This article contains:
A.
The minimum standards for the design, construction, alteration, extension
and maintenance of mobile home parks and related utilities and facilities;
B.
Regulations for the erection of single mobile homes;
C.
Provisions for the issuance of permits for the construction, alteration and extension of mobile home parks, which provisions supplement those required pursuant to § 140-15E of the Straban Township Zoning Ordinance; and
D.
Provisions for the licensing of operators of mobile home parks and
inspections of the parks by the Township.
In addition to the definitions provided in Article II, § 117-4, of the Straban Township Subdivision and Land Development Ordinance, the following terms when used in this article shall have the meanings provided herein:
Any subordinate structure incidental to and located on the
same lot as the principal structure. For this chapter, "accessory
structure" would also include any addition or enlargement of a mobile
home, including the construction of any porch to said mobile home.
Written annual approval, in whatever form, as issued by the
Township 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.
A structure housing operational offices, recreational, park
maintenance and other facilities built to conform to required local
standards.
B.
Application for permit. In addition to the requirements set forth in § 140-15E. of the Straban Township Zoning Ordinance, every application for a permit to construct, alter or extend a mobile home park shall contain the following:
(1)
The name of the mobile home park.
(2)
The name and address of the owner of the park and of the applicant
if someone other than the owner.
(3)
The name, address and seal of the engineer or other person who prepared
the plan.
(4)
Drawings that are at a scale of one inch equaling 50 feet.
(5)
Site data detailing the number of mobile home lots, the total number
of acres to be developed and of the entire site, the number of lots
per acre and the number of off-street parking spaces.
(6)
The location of tree masses, existing and proposed utilities and
other facilities and all man-made or natural features.
(7)
The location and dimension of all mobile home stands.
(8)
The location of all existing and proposed streets with information
concerning pavement width, types of paving and street names.
(9)
A typical cross-section of all streets.
(10)
The street center line profiles.
(11)
The location of all off-street parking areas.
(12)
The location and dimension of all pedestrian walkways and sidewalks.
(13)
The location of proposed recreation areas.
(14)
The location of all plantings and landscaping and the species
proposed.
(15)
The location, dimensions and proposed use of all service and
accessory structures.
(16)
The location and type of waste containers.
(17)
The location of all fire extinguishers.
(18)
A certification that survey and plan are correct.
(19)
A block signifying review by the Planning Commission.
(20)
A block for approval by the Board of Supervisors.
(21)
A block for acknowledgment of review by the County Planning
Agency.
C.
Review and issuance or denial of permit. The procedure for the review of an application for a permit to construct, alter or extend a mobile home park shall be as prescribed for final plats pursuant to Article VI of the Township Subdivision and Land Development Ordinance. If the application is approved by the Board of Supervisors of the Township and meets the requirements of the Straban Township Zoning Ordinance,[2] then the Zoning Officer may issue the permit upon the
payment of any incurred fees in addition to the application fee.
D.
Permit fees. Each application for a permit under this article shall
be accompanied by the fee required as set forth by a fee resolution
adopted by the Township from time to time. The fee shall be retained
by the Township whether approval of the permit is or is not obtained.
A.
License required. It shall be unlawful for any person to operate
any mobile home park within the limits of the Township without a license
issued annually by the Township.
B.
Renewal licenses. Annual licenses shall be issued by the Township
Supervisors upon the furnishing of proof by the applicant that the
park meets the standards prescribed by the Pennsylvania Department
of Environmental Protection and by this chapter.
C.
Application for license or renewal license. Applications for a license
(new or renewal) to operate a mobile home park shall be made to the
Township upon a form as prescribed by the Township. Each application
shall be accompanied by the fee required as set forth by a fee resolution
adopted by the Township from time to time. All applications for a
renewal license shall contain a description of all changes made to
the park since the time the last application was submitted.
D.
Transfer of ownership. Whenever an interest in a mobile home park
is sold, conveyed, devised or bequeathed, or in any other way transferred,
the recipient of the interest shall notify the Township and the Department
of Environmental Protection, in writing, of such transfer. The recipient
shall also apply for a transfer license on a form prescribed therefor
and shall pay the fee prescribed by resolution of the Township.
E.
Suspension of license. 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 Township shall give written notice to
the licensee advising that unless such conditions or practices are
corrected within a reasonable period of time specified in the notice,
the license shall be suspended. At the end of such period, such mobile
home park shall be inspected, and if such conditions or practices
have not been corrected, and the licensee has not requested a hearing,
the Township Supervisors shall suspend the license and give notice,
in writing, of such suspension to the licensee.
The Township, by its Supervisors, Zoning Officer, Engineer or
any delegate, shall have the right at any time to enter upon the lands
of a mobile home park and inspect the park for compliance with this
chapter or any other applicable law. Interference with this right
by any licensee, or its agent, servant or employee, shall be deemed
grounds for suspension of the licensee's license.
A.
B.
Site drainage.
(1)
The ground surface in all parts of a park shall be graded and equipped
to drain surface water in a safe, efficient manner. Where necessary,
storm sewers, culverts and related facilities shall be provided to
permit drainage of all locations within the park.
(2)
A stormwater management site plan as described in the Stormwater
Management Ordinance,[2] as it may be amended or revised from time to time, of
this Code of Ordinances shall be prepared and submitted for review
and action by the Township prior to the granting of a permit to construct
any mobile home park. The site plan shall show existing and final
grade contour lines.
[Amended 8-6-2012 by Ord. No. 2012-03]
C.
Ground cover requirements.
(1)
Ground surfaces in all parts of every park shall be paved or planted
with a vegetative growth that is reasonably capable of preventing
soil erosion and the emanation of dust during dry weather.
(2)
All paving and/or planting shall be installed in accordance with
the stormwater management plan.
(3)
Park grounds shall be maintained free of vegetative growth which
is poisonous or which may harbor rodents, insects or other pests.
D.
Uses.
(1)
No part of any park shall be used for nonresidential purposes, except
in such uses that are required for recreation, direct servicing, management
or maintenance of the park and its residents as well as uses allowed
in the Straban Township Zoning Code.[3] In addition, no part of any park shall be used for the
storage or repair of vehicles, equipment and/or supplies not directly
involved in the operation of the mobile home park or its attendant
facilities.
(2)
Nothing contained in this section shall be deemed as prohibiting
the sale of a mobile home located on a mobile home lot and connected
to utilities.
E.
Setbacks, buffer strips and screening.
(1)
A buffer yard of 150 feet is required and must be located along the
entire perimeter of the property proposed for the development of a
mobile home park.
(2)
There shall be a minimum distance of 35 feet between an individual
mobile home, including accessory structures attached thereto, and
any adjoining pavement of a park street or common parking area or
other common areas and structures.
(3)
Mobile home setbacks shall be measured to include decks, porches
and similar structures as part of the mobile home.
(4)
Mobile home parks shall be required to provide screen planting (trees,
shrubs) along the property boundary.
F.
Placement of mobile homes.
(1)
Mobile homes, including any additions or accessory structures attached
thereto, shall be separated from each other and from other buildings
by at least 35 feet on all sides.
(2)
All mobile homes shall be properly placed upon a mobile home stand
and securely fastened to the foundation. In no instance shall it be
placed upon jacks, loose blocks or other similar arrangements. The
mobile home stand shall be improved to provide adequate support for
the placement and tie-down of the mobile home. The stand shall not
heave, shift or settle unevenly under the weight of the mobile home
due to frost action, inadequate drainage, vibration, wind or other
forces acting on the structure. Anchors or tie-downs, such as cast-in-place
concrete dead men, eyelets embedded in concrete screw augers or arrowhead
anchors shall be placed at each corner of the mobile home stand and
at intervals of at least 20 feet. Each device shall be able to sustain
a minimum load of 4,800 pounds.
(3)
An enclosure of compatible design and material 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.
G.
Park street system; parking.
(1)
All streets within a mobile home park shall be privately owned and
maintained. Such streets must be kept in as good maintenance and condition
as is the public street or streets providing access to the park's
street system.
(3)
Two paved parking spaces shall be provided for each mobile home lot.
Such spaces shall be apart from the park street system. Each space
shall be a minimum of 10 feet by 20 feet.
I.
Mobile home lots.
(1)
All lots shall abut and be accessible from a park street.
(2)
Mobile home lots within the park shall have a minimum area of 8,400
square feet and a minimum width of 84 feet frontage (with a maximum
of 6.0 units per acre).
(3)
Mobile home lots must be submitted for subdivision approval prior
to sale of the lot.
J.
Recreation areas. In all mobile home parks, a recreation area or
areas with suitable facilities shall be maintained within the park
for the use of all park residents. Such recreation areas shall:
K.
Water quantity and quality.
(1)
An adequate supply of safe water of satisfactory quality under adequate
pressure shall be provided in all parks to all mobile homes, service
buildings and other accessory facilities. 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,
water shall be provided by a private water supply system which has
been approved by the Pennsylvania Department of Environmental Protection.
L.
Sewage disposal.
(1)
An adequate and safe sewage system shall be provided in all parks
for conveying and disposing of sewage from mobile homes, service buildings
and other accessory facilities. Where a public sewage system of adequate
capacity is available, connection shall be made thereto and it shall
be used exclusively.
(2)
Where a satisfactory public sewage system is not available, a private
system shall be provided which has been approved by the Pennsylvania
Department of Environmental Protection.
M.
Electrical distribution system.
(1)
General. Every park shall contain an electrical wiring system consisting
of wiring, fixtures, equipment and appurtenances which shall be installed
and maintained in accordance with the local electric power company's
specifications regulating such systems.
(2)
Distribution lines. All power distribution lines shall be installed
underground in accordance with the supplier's regulations. All other
utilities, such as telephone, community cable television service,
etc., shall also be installed underground in accordance with the individual
utility's specifications governing such systems.
(3)
Mobile home lot connections. 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, 100 amperes.
(4)
Grounding. 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 neutral conductor shall not be used
as an equipment ground for mobile homes or other equipment.
N.
Service or recreational buildings. All service or recreational buildings
shall be built to be protected from damage by ordinary uses, decay,
corrosion, termites or other destructive forces. The exterior shall
be composed of treated or painted wood, brick, vinyl siding, aluminum
siding or stucco; exteriors covered by tar paper, asphalt or fiberglass
shingles (except on roofs) or materials not generally used for residential
exteriors are prohibited.
O.
Refuse handling; pest control.
(1)
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 all applicable Township and state
regulations.
(2)
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 comply with all applicable
Township and state regulations.
P.
Energy storage and supply systems.
(1)
All storage and supply systems for liquefied petroleum gases shall
be provided with safety devices to relieve excessive pressure, with
its termination point at a safe location. An accessible shutoff valve
for each mobile home served by such a system shall be located outside
the mobile home and maintained in operating condition.
(2)
All liquefied petroleum piping located outside a mobile home shall
be buried and protected from mechanical damage or crushing. No such
gas in liquid form shall be conveyed through a supply system. No liquefied
gas container, tank or other vessel shall be stored in or underneath
any mobile home or accessory structure.
(3)
All natural gas systems shall have an approved shutoff valve installed
upstream of the gas connection with the mobile home, which shall be
accessible and equipped with an approved cap to prevent accidental
discharge of gas.
(4)
All fuel oil tanks shall be so located and protected with barriers
to prevent puncture or upset. Fuel oil supply systems shall have shutoff
valves located within five inches of the storage tank and shall be
accessible from the exterior of the mobile home.
(5)
No energy storage tank, cylinder, vessel or other container shall
be located within a five-foot radius of any mobile home or accessory
structure accessway or emergency exit.
All mobile homes placed or erected in the Township, but not located in a mobile home park, shall meet the following standards specified in this Article XII, which shall be in addition to the requirements and standards otherwise set forth in this chapter and in the Straban Township Zoning Ordinance:[1]
B.
Section 117-68G(3) (parking spaces);
C.
Section 117-68M(3) and (4) (electric service); and
[Added 7-6-2020 by Ord. No. 2020-03]
A.
Within
any floodway area/district, mobile and manufactured homes shall be
prohibited.
B.
Within
any identified floodplain area, mobile and manufactured homes shall
be prohibited within the area measured 50 feet landward from the top-of-bank
of any watercourse.
C.
Where
permitted within any identified floodplain area, all mobile and manufactured
homes, and any improvements thereto, shall be:
D.
Equipment
requirement:
E.
Installation
of mobile or manufactured homes shall be done in accordance with the
manufacturers' installation instructions as provided by the manufacturer.
Where the applicant cannot provide the above information, the requirements
of Appendix E of the 2015 International Residential Building Code
or the U.S. Department of Housing and Urban Development's Permanent
Foundations for Manufactured Housing, 1984 edition, draft or latest
revision thereto, and 34 Pa. Code Chapter 401-405 shall apply.
F.
Consideration
shall be given to the installation requirements of the 2015 IBC, and
the 2015 IRC or the latest revision thereto as adopted by the Commonwealth
of Pennsylvania, and 34 Pa. Code, as amended where appropriate and/or
applicable to units where the manufacturers' standards for anchoring
cannot be provided or were not established for the proposed unit(s)
installation.
G.
Terms
not defined in this chapter shall have the respective meanings assigned
to them in other chapters of this Code.
A.
The person to whom a license 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 licensee shall supervise the placement of each mobile home on
its mobile home lot, which includes securing its stability and installing
all utility connections.
C.
The licensee shall give the Zoning Officer or other authorized Township
representative free access to all mobile home lots, service buildings
and other community service facilities for inspection purposes.
D.
The licensee shall maintain a register containing the names of all
park occupants. Such register shall be available to any authorized
person inspecting the park. The licensee shall notify the appropriate
officer in accordance with the state and local taxation laws of the
arrival and departure of each mobile home.
Whenever the Township 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, it shall give
notice of such alleged violation to the licensee. Such notice shall
be in writing; include a statement of reasons for its issuance; allow
a reasonable time for the performance of corrective measures that
are specified, if any; and shall be served upon the licensee or the
licensee's on-site agent personally, or by certified mail with a return
receipt requested mailed to the address provided on the license application.
The date of mailing shall be deemed the date of service by mail.
The governing body is authorized to pursue, in addition to the
other remedies stated in this article, any and all remedies available
at law or in equity, civil or criminal, to compel compliance with
this chapter or to punish violations thereof.
