Municipality of Murrysville, PA
Westmoreland County
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Table of Contents
Table of Contents
It shall be unlawful for any person to maintain, construct, alter or extend any mobile home park within the limits of the Municipality unless he holds a valid certificate of registration issued by the Pennsylvania Department of Environmental Resources in the name of such person and also a permit issued by the Municipality.
All applications for a certificate of registration shall be made by the owner of the mobile home park or his authorized representative in accordance with the rules and regulations of the Commonwealth of Pennsylvania, Department of Environmental Resources, Chapter 4, Article 415, Regulations for Mobile Home Parks, adopted October 30, 1959, as amended.
Application for a mobile home park permit shall follow the requirements and procedures as established in Article III of this chapter.
A. 
Upon receipt of the final plan with the recommendations of the Planning Commission attached thereto, the Council shall review the final plan for compliance with the provisions of this chapter.
B. 
The Council may take any of the following actions:
(1) 
Approval of the entire plan;
(2) 
Approval of the plan subject to modifications and/or conditions; or
(3) 
Disapproval of the plan.
C. 
Upon approval of the final plan by the Council and acceptance, in writing, by the owner of the mobile home park of any conditions attached thereto and payment of the required fees, the Council shall issue a mobile home park permit to the owner, which shall be valid for a period of one year thereafter.
A. 
Renewal permits shall be issued by the Council upon the furnishing of proof by the applicant that his park continues to meet the standards prescribed by the Pennsylvania Department of Environmental Resources and this chapter.
B. 
A representative of the Council may inspect a mobile home park at reasonable intervals and at reasonable times to determine compliance with this chapter.
C. 
The permit shall be conspicuously posted in the office or on the premises of the mobile home park at all times.
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 any regulations pursuant thereto, the Council, or its representatives shall give notice, in writing, to the person to whom the permit was issued. Such notice shall consist of a listing of the violated sections of this chapter and shall advise him that, unless such conditions or practices are corrected within a period of time specified in the notice, the permit to operate will 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 Council shall suspend the permit and give notice, in writing, of such suspension to the person to whom the permit was issued.
A. 
Mobile home parks in existence at the date of adoption of this article and being duly authorized to operate as the same by the Department of Environmental Resources may be continued so long as they otherwise remain lawful.
B. 
Existing mobile home parks shall be required to submit an existing plot plan, drawn to scale, when applying for a mobile home park permit as required under this article.
C. 
Any subsequent new construction, alteration or extension of an existing mobile home park shall comply with the provisions of this chapter.
Individual mobile homes not located in a mobile home park shall not be required to obtain a mobile home permit; however, they shall be required to obtain a building permit and a zoning occupancy permit. Individual mobile homes shall comply with all other applicable municipal ordinances and regulations and all statutes of the Commonwealth of Pennsylvania.
The initial fee for each mobile home park and the annual renewal permit fee for each mobile home park shall be established by Chapter 112, Fees.
A. 
Proposed site locations of mobile home parks shall be subject to approval or disapproval on the basis of the impact of the proposed park on existing neighboring uses, public utilities, transportation facilities and municipal services, which shall include but not be limited to police, public works, fire protection and emergency medical services.
B. 
The minimum size requirement for mobile home parks shall be 10 acres.
No part of any mobile home park shall be used for nonresidential purpose except such uses that are required for direct servicing or recreation for the residents of the mobile home park and for the management and maintenance of the mobile home park.
The gross density of a mobile home park shall not exceed one mobile home for each 7,500 square feet of land within the mobile home park.
A. 
Lot area. Each mobile home lot within the mobile home park shall have a minimum lot area of 5,000 square feet.
B. 
Computation of lot area. To compute the area of a mobile home lot, the side lot lines shall be deemed to be located at 1/2 the distance between the sides of adjacent mobile homes, including any extension or attached accessory structure thereof. The front lot line and, on corner lots, one side lot line shall be located at the back of the curb of a private street or at the right-of-way of a municipal street. The rear lot line shall be located at 1/2 the distance between the mobile home and the mobile home to the rear. Where there is no mobile home to the rear, this line shall be located at an open space boundary or mobile home park property line.
C. 
Lot widths. Minimum mobile home lot width shall be determined by the width of the mobile home measured at its widest point in accordance with the following table:
(1) 
Forty-foot minimum lot width for mobile homes of no greater than 14 feet in width.
(2) 
Forty-five-foot minimum lot width for mobile homes of greater than 14 feet to 22 feet in width.
(3) 
Fifty-foot minimum lot width for mobile homes of greater than 22 feet to 28 feet in width.
D. 
Lot coverage. No more than 50% of the area of any mobile home lot may be occupied by the mobile home, accessory structures or parking or patio area.
E. 
Lot improvements. The area of the mobile home lot shall be improved to provide an adequate foundation for the placement of the mobile home. The mobile home lot 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. All such improvements and design shall be in compliance with Chapter 124, Grading, Excavations and Filling.
A. 
All mobile homes, including any extension or attached accessory structure thereof, shall be located at least 50 feet from any mobile home park property boundary line abutting a public street or highway right-of-way and at least 40 feet from other mobile home park property boundary lines.
B. 
There shall be a minimum distance of 20 feet between an individual mobile home, including any extension or attached accessory structure thereof, and adjoining pavement of a private mobile home park street or common parking area or other common area. If the mobile home park streets are to be accepted into the municipal street system, the minimum distance between an individual mobile home and the street right-of-way shall be determined by the front yard requirement for single-family homes in the R-3 Zoning District.
A. 
Mobile homes, including any extension or attached accessory structure thereof, shall be separated from each other in accordance with the following table:
(1) 
Two single-width units: 15 feet minimum separation.
(2) 
One single-width and one double-width unit and/or expandable: 18 feet minimum separation.
(3) 
Two double-width units and/or expandables: 20 feet minimum separation.
B. 
Mobile homes, including any extension or attached accessory structure thereof, shall be separated from any other structures other than a mobile home, attached accessory structure or detached accessory structure by at least 20 feet.
C. 
An accessory structure which has a horizontal area exceeding 25 square feet, is attached to a mobile home and/or located within 10 feet of its windows and has an opaque or translucent top or roof that is higher than such window shall, for the purposes of the separation requirements in Subsections A and B, be considered to be part of the mobile home.
D. 
No detached accessory structure shall be permitted in any front yard.
E. 
No detached accessory structure shall be located closer than five feet to an interior lot line.
F. 
The gross floor area of a detached accessory structure shall not exceed 150 square feet.
G. 
An enclosure of compatible design and materials shall be erected around the entire base of each mobile home. Such enclosure shall provide sufficient ventilation to inhibit decay and deterioration of the structure.
H. 
Tanks utilized for storage of fuel shall be underground. As-built drawings showing the location of all underground fuel storage tanks shall be supplied to the Municipality by the owner of the mobile home park.
I. 
All mobile homes shall be adequately anchored in an approved manner.
J. 
All mobile home lots shall have a hard-surfaced patio area.
A. 
All mobile home parks shall be required to provide an attractive visual screen along the boundary of the mobile home park. Such screen shall consist of a strip of land not less than 15 feet in width planted with evergreen trees and/or other dense vegetation that will provide an effective screen in both winter and summer. The initial planting shall be not less than four feet in height.
B. 
All mobile home park lots shall be individually landscaped in an attractive manner with shrubbery.
Exposed ground surface in all parts of every mobile home 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.
A. 
Each mobile home lot shall provide two paved off-street parking spaces.
B. 
Where on-street parking is not provided, additional off-street parking shall be provided at the rate of one parking space for each 10 mobile home lots. These spaces shall be strategically located in the mobile home park.
C. 
Minimum parking space size shall be nine by 18 feet.
D. 
Parking spaces shall be located at least four feet from the curb.
A. 
Access. All mobile home parks shall be provided with a safe and convenient vehicular access from abutting public streets and roads. Wherever a mobile home park street intersects a public street, a stop sign in conformity with municipal regulations shall be installed and maintained.
B. 
Paving. Streets shall be paved to municipal street standards or a pavement design based upon subgrade soil type, traffic and frost parameters, such design to be approved by the Council.
C. 
Widths. Streets located within mobile home parks shall conform to the attached Mobile Home Parks Street Width Table.[1]
[1]
Editor's Note: This table is included at the end of this chapter.
All mobile home parks shall be furnished with lighting units so spaced and equipped with illumination placed at such mounting heights as will provide a minimum of 0.4 footcandles of illumination with a three-to-one or four-to-one maximum uniformity ratio for the safe movement of pedestrians and vehicles at night.
A. 
General requirements. All mobile home parks shall provide a walk system to provide direct access to recreational amenities and in other locations where conditions warrant. All walks shall provide safe, convenient, all-season pedestrian access of adequate width for intended use, durable and convenient to maintain, between individual mobile homes, the mobile home park streets and all community facilities provided for mobile home park residents. Sudden changes in alignment and gradient shall be avoided.
B. 
Common walk system. Where a common walk system is provided and maintained between locations and where pedestrian traffic is concentrated, such walks shall have a minimum width of four feet.
C. 
Individual walks. All mobile home lots shall be connected to common walks or to streets or to driveways or parking spaces connecting to a street. Such individual walks shall have a minimum width of two feet.
A. 
All mobile home parks shall provide, and so indicate on the plan of the mobile home park, suitable areas for recreation and open space uses by using the standard of 20% of the total area of the mobile home park.
B. 
The recreation and open space shall be located as centrally as possible within the mobile home park in order to be easily accessible to the residents of the mobile home park.
C. 
The open space shall be landscaped with a water-absorbent surface, except for recreational facilities and walkways utilizing a hard surface.
D. 
The open space shall be maintained by the mobile home park operator, or the open space may be dedicated to the Municipality, provided that the Municipality is willing to accept and maintain the open space.
A. 
Source of water supply. All mobile home parks shall utilize off-site water supply as provided by the Municipal Water Authority of Westmoreland County or its authorized agency.
B. 
Sewage facilities. All mobile home parks shall utilize sewage facilities as approved by FTMSA and the Council.
A. 
The developer must adhere to all mobile home park regulations except as noted below.
B. 
To encourage the development of recreational amenities, reduce the amount of grading and disturbance of the natural environment and encourage additional landscaping, the developer may cluster the mobile home units subject to the following conditions:
(1) 
Density. In no case will an applicant be permitted to obtain more mobile home lots through cluster planning than would have been possible through conventional mobile home park regulations. The final result shall not involve an increase in the gross density of the site.
(2) 
Site requirements. To be eligible for clustering, a mobile home park shall contain at least 100 lots.
(3) 
Mobile home lots.
(a) 
Lot area. The minimum individual mobile home lot area shall be 4,000 square feet. The average mobile home lot area shall be no less than 5,000 square feet.
(b) 
Computation of lot area. To compute the area of a mobile home lot, the side lot lines shall be deemed to be located at 1/2 the distance between the sides of adjacent mobile homes, including any extension or attached accessory structure thereof. The front lot line and, on corner lots, one side lot line, shall be located at the back of the curb of a private street or at the right-of-way of a municipal street. The rear lot line shall be located at 1/2 the distance between the mobile home and the mobile home to the rear. Where there is no mobile home to the rear, this line shall be located at an open space boundary or mobile home park property line.
(c) 
Lot widths. Minimum mobile home lot width shall be determined by the width of the mobile home measured at its widest point in accordance with the following table:
[1] 
Forty-foot minimum lot width for mobile homes of no greater than 14 feet in width.
[2] 
Forty-five-foot minimum lot width for mobile homes of greater than 14 feet to 22 feet in width.
[3] 
Fifty-foot minimum lot width for mobile homes of greater than 22 feet to 28 feet in width.
(d) 
Lot coverage. No more than 50% of the area of any mobile home lot may be occupied by the mobile home, accessory structures and parking and patio areas.
(4) 
Setbacks. The minimum setback from a mobile home park street for both mobile home and accessory structures shall be determined in accordance with the following table:
(a) 
Eighteen feet from the back of the curb of a private street or from the right-of-way of a municipal street, maximum of 60% of all lots.
(b) 
Twenty feet from the back of the curb of a private street or from the right-of-way of a municipal street, minimum of 40% of all lots.
(5) 
Accessory structures. An accessory structure shall not extend more than 12 feet from any wall of a mobile home, whether attached or not.
(6) 
Separations.
(a) 
For the purposes of clustering, § 201-135B(6)(c) and (e) of this chapter shall not apply. Separation between mobile homes, separation between mobile homes and accessory structures and separation between accessory structures shall be considered separately.
(b) 
The minimum separation between two adjacent mobile homes at the side shall be 20 feet. The minimum separation between two mobile homes at the rear shall be 20 feet.
(c) 
The minimum separation between a mobile home on one lot and an accessory structure on an adjacent lot shall be eight feet.
(d) 
The minimum separation between accessory structures on adjacent lots shall be four feet.
(e) 
The minimum combined separation determined by adding the distance between any mobile home, including any extension or attached accessory structure thereof, and the adjacent mobile home, including any extension or attached accessory structure thereof, on each side shall be determined in accordance with the following table and shall be subject to meeting the minimum requirements of Subsection B(6)(b), (c) and (d):
[1] 
Maximum of 10% of all lots, 12 feet minimum combined separation.
[2] 
Maximum of an additional 10% of all lots, 16 feet minimum combined separation.
[3] 
Maximum of an additional 20% of all lots, 20 feet minimum combined separation.
[4] 
Minimum of 60% of all lots, 24 feet minimum combined separation.
(7) 
Parking.
(a) 
Each mobile home lot shall provide two paved off-street parking spaces.
(b) 
Additional off-street parking shall be provided at the rate of one parking space for each 10 lots. These spaces shall be strategically located in the mobile home park.
(c) 
Parking space size shall be nine by 18 feet.
(d) 
Parking spaces shall be located at least four feet from the curb.
(8) 
Recreational amenities. A community building designed to provide for the administrative, social and recreational needs of the community shall be provided for the exclusive use of the residents of the community. The community building shall contain 18 square feet of floor space for every mobile home lot, the minimum building to consist of 2,000 square feet. Such building must be designed and constructed in accordance with all applicable state and municipal building codes. An alternative recreational area of value equivalent to the required building, such as a swimming pool, may be substituted for the building with the approval of the Council.
(9) 
Landscaping. A minimum of one shrub (not less than 16 inches in height) for each three feet in width of mobile home and one tree (not less than six feet in height or one inch in caliper) shall be planted on each lot between the front of the mobile home and the street.