A. 
Permits required. It shall be unlawful for any person to construct, alter or extend any mobile home park within the limits of Washington Township unless a valid permit has been issued by the Pennsylvania Department of Environmental Protection in the name of such person for the specific construction, alteration or extension proposed, and also a plan approval and license by the Township of Washington.
B. 
Application to the Pennsylvania Department of Environmental Protection. All applications for permits shall be made by the owner of the mobile home park or his authorized representative to the Pennsylvania Department of Environmental Protection in accordance with its rules and regulations.
C. 
Application to Township concerning mobile home parks. Copies of the application submitted to the Pennsylvania Department of Environmental Protection shall be concurrently filed with the Township Manager. Such application shall be accompanied by a plan at a scale not smaller than one inch equaling 40 feet and containing the following information:
(1) 
All information as required by the Pennsylvania Department of Environmental Protection.
(2) 
The name of the mobile home park.
(3) 
The name and address of the owner of record and/or applicant.
(4) 
The name of the engineer, surveyor or other qualified person preparing the plan.
(5) 
North arrow, scale and date of plan preparation.
(6) 
A location map.
(7) 
Site data:
(a) 
The number of mobile home lots.
(b) 
The total number of acres.
(c) 
The number of lots/acres.
(d) 
The zoning district - special exception use approval.
(e) 
The number of off-street parking spaces.
(8) 
Topography showing existing and proposed contours at intervals of two feet or five feet, depending upon the slope of the land.
(9) 
The location of any existing bodies of water or watercourses, floodplain areas, tree masses, buildings or structures, public facilities and any other man-made or natural features within or near the proposed mobile home park area.
(10) 
A stormwater management plan (in accordance with § 119-32).
(11) 
Existing and proposed property, lot and boundary lines, including building setback lines, and information concerning lot dimensions, lot areas and the location of all utilities and easements.
(12) 
The location and dimension of all mobile home stands.
(13) 
The location of all existing and proposed streets, with information concerning pavement widths, types of paving and street names.
(14) 
Typical cross sections of all streets.
(15) 
Street center-line profiles.
(16) 
The location of all off-street parking areas.
(17) 
The location and dimension of all pedestrian ways and sidewalks.
(18) 
The location of proposed recreation areas.
(19) 
The location of all plantings and landscaping.
(20) 
The location, dimensions and proposed use of all service and accessory structures.
(21) 
The location and type of all fire extinguishers and waste containers.
(22) 
The location of bench mark and datum used.
(23) 
The location of proposed monuments and markers.
(24) 
The engineer's or surveyor's seal with certification that survey and plans are correct.
(25) 
Block for review by the Planning Commission and Erie County Planning Department.
(26) 
Block for approval by the Township Council.
D. 
Review of plans.
(1) 
The procedures to be followed in reviewing proposed plans which have been submitted to the Township for approval shall be the same as those contained in § 119-9, Preapplication investigation, § 119-10, Sketch plan procedures, § 119-13, Preliminary plan procedures, and § 119-15, Final plan procedures, of this chapter.
(2) 
At the time a final plan is approved, the Township Council shall authorize the Township Zoning Officer to issue a permit to the applicant.
E. 
Plan review fees. Each application for a preliminary plan approval shall be accompanied by a filing fee of $20, plus $2 per mobile home lot.
A. 
License required. It shall be unlawful for any person to operate any mobile home park within the limits of the Township unless he holds a certificate of registration issued annually by the Pennsylvania Department of Environmental Protection, and a license of written approval issued annually by the Township.
B. 
Renewal licenses. Annual licenses shall be issued by the Township Zoning Officer upon the furnishing of proof by the applicant that his park meets the standards prescribed by the Pennsylvania Department of Environmental Protection and this chapter.
C. 
Application to Township for annual license. Applications for initial or renewal licenses to operate a mobile home park shall be made, in writing, to the Township Zoning Officer using a form furnished by the Township. All such applications shall be accompanied by a fee of $25 and shall contain any change in the information submitted since the original license was issued or latest renewal issued.
D. 
Transfer of ownership. Every person holding a certificate and/or license shall file a written notice to the Pennsylvania Department of Environmental Protection and the Township Zoning Officer within 10 days after having sold, transferred, given away or otherwise disposed of interest in or control of any mobile home park. If the certificate of registration and/or license is transferred by the Pennsylvania Department of Environmental Protection, proof of such transfer shall be furnished to the Township Zoning Officer.
E. 
Suspension. Whenever, upon inspection of any mobile home park, it is determined that conditions or practices exist which are in violation of any provisions of this chapter or of any regulations adopted pursuant thereto, the Township Zoning Officer shall give written notice to the person to whom the DEP certificate of registration and Township license was issued, advising him that, unless such conditions or practices are corrected within a reasonable period of time specified in the notice, the license to operate in the Township 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 Zoning Officer shall suspend the license and give notice, in writing, of such suspension to the person to whom the certificate and license is issued.
The Township Zoning Officer or other authorized Township representative may inspect a mobile home park periodically to determine compliance with this chapter. As a result of such inspection, the Township Zoning Officer may give notice for any violations of this chapter.
A. 
Minimum park area and lot area, size, height and yard requirements. A mobile home park shall have a gross area of at least 15 acres.
[Amended 2-7-2006 by Ord. No. 5-05]
B. 
Site location. The location of all mobile home parks shall comply with the following minimum requirements:
(1) 
Free from adverse influence by swamps, marshes, garbage or rubbish disposal areas or other potential breeding places for insects or rodents;
(2) 
Not subject to flooding; and
(3) 
Not subject to any hazard or nuisance, such as excessive noise, vibration, smoke, toxic matter, heat, odor, glare, etc.
C. 
Stormwater management.[1]
(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 the unimpeded flow of natural watercourses and ensure the adequate drainage of all locations within the park.
(2) 
A drainage plan shall be prepared and submitted prior to the granting of a plan approval or license for any mobile home park (see § 119-32).
(3) 
All stormwater facilities shall be kept completely separate from any sanitary waste facilities.
[1]
Editor's Note: See also Ch. 112, Stormwater Management.
D. 
Soil and ground cover requirements.
(1) 
Ground surfaces in all parts of every park shall be paved, covered with stone or other acceptable material or planted with a vegetative growth that is capable of preventing soil erosion and the emanation of dust during dry weather.
(2) 
Park grounds shall be maintained free of vegetative growth which is poisonous or which may harbor rodents, insects or other pests.
E. 
Park areas for nonresidential uses.
(1) 
No part of any park shall be used for nonresidential purposes, except such uses that are required for direct servicing, management or maintenance of the park and its residents.
(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.
F. 
Screening. Mobile home parks shall provide a screen planting (trees, shrubs) along the property boundary line separating the park and adjacent uses.
G. 
Placement of mobile homes.
(1) 
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.
(2) 
All mobile homes shall be properly placed upon a mobile home stand and securely fastened to the foundation.
H. 
Park street system.
(1) 
A safe and convenient vehicular access shall be provided from abutting public streets or roads.
(2) 
The entrance road or area connecting the park with a public street or road shall have a minimum pavement width of 36 feet.
(3) 
Other internal streets shall be as follows:
(a) 
Where parking is permitted on both sides, a minimum width of 36 feet will be required.
(b) 
A minimum pavement width of 28 feet will be required where parking is limited to one side.
(c) 
A minimum pavement width of 25 feet will be required if no on-street parking is allowed.
(d) 
Dead-end streets shall be provided at the closed end with a paved turnaround having an outside diameter of at least 60 feet.
(4) 
Grades of all streets shall be at least 0.5% and not more than 8.0%.
(5) 
Intersections of more than two streets are prohibited.
(6) 
Within 100 feet of an intersection, streets shall be at approximately right angles. In no case shall streets intersect at less than 75º.
(7) 
If intersecting streets are not in alignment, a distance of at least 125 feet shall be provided between the center line of intersecting streets.
(8) 
Minimum curb or edge-of-pavement radii at intersections shall be as follows:
(a) 
Minor street with minor street: 15 feet.
(b) 
Minor street with collector street: 20 feet.
(c) 
Collector street with collector street: 20 feet.
(9) 
All streets shall be constructed in accordance with Township specifications.
(10) 
All streets within the park shall be privately owned and maintained.
I. 
Off-street parking areas. A paved off-street parking space for two motor vehicles shall be provided at each mobile home lot.
J. 
Walks.
(1) 
All mobile home parks shall be provided with pedestrian walks on both sides of the street. Such walks shall be at least 3 1/2 feet in width.
(2) 
All mobile home lots shall be connected to a pedestrian walk with an individual walk at least two feet in width.
(3) 
All pedestrian walks shall be constructed of a hard, durable, all-weather material that can be easily maintained, in accordance with Township specifications.
K. 
Mobile home lots.
(1) 
All lots shall abut and be accessible from a park street.
(2) 
Manufactured home lots within the park shall have a minimum area of 8,000 square feet and minimum width of 70 feet frontage.
[Amended 2-7-2006 by Ord. No. 5-05]
(3) 
The total number of lots in a park shall not exceed an average density of four per acre.
[Amended 2-7-2006 by Ord. No. 5-05]
(4) 
Each mobile home lot shall be improved to provide a hard-surfaced mobile home stand and adequate frost-free foundation for the placement of the mobile home unit.
L. 
Recreation areas.
(1) 
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.
(2) 
Land required for such recreation areas shall not be less than 10% of the gross area of the mobile home park.
A. 
General. All mobile home parks shall be served with a private community water supply system, and every mobile home, service building and other accessory facilities shall use water from the system exclusively. The plans for the private water supply and distribution system must be approved by the Erie County Department of Health.
B. 
Individual connections.
(1) 
Individual water riser pipes having an inside diameter of no less than 1/2 inch shall be provided on each mobile home stand and shall terminate no less than four inches above the ground level.
(2) 
Adequate provisions shall be made to prevent freezing of service lines, valves and riser pipes and to protect risers from heaving and thawing actions of ground during freezing weather.
(3) 
A shutoff valve below the frost line shall be provided near the water riser pipe on each mobile home lot.
A. 
General. All mobile home parks shall be connected to the public sewage system, if feasible, and every mobile home, service building and other accessory facilities shall use the public sewage system exclusively. All such proposed sewage disposal facilities shall be approved by the Washington Township Water and Sewer Authority. Should public hookup be unavailable or nonfeasible, then a private sewage collection and treatment system must be provided and be approved by the Erie County Department of Health.
B. 
Individual connections.
(1) 
Individual sewer riser pipes having at least a four-inch diameter shall be located on each mobile home stand and shall extend at least one inch above the ground level.
(2) 
Provisions shall be made for plugging the sewer riser pipe when the mobile home lot is unoccupied.
A. 
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.
B. 
Power distribution lines.
(1) 
All power lines shall be placed underground at least 18 inches below the ground surface and shall be insulated and specifically designed for such installation. Such lines shall be located not less than one foot in distance from any other utility lines, facility or installation.
(2) 
Meter poles shall have a maximum height of six feet.
C. 
Individual electrical 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.
D. 
Required grounding. All exposed non-current-carrying metal parts of mobile homes and all other equipment shall be grounded by means of an approved grounding conductor run with branch circuit conductors or other approved method of grounded metallic wiring. The neutral conductor shall not be used as an equipment ground for the mobile home or other equipment.
A. 
Applicability. Nonresidential uses, other than those listed below, are prohibited from locating within mobile home parks. The requirements of this section shall apply to the following park-related structures:
(1) 
Management offices, repair shops and storage areas.
(2) 
Laundry facilities.
(3) 
Indoor recreation areas.
B. 
Facilities.
(1) 
Every mobile home park shall have a structure clearly designated as the office of the mobile home park manager.
(2) 
Service and accessory buildings located in a mobile home park shall be used only by the residents of the mobile home park.
C. 
Structural requirements for buildings.
(1) 
All portions of the structure shall be properly protected from damage by ordinary uses and by decay, corrosion, termites and other destructive elements. Exterior portions shall be of such materials and be so constructed as to prevent entrance or penetration of moisture and weather.
(2) 
All rooms containing lavatory facilities shall:
(a) 
Have sound-resistant walls extending to the ceiling between male and female sanitary facilities. Walls and partitions in lavatories and other plumbing fixtures shall be constructed of dense, nonabsorbant, waterproof material or covered with moisture-resistant materials.
(b) 
Have at least one window or skylight facing directly to the outdoors. The minimum aggregate gross area of windows for each required room shall be not less than 10% of the floor area served by them.
(c) 
Have at least one window which can be easily opened, or a mechanical device which will adequately ventilate the room.
(3) 
Toilets shall be located in separate compartments equipped with self-closing doors.
The storage, collection and disposal of refuse in the mobile home park shall be the responsibility of the mobile home park owner or manager and 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.
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 state regulations.
A. 
Natural gas system.
(1) 
Natural gas piping systems, when installed in mobile home parks, shall be installed and maintained in conformity with the specifications of the company serving the area.
(2) 
Each mobile home lot provided with piped gas shall have an approved shutoff valve installed upstream of the gas outlet. The outlet shall be equipped with an approved cap to prevent accidental discharge of gas when the outlet is not in use.
B. 
Liquefied petroleum gas (LPG) systems. Liquefied petroleum gas systems provided for mobile homes, service buildings and other structures, when installed, shall be maintained in conformity with any applicable rules and regulations 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 and shall be maintained in effective operating condition.
(3) 
All LPG piping outside of the mobile homes shall be well-supported and protected against mechanical injury. Undiluted liquefied petroleum gas in liquid form shall not be conveyed through piping equipment and systems in mobile homes.
(4) 
Vessels of more than 12 and less than 60 U.S. gallons' gross capacity may 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, carport, mobile home or any other structure unless such installations are specially approved by the authority having jurisdiction.
C. 
Fuel oil supply systems.
(1) 
All fuel oil supply systems provided for mobile homes, service buildings and other structures shall be installed and maintained in conformity with any applicable rules and regulations.
(2) 
All piping from outside fuel storage tanks or cylinders to mobile homes shall be securely, but not permanently, fastened in place.
(3) 
All fuel oil supply systems provided for mobile homes, service buildings and other structures shall have shutoff valves located within five inches of storage tanks.
(4) 
All fuel storage tanks or cylinders shall be securely placed and shall not be less than five feet from any mobile home exit.
(5) 
Storage tanks located in areas subject to traffic shall be protected against physical damage.
A. 
Local regulations. The mobile home park area shall be subject to any local fire protection rules and regulations.
B. 
Litter control. Mobile home park areas shall be kept free of litter, rubbish and other flammable materials.
C. 
Fire extinguishers. Portable fire extinguishers of a type approved by the fire prevention authority shall be kept in public service buildings under park control, and a sufficient number shall be maintained throughout the park in readily accessible and well-marked positions.
D. 
Fire hydrants. Fire hydrants shall be installed if the water supply source is capable to serve them. Fire hydrants, if provided, shall be located within 600 feet of any mobile home, service building or other structure in the park and shall meet the requirements of the local fire protection agency.
A. 
The management of the mobile home park 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. All interior park streets shall be maintained and improved as necessary to avoid deterioration and hazards to park residents and visitors. Snow removal and deicing compounds shall also be provided by park management as necessary for the health, safety and welfare of the park residents and visitors.
B. 
The park management shall supervise the placement of each mobile home on its lot in accordance with the standards of this article.
C. 
The park management shall give authorized Township officers and state health officials free access to the mobile home lots and other park facilities for the purpose of inspection.
D. 
The park management shall maintain an up-to-date register containing the names of all park occupants. Such register shall be available to any authorized person inspecting the park. The management shall notify the Township's Zoning Officer and Tax Collector, in accordance with state and local taxation laws, on the arrival and departure of each mobile home.
No mobile home, whether installed on a single lot or in a mobile home park, shall be removed from the Township without first obtaining a removal permit from the Township Tax Collector as required by Act No. 54, 1969, of the Pennsylvania General Assembly. Such permit shall be issued upon payment of a fee of $2 and real estate taxes assessed against the home and unpaid at the time the permit is requested.
A. 
Notice. Whenever the Township Zoning Officer or other authorized representative determines that there are reasonable grounds to believe that there has been a violation of any provisions of this chapter or of any regulation adopted pursuant thereto, such authority shall give notice of such alleged violation to the person to whom the permit, certificate or license was issued, as hereinafter provided. Such notice shall:
(1) 
Be in writing;
(2) 
Include a statement of the reasons for its issuance;
(3) 
Allow a reasonable time for the performance of any act it requires;
(4) 
Be served upon the owner or his agent, as the case may require; provided, however, that such notice or order shall be deemed to have been properly served upon such owner or agent when a copy thereof has been served with such notice by any other method authorized or required by the laws of this state; and
(5) 
Contain an outline of remedial action which, if taken, will effect compliance with the provisions of this chapter or any part thereof, and with the regulations adopted pursuant thereto.
B. 
Hearing. 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 Township Council, provided that such person shall file in the office of the municipal authority a written petition requesting such hearing and setting forth a brief statement of the grounds therefor within 10 days after the notice was served. The filing of the request for a hearing shall operate as a stay of the notice and the suspension. Upon receipt of such petition, the Township Zoning Officer shall set a time and place for such hearing and shall give the petitioner 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 Township Zoning Officer may postpone the date of the hearing for a reasonable time beyond such ten-day period when, in his judgment, the petitioner has submitted good and sufficient reasons for such postponement.
C. 
Findings and order. After such hearing, the Township Council 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). Upon failure to comply with an order sustaining or modifying a notice, the license of the mobile park affected by the order shall be revoked.
D. 
Record; appeal. The proceedings at such a hearing, including the findings and decision of Township Council, 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 Township, but the transcript of the proceedings need not be transcribed unless judicial review of the decision is sought as provided by this section. Any person aggrieved by the decision of the Township Council may seek relief therefrom in any court of competent jurisdiction, as provided by the laws of this commonwealth.
A. 
Summary offense. Any person who violates any operation or maintenance provision of this article shall be guilty of a summary offense and, upon conviction, shall be required to pay a penalty for the use of Washington Township in a sum not less than $25 nor more than $300, together with the costs of prosecution, and, in default of such payment, shall be imprisoned in county prison for a term not to exceed 10 days. Each day during which any violation of this chapter continues shall constitute a separate offense. The Township may also bring any actions at law or equity to enforce the terms of this chapter at its sole discretion.
B. 
Revocation or suspension of license. Upon repeated violations by the same licensee, his right to the issuance of a license or to continued operation under a license may be suspended for a fixed term or permanently revoked after notice and hearing by the Washington Township Council, subject to the right of appeal to the Erie County Court of Common Pleas.