in covered vehicles or covered containers.
The provisions of § 123-33 shall be applicable to all mobile home park developments.
A.
Public streets, driveways and walkways shall be lighted at night
with a minimum illumination of at least 0.6 footcandle. Lighting fixtures
shall be so spaced and so equipped as to provide adequate levels of
illumination throughout the park for the safe movement of vehicles
and pedestrians. Lighting fixtures shall be shielded to avoid glare
on adjacent properties.
B.
All utilities shall be installed and maintained in accordance with
utility company specifications regulating such systems, the National
Electrical Code and Township Building Code and shall be underground.
A.
Liquefied petroleum gas system.
(1)
The design, construction and installation of containers and pertinent
equipment for the storage and handling of liquefied petroleum gases
shall conform to the Act of December 27, 1951, P.L. 1793, as it may
be amended;[1] and to the regulations therefor promulgated by the Pennsylvania
Department of Labor and Industry or its successor.
[1]
Editor's Note: See now 35 P.S. § 1329.2 et
seq.
(2)
Liquefied petroleum gas systems provided for mobile homes, community
buildings or other structures, when installed, shall be maintained
in conformity with the rules and regulations of the Pennsylvania Department
of Labor and Industry 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 liquefied petroleum gas piping outside of the mobile home
shall be well-supported, and protected gas shall not be conveyed through
piping equipment or systems in mobile homes.
(d)
Vessels of at least 12 United States gallons' and less than
60 United States gallons' gross capacity shall be maintained in a
vertical position and shall be securely, but not permanently, fastened
to prevent accidental overturning. No vessel shall be placed any closer
to the exterior door of a mobile home than 10 feet and not less than
six feet from any window.
B.
Fuel oil supply systems.
(1)
All fuel oil supply systems provided for mobile homes, community
buildings and other structures shall be installed and maintained in
conformity with the rules and regulations of the Township Building
Code, as amended, and other authorities having jurisdiction.
(2)
All piping from outside fuel storage tanks 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 shall be securely placed and shall not be
less than five feet from any exterior door of a mobile home and not
less than three feet from any window.
A.
The mobile home park area shall be kept free of litter, rubbish and
other flammable materials.
B.
Portable hand-operated fire extinguishers of a type suitable for
use on oil fires and approved by the appropriate fire company or authorities
shall be kept in each community building under park control and shall
be required by the mobile home park operator to be placed in each
mobile home in a fixed location, preferably near a door, but not in
close proximity to cooking facilities.
C.
Mobile home parks shall be provided with fire hydrants or acceptable alternatives for fire protection as approved by the local fire company and the Township Engineer. Where fire hydrants are provided, they shall meet the specifications of § 123-35D.
D.
Fire shall be made only for purposes of heating and cooking.
E.
All mobile home parks shall be operated so as to comply with all
state and local laws, ordinances and regulations pertaining to fire
prevention.
F.
The mobile home park manager shall consult periodically with the
appropriate fire company or authorities as to proper fire prevention
practices, accessibility of streets, testing of fire hydrant pressure,
location and operation of equipment, community education programs,
etc.
A.
Additions. No additions shall be built onto or become part of any
mobile home unless they are in accordance with applicable state and
local laws, ordinances and regulations.
B.
Alterations. All plumbing and electrical alterations or repairs in
the mobile home park shall be made in accordance with applicable state
and local laws, ordinances and regulations.
C.
Mobile home pad. A concrete pad, durable and adequate for the support
and anchoring of the maximum anticipated loads during all seasons,
shall be required for all mobile homes.
D.
Anchoring. Every mobile home placed within a mobile home park 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 prevent tilting of the unit and resist a minimum wind
velocity of 90 miles per hour.
E.
Skirts. Each mobile home placed within a mobile home park shall,
prior to occupancy or other use, have a skirt installed which is designed
to complement the appearance of the mobile home and is coordinated
with other units throughout the park.
F.
Hitch. 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.
A.
Common open space areas.
(1)
After subtraction of the appropriate buffer areas per Subsection B, at least 20% of the remaining gross area of each mobile home park shall be set aside as common open space for the use and enjoyment of the residents of the mobile home park. Such common open space shall be substantially free of structures except for those designed for recreational purposes.
(2)
Common open space areas shall be located to be easily accessible
to residents and designed to preserve natural features. Common open
space areas should include both active recreation areas for all age
groups and, particularly where the site includes a watercourse or
hilly or wooded areas, land which is left in its natural state.
(3)
At least 25% of the open space areas shall be located in an area
not subject to flooding and which is usable for active recreation.
No such active recreational open space areas shall be less than 1/4
acre in size.
B.
Buffer areas.
(1)
Buffered setbacks shall consist of a visual screen of mixed evergreen
and deciduous plant material of varying species. At the time of planting,
a sufficient amount of evergreen material to visually screen the property
shall be at least five feet in height (after planting), and the remainder
of the plantings may be of varying lesser heights.
(2)
The plantings shall be maintained permanently and replaced within
one year in the event of death of any plant material. Plantings shall
not be closer than five feet to a property line.
(3)
All existing deciduous and evergreen trees above two inches in caliper
and/or six feet in height shall be preserved in the buffer areas,
except where clearance is required to ensure sight distance.
(4)
Generally, a minimum of 35% of plant material shall be evergreen
and 10% flowering material.
A.
No portion of tree masses or trees with a caliper of four inches
or greater shall be cleared unless absolutely necessary for the development
of the proposed mobile home park development. Applicants shall make
all reasonable efforts to harmonize their plans with the preservation
of existing trees.
B.
In addition to the plantings for the buffer areas, a mobile home
park developer shall carry out the following landscaping requirements:
(1)
Distributed topsoil shall be stockpiled and replaced after construction.
(2)
Deciduous trees of varying species shall be planted within the mobile
home park at the ratio of two per mobile home. In the event that a
substantial number of trees remain after development, the governing
body may modify this requirement.
(3)
Deciduous and/or evergreen shrubs of varying species shall be planted
within the mobile home park at a ratio of at least four per mobile
home.
(4)
Planting of landscape material shall be in accordance with a plan prepared by a registered landscape architect and shall be completed within six months of approval of the final plan. Failure to carry out the landscaping plan within such time shall warrant denial of the park's annual license under § 123-40A(2) hereof.
A.
No mobile home shall be removed from the Township without first obtaining
a removal permit from the Scott Township Tax Collector as required
by Act 54 of 1969, of the Pennsylvania General Assembly.[1] Such permit with a fee of $2 shall be issued only after
real estate taxes assessed against the home and outstanding at the
time the permit is requested.
[1]
Editor's Note: Act 54 of 1969 has been repealed; see
now 53 Pa.C.S.A. § 8821(d) and (e) for comparable provisions.
B.
Any person who removes a mobile home from Scott Township without
first having obtained a removal permit shall, upon summary conviction
hereof, pay any outstanding taxes assessed at the time and be sentenced
to pay a fine of $100 and cost of prosecution or undergo imprisonment
for not more than 30 days, or both.
A.
The operator/licensee of a mobile home park shall be responsible
for the property repair and maintenance of all common facilities,
including but not limited to roads, parking areas, sidewalks or pathways,
common open space, water supply and sewage disposal systems and community
buildings.
B.
The operator/licensee of a mobile home park shall, prior to issuance of any certificate of occupancy pursuant to final approval of an application for a new development or expansion, post with the Township a maintenance bond in a form acceptable to the Township Solicitor in an amount sufficient to cover for a period of two years the costs of maintenance of all common areas and facilities as described in § 123-62, said costs to be estimated by the Township Engineer or other representative.
