The plan processing procedures and plan specifications for a mobile home park as a land development shall be in accordance with the requirements contained in Articles III and IV of this chapter, and the applicable provisions of this article. In addition, mobile home parks are subject to zoning regulations as they apply to use and density requirements, setbacks, height, parking and other such zoning-related features.
[Amended 7-26-2004 by Ord. No. 2004-4]
A. 
The arrangement and other design standards of streets, easements, blocks, stormwater management, erosion and sedimentation control, sidewalks, water supply and sanitary sewerage shall be in accordance with the requirements of Articles VI and VII in addition to the applicable provisions of this Article VIII, Mobile Home Parks, and Chapter 300, Zoning, as amended.
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.
(3) 
Not subject to any hazard or nuisance, such as excessive noise, vibration, smoke, toxic matter, heat, odor, glare, etc.
C. 
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 and structures by at least 20 feet on all sides.
(2) 
All mobile homes shall be properly placed upon a mobile home stand and securely fastened to the foundation.
(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.
D. 
Setbacks, buffer strips and screening.
(1) 
All mobile homes located adjacent to any public street shall comply with the front yard requirements of Chapter 300, Zoning.
(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) 
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.
E. 
Off-street parking areas.
(1) 
A paved off-street parking space for two motor vehicles shall be provided at each mobile home lot.
(2) 
A minimum of one visitor space shall be provided for every three mobile home spaces which shall be located within 200 feet of the mobile home spaces which are to be served.
(3) 
In order to insure that recreational vehicles are not parked on the streets or mobile home lots, a landscaped recreation vehicle parking area shall be provided. As a minimum, one such space shall be provided for each five mobile home lots and shall have an area of 250 square feet for each space required.
F. 
Park street system.
(1) 
A safe and convenient vehicular access shall be provided from abutting public streets or roads.
(2) 
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.
G. 
Walks.
(1) 
All mobile home parks shall be provided with pedestrian walks on both sides of the street. Such walks shall be at least four feet in width in accordance with ADA requirements.
(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 in accordance with Township specifications.
H. 
Park areas for nonresidential uses.
(1) 
No part of any park shall be used for nonresidential purposes, except for such uses that are required for recreation, 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.
I. 
Impervious coverage. The total area of all impervious surfaces shall not exceed 60% of the gross area of the mobile home park.
A. 
Water supply facilities. A potable water supply shall be supplied to all dwellings within a mobile home park. The mobile home park shall be served by one central water supply as defined by this chapter. Such system shall be designed and installed according to the requirements and standards of the Pennsylvania Department of Environmental Protection (DEP). In addition to such requirements, the water distribution system shall be constructed in accordance with the following:
(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.
(2) 
The water-riser pipe shall extend at least four inches above ground elevation. The pipe shall be at least 3/4 inch. The water outlet shall be capped 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 of each mobile home lot.
(5) 
Underground stop and waste valves shall not be installed on any water service.
B. 
Sewage service facilities. Mobile home parks shall be served by a public sewer system, operated and maintained by the Fairview Township Authority.
(1) 
The developer shall be responsible for the cost of extending existing public sewers to the site in accordance with the requirements of the Fairview Township Authority and the Department of Environmental Protection. This shall address the length of the extension, potential methods of conveyance and the ability of the existing public sewer system to accommodate flows from the site.
C. 
Electrical distribution system. Every mobile home park shall contain an electrical wiring system consisting of wiring, fixtures, equipment and appurtenances which shall be installed and maintained in accordance with local electrical power company specifications regulating such systems.
(1) 
Power distribution lines.
(a) 
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 from any other utility lines, facility or installation.
(b) 
Meter poles shall have a maximum height of six feet.
(2) 
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 volt AC, 200 amperes.
(3) 
Required grounding. Each mobile home connection to this electrical distribution system shall be inspected by an approved underwriters' electrical agency and shall be grounded in accordance with the electrical power company specifications and the National Electric Code prior to the electric power being energized. All exposed noncurrent-carrying metal parts of mobile homes and all other equipment shall be grounded by means of an approved ground 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.
(4) 
Any other utility, such as telephone or cable, servicing a mobile home park shall be installed underground, as applicable, and maintained in accordance with the respective utility company specifications regulating such systems.
D. 
Fuel supply and storage.
(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 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.
(2) 
Liquefied petroleum gas systems.
(a) 
Systems shall be provided with safety devices to relieve excessive pressures and shall be arranged so that the discharge terminates at a safe location.
(b) 
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 conditions.
(c) 
All LPG piping outside of the mobile home 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.
(d) 
No LPG vessel shall be stored or located inside or beneath any storage cabinet, carport, mobile home or any other structure unless such specifications are specially approved by the Township.
(e) 
Vessels of more than 12 and less than 60 U.S. gallons gross capacity may be installed on a mobile home lot and shall be securely but not permanently fastened to prevent accidental overturning.
(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 storage tanks shall be protected from physical damage.
(c) 
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.
(d) 
All fuel storage tanks and cylinders shall be securely placed and under no circumstances located less than five feet from any mobile home exit.
E. 
Fire protection.
(1) 
Local regulations. The mobile home park areas shall be subject to any local fire protection rules and regulations.
(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 mobile home park control and a sufficient number shall be maintained throughout the mobile home park in readily accessible and well-marked positions.
(4) 
Fire hydrants.
(a) 
The water supply and fire hydrants, if appropriate, or a fire pond, shall provide fire protection in accordance with the standards of the National Fire Protection Association.
(b) 
Adequate water capacity for fire protection shall be stored within, or immediately adjacent to, the mobile home park.
(c) 
Fire hydrants shall be located within 600 feet of any home, service building or other structure in the mobile home park, and shall be installed in accordance with all applicable Township specifications.
(d) 
The mobile home park management shall give the Township Codes Enforcement Officer or other authorized Township representative free access to all mobile home lots, service buildings and other community service facilities for inspection purposes.
F. 
Service buildings and facilities.
(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 areas.
(b) 
Laundry facilities.
(c) 
Indoor recreation areas.
(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 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.
G. 
Refuse handling. 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.
H. 
Insect and rodent control. Grounds, buildings and structures shall be maintained free of insect and rodent harborage and infestation. Extermination methods and other methods to control insects and rodents shall comply with all applicable Township and state regulations.
A. 
Permits. It shall be unlawful for any person to construct, alter or extend any mobile home park within the limits of Fairview Township unless a valid permit has been issued in the name of such person for the specific construction, alteration or extension proposed. In addition, the owner of the mobile home park shall make certain that individual building permits are obtained prior to the construction or placement of all structures on the premises.
B. 
Removal. No mobile home in a mobile home park shall be removed from the Township without first obtaining a permit from the Township Tax Collector as required by Act No. 54, 1969, of the Pennsylvania General Assembly.[1] Such permit shall be issued upon payment of a fee to be established from time to time by resolution of the Board of Supervisors and real estate taxes assessed against the home and unpaid at the time the permit is requested.
[1]
Editor's Note: See 72 P.S. § 5020-407.
A. 
Whenever the Township Building Inspector or other authorized Township representatives determine that there are reasonable grounds to believe that there has been a violation of any provision of this section of this chapter, or of any regulations adopted pursuant thereto, such authority shall give notice of such alleged violation to the person to whom the permit 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 the state.
(5) 
Contain an outline or remedial action which, if taken, will effect compliance with the provision 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 section of this chapter, or of any regulation adopted pursuant thereto, may request and shall be granted a hearing on the matter before the Board of Supervisors, provided that such person shall file with the Township 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 as of the suspension. Upon receipt of such petition, the Township 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 any 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, the Township 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.
C. 
Findings and orders. After such hearing, the Board of Supervisors shall make findings as to compliance with the provisions of this section 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 above. 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. The proceedings of such a hearing, including the findings and decision of the Board of Supervisors, 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 the section. Any person aggrieved by the decision of the Board may seek relief therefrom in any court of competent jurisdiction, as provided by the laws of this commonwealth.