To establish minimum standards for mobile home
parks; establish requirements for the design, construction, alteration,
extension and maintenance of mobile home parks and related utilities
and facilities.
A.
It shall be unlawful for any person to construct, alter or extend any mobile home park within the limits of the municipality unless he holds a valid permit issued by the Department of Environmental Protection in the name of such person and also a license issued by the Borough hereunder. (See § 220-38 hereof.)
B.
All applications when necessary for review and approvals
shall be made by the owner to the State Department of Environmental
Protection, Department of Labor and Industry, Department of Transportation,
etc., when applicable.
A.
Any person, firm or corporation, from and after the
passage of this chapter, who proposes to operate or maintain any premises,
area or tract or piece of land for use as a mobile home park shall
first submit to the Borough Planning Commission a plan for the layout
and design thereof, including a legal description and map clearly
setting forth the following information:
(1)
Name and address of applicant, and developer when
other than the applicant.
(2)
Interest of the applicant in the mobile home park.
(3)
Location and legal description of the mobile home
park.
(4)
A sketch plan shall be presented to the Planning Commission
for review and comment prior to preparing any final plans to accompany
an application.
(a)
The sketch plan may be free hand superimposed
on a plot plan of the property to be used for the mobile home park.
The sketch shall indicate general topography, locations for mobile
homes or groups thereof; accessory buildings; accesses, circulation
and parking areas.
[Amended 4-19-1994 by Ord. No. 69]
A fee, as established by resolution of Borough
Council, shall accompany all applications for the approval of all
mobile home park plans.
[Amended 4-19-1994 by Ord. No. 69]
A.
It shall be unlawful for any person to operate any
mobile home park within the limits of the Borough unless he holds
a valid license, in the name of such person, for the specific mobile
home park. All applications for licenses shall be made annually to
the Borough who shall issue or reissue a license annually upon compliance
by the applicant with provisions of this chapter and regulations issued
hereunder and other applicable legal requirements.
B.
Applications 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 a fee, as
established by resolution of Borough Council, for each mobile home
stand, and shall contain: the name and address of the applicant; the
location and legal description of the mobile home park; and a site
plan of the mobile home park showing all mobile home lots, structures,
roads, walkways, and service facilities. The issuance of a license
in no way eliminates the need for a building permit, and the cost
thereof, for each and every individual mobile home to be placed within
the mobile home park.
C.
Applications for annual renewal of licenses shall:
be made in writing by the holders of the licenses; be accompanied
by the deposit of a fee, as established by resolution of Council,
for each mobile home stand; and contain any change in the information
submitted since the original license was issued or the latest renewal
granted.
D.
Whenever, upon inspection of any mobile home park,
the inspector finds that conditions or practices exist which are in
violation of any provision of this chapter or regulations issued hereunder,
the inspector shall give notice in writing to the person to whom the
license was issued that unless such conditions or practices are corrected
within a reasonable period of time as specified in the notice, the
license shall be suspended. At the end of such period, the inspector
shall reinspect the mobile home park and, if such conditions or practices
have not been corrected, the license shall be suspended and notice
given 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.
E.
A license shall be required and shall be issued by
the Borough Council for every mobile home park in existence at the
effective date of this chapter, permitting the mobile home park to
be operated after the effective date of this chapter in accordance
with such conditions as the Council may require.
(1)
The fee for a license to continue to operate a mobile
home park existing at the effective date of this chapter shall be
calculated as follows:
(a)
Should the effective date of this chapter fall between the dates of December 31 and March 1, a fee for a license shall be charged as set forth under Subsection B hereof.
(2)
Compliance herewith:
(a)
The owner, operator and/or manager of a mobile
home park existing at the effective date of this chapter is required
to meet with the Borough Council and the Planning Commission, and
to cooperatively identify the extent of conformance with these regulations
that is possible within the existing mobile home park; and such conformance
must be effectuated within 180 calendar days of the date of such cooperative
determination.
(b)
Should any mobile home park existing at the
effective date of this chapter be discontinued for any reason for
a period exceeding six consecutive months, such mobile home park shall
not be reopened, reused and/or reoccupied unless it is in full conformance
with this chapter.
(c)
Any extension, enlargement and/or expansion
of an existing mobile home park, whether on land owned by the park
or acquired by the park prior to or after the effective date of this
chapter, will require the review, approval, and license by the Borough
according to the provisions of this chapter.
The Borough is hereby authorized to make or
cause to be made, such inspections as are necessary to determine satisfactory
compliance with this chapter and regulations issued hereunder.
The minimum area necessary for the construction
of a mobile home park shall be five contiguous acres.
Mobile homes shall be separated from each other
and from other buildings and structures by at least 20 feet, provided
that mobile homes placed end to end may have a clearance of 15 feet
where opposing rear walls are staggered.
Where a proposed park, playground, school, easement or other public use shown in the Borough Comprehensive Plan or in the opinion of the Planning Commission is necessary, the Borough Council may require the reservation of such area within the mobile home park or land development in a reasonable manner. Such areas should in total approximate the areas as set forth under § 220-31B hereof.
A.
All mobile homes shall be located at least 25 feet
from any property boundary line abutting upon a public street or highway,
and at least 15 feet from other park property boundary lines.
B.
There shall be a minimum distance of 15 feet between
an individual mobile home and: adjoining pavement of a park street;
adjoining recreation area; parking area; or other common areas.
C.
All mobile home parks located adjacent to industrial or commercial land use shall be provided with screening such as fences or natural growth along the property boundary line separating the park and such adjacent nonresidential uses. See § 220-33 hereof for buffer strip planting and size.
D.
In the event that mobile home parks are located in
reference to municipal roads or rights-of-way intended to be dedicated
as public roads, the following setbacks shall be required:
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. Access to mobile home parks shall be designed
to minimize congestion and hazards at the entrance or 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 minimum road
pavement width of 26 feet, within which parking shall be prohibited.
No mobile home will have direct access to a Borough street or highway.
C.
Internal streets. Surfaces of roadways shall be of
adequate width to accommodate anticipated traffic, and in any case,
shall meet the following minimum requirements:
(1)
Where parking is permitted on both sides, a minimum
pavement width of 36 feet is required.
(2)
A minimum road pavement width of 28 feet will be required
where parking is limited to one side, and 22 feet when parking is
prohibited.
(3)
Dead-end streets shall be provided at the closed end
with a turn around having an outside roadway radius of at least 60
feet.
D.
Required illumination of park street systems. All
parks shall be furnished with lighting units so spaced and equipped
with luminaries placed at such mounting heights as will provide for
the safe movement of pedestrians and vehicles at night. Lights shall
be shielded to minimize glare on adjacent properties.
E.
Street construction and design standards.
(1)
Pavement. All streets shall be provided with a smooth,
hard and dense surface which shall be durable and well drained under
normal use and weather conditions. The pavement shall be constructed
as set forth under this chapter or as set forth by standards and specifications
adopted by the Borough Council.
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. Each space shall be a net of nine feet by 20 feet
(180 square feet) or a gross of nine feet by 30 feet (270 square feet).
B.
Required car parking spaces shall be so located as
to provide convenient access to the mobile home but shall not exceed
distance of 200 feet from the mobile home that it is intended to service.
C.
Paving. A smooth, dense, solid and dust-free surface
capable of use throughout the year shall be provided.
The area of the mobile home stand shall be improved
to include an adequate foundation for the placement of the mobile
home, thereby securing the superstructure against uplift, sliding,
or rotation.
A.
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.
B.
The mobile home stand shall be provided with anchors
and tie-downs such as cast-in-place concrete "deadman" eyelets imbedded
in concrete foundations or runways, screw augers, arrowhead anchors,
or other devices securing the stability of the mobile home, in accord
with specifications as established by the Mobile Home Park Association.
C.
Each mobile home stand shall have a paved patio of
at least 190 square feet. The least dimension shall not be less than
eight feet.
A.
Each mobile home shall be supported by permanent masonry posts or pillars constructed upon footers set below the frost line and oriented to the frame of the mobile home so as to provide proper support. Anchors, tiedowns, etc. (see § 220-46B) may be secured to the masonry support structures.
B.
A complete enclosure shall be installed completely
around the perimeter of the mobile home extending from the bottom
of the exterior walls to the ground line. A secure fitting of the
enclosure material to the mobile home and to the ground shall be achieved
in order to prevent the entry of rodents and other animals.
C.
When a continuous masonry wall is not provided around
the perimeter of the mobile home, then a concrete apron at least four
inches thick may be used; or any other approved noncombustible, water-resisting
and rat-proof material of required strength, in accord with ANSI,
A119.1, "An American National Standard" approved February 5, 1975,
shall be installed around the entire perimeter of the mobile home.
A mobile home park shall have an average gross
area per mobile home lot of not less than 6,000 square feet.
A.
The minimum width of a mobile home lot shall be 40
feet.
B.
The minimum depth of a mobile home lot shall be 90
feet or at least 40% longer than the mobile home to be placed thereon.
C.
A mobile home park plan may propose clustering of
the units in order to provide a common open space of a size to better
serve all the residents of the park. In no circumstance, however,
shall the average area of a mobile home lot be less than 4,000 square
feet. In order to approve the "cluster plan," the Planning Commission
shall apply the following test: The number of mobile home lots times
the average area per mobile home but not less than 4,000, plus the
area of common open space in square feet, divided by the number of
mobile home lots shall equal at least 6,000 square feet.
An accessible, adequate, safe and potable supply
of water shall be provided in each mobile home park. Where a public
supply of water of satisfactory quantity, quality, and pressure is
available, connection shall be made thereto and its supply used exclusively.
When a satisfactory water and supply is not available, a private water
system shall be developed and used as approved by the Pennsylvania
Department of Environmental Protection.
A.
General requirements. An adequate and safe sewerage
system shall be provided in all parks for conveying and disposing
of sewage from mobile homes, service buildings and other accessory
facilities. Such system shall be designed, constructed and maintained
in accordance with Borough regulations and the Pennsylvania Department
of Environmental Protection.
B.
Sewage treatment and/or discharge. Where the sewer
lines of the mobile home park are not connected to a public sewer,
all proposed sewage disposal facilities shall be approved by the Borough
and Pennsylvania Department of Environmental Protection prior to construction.
A.
General requirements. Every park shall contain an
electrical wiring system consisting of wiring, fixtures, equipment
and appurtenances which shall be installed and maintained underground
in accordance with local electric power company's specifications regulating
such systems.
B.
Telephone and television cables and other distribution
systems shall be installed underground in accordance with applicable
standards of the utility or service company.
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 health regulations
governing mobile home parks. Plans for refuse handling, storage and
disposal shall be subject to review and approval by the Borough Council,
Planning Commission, and Pennsylvania Department of Environmental
Protection.
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 regulations governing mobile home parks.
A.
The mobile home park area shall be subject to all
rules and regulations of the Borough, county and commonwealth pertaining
to fire prevention.
B.
Mobile home park areas shall be kept free of litter,
rubbish and other flammable materials.
C.
Portable fire extinguishers of a type approved by
the area Fire Marshal shall be kept in public service buildings under
park control.
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 park management shall supervise the placement
of each mobile home on its mobile home stand which includes assurance
of stability and installation of all utilities and connections.
C.
The park management shall give the health officer
and Borough Inspector free access to all mobile home lots, service
buildings and other community service facilities for the purpose of
inspection.
D.
The management shall maintain a register containing
the names of all park occupants. Such register shall be available
to any authorized person inspecting the park.
E.
The management shall notify the local health officer
and the Pennsylvania Department of Environmental Protection immediately
of any suspected communicable or contagious disease within the park.
F.
The management shall certify at the time of license
application or renewal that there are no commercial or other nonresidential
activities involved except those necessary to servicing and maintaining
the park and welfare of the residents thereof.
Whenever the Borough Council determines that there are reasonable grounds to believe that there has been a violation of any provision of this article, or of any regulation adopted pursuant hereto, they shall proceed with enforcement as set forth in Article IX of this chapter.
Conformance with regulations set forth under Article VIII hereof shall be required.
