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[HISTORY: Adopted by the Board of Supervisors of the Township of Hempfield: Art. I, 12-8-1969 as Ord. No. 69-2; Art. II, 7-9-1979 as Ord. No. 79-7. Section 57-14A amended at time of adoption of Code; see Ch. 1, General Provisions, Art. I. Other amendments noted where applicable.]
Fire prevention — See Ch. 47.
Flood damage prevention — See Ch. 49.
Registration of multiple dwellings — See Ch. 58.
Occupancy permit — See Ch. 60.
Sewers — See Ch. 67.
Smoke and heat detectors — See Ch. 69.
Solid waste — See Ch. 70.
Subdivision of land — See Ch. 76.
Zoning — See Ch. 87.
Article I Mobile Home Parks
Article II Reporting of Occupants of Mobile Home Parks and Rental Property
[Adopted 12-8-1969 as Ord. No. 69-2]
As used in this chapter, the following terms shall have the meanings indicated:
- HEALTH AUTHORITY
- The legally designated health authority of Pennsylvania or authorized representative of Hempfield Township.
- Written approval, in whatever form, as issued by the Pennsylvania Department of Health, authorizing a person to operate and maintain a mobile home park.
- MOBILE HOME
- 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.
- MOBILE HOME LOT
- A parcel of land for the placement of a single mobile home and the exclusive use of its occupants.
- MOBILE HOME PARK
- A parcel of land under single ownership which has been planned and improved for the placement of mobile homes for nontransient use.
- MOBILE HOME STAND
- That part of an individual lot which has been reserved for the placement of the mobile home, appurtenant structures or additions.
- Person designated by the Township of Hempfield Board of Supervisors to enforce this chapter.
- Written approval, in whatever form, as issued by the Township of Hempfield in conformance with this chapter, authorizing a person to operate and maintain a mobile home park.
- Any individual, firm, trust, partnership, public or private association or corporation or other entity.
- SERVICE OR RECREATIONAL BUILDING
- A structure housing operational, office, recreational, park maintenance and other facilities, built to conform to required local and/or state standards.
- SEWER CONNECTION
- All pipes, fittings and appurtenances from the drain outlet of the mobile home to the inlet of the corresponding sewer riser pipe.
- SEWER RISER PIPE
- That portion of the sewer lateral which extends vertically to the ground elevation and terminates at each mobile home space.
- WATER CONNECTION
- All pipes, fittings and appurtenances from the water riser pipe to the water inlet pipe of the distribution system within the mobile home.
- WATER RISER PIPE
- 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.
- WATER SERVICE PIPE
- 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, construct, alter or extend any mobile home park within the limits of the Township of Hempfield unless a permit from the Township of Hempfield has been issued.
B. License from the Pennsylvania Department of Health. As a prerequisite to the final issuance of any Township permit, a valid license must have already been issued by the Pennsylvania Department of Health.
C. Application to the Township of Hempfield. A copy of the said Department of Health license shall be concurrently filed with the Officer designated by the Township, and the applicant shall also submit an application to the same official, using a form furnished by the Township of Hempfield, for a permit to operate a mobile home park in the Township of Hempfield.
D. Permits for new mobile home parks and additions to existing parks. New mobile home parks and additions to existing parks will be issued a permit only after all the requirements of this chapter and/or the Zoning Ordinance Editor's Note: See Ch. 87, Zoning. and/or other local ordinances and regulations are met.
E. Change of ownership; registration. Within 10 days after a mobile home park has been sold, transferred, given away or otherwise disposed of, or interest in or control of any mobile home park has been so sold or transferred, the Officer will be notified. If the certificate of registration is transferred by the Pennsylvania Department of Health, proof of such transfer shall be furnished the Officer forthwith.
F. Inspection of park and issuance of permit. Upon receipt of an application for a permit, the Officer shall forthwith inspect the applicant's park to determine compliance with the provisions hereof. Upon favorable determination of same and upon being furnished a copy of the license issued by the Pennsylvania Department of Health to the applicant, and upon payment of the fee prescribed herein, said Officer shall issue a mobile home park permit to the applicant, which shall be valid for a period of one year thereafter.
G. Renewal permits. Renewal permits for a like period shall be issued by said Officer upon proof furnished by applicant that his park continued to meet the standards prescribed by the Pennsylvania Department of Health and this chapter.
H. Fees. A fee shall be paid for the issuance of an original permit; a renewal permit fee shall be paid annually for each mobile home site, which shall accompany the original application or the renewal application. The fee set forth herein shall be established by resolution of the Board of Supervisors of the Township of Hempfield and shall become effective upon adoption of this subsection and shall thereafter be effective for each calendar year thereafter commencing on the first day of January of each year.
[Amended 8-13-1990 by Ord. No. 90-11; 10-27-2003 by Ord. No. 2003-18; 6-28-2004 by Ord. No. 2004-4]
I. Limited applicability to existing parks. Mobile home parks in existence upon the effective date of this chapter shall be required to meet only the standards of the Pennsylvania Department of Health as a prerequisite for the issuance of a permit, in addition to the payment of fees at the renewal rate, and all other minimum standards prescribed herein shall be applicable only to those parks which are constructed or expanded after the effective date hereof.
A. Inspection of mobile home park. The Officer of the Township of Hempfield may inspect a mobile home park at reasonable intervals and at reasonable times to determine compliance with this chapter.
B. Failure to meet inspection 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 chapter or of any regulations adopted pursuant thereto, the Officer shall give notice in writing to the person to whom the certificate was issued, his agent and/or person in charge, advising them that unless such conditions or practices are corrected within a reasonable period of time specified in the notice, the permit to operate in the Township of Hempfield shall be suspended. At the end of such period, such mobile home park shall be reinspected, and if such conditions or practices have not been corrected, the Officer shall suspend the permit and give notice in writing of such suspension to the person to whom the certificate 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) Be free from adverse influence by swamps, marshes, garbage or rubbish disposal areas or other potential breeding places for insects or rodents.
(2) Not be subject to flooding.
(3) Not be 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 Health.
(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 such 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 setback, buffer strips and screening.
(1) All mobile homes shall be located at least 40 feet from any park property boundary line abutting a public street or highway and at least 15 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 the adjoining pavement of a park street or common parking area or other common areas and structures.
(3) All mobile home parks may be required to provide screening, such as fences, or natural growth along the property boundary line separating the park and 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 places 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 be a minimum of 40 feet and shall have a minimum road pavement width of 20 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:
(a) All internal streets shall have a minimum right-of-way of 40 feet and a pavement width of 20 feet.
(b) Dead-end streets shall be provided at the closed end with a turnaround having an outside roadway diameter of at least 50 feet.
(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 paved twenty-foot cartway.
(b) Grades. Grades of all streets shall be sufficient to ensure adequate surface drainage but shall be not more than 8%. Short runs with maximum grade of 12% may be permitted, provided traffic safety is assured by appropriate surfacing, adequate leveling areas and avoidance of lateral curves.
(c) 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.
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 ratio of 2.0 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 they are intended to serve.
(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 and the park streets and around 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, such common walks shall have a minimum width of five 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. Construction of mobile home stands.
(1) The area of the mobile home stand shall be improved to provide an 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. Minimum area of mobile home lots. A mobile home park shall have an average gross area per mobile home stand of not less than 3,000 square feet.
L. Minimum area of mobile home parks. A mobile home park shall have a gross area of not less than 20 acres.
A. General requirements. An adequate supply of water shall be provided for mobile homes, service buildings and other accessory facilities as required by this chapter. 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 Health 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 aboveground 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 Health.
C. Water storage facilities. All water storage reservoirs shall be covered, watertight and constructed of impervious material and provide a minimum 2 1/2 inches fire apparatus tap. 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 so designed and maintained 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 three-fourths (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 frost 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 sewerage system shall be provided in all parks for conveying and disposing of sewage from mobile homes, service buildings and other accessory facilities. Such system shall be designed, constructed and maintained in accordance with the Pennsylvania Department of Health or 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 shall have a nominal 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, corrosive-resistant, nonabsorbent and durable. The inner surface shall be smooth.
(4) Provisions 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 approved materials and shall have watertight joints. All sewer lines shall be inspected by a Hempfield Township sewage 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 Health and the Hempfield Township sewage officer 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 in 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 cables 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 connectors 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:
(1) Management offices, repair shops and storage areas.
(2) Laundry facilities.
(3) Indoor recreation areas.
(4) Commercial uses supplying essential goods or services for the exclusive use of park occupants.
B. Structural requirements for buildings.
(1) All portions of the structure 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 Health and Hempfield Township 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 Health 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 outside is not in use.
B. Liquefied petroleum gas systems. 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 conform to the following:
(1) Systems shall be provided with safety devices to relieve excessive 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 condition.
(3) All liquefied petroleum gas 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.
(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 liquefied petroleum gas 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 where 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) 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 of Hempfield fire prevention authority where provided. Editor's Note: See Ch. 47, Fire Prevention.
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 service 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 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 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 park is issued shall operate the park in compliance with this chapter 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 service facilities for the purpose of inspection.
D. The management shall maintain a register containing the names of all park occupants. such register shall be available to any authorized person inspecting the park.
E. The management shall notify the local Pennsylvania Department of Health immediately of any suspected communicable or contagious disease within the park.
[Amended 12-29-1975 by Ord. No. 75-39; 6-12-1989 by Ord. No. 89-13; 4-8-1996 by Ord. No. 96-4; 6-9-1997 by Ord. No. 97-9]
A. Any person violating any provision of this article shall, upon conviction thereof by the District Justice in a summary criminal proceeding, be punishable by a fine of not more than $1,000, together with cost of prosecution and reasonable attorney fees or, in default of payment thereof, by imprisonment for not more than 30 days. Each day a violation exists shall constitute a separate enforceable offense.
B. Upon repeated violations by the same permittee, his right to the issuance of a permit or to the continued operation of a mobile home park under a permit may be suspended for a fixed term or permanently revoked, after notice.
[Adopted 7-9-1979 as Ord. No. 79-7]
The name of this Article shall be the "Hempfield Township Landlord and Mobile Home Park Reporting Ordinance."
As used in this Article, the following terms shall have the meanings indicated:
- Any person, partnership, corporation or any other entity that leases, lets or otherwise allows persons to occupy premises for the purpose of residential housing for valuable consideration for periods of time exceeding 30 days.
- MOBILE HOME PARK OWNER
- Any person, partnership, corporation or any other entity that leases, lets or otherwise allows persons to occupy land for the purpose of placing thereon a mobile home to be used as a residence for periods of time exceeding 30 days.
- Any apartment, house, parcel of ground, room or group of rooms in Hempfield Township, Westmoreland County, Pennsylvania, that are used as a permanent residence. "Premises" shall not mean hotel rooms, motel rooms or parcels of ground rented to persons not for the purpose of using the same as a permanent residence, but rather as a place of lodging.
[Amended 11-9-1981 by Ord. No. 81-27]Every landlord and mobile home park owner shall annually cause to be filed with the Secretary of Hempfield Township the names and last known mailing addresses of all persons who occupied a residential premises within Hempfield Township during the preceding calendar year. Said filing shall take place by October 31 of each year and shall indicate occupiers of premises as of October 31 of each year.
[Amended 6-12-1989 by Ord. No. 89-13; 4-8-1996 by Ord. No. 96-4]Any person, firm, partnership or corporation who or which shall violate the provisions of this Article shall, when found by the District Justice to have violated this Article, be subject to a civil fine not to exceed $600, plus all court costs and reasonable attorney's fees incurred by Hempfield Township in the enforcement of this Article in a civil enforcement proceeding. Further, the appropriate officers or agents of the Township of Hempfield are hereby authorized to seek equitable relief, including injunction, to enforce compliance herewith.