It shall be unlawful for any person to construct, alter or extend
any mobile home park within the limits of Union Township unless he
holds a valid permit issued by the Township in the name of such person
for the specific construction, alteration or extension proposed.
A.
Application to Union Township. The owner of the mobile home park
or his authorized representative shall submit an application to the
Township Zoning Officer, using a form furnished by the said Zoning
Officer, for a permit to operate a mobile home park in Union Township.
B.
Inspection and issuance of permit. Upon receipt of such application, the Township Zoning Officer shall forthwith inspect the applicant's plans and proposed park to determine compliance with the provisions of this chapter and with Chapter 280, Zoning. After favorable determination of same, the Township Zoning Officer shall issue a mobile home park permit to the applicant, which shall be valid for a period of one year thereafter.
C.
Renewal permits. Renewal permits for a like period shall be issued by the Township Zoning Officer upon applicant furnishing proof that his park continues to meet the standards prescribed by this chapter and Chapter 280, Zoning.
D.
Fees. Each application for a new or renewal permit hereunder shall
be accompanied by payment of an inspection fee annually affixed by
resolution of the Board of Supervisors. In the event that the Zoning
Officer is required to perform additional or unusual service in determining
said application, the cost of such additional service shall be borne
by the applicant. Such charges shall be paid whether or not the application
is approved.
A.
Transfer of ownership. Every person holding a permit shall file notice
in writing with the Township Zoning Officer within 10 days after having
sold, transferred, given away, or otherwise disposed of all or part
of his interest in or control of any mobile home park. Proof of such
transfer shall be furnished to the Township Zoning Officer forthwith.
B.
Suspension. 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, or Chapter 280, Zoning, or of any other applicable Township ordinance, the Township Zoning Officer shall give notice in writing to the person to whom the certificate 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 Union 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 before the Township Zoning Hearing Board, the Township Zoning Officer shall suspend the license and give notice in writing of such suspension to the person to whom the certificate is issued.
A.
Inspections. A representative of Union Township may inspect a mobile
home park at reasonable intervals and at reasonable times to determine
compliance with this chapter.
B.
Inspector. The Township Zoning Officer is hereby designated as the
person to make such inspections. Another or additional inspectors
may also be authorized to make inspections or additional inspections
at the discretion of the Board of Supervisors.
C.
Authorization to act. The Township Zoning Officer may, in his discretion,
give notice for violations of this chapter and issue notice thereof
without express authority from the Board of Supervisors in each instance.
A.
Minimum park area. A mobile home park shall have a gross area of
at least five contiguous acres of land.
B.
Site location. The location of all mobile home parks shall comply
with the following minimum requirements:
(1)
Free from adverse influence from swamps, marshes, garbage or rubbish
disposal areas or other potential breeding places for insects or rodents.
(2)
Not subject to flooding.
(3)
Not subject to any hazard or nuisance, such as excessive noise, vibration,
smoke, toxic matter, radiation, heat, odor or glare.
(4)
In an area appropriately zoned for such use.
C.
Site drawing requirements.
(1)
The ground surface in all parts of every park shall be graded and
equipped to drain all surface water in a safe, efficient manner.
(2)
Surface water collectors and other bodies of standing water capable
of breeding mosquitoes and other insects shall be eliminated or controlled
in a manner approved by the Pennsylvania Department of Environmental
Protection (DEP).
(3)
Wastewater from any plumbing fixture or sanitary sewer line shall
not be deposited upon the ground surface in any part of a mobile home
park.
D.
Soil and ground cover requirements.
(1)
Exposed ground surfaces in all parts of every 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 emanation of dust during dry weather.
(2)
Park grounds shall be maintained free of vegetation growth which
is poisonous or which may harbor rodents, insects or other pests harmful
to man.
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 the direct servicing and well-being
of park residents and for the management and maintenance of the park.
(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.
Required setbacks, buffer strips and screening.
(1)
All mobile homes shall be located at least 25 feet from any park
property line or street.
(2)
There shall be a minimum distance of 25 feet between an individual
mobile home, including accessory structures attached thereto, and
adjoining pavement of a park street or common parking area or other
common areas and structures.
(3)
All mobile home parks located adjacent to industrial or commercial
land uses may be required to provide screening, such as fences or
natural growth, along the property boundary line separating park and
such adjacent nonresidential use.
G.
Erection and placement of mobile homes.
(1)
The minimum required yards for each mobile home lot shall be 25 feet
for front yards, 20 feet for rear yards and 10 feet for side yards.
Such yards shall be measured from the perimeter of the mobile home
slab.
(2)
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.
H.
Streets and walks.
(1)
General requirements. Safe and convenient vehicular and pedestrian
access shall be provided from abutting public streets or roads.
(2)
Design standards. All streets and walks, whether public or private, shall conform with the requirements of Articles VII and VIII of this chapter and the Township Construction Standards.[1]
[1]
Editor's Note: The Township of Union Construction Standards
are on file in the office of the Township Secretary.
I.
Off-street parking areas. Each mobile home lot shall provide off-street parking, as required by Chapter 280, Zoning.
J.
Construction of mobile home lots.
(1)
Mobile home lots within the park shall each have the minimum lot area required by Chapter 280, Zoning.
(2)
Each mobile home lot shall be improved to provide an adequate foundation
for the placement of the mobile home and in such position as to allow
a minimum of 25 feet between the mobile home and the right-of-way
of the park street which serves the lot.
K.
Recreational area. A recreational area, or areas, with suitable facilities
shall be maintained within the park for the use of all park residents.
At least 5% of the gross area of the park shall be developed for recreational
purposes.
A.
General requirements. An adequate supply of water shall be provided
for mobile homes, service buildings and other accessory facilities
as required by this chapter. 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. Where
a satisfactory public water supply system is not available, the development
of a private water supply system shall be approved by the Pennsylvania
Department of Environmental Protection (DEP) or other authorities
having jurisdiction.
B.
Source of supply.
(1)
The water supply shall be capable of supplying a minimum of 150 gallons
per day per mobile home, and the supply pressure and distribution
system shall be sufficient to sustain and operate the facilities and
equipment of the Township's fire protection system.
(2)
The well or suction line of the water supply system shall be located
and constructed in such a manner that neither underground nor surface
contamination will reach the water supply from any source.
(3)
No well casings, pumps, pumping machinery or suction pipes shall
be placed in any pit, room or space extending below ground level,
nor in any room or space above ground which is walled in or otherwise
enclosed, unless such rooms, whether above or below ground, have free
drainage by gravity to the surface of the ground.
(4)
Water supply treatment, if necessary, shall be in accordance with
the requirements of the Pennsylvania Department of Environmental Protection
(DEP).
C.
Water storage facilities. All water storage reservoirs shall be covered,
watertight and constructed of impervious material. Overflows and vents
of such reservoirs shall be effectively screened. Manholes shall be
constructed with overlapping covers so as to prevent the entrance
of contaminated material. Reservoir overflow pipes shall discharge
through an acceptable air gap.
D.
Water distribution system.
(1)
All water piping, fixtures and other equipment shall be constructed
and maintained in accordance with state and local regulations.
(2)
The water-piping system shall not be connected with nonpotable or
questionable water supplies and shall be protected against the hazards
of backflow or backsiphonage.
(3)
The system shall be so designed and maintained as to provide a pressure
of not less than 20 pounds per square inch under normal operating
conditions at service buildings and other locations requiring potable
water supply.
E.
Individual water-riser pipes and connections.
(1)
Individual water-riser pipes shall be located within the confined
area of the mobile home stand at a point where the water connection
will approximate a vertical position, thereby ensuring the shortest
possible water connection and decreasing susceptibility to water pipe
freezing.
(2)
The water-riser pipe shall have a minimum inside diameter of 1/2
inch and terminate at least four inches above the ground surface.
The water outlet shall be provided with a cap when a mobile home does
not occupy the lot.
(3)
Adequate provisions shall be made to prevent freezing of service
lines, valves and riser pipe and to protect risers from heaving and
thawing actions of ground during freezing weather. Surface drainage
shall be diverted from the location of the riser pipe.
(4)
A shutoff valve below the frost line shall be provided near the water-riser
pipe on each mobile home lot. Underground stop and waste valves are
prohibited unless their type of manufacturer and their method of installation
are approved.
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 the Pennsylvania Department of Environmental Protection (DEP)
or local health regulations.
B.
Individual sewer connections.
(1)
Each mobile home lot shall be provided with at least a three-inch-diameter
sewer-riser pipe. The sewer-riser pipe shall be so located on each
stand that the sewer connection to the mobile home drain outlet will
approximate a vertical position.
(2)
The sewer connection shall have a nominal inside diameter of not
less than three inches, and the slope of any portion thereof shall
be at least 1/4 inch per foot. All joints shall be watertight.
(3)
All materials used for sewer connections shall be semirigid, corrosive-resistant,
nonabsorbent and durable. The inner surface shall be smooth.
(4)
Provision shall be made for plugging the sewer-riser pipe when a
mobile home does not occupy the lot. Surface drainage shall be diverted
away from the riser. The rim of the riser pipe shall extend at least
1/2 inch above ground elevation.
C.
Sewer lines. All sewer lines shall be located in trenches of sufficient
depth to be free of breakage from traffic or other movements and shall
be separated from the park water supply system. All sewer lines shall
be constructed of materials approved by the Pennsylvania Department
of Environmental Protection (DEP) and shall have watertight joints.
D.
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 Pennsylvania Department
of Environmental Protection (DEP) prior to construction.
A.
General requirements. Every park shall contain an electrical wiring
system consisting of wiring, fixtures, equipment and appurtenances
and shall be installed and maintained in accordance with local electric
power company's specifications regulating such systems.
B.
Power distribution lines.
(1)
Power lines shall be located underground.
(2)
All direct burial conductors or cable shall be buried at least 18
inches below the ground surface and shall be insulated and specially
designed for the purpose. Such conductors shall be located not less
than one foot radial distance from water, sewer, gas or communications
lines.
C.
Individual electrical connections. Each mobile home lot shall be
provided with an approved disconnecting device and over-current 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 mobile homes
or other equipment.
A.
Applicability. The requirements of this section shall apply to service
buildings, recreational buildings and other community service facilities
when constructed, such as:
B.
Structural requirements for buildings.
(1)
All portions of the structure shall be properly protected from damage
by reason of ordinary use, decay, corrosion, termites and other destructive
elements. Exterior portions shall be of such materials and be so constructed
and protected as to prevent entrance or penetration of moisture and
weather.
(2)
All buildings shall have:
(a)
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, nonabsorbent,
waterproof material or covered with moisture-resistant material.
(b)
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.
(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 so conducted as to prevent health hazards, rodent
harborage, insect breeding areas, accident or fire hazards or air
pollution and shall comply with the Pennsylvania Department of Environmental
Protection (DEP) 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 conform with
the requirements of the Pennsylvania Department of Environmental Protection
(DEP) regulations.
A.
Natural gas system.
(1)
Natural gas piping systems when installed in mobile home parks shall
be maintained in conformity with accepted engineering practices.
(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 systems. Liquefied petroleum gas systems
provided for mobile homes, service buildings or other structures,
when installed, shall be maintained in conformity with the rules and
regulations of the authority having jurisdiction 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
shall be securely but not necessarily 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 the rules and regulations of the authority having jurisdiction.
(2)
All piping from outside fuel storage tanks or cylinders to mobile
homes shall be securely, but not necessarily 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
the rules and regulations of the Union Township volunteer fire companies
where provided.
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 in accordance with
the following requirements:
(1)
The water supply source shall permit the operation of a minimum of
two one-and-one-half-inch hose streams.
(2)
Each of two nozzles, held four feet above the ground, shall deliver
at least 75 gallons of water per minute at a flowing pressure of at
least 30 pounds per square inch at the highest point of the park.
(3)
Fire hydrants shall be located within 600 feet of any mobile home,
service building or other structure in the park and shall be installed
in accordance with Union Township's specifications.
A.
Responsibilities of the park management.
(1)
The person to whom a license for a mobile home park is issued shall
operate the park in compliance with this article and shall provide
adequate supervision to maintain the park, its facilities and equipment
in good repair and in a clean and sanitary condition.
(2)
The park management shall supervise the placement of each mobile
home on its mobile home lot, which includes securing its stability
and installing all utility connections.
(3)
The park management shall give the Zoning Officer free access to
all mobile home lots, service buildings and other community service
facilities for the purpose of inspection.
(4)
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. The management shall notify the appropriate
officer, in accordance with state and local taxation laws, of the
arrival and departure of each mobile home or residential occupants
thereof.
B.
Removal of mobile homes. No mobile home, whether installed on a single
lot or in a mobile home park, shall be removed from Union Township
without first obtaining a permit from the Union Township Tax Collector,
as required by 53 Pa.C.S.A. § 8821(d), and from the Union
Township Wage Tax Collector. The former permit shall be issued upon
payment of a fee of $2 and real estate taxes assessed against the
home and unpaid at time the permit is requested, and the latter issued
free of charge upon payment of wage taxes due and unpaid at the time
the permit is requested.[1]
A.
Notice of violation. Whenever the Union Township Zoning Officer 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, he shall give notice of such alleged violation to
the person to whom the permit or certificate 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;
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 the commonwealth; and
(4)
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 article
or of any regulation adopted pursuant thereto may request and shall
be granted a hearing on the matter before the Zoning Hearing Board,
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 is 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 Board 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 60 days after the day on which the petition was filed.
C.
Findings and order. After such hearing, the Zoning Hearing Board 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 was served as provided in § 242-93A. Upon failure to comply with any order sustaining or modifying a notice, the license of the mobile home park affected by the order shall be revoked.
D.
Record; appeal. The proceedings at such a hearing, including the
findings and decision of the authority, together with a copy of every
notice and order related thereto, shall be entered as a matter of
public record by the Zoning Officer, 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
may seek relief therefrom in any court of competent jurisdiction,
as provided by the laws of this commonwealth.
