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:
ACCESSORY STRUCTURE
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.
LICENSE
Written annual approval, in whatever form, as issued by the Township authorizing a person to operate and maintain a mobile home park.
PERSON
Any individual, firm, trust, partnership, public or private association or corporation or other entity.
SERVICE OR RECREATIONAL BUILDING
A structure housing operational offices, recreational, park maintenance and other facilities built to conform to required local standards.
A. 
Permits required. It shall be unlawful for any person to construct, alter or extend any mobile home park unless a valid special exception permit has been issued pursuant to the Straban Township Zoning Ordinance,[1] and in compliance with this article.
[1]
Editor's Note: See Ch. 140, Zoning.
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.
[2]
Editor's Note: See Ch. 140, Zoning.
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. 
Site location.
(1) 
Mobile home parks shall be located in accordance with the Straban Township Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 140, Zoning.
(2) 
No mobile home park shall be located where it is subject to noise, vibration, heat, glare or air pollution in excess of that prescribed by performance standards of the Straban Township Zoning Ordinance.
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]
[2]
Editor's Note: See Ch. 109, Stormwater Management.
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.
[3]
Editor's Note: See Ch. 140, Zoning.
(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.
(2) 
All streets within the mobile home park shall be designed and built in accordance with the street standards of the Township's Subdivision and Land Development Ordinance (see §§ 117-30 and 117-39). Such street cartways shall be 28 feet wide.
(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.
H. 
Sidewalks, gutters and curbs. The design and construction of sidewalks, gutters and curbs shall be in accordance with §§ 117-40 and 117-41 of the Township's Subdivision and Land Development Ordinance.
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:
(1) 
Not be located in areas which are unsuitable or hazardous;
(2) 
Be so located as to provide reasonable access by all park residents; and
(3) 
Not include less than 10% of the gross area of the mobile home park.
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]
A. 
Section 117-68F (placement; fastening; base enclosure; etc.);
B. 
Section 117-68G(3) (parking spaces);
C. 
Section 117-68M(3) and (4) (electric service); and
D. 
Section 117-68P (energy storage and supply systems).
[1]
Editor's Note: See Ch. 140, Zoning.
[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:
(1) 
Placed on a permanent foundation;
(2) 
Elevated so that the lowest floor of the mobile or manufactured home is at least 1 1/2 feet above base flood elevation; and
(3) 
Anchored to resist flotation, collapse, or lateral movement.
D. 
Equipment requirement:
(1) 
Water heaters, furnaces, air-conditioning and ventilating units, and other electrical, mechanical or utility equipment or apparatus shall not be located below the regulatory flood elevation (see definition in § 71-29) and shall be anchored to resist flotation, collapse, and lateral movement.
(2) 
Ductwork shall be elevated to or above the regulatory flood elevation (see definition in § 71-29) or floodproofed to remain water-resistant.
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.