[Ord. 859-72, 9/11/1972]
No person shall construct, alter or extend, operate or occupy
any mobile home park, or locate or occupy any mobile home within the
Borough of Gettysburg except as provided for in this Part 1.
[Ord. 859-72, 9/11/1972, § 1]
LICENSE
Written approval, in whatever form, as issued by the Borough
of Gettysburg, annually, authorizing a person to operate and maintain
a mobile home park.
MOBILE HOME
A transportable, single-family dwelling intended for permanent
occupancy, office or place of assembly contained in one unit, or in
two units designed to be joined into one integral unit capable of
again being separated for repeated towing, which arrives at a site
complete and ready for occupancy except for minor and incidental unpacking
and assembly operations and constructed so that it may be used without
a permanent foundation.
MOBILE HOME LOT
A parcel of land in a mobile home park, improved with the
necessary utility connections and other appurtenances necessary for
the erections thereon of a single mobile home, which is leased by
the park owner to the occupants of the mobile home erected on the
lot.
MOBILE HOME PARK
A parcel of land under single ownership which has been planned
and improved for the placement of mobile homes for nontransient use,
consisting of two or more mobile home lots.
PERSON
Any individual, firm, trust, partnership, public or private
association or corporation, or other entity.
RECREATIONAL VEHICLE
A vehicle without motive power which may be towed on the
public highways by a passenger automobile without a special hauling
permit and which is designed for human occupancy under transient circumstances,
such as camping, travel or other recreation, sometimes variously known
as a "travel trailer" or a "camping trailer".
SERVICE OR RECREATIONAL BUILDING
A structure housing operational office, recreational, park
maintenance and other facilities built to conform to required local
standards.
STREET (PUBLIC)
A strip of land, including the entire right of way, intended
for use as a means of vehicular and pedestrian circulation.
A.
LOCAL STREETA minor street used primarily to provide access to abutting properties.
B.
COLLECTOR STREETA major street or highway which carries traffic from local streets to arterial streets including the principal entrance streets of a residential development and streets for circulation within such a development.
[Ord. 859-72, 9/11/1972, § 2]
1. Permits Required. It shall be unlawful for any person to construct,
alter or extend any mobile home park within the limits of Gettysburg
Borough unless a valid permit has been issued by the Pennsylvania
Department of Environmental Resources in the name of such person for
the specific construction, alteration or extension proposed, and also
a building permit issued by the Borough.
2. Application to the Pennsylvania Department of Environmental Resources.
All applications for permits shall be made by the owner of the mobile
home park or his authorized representative to the Department of Environmental
Resources in accordance with their rules and regulations concerning
mobile home parks.
3. Application to Borough. A copy of the application submitted to the
Pennsylvania Department of Environmental Resources shall be concurrently
filed with the Borough Planning Commission and Borough Building Inspector,
using a form furnished by the Borough for a permit to construct, alter
or extend a mobile home park in the Borough. Such application shall
be accompanied by a plan at a scale not smaller than one inch equalling
50 feet and containing the following information:
A. All information as required by the Pennsylvania Department of Environmental
Resources.
B. Name of mobile home park.
C. Name of the municipality.
D. Date of plan preparation.
F. Name and address of firm preparing plan.
H. Name and address of owner of record and/or applicant.
I. Site data:
(1)
Number of mobile home spaces.
(5)
Number of off-street parking spaces.
K. All lot and property lines.
L. Location and dimension of pedestrian ways.
M. Location of off-street parking spaces.
N. Location of bench mark and datum used.
O. Location of proposed monuments and markers.
P. Location and dimension of streets with complete curve data on center
lines.
Q. Typical cross-section of all roads.
R. Street center line profiles.
S. Location of all utilities and easements.
T. Location, dimensions, and use of all service and accessory structures.
U. Location of proposed recreation areas.
V. Location and dimension of all mobile home stands.
W. Location of all plantings and landscaping.
X. Location and type of waste containers.
Y. Location of all fire extinguishers.
Z. Engineer's or surveyor's seal with certification that survey
and plan are correct.
AA. Block for approval by Planning Commission.
BB. Block for approval by Borough Council.
4. Inspection and Issuance of Permit. Upon receipt of such application,
the Building Inspector together with the Borough Planning Commission
shall inspect the applicant's plans and site to determine compliance
with the provisions of this Part. After favorable determination, the
Building Inspector shall issue a building permit.
5. Fees. Each application for a permit shall be accompanied by an inspection
fee of $25. Such fee shall be required whether or not the application
is approved.
[Ord. 859-72, 9/11/1972, § 3]
1. License Required. It shall be unlawful for any person to operate
any mobile home park within the limits of the Borough unless he holds
a certificate of registration issued annually by the Pennsylvania
Department of Environmental Resources and a license issued annually
by the Borough.
2. Renewal Licenses. Annual licenses shall be issued by the Borough
Building Inspector upon the furnishing of proof by the applicant that
his park meets the standards prescribed by the Pennsylvania Department
of Environmental Resources and this chapter.
3. Application to Borough for License. Applications for initial or renewal
licenses to operate a mobile home park shall be made, in writing,
to the Borough Building Inspector, using a form furnished by the Borough.
All such applications shall be accompanied by a fee of $15 and shall
contain any change in the information submitted since the original
license was issued or latest renewal issued.
4. Transfer of Ownership. Every person holding a certificate and license
shall file with the Pennsylvania Department of Environmental Resources
and the Borough Building Inspector, 30 days in advance, a written
notice of an intent to sell, transfer, give away, or otherwise dispose
of, interest in or control of any mobile home park. If the certificate
of registration and license is transferred by the Pennsylvania Department
of Environmental Resources, proof of such transfer shall be furnished
to the Building Inspector.
5. 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 Part, or of any regulations adopted pursuant
thereto, the Building Inspector shall give written notice to the person
to whom the certificate of registration and 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 Borough 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 Building Inspector shall suspend the license and give
notice, in writing, of such suspension to the person to whom the certificate
and license is issued.
[Ord. 859-72, 9/11/1972, § 4]
The Borough Building Inspector or other authorized Borough representative
may inspect a mobile home park periodically to determine compliance
with this Chapter. As a result of such inspection, the Building Inspector
may give notice for any violations of this Part.
[Ord. 859-72, 9/11/1972, § 5]
1. Site Location. The location of all mobile home parks shall comply
with the following minimum requirements:
A. Free from adverse influence by swamps, marshes, garbage or rubbish
disposal areas or other potential breeding places for insects or rodents.
C. Not subject to any hazard or nuisance, such as excessive noise, vibration,
smoke, toxic matter, heat, odor, glare, etc.
2. Site Drainage.
A. 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 to insure the
adequate drainage of all locations within the park.
B. A drainage plan shall be prepared and submitted for review and approval
by the Borough prior to the granting of a permit for any mobile home
park.
C. All storm water facilities shall be kept completely separate from
any sanitary waste facilities.
3. Soil and Ground Cover Requirements.
A. Ground surfaces in all parts of every park shall be paved or planted
with a vegetative growth that is capable of preventing soil erosion
and the emanation of dust during dry weather.
B. Park ground shall be maintained free of vegetative growth which is
poisonous or which may harbor rodents, insects, or other pests.
4. Park Areas for Nonresidential Uses.
A. No part of any park shall be used for nonresidential purposes, except
such uses that are required for recreation, direct servicing, management
or maintenance of the park and its residents.
B. 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.
5. Setbacks, Buffer Strips and Screening.
A. Mobile homes shall be located at least 60 feet from the center line
of any abutting existing or proposed public local street, 70 feet
from the center line of any abutting existing or proposed public collector
street, and 25 feet from any other park property boundary lines.
B. 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.
C. Mobile home parks located adjacent to any industrial or commercial
land use shall be required to provide a screen planting (trees, shrubs)
along the property boundary line separating the park and such adjacent
use.
6. Placement of Mobile Homes.
A. Mobile homes, including any additions or accessory structures attached
thereto, shall be separated from each other and from other buildings
and structures by at least 20 feet on all sides.
B. All mobile homes shall be properly placed upon a mobile home stand
and securely fastened to the foundation.
C. 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.
7. Park Street System.
A. A safe and convenient vehicular access shall be provided from abutting
public streets or roads.
B. The entrance road, or area, connecting the park with a public street
or road shall have a minimum pavement of 35 feet.
C. Other internal streets shall be as follows:
(1)
Where parking is permitted on both sides, a minimum width of
35 feet will be required.
(2)
A minimum pavement width of 28 feet will be required where parking
is limited to one side.
(3)
Dead-end streets shall be provided at the closed end with a
paved turnaround having an outside diameter of at least 60 feet.
D. All parks shall be furnished with lighting units so spaced and equipped
with luminaries placed at such mounting heights as will provide average
levels of illumination for the safe movement of pedestrians and vehicles
at night.
E. All streets shall be constructed in accordance with Borough specifications
applicable to streets in conventional developments.
F. Grades of all streets shall be sufficient to insure adequate surface
drainage but shall be not more than 8%.
G. Within 100 feet of an intersection, streets shall be at approximately
right angles. A distance of at least 150 feet shall be maintained
between center lines of offset intersecting streets. Intersections
of more than two streets at one point shall be avoided.
H. All streets within a mobile home park shall be privately owned and
maintained.
8. Off-Street Parking Areas. A paved off-street parking space for one
motor vehicle shall be provided at each mobile home lot plus an additional
space for each four lots to provide for guest parking, delivery and
service vehicles, etc.
9. Walks.
A. 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.
B. All mobile home lots shall be connected to a pedestrian walk with
an individual walk at least two feet in width.
C. All pedestrian walks shall be constructed according to Borough specifications.
10. Mobile Home Lots.
A. All lots shall abut and be accessible from a park street.
B. Mobile home lots within the park shall have a minimum area of 5,000
square feet.
C. The total number of lots in a park shall not exceed an average density
of seven per acre.
D. 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. All such stands shall be located to provide
for a minimum of 25 feet between the mobile home and the park street
edge of pavement.
11. Recreation Areas.
A. 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.
B. Land required for such recreation areas shall not be less than 10%
of the gross area of the mobile home park.
[Ord. 859-72, 9/11/1972, § 6]
1. General. All mobile home parks shall connect to the public water
supply system and every mobile home, service building, and other accessory
facilities shall use water from the public system exclusively. All
such proposed water supply facilities shall be approved by the Gettysburg
Municipal Authority.
2. Individual Connections.
A. 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.
B. 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.
C. A shut-off valve below the frost line shall be provided near the
water riser pipe on each mobile home lot.
D. Individual water meters shall be provided for each mobile home lot.
[Ord. 859-72, 9/11/1972, § 7]
1. General. All mobile home parks shall be connected to the public sewerage
system 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 Gettysburg
Municipal Authority.
2. Individual Connections.
A. 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.
B. Provision shall be made for plugging the sewer riser pipe when the
mobile home lot is unoccupied.
[Ord. 859-72, 9/11/1972, § 8]
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 local electric power company's
specifications regulating such systems.
2. Power Distribution Lines. All utilities 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.
3. 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.
4. 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.
[Ord. 859-72, 9/11/1972, § 9]
1. Applicability. The requirements of this section shall apply to service
buildings, recreation buildings and other community service facilities
as follows:
A. Management offices, repair shops and storage area.
2. Facilities.
A. Every mobile home park shall have a structure clearly designated
as the office of the mobile home park manager.
B. Service and accessory buildings located in a mobile home park shall
be used only by the residents of the mobile home park.
3. Structural Requirements for Buildings. All service and other buildings and structures shall be constructed in accordance with the Borough Building Code (Chapter
5).
[Ord. 859-72, 9/11/1972, § 10]
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 Borough and
State regulations.
[Ord. 859-72, 9/11/1972, § 11]
Ground, 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 Borough and State regulations.
[Ord. 859-72, 9/11/1972, § 12]
1. Natural Gas System.
A. Natural gas piping systems when installed in mobile home parks shall
be approved by the utility company providing the service.
B. Each mobile home lot provided with piped gas shall have an approved
shut-off 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.
2. Liquefied Petroleum Gas Systems.
A. Liquefied petroleum gas systems provided for mobile homes, service
buildings or other structures when installed shall be maintained in
conformity with any applicable rules and regulations and shall include
the following:
(1)
All liquefied petroleum gas storage tanks shall be installed
underground.
(2)
Systems shall be provided with safety devices to relieve excessive
pressures and shall be arranged so that the discharge terminates at
a safe location.
(3)
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.
(4)
All LPG piping outside of the mobile homes shall be buried and
protected against mechanical injury. Undiluted liquefied petroleum
gas in liquid form shall not be conveyed through piping equipment
and systems in mobile homes.
(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 Borough.
3. Fuel Oil Supply Systems.
A. 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.
B. All fuel oil storage tanks or cylinders shall be installed underground.
C. All fuel oil supply systems provided for mobile homes, service buildings
and other structures shall have shut-off valves located within five
inches of storage tanks.
D. The location and placement of all fuel storage tanks and cylinders shall be in conformance with the Borough Fire Code (Chapter
5, Part
2). In addition, all such fuel storage tanks and cylinders shall be securely placed and under no circumstances located less than five feet from any mobile home exit.
[Ord. 859-72, 9/11/1972, § 13]
1. Local Regulations. The mobile home park area shall be subject to any local fire code (Chapter
5, Part
2).
2. Litter Control. Mobile home park areas shall be kept free of litter,
rubbish and other flammable materials.
3. 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.
4. Fire Hydrants. Fire hydrants shall be provided, if possible, and
shall be located within 600 feet of any mobile home, service building
or other structure in the park. Installation shall be in accordance
with the Gettysburg Municipal Authority specifications.
[Ord. 859-72, 9/11/1972, § 14]
If a mobile home is erected and maintained as a single-family
dwelling other than in a mobile home park, the following requirements
shall be met:
1. The lot or parcel of land upon which the mobile home is located shall
conform with all minimum lot size requirements of the district in
which it is located. If no such requirements exist, the lot shall
have an area of not less than 5,000 square feet.
2. The mobile home shall be located in conformance with all front, side
and rear yard setback requirements of the district in which it is
located. If no such requirements exist, the mobile home shall be located
at least 25 feet from any street right-of-way line and at least 10
feet from any other property line.
3. The mobile home shall be placed upon and securely fastened to a frost-free
foundation or footer. In no instance shall it be placed upon jacks,
loose block, etc., or other similar arrangements.
4. An enclosure of compatible design and material shall be erected around
the entire base of the mobile home. Such enclosure shall provide sufficient
ventilation to inhibit decay and deterioration of the structure.
5. The mobile home shall be connected to public water and sewer systems.
6. The lot or parcel shall be seeded and landscaped.
7. Any garage, utility shed or other similar building or structure shall conform with all applicable zoning requirements and the Borough Building Code (Chapter
5, Part
1).
8. Any single mobile home shall meet all State standards and specifications
for the manufacture of mobile homes.
[Ord. 859-72, 9/11/1972, § 15]
1. Responsibilities of the Park Management.
A. The person to whom a license for a mobile home park is issued shall
operate the park in compliance with this Part 1 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 lot which includes securing its stability
and installing all utility connections.
C. The park management shall give the Borough Building Inspector or
other authorized Borough representative free access to all mobile
home lots, service buildings and other community service facilities
for inspection purposes.
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. The management shall notify the appropriate
officer in accordance with state and local taxation laws of the arrival
and departure of each mobile home.
2. Removal of Mobile Homes. No mobile home, whether installed on a single
lot or in a mobile home park, shall be removed from the Borough without
first obtaining a permit from the Borough 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 time the permit is requested.
[Ord. 859-72, 9/11/1972, § 16]
1. Whenever the Borough Building Inspector or other authorized Borough
representative 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, 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:
B. Include a statement of the reasons for its issuance;
C. Allow a reasonable time for the performance of any act it requires;
D. 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;
E. Contain an outline of remedial action which, if taken, will effect
compliance with the provisions of this Part, or any part thereof,
and with the regulations adopted pursuant thereto.
2. Hearing. Any person affected by any notice which has been issued
in connection with the enforcement of any provision of this Part,
or of any regulation adopted pursuant thereto, may request and shall
be granted a hearing on the matter before Borough Council, provided
that such person shall file with the Borough Secretary 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 Borough Secretary
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 shall 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, Borough Secretary 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.
3. Findings and Order. After such hearing the Borough Council shall
make findings as to compliance with the provisions of this Part and
regulations issued thereunder and shall issue an order, in writing,
sustaining, modifying, or withdrawing the notice which shall be served
as provided in § 117(1D). Upon failure to comply with any
order sustaining or modifying a notice, the license of the mobile
park affected by the order shall be revoked.
4. Record; Appeal. The proceedings at such a hearing, including the
findings and decision of Borough 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 Borough 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 Borough Council may seek relief therefrom in any
court of competent jurisdiction, as provided by the laws of this Commonwealth.
[Ord. 859-72, 9/11/1972, § 17; as amended by Ord.
1028-85, 8/12/1985; and by Ord. 1236-99, 12/13/1999, § 1]
1. Any person, firm or corporation who shall violate any provision of
this Part 1 shall, upon conviction thereof, be sentenced to pay a
fine of not more than $1,000; and/or to imprisonment for a term not
to exceed 90 days. Every day that a violation of this Part 1 continues
shall constitute a separate offense.
2. Revocation or Suspension of Permit - Upon repeated violations by
the same permittee, his right to the issuance of a permit, or to continued
operation under a permit, may be suspended for a fixed term or permanently
revoked after notice and hearing by Gettysburg Borough Council subject
to the right of appeal to the Adams County Common Pleas Court.
[Ord. 859-72, 9/11/1972, § 19]
This Chapter shall be construed not to repeal any other ordinances
of the Borough of Gettysburg, but where any provisions of this Part
may conflict with the provisions of any other Borough ordinance, the
more restrictive provision or provisions shall apply.