Township of Limerick, PA Mobile Home Parks

Editor's Note: The current permit fee resolution is on file in the office of the Township Secretary.

Applications.

Applications for original permits under this chapter shall be in writing, signed by the applicant and accompanied by an affidavit of the applicant as to the truth of the applicant and shall contain the following:

The name and address of the applicant.

The interest of the applicant in and the location and legal description of the mobile home park.

(c)

A complete plan of the mobile home park, showing compliance with all applicable provisions of this chapter and regulations promulgated thereunder.

(d)

Such further information as may be requested by the health officer to enable him to determine that the proposed mobile home park will comply with legal requirements.

(e)

A certification of the State Department of Health or other appropriate state agency that the sewage disposal system presently being utilized is satisfactory or, when deemed necessary by the health officer, a similar certification from an engineer employed by the Township.

Applications for renewals of permits shall be made in writing by the holder of the permit and shall contain the following:

Any change in the information submitted since the time the original permit was issued or the latest renewal granted.

Such other information as the health officer may require, including, if deemed necessary by the health officer, such certifications as are required in Subsection B(1)(e) herein.

A complete plan for the purpose of obtaining a permit to be issued by the health officer shall show:

The area and dimensions of the tract of land.

The number, location and size of all mobile home spaces.

The location and width of roadways and walkways.

The location of service buildings and any other proposed structures.

The location of water and sewer lines.

(6)

Plans and specifications of all buildings and other improvements constructed or to be constructed within the mobile home park.

Any person whose application for a permit under this chapter has been denied may request and shall be granted a hearing on the matter before the Limerick Township Board of Supervisors under the procedure provided by § 113-4 of this chapter.

Whenever, upon inspection of any mobile home park, the health officer finds that conditions or practices exist which are in violation of any provision of this chapter or of any regulations adopted pursuant thereto, the health officer shall give notice, in writing, in accordance with § 113-4A, to the person to whom the permit was issued that, unless such conditions or practices are corrected within a reasonable period of time specified in the notice by the health officer, the permit will be suspended. At the end of such period, the health officer shall reinspect such mobile home park and, if such conditions or practices have not been corrected, he shall suspend the permit and give notice, in writing, of such suspension to the person to whom the permit was issued. Upon receipt of notice of suspension, such person shall cease operation of such mobile home park except as provided in § 113-4B.

Any person whose permit has been suspended or who has received notice from the health officer that his permit will be suspended unless certain conditions or practices at the mobile home park are corrected may request and shall be granted a hearing on the matter before the Limerick Township Board of Supervisors under the procedure provided by § 113-4 of this chapter, provided that, when no petition for such hearing shall have been filed within 10 days following the day on which notice of suspension was served, such permit shall be deemed to have been automatically revoked at the expiration of such ten-day period.

Nothing herein shall be construed to invalidate any trailer camp permit issued for the year in which this chapter is enacted. This chapter shall require, however, full compliance with this chapter in the event that any presently existing mobile home park desires or attempts to make any changes whatsoever in its operation.

§ 113-3 Inspection of mobile home parks.

The health officer is hereby authorized and directed to make inspections to determine the condition of mobile home parks located within Limerick Township in order that he may perform his duty of safeguarding the health and safety of occupants of mobile home parks and of the general public.

The health officer 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 or of regulations promulgated thereunder.

The health officer shall have the power to inspect the register containing a record of all mobile homes and occupants using the mobile home park.

It shall be the duty of the owners or occupants of mobile home parks and mobile homes contained therein or of the person in charge thereof to give the health officer free access to such premises at reasonable times for the purpose of inspection.

It shall be the duty of every occupant of a mobile home park to give the owner thereof or his agent or employee access to any part of such mobile home park or its premises at reasonable times for the purpose of making such repairs or alterations as are necessary to effect compliance with this chapter or with any lawful regulations adopted thereunder or with any lawful order issued pursuant to the provisions of this chapter.

§ 113-4 Notice of violation; hearings; orders.

Whenever the health officer determines that there are reasonable grounds to believe that there has been a violation of any provision of this chapter or of any regulation adopted pursuant thereto, he shall give notice of such alleged violation to the person to whom the permit was issued, as hereinafter provided. Such notice shall:

Be in writing.

Include a statement of the reasons for its issuance.

Allow a reasonable time for the performance of any act it requires.

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 the address listed on the current annual permit application or when he has been served with such notice by any other method authorized or required by the laws of this state.

Contain an outline of remedial action which, if taken, will effect compliance with the provisions of this chapter and with regulations adopted pursuant thereto.

Any person affected by any notice which has been issued in connection with the enforcement of any provision of this chapter or of any regulation adopted pursuant thereto may request and shall be granted a hearing on the matter before the Limerick Township Board of Supervisors, provided that such person shall file in the office of the Limerick Township Board of Supervisors a written petition requesting such hearing and setting forth a brief statement of the grounds therefor within 10 days after the day the notice was served. The filing of the request for a hearing shall operate as a stay of the notice and of the suspension, except in the case of an order issued under Subsection E below. Upon receipt of such petition, the Limerick Township Board of Supervisors shall set a time and place for such hearing and shall give the petitioner and the health officer written notice thereof. At such hearing, the petitioner shall be given an opportunity to be heard and to show why such notice should be modified or withdrawn. The hearing shall be commenced not later than 10 days after the day on which the petition was filed, provided that, upon application of the petitioner, the Limerick Township Board of Supervisors may postpone the date of the hearing for a reasonable time beyond such ten-day period when, in its judgment, the petitioner has submitted good and sufficient reasons for such postponement.

After such hearing, the Limerick Township Board of Supervisors shall make findings as to compliance with the provisions of this chapter and regulations issued thereunder and shall issue an order in writing sustaining, modifying or withdrawing the notice which shall be served as provided in Subsection A(4) above. Upon failure to comply with any order sustaining or modifying a notice, the permit of the mobile home park affected by the order shall be revoked.

The proceedings at such a hearing, including the findings and decision of the Limerick Township Board of Supervisors, together with a copy of every notice and order related thereto, shall be entered as a matter of public record in the office of the Limerick Township Board of Supervisors, but the transcript of the proceedings need not be transcribed unless judicial review of the decision is sought as provided by this section. It shall be the duty of the person seeking such judicial review to provide such transcript. Any person aggrieved by the decision of the Limerick Township Board of Supervisors may seek relief therefrom in any court of competent jurisdiction, as provided by the laws of this state.

Whenever the health officer finds that an emergency exists which requires immediate action to protect the public health, he may, without notice or hearing, issue an order reciting the existence of such an emergency and requiring that such action be taken as he may deem necessary to meet the emergency, including the suspension of the permit. 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 but, upon petition to the Limerick Township Board of Supervisors, shall be afforded a hearing as soon as possible. The provisions of Subsections C and D shall be applicable to such hearing and the order issued thereafter.

§ 113-5 Additional rules and regulations.

The Limerick Township Board of Supervisors is hereby authorized to make and, after public hearing, to adopt such written regulations as may be necessary for the proper enforcement of the provisions of this chapter. Such regulations shall have the same force and effect as the provisions of this chapter, and the penalty for violation of the provisions thereof shall be the same as the penalty for violation of the provisions of this chapter, as hereinafter provided.

§ 113-6 Location, space and general layout.

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.

The area of the mobile home park shall be large enough to accommodate:

The designated number of mobile home spaces.

Necessary streets and roadways.

Parking areas for motor vehicles.

Each independent mobile home space shall contain a minimum of 2,500 square feet and shall be at least 40 feet wide. Each dependent mobile home space shall contain not less than 1,000 square feet and shall be at least 25 feet wide. Every mobile home space shall abut on a driveway or other clear area with unobstructed access to a public street. Such spaces shall be defined, and mobile homes shall be parked in such spaces so that there will be a minimum of 15 feet between mobile homes and so that no mobile home will be less than 10 feet from the exterior boundary of the mobile home park.

Independent mobile home spaces in existence on the effective date of this chapter which have a width or area less than the minimum prescribed above may continue to operate for a period not to exceed one year from the effective date of this chapter, provided that the health officer finds that:

Immediate compliance with such minimum width and area requirements would constitute an unreasonable hardship; and

The owner is undertaking action reasonably calculated to comply with such requirements during the time prescribed herein.

Upon such a finding, the health officer may issue a temporary permit pending such corrective action.

It shall be unlawful to locate a mobile home less than 25 feet from any public street or highway or so that any part of such mobile home will obstruct any roadway or walkway in a mobile home park.

It shall be unlawful to allow:

Any mobile home to be occupied in a mobile home park unless the mobile home is situated on a mobile home space; or

An independent mobile home to be located on a dependent mobile home space.

Access roads with an all-weather surface shall be provided to each mobile home space. Each access road shall provide for continuous forward movement, shall connect with a street or highway and shall have a minimum width of 20 feet.

Areas with an all-weather surface shall be provided for the parking of motor vehicles. Such areas shall accommodate at least the number of vehicles equal to double the number of mobile home spaces provided.

The all-weather surface required in Subsections F and G shall include gravel, stone, concrete, macadam and/or similar materials.

Outside drying spaces or other clothes-drying facilities shall be provided. When central outdoor clothes-drying space is provided, a minimum of 2,500 square feet per 100 mobile home spaces shall be furnished. Outdoor clothes-drying facilities may be installed on the individual mobile home spaces as a part of the basic facilities.

§ 113-7 Service buildings.

Service building required.

Each mobile home park shall be provided with at least one service building adequately equipped with flush-type toilet fixtures and other sanitary facilities as required in this chapter. No service building shall contain less than one toilet for females and one toilet for males, one lavatory and shower or bathtub for each sex and one laundry tray.

All sanitary facilities required to be provided by Subsections A through D, inclusive, shall be located in a service building.

Number and location of facilities.

Every mobile home park that accommodates dependent mobile homes shall provide not less than the following facilities:

For not more than 10 dependent mobile homes: one laundry tray; two water closets, one lavatory and one shower or bathtub for females; one water closet, one urinal, one lavatory and one shower or bathtub for males; and one slop-water closet, consisting of at least one flush-type toilet bowl receptacle for emptying containers of human excreta, with an adequate supply of hot and cold water for cleaning such containers, which shall be a separate room of a service building with a single direct opening to the outside.

For more than 10 dependent mobile homes, the following additional fixtures shall be provided: one lavatory and one shower or bathtub for each sex for every additional 10 dependent mobile homes or fraction thereof; one water closet for females for every additional 10 dependent mobile homes or fraction thereof; one water closet for males for every additional 15 dependent mobile homes or fraction thereof, provided that urinals may be substituted for not more than 1/3 of the additional water closets required under this subsection.

Dependent mobile home spaces shall be not more than 200 feet from a service building.

Service buildings shall:

Be located 15 feet or more from any mobile home space and, where dependent mobile homes are accommodated, not more than 200 feet from a dependent mobile home space.

Be of permanent construction and be adequately lighted.

Be of moisture-resistant material to permit frequent washing and cleaning.

Have adequate heating facilities to maintain a temperature of 70° F. during cold weather and to supply adequate hot water during the time of peak demands.

Have all rooms well ventilated, with all openings effectively screened.

(6)

Provide separate compartments for each bathtub or shower and water closet and a sound-resistant wall to separate male and female toilet facilities.

Laundry facilities.

Laundry facilities shall be provided in the ratio of one laundry unit to every 30 mobile home spaces and shall be in a separate soundproof room of a service building or in a separate building.

A laundry unit shall consist of not less than one laundry tray and one clothes-washing machine.

§ 113-8 Water supply.

An accessible, adequate, safe and potable supply of water shall be provided in each mobile home park, capable of furnishing a minimum of 150 gallons per day per mobile home space. Where a public supply of water of such quality is available, connection shall be made thereto, and its supply shall be used exclusively.

The water system of the mobile home park shall be connected by pipes to all buildings and all mobile home spaces.

All water piping shall be constructed and maintained in accordance with state and local law. The water piping system shall not be connected with nonpotable or questionable water supplies and shall be protected against the hazards of backflow or back-siphonage.

Where drinking fountains are provided for public use, they shall be of a type and in locations approved by the health officer.

Individual water-service connections which are provided for direct use by mobile homes shall be so constructed that they will not be damaged by the parking of such mobile homes. The mobile home park water system shall be adequate to provide 20 pounds per square inch of pressure at all mobile home connections.

Every well shall be located and constructed in such a manner that neither underground nor surface contamination will reach the water supply from any source. A minimum distance of 150 feet shall be maintained between the water supply and any cesspool. A minimum distance of 100 feet shall be maintained between the water supply and any other possible source of contamination, except that sewers or pipes through which sewage may back up shall be located at least 50 feet from any well or water-suction pipeline. Where such sewers or pipes are specifically constructed to provide adequate safeguards and when specifically authorized by the health officer, such sewers or pipes through which sewage may back up may be closer than 50 feet but not less than 30 feet from a well.

No well casings, pumps, pumping machinery or suction pipes shall be located in any pit, room or space extending below ground level nor in any room or space above ground which is walled in or otherwise enclosed, unless such rooms, whether above or below ground, have free drainage by gravity to the surface of the ground. The floor of rooms above ground shall be at least six inches above the ground's surface. All floors shall be watertight and sloped from the pump pedestal to the drain. The pedestal shall be not less than 12 inches above the floor.

All water storage reservoirs shall be watertight and constructed of impervious material, and all overflows and vents of such reservoirs shall be effectively screened. Open reservoirs are prohibited. Manholes shall be constructed with overlapping covers so as to prevent the entrance of contaminated material. Overflow pipes from a reservoir shall not connect to any pipe in which sewage or polluted water may back up.

Underground stop- and wastecocks shall not be installed on any connection.

§ 113-9 Sewage disposal.

All plumbing and sewage disposal systems in the mobile home park shall comply with state and local laws and regulations.[1]

Editor's Note: See also Ch. 140, Sewers and Sewage Disposal.

Each independent mobile home space shall be provided with at least a three-inch sewer connection. The sewer connection shall be provided with suitable fittings so that a watertight connection can be made between the mobile home drain and the sewer connection. Such individual mobile home connections shall be so constructed that they can be closed when not linked to a mobile home and shall be capped so as to prevent any escape of odors.

Sewer lines shall be constructed in accordance with plans approved by the health officer and in accordance with the recommendations of such health officer. All sewer lines shall be adequately vented and shall be laid with sufficient earth cover to prevent breakage from traffic.

Where the sewer lines of the mobile home park are not connected to a public sewer, a method of sewage disposal certified satisfactory as required in § 113-2B(1)(e) above shall be provided. The design of such sewage treatment facilities shall be based on the maximum capacity of the mobile home park. Effluents from sewage treatment facilities shall not be discharged into any waters of the state except with prior approval of the appropriate state authority and the local health officer. The disposal facilities shall be located where they will not create a nuisance or health hazard to the mobile home park or to the owner or occupants of any adjacent property.

§ 113-10 Refuse and garbage disposal.

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 pollution.

All refuse shall be stored in flytight, watertight, rodentproof containers, which shall be located not more than 150 feet from any mobile home space. Containers shall be provided in sufficient number and capacity to properly store all refuse.

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.

All refuse shall be collected at least twice weekly. Where suitable collection service is not available from municipal or private agencies, the mobile home park operator shall provide this service. All refuse shall be collected and transported in covered vehicles or covered containers.

Where municipal or private disposal service is not available, the mobile home park operator shall dispose of the refuse by incineration, burial or transporting to an approved disposal site.

Refuse shall be buried only at locations and by methods approved by the health officer and as may be permitted by other Township ordinances.[1]

Editor's Note: See also Ch. 95, Garbage, Rubbish and Refuse.

Refuse incinerators shall be constructed only with the approval of the local health authority or other authority having jurisdiction. Such approval shall be based on a review of the plans and specifications for such incinerators and approval of the site where they will be located. Such approval shall specify the type of material which may be placed in the incinerator.

Incinerators shall be operated only when attended by some person specifically authorized by the owner or operator of the mobile home park.

Garbage shall be burned on the premises only in an approved incinerator.

§ 113-11 Insect and rodent control.

Insect- and rodent-control measures to safeguard public health as required by the health officer shall be applied in the mobile home park.

Effective larvicidal solutions may be required by the health officer for fly- or mosquito-breeding areas which cannot be controlled by other, more permanent measures.

The health officer may require the mobile home park operator to take suitable measures to control other insects and weeds.

Accumulations of debris which may provide harborage for rodents shall not be permitted in the mobile home park.

When rats or other objectionable rodents are known to be in the mobile home park, the park operator shall take definite action, as directed by the health officer, to exterminate them.

§ 113-12 Electricity and outdoor lighting.

An electrical outlet supplying at least 115 volts shall be provided for each mobile home space. The installation shall comply with all applicable state and local electrical codes and ordinances. Such electrical outlets shall be grounded and weatherproof. No main power supply line shall be permitted to lie on the ground or to be suspended less than 18 feet above the ground.

Public streets, driveways and walkways shall be lighted at night with a minimum illumination of at least 0.6 footcandle.

§ 113-13 Fuel storage tanks.

All piping from outside fuel storage tanks or cylinders to mobile homes shall be copper or other acceptable metallic tubing and shall be permanently installed and securely fastened in place. All fuel storage tanks or cylinders shall be securely fastened in place and shall not be located inside or beneath the mobile home or less than five feet from any mobile home exit.

§ 113-14 Fire prevention.

Mobile home park areas shall be kept free of litter, rubbish and other flammable materials.

Portable fire extinguishers of adequate capacity shall be kept in service buildings and at all other locations designated by the health officer and shall be maintained in good operating condition.

Where a public water system with a water main of six inches or larger is available to the mobile home park, standard fire hydrants shall be located within 400 feet of each mobile home or building.

Where the water supply system does not provide a main of at least six inches, there shall be provided a two-inch frost-protected water riser within 300 feet of each mobile home or building.

Fires shall be made only in stoves, incinerators and other equipment intended for such purposes.[1]

Editor's Note: See also Ch. 66, Burning, Outdoor.

§ 113-15 Alterations; skirting; animals.

All plumbing and electrical alterations or repairs in the mobile home park shall be made in accordance with all applicable laws, ordinances and regulations.

Skirting of mobile homes is permissible, but areas enclosed by such skirting shall be maintained so as not to provide a harborage for rodents or create a fire hazard.

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.

§ 113-16 Registration of occupants; reporting of communicable diseases.

Every mobile home park owner or operator shall maintain a register containing a record of all mobile homes and occupants using the mobile home park. Such register shall be available to any authorized person inspecting the park and shall be preserved for a period of 10 years. Such register shall contain:

The names and addresses of all mobile home occupants stopping in the park.

The make, model and license number of the motor vehicle and mobile home.

The state, territory or county issuing the mobile home license.

The dates of arrival and departure of each mobile home.