As used in this article, the following terms
shall have the meanings indicated:
The Board of Supervisors of Lehigh Township, or its authorized
representative.
A travel trailer camp, as herein defined.
A short dead-end street terminating in a vehicular turnaround
area.
A street in a mobile home park or travel trailer camp privately
owned, constructed and maintained, which functions only to provide
direct access to individual mobile home lots or travel trailer spaces,
and does not connect directly to and provide access to or from a public
street adjacent to the mobile home park or travel trailer camp.
A written document issued by the Board of Supervisors allowing
a person to operate and maintain a mobile home park or travel trailer
camp under the provisions of this chapter.
A transportable, single-family dwelling intended for permanent
occupancy, contained in one unit, or in two or more units designed
to be joined into one integral unit capable of again being separated
for repeated towing, which arrives at a site complete and ready for
occupancy except for minor and incidental unpacking and assembly operations,
and constructed so that it may be used without a permanent foundation.
A parcel of land in a mobile home park, improved with the
necessary utility connections and other appurtenances necessary for
the erections thereon of a single mobile home, which is leased by
the park owner to the occupants of the mobile home erected on the
lot.
A parcel or contiguous parcels of land which has been so
designated and improved that it contains two or more mobile home lots
for the placement thereon of mobile homes.
That part of an individual lot which has been reserved for
the placement of a mobile home and its appurtenant structures or additions.
A mobile home park, as herein defined.
A written document issued by the Board of Supervisors permitting
the construction, alteration and extension of a mobile home park under
the provisions of this chapter.
Any individual, firm, trust, partnership, public or private
association or corporation.
The Planning Commission of Lehigh Township.
A structure housing toilet, lavatory and such other facilities
as may be required by this chapter.
The connection consisting of all pipes, fittings and appurtenances
from the drain outlet of a mobile home or travel trailer to the inlet
of the corresponding sewer riser pipe of the sewerage system serving
the mobile home park or travel trailer camp.
The portion of the sewer lateral which extends vertically
to the ground elevation and terminates at each mobile home lot or
travel trailer space.
Lehigh Township, Northampton County, Pennsylvania.
A parcel of land in a travel trailer camp for the placement
of a single trailer or travel unit and the exclusive use of its occupants.
That part of an individual trailer space which has been reserved
for the placement of a single trailer or travel unit and its accessory
structures.
A vehicular portable structure built on a chassis designed
as a temporary dwelling for travel, recreation, vacation and other
short-term uses and having a body width not exceeding eight feet and
body length not exceeding 32 feet.
A parcel of land or part thereof occupied or designed for
occupancy by one or more travel trailers or travel units.
A trailer or travel unit which is dependent upon a service
building for toilet and lavatory facilities.
A trailer or travel unit which can operate independent of
connections to sewer, water and electric systems. It contains a water-flushed
toilet, lavatory, shower and kitchen sink, all of which are connected
to water storage and sewer holding tanks located within the trailer.
A travel mounted camper, motor home, pickup coach, auto,
truck, or bus adapted for vacation living; a folding tent camper;
a tent; and other similar devices used for temporary portable housing.
The connection of all pipes, fittings and appurtenances from
the water riser pipe to the water inlet pipe of the distribution system
within the mobile home, travel trailer or travel unit.
That portion of the water supply system serving the mobile
home park or travel trailer camp which extends vertically to the ground
elevation and terminates at a designated point on each mobile home
lot or travel trailer space.
The Zoning Hearing Board of Lehigh Township.
A.
Permits required. It shall be unlawful for any person
to maintain, construct, alter or extend any mobile home park or any
travel trailer camp within the limits of the Township unless he holds
a valid written permit issued by the Pennsylvania Department of Environmental
Protection in the name of such person and also a permit by the Township
hereunder, and in addition, any permits required by any other state
or Township statutes, ordinances, or regulations.
B.
Prior eligibility for permit. No permit shall be issued
hereunder unless the person making application therefore shall have
first been issued a valid permit by the Pennsylvania Department of
Environmental Protection.
C.
Application to Lehigh Township.
(1)
Plans for new parks or camps, prepared by an architect,
landscape architect, engineer or surveyor registered in the Commonwealth
of Pennsylvania and conforming to the drafting requirements and data
requirements set forth in these subdivision regulations, shall be
submitted to the Planning Commission for approval and recommendations
of such agency, and to the Joint Planning Commission of Lehigh-Northampton
Counties for its recommendations and approval of the Township Board
of Supervisors.
(2)
The United States Department of Housing and Urban
Development publication FHA G4200.7 "Mobile Home Court Development
Guide," dated January 1970, shall be used as a guide in the design
of the mobile home park for which application is made.
D.
Fees.
(1)
A fee shall be paid by the applicant for the review
of the sketch, preliminary and final plans, by the Township Planning
Commission and Township Supervisors and fee to be in accordance with
the fee schedule currently in effect, pursuant to resolution by the
Board of Supervisors.
(2)
Thereafter, a fee shall be paid by the applicant for
the issuance of an original permit, and yearly, upon issuance of annual
renewal permits, said fees to be in accordance with the fee schedule
currently in effect, pursuant to resolution by the Board of Supervisors.
E.
Review of application. Upon receipt by the Township
of such application whether sketch, preliminary or final the application,
plans and all other pertinent information submitted shall be reviewed
by the Township Planning Commission and Board of Supervisors to determine
compliance with this chapter, within the applicable time frames outlined
in Article 2 herein before.
F.
Action by Board of Supervisors.
(1)
When, upon review of the final application and report
of the Planning Commission, the Township Board of Supervisors is satisfied
that the proposed plan meets the requirements of this chapter a permit
shall be issued.
(2)
When the application is not approved in terms as filed
the decision shall specify the defects found in the application and
describe the requirements which have not been met and shall in each,
cite to the provisions of the chapter relied upon.
A.
General. It shall be unlawful for any person to operate any mobile home park or travel trailer court within the limits of the Township unless he holds a valid license issued annually by the Board of Supervisors in the name of such person and unless he holds a certificate of registration issued annually by the Pennsylvania Department of Environmental Protection in the name of such person (refer to § 147-46A).
B.
Original license. After granting of a permit, application
for original licenses shall be in writing, signed by the applicant,
accompanied by an affidavit of the applicant as to the truth of the
application and by the deposit of the appropriate fee, and shall contain
the name and address of the applicant, the location and legal description
of the mobile home park or travel camp and a site plan of the mobile
home park or trailer camp showing all mobile home or trailer lots,
structures, roads, walkways, and other service facilities.
C.
Renewal of license. Application for renewals of licenses
shall be made in writing by the holders of the licenses, shall be
accompanied by the appropriate fee and shall contain any change in
the information submitted since the original license was issued or
the latest renewal granted.
D.
Denial of license. When the Board of Supervisors shall
deny an application for a license, the notification of the denial
shall be in writing and shall specify the reasons for the denial.
The decision of the Board of Supervisors to grant or deny an application
for a license shall be made within 30 days after such application
has been properly filed with the Township.
E.
Transfer of license. Every person holding a license
shall give notice in writing to the Board of Supervisors within 10
days after having sold, transferred, given away, leased, or otherwise
disposed of any interest in or control of any mobile home park or
travel trailer camp. Such notice shall include the name and address
of the person succeeding to the ownership or control of such mobile
home park or travel trailer camp. Upon application in writing for
transfer of the license, deposit of the appropriate fee, and proof
of a transfer of certificate by the Pennsylvania Department of Environmental
Protection, the license shall be transferred if the mobile home park
or travel trailer camp is in compliance with all applicable provisions
of this chapter. The decision of the Board of Supervisors to approve
or disapprove the transfer of a license shall be made within 30 days
after such application has been properly filed with the Township.
When the Board of Supervisors shall deny the application for the transfer
of a license, the notification of the denial shall be in writing and
shall specify the reasons for the denial.
A.
Authorization. The Board of Supervisors is hereby
authorized and directed to make such inspections as are necessary
to determine satisfactory compliance with this chapter.
B.
Inspection of premises. The Board of Supervisors shall
have the power to enter at reasonable times upon any private or public
property for the purpose of inspecting and investigating conditions
relating to the enforcement of this chapter.
C.
Inspection of register. The Board of Supervisors shall
have the power to inspect the register containing a record of all
residents of the mobile home park or travel trailer camp.
D.
Access to premises for repair or alteration. It shall
be the duty of every occupant of a mobile home park or travel trailer
camp to give the owner thereof or his agent or employee access to
any part of such mobile home park or travel trailer camp or its premises
at reasonable times for the purpose of making such repairs or alterations
as are necessary to effect compliance with this chapter.
A.
Notice of violation.
(1)
Whenever the Board of Supervisors determines that
there are reasonable grounds to believe that there has been a violation
of any provisions of this chapter, or regulations issued hereunder,
the Board of Supervisors shall give notice of such alleged violation
to the person to whom the permit or license was issued, as hereinafter
provided. Such notice shall:
(a)
Be in writing;
(b)
Include a statement of the reasons for its issuance;
(c)
Allow a reasonable time for the performance
of any act it requires;
(d)
Be served upon the owner or his agent as the
case may require; provided that such notice or order shall be deemed
to have been properly served upon such owner or agent when a copy
thereof has been sent by certified mail to his last known address,
or when he has been served with such notice by any method authorized
or required by the laws of this state;
(e)
Contain an outline of remedial action which,
if taken, will effect compliance with the provisions of this chapter.
(2)
At the end of the time period stipulated, the Board
of Supervisors shall reinspect such mobile home park or travel trailer
camp and, if such violations have not been corrected, the Board shall
suspend the license and give notice in writing of such suspension
to the person to whom the license is issued. Upon receipt of notice
of such suspension, such person shall cease operation of such mobile
home park or travel trailer camp.
B.
Reinstatement of suspended license. Any person whose
license has been suspended may request in writing to the Township
Board of Supervisors for the reinstatement of his license. Such request
must be accompanied by the appropriate inspection fee. Upon receipt
of such a request and accompanying fee, the Board of Supervisors shall
reinspect such mobile home park or travel trailer camp and notify
the owner or his agent within 30 days after such request has been
properly filed with the Township as to its decision. If the Board
of Supervisors denies the request to reinstate the suspended license,
such denial shall be in writing and shall specify the reasons for
the denial.
C.
Emergencies.
(1)
Whenever the Board of Supervisors finds that an emergency
exists which requires immediate action to protect the public health,
the Board may without notice or hearing issue an order reciting the
existence of such an emergency and requiring that such action be taken
as the Board may deem necessary to meet the emergency including the
suspension of the permit or license. Notwithstanding any other provisions
of this chapter, such order shall be effective immediately. Any person
to whom such an order is directed shall comply therewith immediately.
(2)
Within five days after the issuance of the emergency order the Board of Supervisors shall give notice to the person to whom the permit or license was issued in accordance with Subsection A of this section. At the end of the time period stipulated or upon notification by the person to whom the permit or license was issued, in writing, that the violations have been corrected, the Board of Supervisors shall reinspect such mobile home park or travel trailer camp, if such violations have not been corrected, suspend or continue to suspend the license and give notice in writing of such suspension to the person to whom the license is issued. The emergency order of the Board of Supervisors shall remain in full force and effect until changed by the Board of Supervisors in accordance with this section.
D.
Revocation of license.
(1)
Whenever a license has been under continuous suspension
for a period of 90 days, the Board of Supervisors shall revoke said
license. Notification that the license has been revoked shall be given
in writing to the person to whom the permit or license was issued.
In order for any person whose license or permit has been revoked to
obtain a new license or permit he must make new application to the
Township in accordance with the provisions hereinbefore and the design
standards hereinafter.
(2)
Upon repeated violations by the same licensee, the
Board of Supervisors may permanently revoke the license or permit
of such licenses and prohibit any further application by such person
or his agents for such a license.
A.
General requirements for mobile home parks and travel
trailer camps.
(1)
Site location. The location of all mobile home parks
and travel trailer camps shall comply with the following minimum requirements
and shall be:
(a)
Free from adverse influence by swamps, marshes,
garbage or rubbish disposal areas or other potential breeding places
for insects or rodents.
(b)
Not subject to flooding.
(c)
Not subject to any hazard or nuisance, such
as excessive noise, vibration, smoke, toxic matter, radiation, heat,
odor or glare.
(2)
Site drainage requirements.
(a)
The ground surface in all parts of every park
or camp shall be graded and equipped to drain all surface water in
a safe, efficient manner.
(b)
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.
(c)
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 or travel trailer camp.
(3)
Soil and ground cover requirements.
(a)
Exposed ground surface in all parts of every
park or camp 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.
(b)
Park or camp grounds shall be maintained free
of vegetative growth which is poisonous or which may harbor rodents,
insects, or other pests harmful to man.
(4)
Nonresidential uses.
(a)
No part of any park or camp shall be used for
nonresidential purposes, except such uses as are required for the
direct serving and well-being of park or camp residents and for the
management and maintenance of the park or camp.
(b)
Such nonresidential uses and any related parking
facilities shall not occupy more than 10% of the area of the park
or camp, shall be subordinate to the residential use and character,
shall be located, designed and intended to serve frequent trade or
service needs of persons residing in the park or camp, and shall present
no visible evidence of their nonresidential character from any portion
of any residential area outside of the park or camp.
(5)
Recreation areas.
(a)
In all parks there shall be one or more recreation areas which shall
be easily accessible to all park residents.
(b)
The size of such recreation areas shall be based upon a minimum
of 2,000 square feet per dwelling unit. No outdoor recreation area
shall contain less than 2,500 square feet.
[Amended 6-14-2011 by Ord. No. 2011-1]
(c)
Recreation areas shall be so located as to be
free of traffic hazards and shall, where the topography permits, be
centrally located.
(d)
Cash in lien of recreation area.
[Added 6-14-2011 by Ord. No. 2011-1]
[1]
When no appropriate recreation sites are available within the
mobile home park, the Township may at its discretion accept a cash
contribution in lieu of the provision of recreation area. The cash
payment shall be in the following amounts:
|
Number of Dwelling Units
|
Payment
| |
|---|---|---|
|
Up to three dwelling units
|
$750 per unit
| |
|
Over three dwelling units
|
$2,000 per unit
|
[2]
The Township at its discretion may also accept a combination
of cash contributions and recreation area. In the event a cash contribution
in combination with land is approved by the Township at its sole and
absolute discretion, the fee schedule shall be reduced as determined
by the Township.
[3]
For mobile home parks with less than five dwelling units making
cash in lieu of recreational land contribution, the total fee shall
be paid by the owner or developer at the time of final plan approval
by the Board of Supervisors.
[4]
For mobile home parks with five or more dwelling units making
cash in lieu of recreational land contribution, the total fee shall
be paid by the owner or developer at the time of final plan approval
by the Board of Supervisors. The Board of Supervisors may require
the developer to secure the recreational improvements by a separate
letter of credit.
B.
Specific requirements for mobile home parks.
(1)
Minimum area and width of tract.
(a)
A minimum tract area of 10 acres shall be required
for any mobile home park.
(b)
For portions of the tract used for general vehicular
entrances and exits only (other than alleys and service entrances)
a minimum width of 50 feet is required. For portions containing mobile
home stands and buildings open generally to occupants a minimum width
of 100 feet is required. The tract shall comprise a single plot except
where the total property includes separate parcels for necessary utility
plants with permanent rights-of-way and easements for connection and
access or for other structures necessary to the park, but not open
generally to the occupants, provided that all lands involved shall
be so dimensioned and related as to facilitate efficient design and
management.
(2)
Maximum density. The maximum density of any mobile
home park shall not exceed 2.7 mobile homes per net acre of usable
land. Unusable land is areas of wetlands, steep slopes, floodplains,
bodies of water, and rock outcropping. All mobile home parks shall
be connected to public or centralized sanitary sewer and public or
centralized water supply systems.
[Amended 6-14-2011 by Ord. No. 2011-1]
(3)
Required setbacks and minimum distances between mobile
homes.
(a)
Mobile homes shall be separated from each other and from other
buildings and structures by at least 50 feet. Any accessory structure
such as attached awnings, carports, or individual storage facilities
shall, for purposes of this separation requirement, be considered
part of the mobile home.
[Amended 6-14-2011 by Ord. No. 2011-1]
(b)
All mobile homes shall be located at least 50 feet from any
park property boundary line.
[Amended 6-14-2011 by Ord. No. 2011-1]
(c)
There shall be a minimum distance of 50 feet between an individual
mobile home and adjoining pavement or a park street, or common parking
area or other common areas.
[Amended 6-14-2011 by Ord. No. 2011-1]
(d)
The separation, setbacks and minimum distances
mentioned herein shall at all times be maintained without any encroachment
therein.
(4)
Screening.
(a)
Fences, freestanding walls or screen plantings
shall be provided for screening purposes. Specific views to be screened
include laundry, drying yards, garbage and trash collection stations,
and adjoining properties.
(b)
All fences and walls shall be located at least
18 feet from the street center lines and at least 18 inches from the
pavement edge of streets, driveways, parking spaces and walks.
(5)
Mobile home stands.
(a)
A mobile home stand shall be provided for each
mobile home. The area of the mobile home stand shall be made of a
hard and dense material which shall be durable and well-drained under
normal use and weather conditions and provide an adequate foundation
for the placement and tiedown of the mobile home, thereby securing
the superstructure against uplift, sliding, rotation and overturning.
(b)
The mobile home stand shall not heave, shift,
or settle unevenly under the weight of the mobile home due to frost
action, inadequate drainage, vibration or other forces acting on the
superstructure.
(c)
The mobile home stand shall be provided with
anchors and tie-down such as cast-in-place concrete "dead men," eyelets
embedded in concrete foundations or runways, screw augers, arrowhead
anchors, or other devices securing the stability of the mobile home.
(d)
Anchors and tie-downs shall be placed at least
at each corner of the mobile home stand and each shall be able to
sustain a minimum tensile strength of 2,800 pounds.
(6)
Park street system.
(a)
General requirements. All mobile home parks
shall be provided with safe and convenient vehicular access from abutting
public streets or roads to each mobile home lot. Alignment and gradient
shall be properly adapted to topography.
(b)
Access to park. Access to mobile home parks
shall be designed to minimize congestion and hazards at the entrance
and exit and allow free movement of traffic on adjacent streets. The
entrance road connecting the park streets with a public street or
road shall have a minimum road pavement width of 28 feet.
(c)
Internal streets. Surfaced roadways shall be
of adequate width to accommodate anticipated traffic, and in any case
shall meet the following minimum width requirements:
[1]
Parking prohibited on both sides: 28 feet.
(e)
Pavement. Streets shall be constructed in accordance
with this chapter for materials and thickness.
(g)
Horizontal and vertical alignment. Horizontal and vertical alignment of all streets shall be in accordance with Article III.
(i)
Required illumination of park street systems.
All parks shall be furnished with lighting units spaced and equipped
with luminaries, places at such mounting heights as will provide a
minimum level of illumination of one footcandle, for the safe movement
of pedestrians and vehicles at night.
(7)
Required off-street parking areas.
(a)
Off-street parking areas shall be provided in
all mobile home parks for the use of park occupants and guests. Such
areas shall be furnished at the rate of at least two car spaces for
each mobile home lot.
(b)
Required car parking spaces shall be located
for convenient access to the mobile home stands. At least one space
shall be located on each lot and the remainder may be located in adjacent
parking bays.
(8)
Pedestrian walks.
(a)
General requirements. All parks shall be provided
with safe, convenient, all-season pedestrian access between individual
mobile homes, the park streets and all community facilities provided
for park residents. Walks shall be constructed of concrete and approved
by the Board of Supervisors. Sudden changes in alignment and gradient
shall be avoided.
(b)
Common walk system. A common walk system shall
be provided and maintained between locations where pedestrian traffic
is concentrated. Such common walks shall have a minimum width of 3
1/2 feet.
(c)
Individual walks. All mobile home stands shall
be connected to common walks, to paved streets, or to paved driveways
or parking spaces connecting to a paved street. Such individual walks
shall have a minimum width of two feet.
(9)
Storage structures. Storage structures on the mobile
home lot shall be of an approved material and construction and shall
not exceed six feet in width, length and height.
C.
Specific requirements for travel trailer camps.
(1)
Minimum area of tract. A minimum tract area of five
acres shall be required for any travel trailer camp.
(2)
Maximum density. The travel trailer camp density shall
not exceed 12 trailer spaces per acre of gross site area.
(3)
Required separation between trailers.
(a)
Trailers shall be separated from each other
and from other structures by at least 15 feet. A minimum distance
of 15 feet shall also be maintained between travel trailers and trailer
camps, buildings and structures. Any accessory structure such as attached
awnings, carports, or individual storage facilities shall, for purposes
of this separation requirement, be considered to be part of the trailer.
(b)
All travel trailers shall be located at least
25 feet from any park property boundary line abutting upon a public
street or highway and at least 20 feet from other park property boundary
lines.
(c)
The separations mentioned herein shall at all
times be maintained without any encroachment therein.
(4)
Screening. Fences, freestanding walls, or dense screen
plantings may be required between the camp and adjoining property.
(5)
Camp street system.
(a)
Location and access. No trailer park shall be
located except with direct access to a public roadway, and with appropriate
frontage thereon to permit appropriate design of entrances and exits.
(b)
Design of access to park. Entrances and exits
to travel trailer camps shall have a minimum road pavement width of
25 feet. All traffic into or out of the park shall be through such
entrances and exits. No entrance or exit shall require a turn at an
angle less than 80º. Radii of curbs and pavements at intersections
shall be a minimum of 15 feet.
(c)
Access to spaces. Each space shall be directly
accessible from an approved internal street without the necessity
for crossing any other space. Generally, direct access to spaces from
public streets should be discouraged. For overnight spaces, drive-through
layouts should be encouraged so that it is not necessary either to
back into the space or to back out of it.
(d)
Internal streets. The internal street system
in camps shall be privately owned, constructed and maintained, and
shall be designed for safe and convenient access to all spaces and
to facilities for common use by park occupants.
(e)
Vertical and horizontal alignment and gradient. Alignments and gradients shall be properly adapted to topography, to safe movement of types of traffic anticipated, and to properly control surface drainage. They shall meet the standards of Article III of this chapter.
(f)
Surfacing and maintenance. Internal streets
shall provide a sound all-weather driving surface, reasonably smooth
and free from mud, dust or standing surface water, which shall be
approved by the Township.
(g)
Street widths. Surfaced roadways shall be of
adequate width to accommodate anticipated traffic, and in any case
shall meet the following minimum requirements:
[1]
Minor streets are hereby defined as less than
500 feet in length and serving: with drive through spaces, 50 or less
if street is one way, 100 or less if two way; or where it is necessary
to back into or out of spaces, 25 spaces or less if street is one
way, 50 or less if two way.
(h)
Off-street parking and maneuvering space. Each
travel trailer camp shall provide sufficient parking and maneuvering
space so that the parking, loading, or maneuvering of trailers incidental
to parking shall not necessitate the use of any public street, sidewalk
or right-of-way or any private grounds not part of the travel trailer
camp.
A.
Water supply system. An adequate, safe, and potable
supply of water shall be provided for mobile homes, travel trailers,
travel units, service buildings, and other accessory facilities.
(1)
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.
(2)
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.
(3)
The water supply shall be capable of furnishing a
minimum of 110 gallons per day per person or 400 gallons per day per
dwelling unit.
(4)
The source of supply shall also be adequate for fire
protection and shall comply with the National Fire Protection Association
Standard No. 501A.
B.
Individual water riser pipes and connections.
(1)
Each mobile home stand and trailer stand shall be
equipped with a water riser pipe located within the confined area
of the stand at a point where the water connection will approximate
a vertical position.
(2)
Water riser pipes shall extend at least four inches
above ground elevation. The pipe shall be at least 3/4 inch and shall
be capped when a mobile home or trailer does not occupy the lot.
A.
Sewage disposal system. An adequate, and safe sewerage
system shall be provided in all mobile home parks and travel trailer
camps for conveying and disposing of all sewage.
(1)
Where an adequate public sewerage system is available,
connection shall be made thereto, and such system shall be used exclusively.
(2)
Where a public system is not available, a private
central sewage treatment plant shall be installed, approved by the
Pennsylvania Department of Environmental Protection.
B.
Individual sewer connections. Each mobile home and
trailer stand shall be provided with at least a four-inch-diameter
sewer riser pipe extending from the sewer lateral vertically to the
ground elevation.
A.
General requirements.
(1)
Every mobile home park shall contain an electrical
wiring system consisting of wiring, fixtures, equipment and appurtenances
which shall be installed and maintained in accordance with Pennsylvania
Power and Light Company's and Met-Ed's specifications regulating such
systems.
[Amended 5-13-2003 by Ord. No. 2003-1]
(2)
If a travel trailer camp is provided with an electrical
wiring system it too shall be installed in accordance with such specifications.
B.
Power distribution lines.
(1)
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 communication lines.
(2)
There shall be not more than one service drop and
one central metering bank for every five mobile homes or travel trailer
lots. The service entrance from the central metering bank to the individual
mobile home or travel trailer lot shall be installed underground in
conformance with the National Electric Code.
C.
Individual electrical connections for mobile homes.
(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)
Outlet receptacles at each mobile home stand shall
be located not more than 25 feet from the overcurrent protective devices
in the mobile home and three-pole, four-wire grounding type shall
be used. Receptacles shall be of weatherproof construction and configurations
shall be in accordance with American Standard Outlet Receptacle C-73.1.
(3)
The mobile home shall be connected to the outlet receptacle
by an approved type of flexible cable with connectors and a male attachment
plug.
(4)
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.
Individual electrical connection for travel trailers
and travel units.
(1)
If individual travel trailer or travel unit spaces
are connected to the electrical wiring system, an approved type of
disconnecting device and overcurrent protective equipment shall be
provided. The service per outlet shall be 120 volts AC, 15 amperes
and/or 30 amperes.
(2)
Outlet receptacles at individual trailer spaces shall
be located not more than 25 feet from the overcurrent protective devices
in the trailer and a three-wire grounding type shall be used. Receptacles
shall be of weatherproof construction and configurations shall be
in accordance with American Standard Outlet Receptacle C-73.1.
(3)
The trailer shall be connected to the outlet receptacle
by an approved type of flexible cable with connectors and a male attachment
plug.
E.
Required grounding. All exposed noncurrent carrying
metal parts of mobile homes and travel trailers and all other equipment
shall be grounded by means of a grounding conductor run with branch
circuit conductors or other method of approved grounded metallic wiring.
The neutral conductor shall not be used as an equipment ground for
mobile homes and travel trailers or other equipment.
F.
Master television antenna systems. Mobile home parks
shall be equipped with a master television antenna system with buried
cable to each mobile home stand. No individual television antenna
will be permitted.
A.
General requirements for mobile home parks and travel
trailer camps.
(1)
Provision of building and facilities. Each mobile
home park or travel trailer camp shall be provided with one or more
service buildings, adequately constructed and equipped, and conveniently
located to meet the anticipated needs of intended park or camp inhabitants.
Service buildings for management, maintenance, sanitation, laundry,
indoor recreation, and other similar activities shall be considered.
(2)
Structural requirements for buildings.
(a)
All portions of structures shall be properly
protected from damage by ordinary use 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.
(b)
All rooms containing sanitary or laundry facilities
shall have sound resistant walls extending to the ceiling between
male and female sanitary facilities. Walls and partitions around showers,
bathtubs, lavatories and other plumbing fixtures shall be constructed
of dense, nonabsorbent, waterproof material or covered with moisture
resistant material.
(c)
All rooms containing sanitary or laundry facilities
shall have at least one window or skylight 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.
(d)
All rooms containing sanitary or laundry facilities
shall have at least one window which can be easily opened, or a mechanical
device which will adequately ventilate the room.
(e)
Toilets shall be located in separate compartments
equipped with self-closing doors. Shower stalls shall be of the individual
type. The rooms shall be screened to prevent direct view of the interior
when the exterior doors are open.
(g)
Hot and cold water shall be furnished to every
lavatory, sink, bathtub, shower and laundry fixture, and cold water
shall be furnished to every water closet and urinal.
(3)
Plumbing. All plumbing in service buildings and other
park or camp facilities shall comply with state and local plumbing
codes and ordinances.
(4)
Laundry drying facilities. Adequate outside areas
shall be provided for drying laundry if clothes dryers are not provided
in service buildings.
(5)
Condition of buildings. All service buildings and
related facilities shall be kept in safe and sanitary condition at
all times.
(6)
Screening of doors and windows. During the fly season,
all doors, windows, and other openings to the outside of service buildings
shall be effectively screened, unless effective mechanical means are
provided to prevent entrance of flies.
(7)
Barbecue pits, fireplaces, stoves and incinerators.
Cooking shelters, barbecue pits, fireplaces, wood-burning stoves and
incinerators shall be so located, constructed, maintained and used
as to minimize fire hazards and smoke nuisance both on the property
on which used and on neighboring property. No open fire shall be permitted
except in facilities provided. No open fire shall be left unattended.
No fuel shall be used and no material burned which emits dense smoke
or objectionable odors.
B.
Specific requirements for mobile home parks.
(1)
Required sanitary facilities for mobile homes. For
each 50 mobile home lots or less, one flush toilet and one lavatory
for each sex shall be provided in accordance with Pennsylvania Department
of Environmental Protection standards.
(2)
Additional storage. There shall be 90 cubic feet for
each mobile home lot in a central location.
C.
Specific requirements for travel trailer camps.
(1)
Sanitary services to dependent travel trailers and
travel units. Where a travel trailer camp, or any part thereof, is
especially designed and used exclusively for dependent travel trailers
and travel units, sanitary service buildings shall be conveniently
located within a radius of 300 feet of each travel trailer and travel
unit space to be served, and the number and type of sanitary facilities
provided shall be in accordance with Pennsylvania Department of Environmental
Protection standards.
(2)
Required sanitary services to independent travel trailers
and travel units. Where a travel trailer camp, or any part thereof,
is specifically designed and used exclusively for independent travel
trailers and travel units, one flush toilet and one lavatory, and
one shower or tub for each sex shall be provided for each 50 travel
trailer and travel unit spaces, and the provision of such sanitary
facilities shall be in accordance with Pennsylvania Department of
Environmental Protection standards.
The storage, collection and disposal of refuse
in the mobile home park or travel trailer camp 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 regulations of the Pennsylvania Department of Environmental
Protection.
In any mobile home park or travel trailer camp
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.
A.
Natural gas system.
(1)
Natural gas piping systems when installed in mobile
home parks or travel trailer camps shall be maintained in conformity
with accepted engineering practices.
(2)
Each mobile home or travel trailer 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 (LPG) systems. Liquefied petroleum
gas must be supplied from a central system through buried pipes to
mobile home or trailer stands. Liquefied petroleum gas systems provided
for mobile homes, travel trailers, travel units, 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:
(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,
travel trailer, or travel unit and shall be maintained in effective
operating condition.
(3)
All LPG piping outside of the mobile homes, travel
trailers, or travel units 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, travel trailers, or travel units.
(4)
Vessels of more than 12 and less than 60 U.S. gallons'
gross capacity may be installed on a mobile home or travel trailer
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, mobile home, travel trailer, travel unit
or any other structure unless such installations are specifically
approved by the authority having jurisdiction.
C.
Fuel oil supply system.
(1)
All fuel storage tanks must be buried.
(2)
All fuel 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.
(3)
All piping from outside fuel storage tanks, or cylinders
to mobile homes shall be securely, but not permanently fastened in
place.
(4)
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.
(5)
All fuel storage tanks or cylinders shall be securely
placed and shall not be less than five feet from any mobile home,
travel trailer, or travel unit exit.
(6)
Storage tanks located in areas subject to traffic
shall be protected against physical damage.
D.
Fire protection.
(1)
The mobile home park area shall be subject to the
rules and regulations of the Lehigh Township fire prevention authority
where provided.
(2)
Mobile home park areas shall be kept free of litter,
rubbish and other flammable materials.
(3)
Portable fire extinguishers of a type approved by
the Pennsylvania Department of Environmental Protection shall be kept
in public service buildings under park control, and in each mobile
home, travel trailer or travel unit.
A.
Responsibilities of the park management.
(1)
The person to whom a license for a mobile home park
or travel trailer camp 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.
(2)
The mobile home park or travel trailer camp management
shall supervise the placement of each mobile home, travel trailer
to travel unit on its lot which includes securing its stability and
installing all utility connections.
(3)
The mobile home park or travel trailer camp management
shall give the Township Board of Supervisors free access to all mobile
home lots, service buildings and other community service facilities
for the purpose of inspection.
(4)
The management shall maintain a register containing
the names of all park or camp occupants. Such register shall be available
to any authorized person inspecting the park or camp.
(5)
The management shall notify the local Pennsylvania
Department of Environmental Protection immediately of any suspected
communicable or contagious disease within the mobile home park or
travel trailer camp.
B.
Restriction of animals and pets. No owner or person
in charge of a dog, cat or other pet animal shall permit it to run
at large or to commit any nuisance within the limits of any mobile
home park or travel trailer camp.
C.
Length of occupancy in travel trailer camps. Trailer
spaces shall be rented by the day or week only, and the occupant of
a trailer space shall remain in the same travel trailer camp not more
than 30 days.
D.
Restriction on occupancy in mobile home parks. A mobile
home shall not be occupied for dwelling purpose unless it is properly
placed on a mobile home stand and connected to water, sewerage and
electrical utilities.
