[Ord. 105, 12/13/1993, § 1100]
To regulate development and operation of mobile home parks situated
within the Township; providing procedures for submitting applications
and plans, approvals, permits and inspections; establishing uniform
standards for design, construction, unit placement, maintenance and
related infrastructure and facilities; providing for responsibilities
of the developer or operator; and, providing for remedies and penalties
for violation of this section.
[Ord. 105, 12/13/1993, § 1200]
No mobile home park, or any extension or alteration of any existing
mobile home park, and no streets, storm sewers, water main, sanitary
sewer system or other improvements associated therewith, shall be
laid out, constructed, opened or dedicated except after approval of
plans in accordance with the provisions of this chapter.
[Ord. 105, 12/13/1993, § 1300]
The following words, terms or phrases shall have the meanings
given in this section unless otherwise expressly stated:
Any structural addition to the mobile home unit or mobile
home lot that includes but is not limited to awnings, cabanas, carports,
Florida rooms, porches, storage cabinets and similar appurtenant structures.
A landowner or developer who has filed an application for
a mobile home park development.
A written request, either preliminary or final, required
to be filed and approved prior to the start of mobile home park development
and which is completed in all respects as required by this Part.
Written approval, in whatever form, as required by a governmental
agency, authorizing a developer to operate and maintain a mobile home
park.
The removal of surface materials by action of natural elements.
Any landowner, agent of such landowner, or tenant or promoter
of such landowner, who makes or causes to be made a mobile home park.
Any act by which earth, sand, gravel, rock or any other similar
material is dug into, cut, quarried, uncovered, removed, displaced,
relocated or bulldozed and any conditions resulting therefrom.
A mobile home park previously approved and granted permits,
in actual operation as of the effective date of this Part. Also, those
lots within an approved park that are completely developed, with all
utilities installed and available for immediate use or occupancy as
mobile home sites as of the effective date of this Part, or parks
for which plans have been previously submitted to the Township and
approved by all required governmental agencies prior to adoption of
this Part.
All putrescible wastes, except sewage and body wastes, including
animal and vegetable offal.
The Board of Supervisors of Jefferson Township, Butler County,
Pennsylvania.
The total mobile home park area contained within the perimeter
boundaries of the tract or parcel.
The legally designated health authority of the Commonwealth
of Pennsylvania (DER) and the Board of Supervisors.
A transportable single-family dwelling structure designed
and intended for permanent occupancy, with the minimum body width
of eight feet and a minimum body length of 32 feet, built on a chassis
for towing on its own running gear, joined into one integral unit
capable of later 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 for use without
attachment to a permanent foundation other than being secured to appropriate
piers, tie-downs or similar approved anchoring devices and structures.
A mobile home consisting of two sections combined horizontally
at the site that retain their individual chasses for possible future
movement.
A mobile home with one or more room sections that fold, collapse
or telescope into the principal unit when being transported and which
can be expanded at the site to provide additional living area.
A parcel of land in a mobile home park improved with required
utility connections and other appurtenances, for a single mobile home,
which is leased by the park owner for the exclusive use of an occupant
of a mobile home placed on the lot.
Any contiguous parcel or tract of land under single ownership,
used or intended to be used for the placement of two or more mobile
homes for nontransient use, together with the required improvements
and facilities upon the land, whether or not consideration or rental
is required for the use of the parcels or facilities thereon. In no
event shall any mobile home park contain a gross site area of less
than 10 contiguous acres of land.
The plan layout for a mobile home park, whether preliminary
or final.
That part of an individual mobile home space that has been
reserved for the placement of a mobile home, including but not limited
to any structure on or appurtenant to a mobile home space that provides
utility service connections for a mobile home.
A factory-fabricated transportable building unit designed
to be used independently or incorporated with similar units into a
modular structure on a permanent foundation at a permanent building
site. Such units shall not be used as dwelling units in a mobile home
park.
The total mobile home park area contained within the perimeter
boundaries of the tract or parcel, less the land set aside for street
rights-of-way, off-street parking areas and service buildings.
Includes written approvals, in whatever form, as issued by
the Township Board of Supervisors authorizing a person to operate
and maintain a mobile home park.
Any individual, firm, trust, partnership, public or private
association or corporation, or other entity.
A tentative plan of an entire tract, prepared by a registered
land surveyor, showing approximate street and lot layout, as a basis
for consideration and review prior to preparation of a final plan.
A complete and exact plan, prepared by a registered land
surveyor, of an entire tract, or of a portion of a tract, for development
in accordance with the terms of this Part.
The Planning Commission of Jefferson Township, Butler County,
Pennsylvania.
A vehicle, with or without motor power, that may be towed
on the public highways without a special hauling permit, or may be
driven under its own power, and 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."
Such recreational vehicles shall not be used as a dwelling in a mobile
home park.
ACTIVEThose areas designated, developed and equipped for such organized activities as swimming, basketball, volleyball, tennis, handball, badminton, baseball, football, children's play areas and similar endeavors.
PASSIVEThose functional areas either landscaped or left in a natural state for walking, sitting, nature study and other passive uses.
The surface water discharge of a given watershed, or portion
thereof, after a fall of rain or snow that does not enter the soil
but runs off the surface of the land.
A structure housing operational, office, recreational, park
maintenance and other permitted facilities built to conform to required
local standards.
Consists of all pipes, fittings and appurtenances from the
drain outlet of the mobile home to the inlet of the corresponding
sewer riser pipe.
That portion of the sewer lateral which extends vertically
to the ground elevation and terminates at each mobile home lot.
Consists of all pipes, fittings and appurtenances from the
water riser pipe to the water inlet pipe of the distribution system
within the mobile home.
That portion of the water service pipe which extends vertically
to the ground elevation and terminates at a designated spot at each
mobile home lot.
Consists of all pipes, fittings, valves and appurtenances
from the water main of the park distribution system to the water outlet
of the distribution system within the mobile home.
[Ord. 105, 12/13/1993, § 1400]
1.
Application Process. Applications for the establishment, development
and operation of mobile home parks within the Township shall be submitted
in accordance with the following requirements and procedures:
A.
All applications for permits shall be made by the owner of the mobile
home park, or his authorized representative, to the Township Planning
Commission.
B.
No applicant may proceed with any grading, street construction or
other improvements, nor establish or extend any mobile home park,
until a preliminary application has been approved by the Planning
Commission and the Board of Supervisors. No applicant may sell, transfer,
lease or allow any land or tract to be developed or used for mobile
home park purposes, nor permit any mobile home to be brought upon
such land or tract, until the final plat has been approved by the
Planning Commission and the Board of Supervisors.
C.
Applications for new mobile home parks and for extension of existing
parks shall be in writing, signed by the applicant, accompanied by
an affidavit of the applicant as to the truth of the application and
shall contain the name and the address of the applicant and the location
and legal description of the mobile home park site.
2.
Preliminary Application. Preliminary applications shall be submitted
to the Planning Commission and shall include a reproducible original
and five copies and shall be accompanied by an application fee as
set by resolution by the Board of Supervisors. The following elements
shall be included as part of the preliminary application:
A.
A site map covering the entire tract and clearly showing:
(1)
Site topography with vertical contour intervals of five feet
or less.
(2)
Natural features, structures, walls, drainage, utilities, woods,
streams, streets or rights-of-way, and existing land use.
(3)
The names of adjacent landowners, utility easements and other
land restrictions which may be applicable.
(4)
Areas subject to flooding, subsurface conditions and mineral
rights.
(5)
Tract boundary lines with calculated distances and bearings,
and the title, north point, scale and date.
B.
A subdivision plan drawn at a scale no smaller than 100 feet to one
inch and which clearly shows the following:
(1)
Name of the mobile home park, names and addresses of owners
and preparer of plan.
(2)
Proposed street pattern, including street names, widths and
grades.
(3)
The names of adjacent landowners, utility easements and other
land restrictions which may be applicable.
(4)
Areas subject to flooding, subsurface conditions and mineral
rights.
(5)
Tract boundary lines with calculated distances and bearings,
and the title, North point, scale and date.
(6)
Layout of lots, including dimensions, lot numbers and building
lines.
(7)
Parcels to be dedicated and reserved for community parks, active
and passive recreation sites, common parking areas and other community
purposes.
(8)
Key plan, legends, scale, North point and date.
(9)
A draft of all proposed lot covenants.
C.
An engineering report prepared by a registered engineer, stamped
with seal, shall include, wherever pertinent:
(1)
Profiles, cross sections and specifications for proposed street
improvements.
(2)
Profiles and other explanatory date concerning installation
of water distribution systems, storm sewers, sanitary sewers.
(3)
A report on the feasibility of connection to an existing sewerage
system, including distances to the nearest public sewer, service load
of the subdivision, and capacity of the treatment plant.
(4)
If connection to a public sewerage system is not feasible, a
report on the feasibility of a separate sewerage system and a treatment
works, including the design, population, type and location of the
treatment facility and receiving watercourse.
D.
An erosion and sedimentation control plan that specifically indicates
all erosion and sedimentation control measures to be utilized on the
site. The plan shall meet the following requirements:
(1)
The erosion and sedimentation control plan shall be prepared
by persons trained and experienced in erosion and sedimentation control
methods and techniques.
(2)
The erosion and sedimentation control plan shall be designed
to prevent accelerated erosion and sedimentation and shall consider
all factors which contribute to erosion and sedimentation, including
but not limited to the following:
(a)
The topographic features of the project area.
(b)
The types, depth, slope and areal extent of the soils.
(c)
The proposed alteration to the area.
(d)
The amount of runoff from the project area and the upstream
watershed area.
(e)
The staging of earthmoving activities.
(f)
Temporary control measures and facilities for use during earthmoving.
(g)
Permanent control measures and facilities for long-term protection.
(h)
A maintenance program for the control facilities, including
disposal of materials removed from the control facilities or project
area.
(3)
All additional requirements specified by the Planning Commission,
the Pennsylvania Department of Environmental Resources and the County
Conservation District.
3.
Preliminary Review. Copies of the preliminary application shall be
forwarded to the County Planning Commission. The Board of Supervisors
shall not approve the preliminary application until a report has been
received from the County Planning Commission. The Board of Supervisors
shall not approve the preliminary application until a report has been
received from the County Planning Commission, or until 30 days from
the date the copies of the preliminary application were forwarded.
4.
Preliminary Approval. The Board of Supervisors shall render its decision
and communicate it to the applicant not later than 90 days after such
application is filed.
A.
The decision of the Board of Supervisors shall be in writing and
shall be communicated to the applicant personally or mailed to him
at his last known address not later than five days following the decision.
B.
If the Planning Commission or the Board of Supervisors desires additional
time to consider the preliminary plan, the applicant may be requested
to waive the ninety-day time limitation established by law and grant
an additional thirty-day review period. This extension shall be voluntary,
accomplished only by a signed written agreement on the part of the
applicant.
C.
When the application is not approved in terms as filed, the decision
shall specify the defects found in the application and describe the
requirements which have not been met and shall, in each case, cite
the provisions of any statute or ordinance relied upon.
D.
Failure of the Board of Supervisors to render a decision and communicate
it to the applicant within the time and the manner required shall
be deemed an approval of the application in terms as presented unless
the applicant has agreed in writing to an extension of time or change
in the presentation. Failure to meet the extended time shall have
like effect.
5.
Public Hearing. The Planning Commission or the Board of Supervisors
may hold a public hearing prior to approval or disapproval of the
preliminary application.
6.
Final Application.
A.
Final applications shall include five prints and one reproducible
copy of the final plat and a certificate of completion of improvements
as required below.
B.
The final plat shall be drawn at a scale no smaller than 100 feet
to one inch and shall show:
(1)
The mobile home park name, name and address of owner and subdivider,
source of title of land as shown by the books of the Recorder of Deeds
of the county, graphic scale, North point, date and certificate of
approval by the Planning Commission and Board of Supervisors.
(2)
Survey date with certification by a registered professional
engineer or land surveyor showing calculated distances and bearings
of the mobile home park boundaries, delineation of lots, utility easements,
streets, alleys, building lines, and parks and other common areas
reserved for community purposes.
(3)
Location of monuments.
(4)
Lot numbers and street names.
7.
Improvements. No plats shall be finally approved unless all improvements
required by this Part have been installed in strict accordance with
this Part, or a guarantee that the improvements will subsequently
be installed by the owner in the form of a bond or deposit of funds
or securities in escrow which are acceptable to the Board of Supervisors
and are in an amount sufficient to cover the cost of the improvements
that may be required. Such bond or other security shall provide for,
and secure to the public, the completion of all declared improvements
within a period of three years from the date of final approval of
the plat.
8.
Final Review. The Planning Commission shall forward copies of the
final application to the Board of Supervisors, the County Planning
Commission and other applicable county or state agencies.
9.
Final Approval. The Board of Supervisors shall render its decision
and communicate it to the applicant, as required by law, no later
than 90 days after such application is filed.
A.
Prior to final plat approval, the developer or owner shall furnish
to the Township Supervisors written approvals for sewerage and/or
erosion control as issued by the Department of Environmental Resources
or other appropriate agency.
B.
When a preliminary application has been duly approved, the applicant
shall be entitled to final approval in accordance with the terms of
the approved preliminary application.
C.
Upon final approval, the applicant may commence and complete the
approved development in accordance with the terms of such approval
within three years from such approval. Where final approval is preceded
by preliminary approval, the three-year period shall be counted from
the date of the preliminary approval.
10.
Inspection. When the plans of streets and other improvements have
been approved as provided in this Part, the subdivider or owner shall
first notify the Board of Supervisors of his intention to proceed
with the construction or installation of said streets and improvements;
notification shall be made at least five days before any such construction
or installation shall commence so as to give the Board of Supervisors
an opportunity to inspect the site prior to commencement of work and
to inspect installation or construction of said streets and improvements
during the course of work being performed.
[Ord. 105, 12/13/1993, § 1500]
The following requirements shall apply to all development, construction
and use of land and facilities within all mobile home parks in the
Township. In all respects in which standards are not set forth herein,
applicable standard requirements and guidelines of the Commonwealth
of Pennsylvania or the Federal Government, whichever is more severe,
shall apply.
A.
Site Requirements. The development and operation of mobile home parks
and the use of all sites therein shall be governed by the following
requirements and criteria:
(1)
Land Adaptability.
(a)
A mobile home park shall have a minimum gross land area of 10
contiguous acres.
(b)
Land subject to flooding, slips and slides, subsidence, poor
drainage or slopes in excess of 25% shall not be developed for residential
occupancy.
(c)
The location of all mobile home parks shall:
1)
Be free of influence from swamps, marshes, garbage or rubbish
disposal areas or other potential breeding places for insects or rodents.
2)
Not be subject to flooding.
3)
Not be subject to any hazard or nuisance, such as excessive
noise, vibration, smoke, toxic matter, radiation, heat, odor or glare.
4)
Any lot developed as a site for a mobile home within any mobile
home park which has a grade in excess of 10% shall have the mobile
home unit set parallel to the contour and on a level graded area no
smaller in size than the overall dimensions of the trailer.
(d)
Every effort shall be made by the developer to preserve existing
shade trees in the area being developed.
(e)
Exposed ground surface 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 dust during dry weather. All park grounds shall be maintained
free of vegetative growth that is poisonous or may harbor rodents
or other pests harmful to man.
(2)
Activity and Use Limitations.
(a)
No central toilet, washroom or laundry facilities may be constructed
in any mobile home park, and each mobile home parked therein shall
be equipped with toilet and washroom facilities which shall be attached
to central sewage and water facilities as provided for each lot.
(b)
No part of any mobile home park shall be used for nonresidential
purposes, except when so designated on the plan as uses required for
the direct (noncommercial) servicing or well-being of park residents
or for the management and maintenance of the park. Uses shall be limited
to:
(c)
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.
(d)
Each mobile home until shall be limited to single-family occupancy.
(e)
Home occupations may be conducted within mobile home units within
a mobile home park by the residents therein, provided that:
1)
Home occupations are permitted by other applicable Township
ordinances and all provisions of said ordinances are complied with.
2)
All activities are conducted entirely within the mobile home
unit by the residents thereof.
3)
No home occupation activities shall be conducted which involve
visitation by clients to the mobile home park for business purposes.
(3)
Screening.
(a)
All mobile home parks shall be surrounded by a planted screen
along the interior of all perimeter boundaries.
(b)
The required screen shall have a minimum height of six feet
within two years of planting. Plant materials used for the screen
shall consist of dense evergreen plants of a type to provide a continuous
year-long opaque screen. The Board of Supervisors shall require either
new planting or an appropriate alternative screening after two years
if the plant materials do not provide an opaque screen.
(c)
The Planning Commission may recommend, and the Board of Supervisors
may approve, a relaxation of the screening requirement in rural areas
where there is no existing development within reasonable site distances
adjacent to the mobile home park, or where topography or related circumstances
negate the need for screening.
B.
Environmental and Open Space Requirements. All mobile home parks
shall be constructed in accordance with the following requirements:
(1)
Site Drainage.
(a)
The ground surface in all parts of every park shall be graded
and equipped to drain all surface water in a safe, efficient manner.
(b)
Surface water collectors and other bodies of standing water
capable of breeding mosquitoes and other insects shall be eliminated
or controlled.
(c)
No wastewater from any plumbing fixture or sanitary sewer line
shall be deposited upon the ground surface in any part of a mobile
home park.
(2)
Erosion Control.
(a)
All earthmoving activities shall comply with soil and erosion
plans and provisions of this chapter and the PADER Soil Erosion and
Sediment Control Manual, March 1982, and amendments thereto.
(b)
No changes shall be made in the contour of the land; and no
grading, excavating, removal or destruction of the topsoil, trees
or other vegetative cover of the land shall be commenced until:
(c)
Measures used to control erosion and reduce sedimentation shall,
at a minimum, meet the standards and specifications of the County
Conservation District.
(d)
Final plans approved for minimizing erosion and sedimentation
may be incorporated into the agreement and bond requirements if so
ordered by the Board of Supervisors.
(e)
The approval of plans and specifications for the control of
erosion and sedimentation shall be concurrent with the approval of
the final plans of a mobile home park development and shall become
a part thereof.
(f)
During site construction, further inspection and consultative
technical assistance may be required by the Board of Supervisors,
to be accomplished by the County Conservation District or other qualified
agency or professional contractor. All costs for such assistance shall
be paid by the developer.
(g)
In the event the developer proceeds to clear and grade prior
to final plan approval, without satisfying conditions specified under
all subsections above, the Board of Supervisors may revoke the approval
of preliminary and final plans.
(3)
Open Space and Recreation Provisions.
(a)
The developer shall provide at least 10% of the net acreage
of the mobile home park to be developed for recreation and open space
area. Such area shall be satisfactory for the projected use with respect
to degree of slope, dangers, location and related considerations.
(b)
At least 50% of the required open space shall be developed for
active recreation. The remaining portion of required open space may
be used for passive recreation.
(c)
The open space shall not consist of areas set aside for street
rights-of-way, buffer zones, parking areas, mobile home lots, service
buildings and related facilities.
C.
Road and Parking Requirements. All mobile home park road systems
shall be developed in conformance with the following standards and
criteria:
(1)
General Requirements.
(a)
A safe and convenient vehicular access shall be provided from
abutting public streets and roads to each mobile home lot.
(b)
Entrances to mobile home parks shall be designed to minimize
congestion and hazards and to allow free movement of traffic on adjacent
streets.
(c)
The number of mobile home park road system points of intersection
with public road systems shall be held to the minimum possible, consistent
with topography and other local conditions.
(d)
Within 100 feet of an intersection, roads shall be at approximately
right or 90° angles. A distance of at least 150 feet shall be
maintained between center lines of offset intersecting roads. Intersections
of more than two roads at one point are prohibited.
(e)
A plan of the roads, showing grades and intersections, shall
be provided to the Planning Commission with the application for the
mobile home park permit.
(f)
Grades of all roads shall be sufficient to ensure adequate surface
drainage, but shall be not more than 8%. Short runs with a maximum
grade of 15% may be permitted, provided traffic safety is assured
by adequate leveling areas.
(2)
Blocks.
(a)
Blocks shall have a minimum length of 400 feet and a maximum
length of 1,200 feet.
(c)
In no instance shall the access to a mobile home lot be from
a public right-of-way or any other road that is not a part of the
mobile home park's internal traffic circulation system.
(d)
Dead-end streets (culs-de-sac) shall be limited to a maximum
length of 600 feet and shall be provided at the closed end with a
turnaround having an outside roadway diameter of at least 80 feet.
(3)
Street Construction.
(a)
All roads shall have a minimum cartway width of 20 feet.
(b)
All roads shall be provided with a smooth, hard and dust-free surface which shall be durable and well drained under normal use and weather conditions. Road surfaces shall be maintained free of cracks, holes and other hazards. All park roads shall be constructed in accordance with the requirements of § 22-905 of this chapter.
(4)
Parking Requirements.
(a)
No on-street parking shall be permitted within the mobile home
park.
(b)
Off-street parking spaces for at least two motor vehicles shall
be provided for each mobile home lot. A carport or paved slab shall
be provided to serve as a primary parking space, and a driveway may
serve as the second space if parking is provided on the lot. Such
parking spaces need not be covered or enclosed.
(c)
Common off-street parking areas with dust-free stabilized surfaces
may be provided in all mobile home parks for the use of park occupants
and guests. Required car parking spaces that are provided in such
common lots rather than on individual mobile home lots shall be located
so as to provide convenient access to the mobile home, but shall not
exceed a distance of 150 feet from the mobile home intended to be
served. Where such common facilities are provided, there shall be
adequate all season pedestrian walkways between the parking area and
the mobile home lots served.
(6)
Street Signs. Street name signs shall be placed at all intersections
by the developer or owner. Their design shall be approved by the local
municipalities.
(7)
All parks shall be furnished with streetlights so spaced and
placed to provide sufficient levels of illumination for the safe movement
of pedestrians and vehicles at night. Other types of lighting systems,
such as erection of an outside light in front of each mobile home
unit, may be authorized by the Township. All costs associated with
the maintenance and operation of the park streetlighting system shall
be the responsibility of the owner of the mobile home park.
D.
Lot Requirements. The following standards and criteria shall apply
to the layout of lots and the installation and placement of structures
thereon in all mobile home parks.
(1)
Dimensional Requirements.
(a)
Each mobile home lot within the park shall have a minimum area
of 10,000 square feet and a minimum width of 80 feet.
(b)
The total number of lots in a park shall not exceed an average
density of three per gross acre.
(c)
There shall be a minimum of 25 feet between a mobile home and/or
accessory structures on the lot and the right-of-way of any mobile
home park road, common parking area or common use areas or structures.
(d)
All mobile homes shall be located not less than 50 feet from
the right-of-way of any public street or highway or from any mobile
home park boundary.
(e)
Mobile homes shall be separated from each other and from other
buildings and structures as follows:
(f)
Maximum mobile home lot coverage, including the principal mobile
home unit and all accessory structures, shall not exceed 25%.
(2)
Mobile Home Stand.
(a)
Each mobile home lot shall be improved to provide an adequate
mobile home stand or pad for the placement and tie down of the mobile
home. Each mobile home stand or pad shall be constructed so that it
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 structure.
(b)
Anchors or tie downs, such as cast-in-place concrete "deadmen"
(eyelets embedded in concrete), screw augers or arrowhead anchors,
shall be placed at least at each corner of the mobile home stand,
and each device shall be able to sustain a minimum load of 4,800 pounds.
(c)
The pad area under all portions of the mobile home unit shall
be paved with at least four inches of concrete or other approved nonporous
material that meets the requirements of Subsection B(1) above.
(d)
The lot upon which each mobile home is installed shall be graded
so that the mobile home erected thereon shall be at a height not to
exceed 30 inches as measured from the ground floor to the ground level
at any point.
(3)
Skirting.
(a)
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,
with two accesses provided at different locations.
(b)
Skirting shall be installed within 30 days of the placement
of the mobile home on the lot pad.
(4)
Accessory Structures. Accessory structures that have a floor
area of 10 square feet or more, whether attached or freestanding on
the lot, shall be considered part of the mobile home and subject to
the following requirements:
(a)
Storage sheds and similar structures shall meet all setback
requirements specified in Subsection D(1) and shall be located a minimum
distance of 10 feet from the mobile home unit.
(b)
Expandable room sections constructed as an integral part of
the principal unit, awnings, porches and steps, carports, Florida
rooms and similar appurtenances may extend into the required separation
areas cited in Subsection D(1)(e) a maximum distance of eight feet.
(c)
All accessory structures shall be designed and constructed of
materials that are aesthetically compatible with the principal unit
and the adjacent installations.
E.
Water Supply. Water supply and installation of the water distribution
system in all mobile home parks shall be in accordance with the following
requirements:
(1)
General Requirements.
(a)
To the fullest extent possible, underground utility lines shall
not be installed beneath existing or proposed paved areas. In any
event, before placing the street surface, adequate subsurface drainage
for the streets and all subsurface utilities as acceptable to the
Township and required by the Commonwealth of Pennsylvania shall be
provided and/or installed by the developer.
(b)
An adequate supply of water shall be provided for mobile homes,
service buildings and other accessory facilities as required by this
Part. 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 Resources or other authority having jurisdiction.
An emergency or auxiliary water supply of 5,000 gallons shall be provided
for each 50 mobile homes or less. For each additional 50 mobile homes
or fraction thereof, said park shall provide an additional 5,000 gallons
auxiliary water supply.
(2)
Source of Supply.
(a)
The water supply shall be capable of supplying a minimum of
150 gallons per day per mobile home.
(b)
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.
(c)
Water supply treatment, if necessary, shall be in accordance
with the requirements of the Pennsylvania Department of Environmental
Resources.
(3)
Water Storage Facilities. All water storage reservoirs shall
be covered, watertight and constructed of impervious material.
(4)
Water Distribution System.
(a)
All water piping, fixtures and other equipment shall be constructed
and maintained in accordance with state and local regulations.
(b)
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.
(c)
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.
(5)
Individual Water-Riser Pipes and Connections.
(a)
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
water connection possible and decreasing susceptibility to water pipe
freezing.
(b)
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.
(c)
Adequate provisions shall be made to prevent freezing of service
lines, valves and riser pipes and to protect risers from the heaving
and thawing actions of the ground during freezing weather.
(d)
A shutoff valve below the frost line shall be provided near
the water-riser pipe on each mobile home lot.
F.
Sewage Disposal. Sanitary sewerage system installations in all mobile
home parks shall be in accordance with the following requirements:
(1)
General Requirements.
(a)
An adequate and safe sewerage system shall be provided in all
parks for conveying and disposing of sewage from all mobile homes.
(b)
Where a public sewerage system exists within 1,000 feet from
a perimeter property boundary of the mobile home park site, connection
shall be made to such system if the local operating authority certifies
that there is sufficient plant and interceptor line capacity. All
construction and materials shall comply with the local authority's
specifications.
(c)
A sewerage system and a sewage treatment plan shall be provided
by the developer if a public sewerage system is not available or is
not of sufficient capacity to serve the needs of a mobile home park.
Such system shall be designed, constructed and maintained in accordance
with the Pennsylvania Department of Environmental Resources. Each
applicant for a mobile home park construction permit, as required
by this Part, shall construct, install or cause to be constructed
and installed a sewage treatment plant of adequate size and capacity
and approved by the Pennsylvania Department of Environmental Resources.
(d)
Effluents from sewage treatment facilities shall be discharged
only as permitted by the Pennsylvania Department of Environmental
Resources.
(e)
Stormwater runoff shall not be connected to any sanitary sewer
system.
(f)
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 approved materials as specified by the Pennsylvania
Department of Environmental Resources and shall have watertight joints.
(2)
Individual Sewer Connections.
(a)
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.
(b)
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.
(c)
All materials used for sewer connections shall be semirigid,
corrosive resistant, nonabsorbent and durable. The inner surface shall
be smooth.
(d)
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
four inches above ground elevation.
G.
Electrical Distribution System. Electrical distribution systems in
all mobile home parks shall be in accordance with the following requirements:
(1)
General Requirements. 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 specifications, National Electrical Code, and local
and state codes and ordinances. Inspection by a qualified electrical
inspection agency shall be made of all private electrical system.
(2)
Lot Provisions.
(a)
Each mobile home lot shall be provided with an approved disconnect
device and overcurrent protective equipment. The minimum service per
mobile home outlet shall be 120/240 volts AC, 200 amperes.
(b)
Outlets (receptacles or pressure connectors) shall be housed
in a weatherproof outlet box and shall be located not more than 25
feet from the overcurrent protective device in the mobile home. A
three-pole, four-wire grounding type shall be used.
(c)
The mobile home shall be connected to the outlet box by an approved
type flexible supply cord with a male attachment plug or with pressure
connectors.
H.
Fuel Supply and Storage. Fuel supply and storage in all mobile home
parks shall conform to the following requirements.
(1)
Natural Gas System.
(a)
Natural gas piping systems when installed in mobile home parks
shall be maintained in conformity with accepted engineering practices.
(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.
(c)
All gas piping installed below ground shall have a minimum earth
cover of 18 inches. Gas piping shall not be installed under any mobile
pad.
(2)
Liquefied Petroleum Gas System.
(a)
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.
(b)
Systems shall be provided with safety devices to relieve excessive
pressures and shall be arranged so that the discharge terminates at
a safe location.
(c)
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. All such outside regulators
must be covered and protected from the weather.
(3)
Fuel Oil Supply Systems.
(a)
All fuel oil supply systems provided for mobile homes, service
buildings and other structures to be installed and maintained in conformity
with the rules and regulations published in the National Board of
Fire Underwriters' Code.
(b)
All piping from outside fuel storage tanks or cylinders to mobile
homes shall be securely, but not permanently, fastened in place.
(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 or cylinders shall be securely placed
and shall be not less than five feet from any mobile home exit.
I.
Fire and Sanitation Regulations. The following regulations shall
apply to all mobile home parks and all uses therein:
(1)
Fire Protection.
(a)
The mobile home park area shall be subject to the rules and
regulations of the Township pertaining to fire prevention and shall
permit fire prevention personnel and vehicles to enter onto the mobile
home premises in case of fire or for inspection purposes.
(b)
Portable fire extinguishers shall be kept in public service
and maintenance buildings under park control. Class A, B and C fire
extinguishers, five-pound size, shall be supplied by the park operator
and available within reasonable access of every mobile home.
(c)
Fire hydrants shall be installed if their water supply source
is capable of serving them 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)
Fire hydrants, if provided, shall be located within 600 feet
of any mobile home, service building or other structure in the park.
3)
All hydrants shall meet specifications of the Fire Department
which services the area in which the mobile home park is situated.
(d)
Mobile home park areas shall be kept free of litter, rubbish
and any accumulation of inflammable materials.
(e)
Cooking shelters, barbecue pits, fireplaces, wood-burning stoves
and incinerators shall be so located, constructed, maintained and
used as to minimize fire hazards and smoke nuisance both on the property
on which used and on neighboring property. No open fire shall be permitted
except in facilities provided. No open fire shall be left unattended.
(2)
General Sanitation Requirements.
(a)
The storage, collection and disposal of solid waste and refuse
in the mobile home park shall be so conducted as to create no health
hazards, no rodent harborage, insect breeding areas, accident or fire
hazards, or air pollution.
(b)
All refuse containing garbage shall be collected at least once
weekly. The management or developer shall provide this service.
(c)
Grounds and structures shall be maintained free of insect and
rodent harborage and infestation.
(d)
Grounds shall be kept free of clutter, automotive parts, unauthorized
accessory uses and related materials.
J.
Management Responsibility. The following regulations shall govern
the management and operation of all mobile home parks:
(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 and all other
local, state and federal rules and regulations 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 health officer, fire inspector,
Building Inspector, Code Enforcement Officer or other official designated
by the Township Supervisors 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. Said register shall contain a brief description,
including make, model and license number, of mobile homes owned by
residents in said park. Such register shall be available to any person
authorized by the Township Supervisors to inspect the park.
(e)
The management shall submit to the Board of Supervisors by January
1 of each year a copy of the list of names and addresses of all mobile
home occupants and a copy of any state permits that may be required
by state law. Changes that occur in occupancy shall be submitted on
a quarterly basis.
(f)
The park management shall notify park occupants of all applicable
provisions of this Part and inform them of their duties and responsibilities
under this Part.
(g)
The park management shall not permit abandoned automobiles,
accessory structures, rubbish or related materials on mobile home
lots or any other portion of the site and shall assure that any vacant
mobile home unit on any mobile home lot or other portion of the site
is secure from vandalism and is maintained in a safe, sanitary and
aesthetically acceptable condition.
(2)
Responsibilities of Park Occupants.
(a)
The park occupant shall comply with all applicable requirements
of this Part and shall maintain his mobile home lot, its facilities
and equipment in good repair and in a clean and sanitary condition.
(b)
The park occupant shall be responsible for proper placement
of his mobile home on its mobile home stand and proper installation
of all utility connections in accordance with the instructions and
supervision of the park management.
(c)
Pets shall not be permitted to run at large or to commit any
nuisance within the limits of any mobile home lot.
(d)
Skirtings, porches, awnings and other permitted accessory additions
shall be installed in accordance with the requirements of this Part.
When installed, they shall be maintained in good repair. The space
immediately underneath a mobile home shall be used for storage only
if permitted by the park management. If permitted the following conditions
shall be satisfied:
1)
The storage area shall be provided with a base of impervious
material.
2)
Stored items shall be located so as not to interfere with the
underneath inspection of the mobile home.
3)
The storage area shall be enclosed by skirting.
4)
No materials deemed by the park management or Township Official
to be dangerous shall be stored.
(e)
The park occupant shall store and dispose of all his rubbish
and garbage in a clean, sanitary and safe manner. The garbage container
shall be rodentproof, insectproof and watertight.
[Ord. 105, 12/13/1993, § 1600]
1.
Permits, Registration and Licenses. The following requirements shall
govern the granting of permits and certificates for the development
of a mobile home park:
A.
Permit Requirements.
(1)
No permit to construct a mobile home park shall be issued until
such time as a preliminary and final plan shall be first submitted
to the Planning Commission and approved by the Board of Township Supervisors.
(2)
All applicants for a permit to lay out and construct a mobile
home park in the Township shall, in addition to the requirements of
this Part, apply for and obtain any and all permits that may be required
by the Pennsylvania Department of Environmental Resources in connection
with the establishment of a mobile home park. It shall be unlawful
for any person to construct, alter or extend any mobile home park
within the limits of the Township unless he holds all required valid
permits issued by this Township.
(3)
Duplicate copies of any application required by any state regulatory
agency shall be concurrently filed with the Township Board of Supervisors
or its designated official. The applicant shall also submit an application
to the Township, or its designee, upon a form to be furnished by the
Township, for a permit to lay out and construct a mobile home park
in the Township.
(4)
Upon request of such application, the Township's authorized
representative shall forthwith inspect the applicant's proposed
site to determine its suitability for use as a mobile home park and
to determine that the provisions of this Part are being complied with.
Upon a favorable determination, Township officials shall issue a mobile
home park permit to the applicant for the construction, laying out
and establishment of a mobile home park. The permit shall be valid
for a period of one year thereafter.
(5)
Renewal permits for an additional period of one year shall be
issued by the Township upon evidence by the applicant that his mobile
home park continues to meet the standards prescribed by this Part.
Any renewal permit requested shall be accompanied by a permit fee
as established by the Board of Supervisors.
(6)
After the effective date of this Part, any proposed extension
or enlargement of any mobile home park in the Township shall be subject
to all the provisions of this Part relating to development, construction,
use requirements, the filing of applications, permits for construction,
etc., and the payment of a filing fee as hereafter provided.
(7)
All original applications for a construction permit shall be
accompanied by a permit fee as established by the Board of Supervisors.
(8)
Mobile home parks in existence upon the effective date of this
Part shall be required to meet the construction and development standards
of Township ordinances under which they were originally developed
as a prerequisite to the issuance of a permit. All other operational
and administrative standards prescribed herein shall apply.
B.
Registration.
(1)
It shall be unlawful for any person to maintain and operate
any mobile home park within the limits of the Township unless he applies
for and obtains a license to be issued by the Township, as hereinafter
provided.
(2)
Every person holding such license shall file notice in writing
to the Township within 10 days after having sold, transferred, given
away or otherwise disposed of interest in or control of any mobile
home park.
C.
Licenses.
(1)
Applications for original mobile home park licenses shall be
in writing, signed by the applicant, accompanied by an affidavit of
the applicant as to the truth of the application, and shall contain
the name and the address of the applicant; the location and legal
description of the mobile home park; and a final site plan or survey
of the mobile home park showing all mobile home lots, structures,
roads, walkways and other service facilities.
(2)
Applications for annual renewal of mobile home park licenses
shall be made in writing, signed by the applicant, accompanied by
an affidavit of the applicant as to the truth of the application,
and shall contain any change in information submitted in the original
application.
(3)
Fees for original licenses and annual renewals of licenses shall
be set by resolution of the Board of Supervisors. Any existing mobile
home park in operation at the time this Part becomes effective shall
be subject to the annual license fee hereinabove provided.
2.
Inspection. A representative of the Township may inspect a mobile
home park at reasonable intervals, and at reasonable times, to determine
compliance with this Part.
3.
Placement and Removal. No mobile home, whether installed on a single
lot or in a mobile home park, shall be placed in, or removed from,
any site within Jefferson Township without first obtaining a permit
from the tax authority charged with the collection of real estate,
wage, property transfer and per capita taxes. Said permits, required
for placement or removal, shall be issued on payment of all fees and
taxes required by the Board of Supervisors and applicable taxing bodies.
4.
Erection of Single Mobile Homes; General Requirements. No person,
persons, partnership, association, corporation or other legally recognized
entity shall place or permit to be placed by others, or occupied or
permit to be occupied by others, any mobile home in the Township for
sleeping or living purposes, except in a mobile home park duly licensed
by the Board of Township Supervisors. However, a single, on-site mobile
home placement shall be permitted, provided said mobile home and site
conform to and comply with all building, land use control and other
ordinances of the Township applicable to conventional stationary dwellings
and residences.
5.
Notices, Hearing, Orders and Actions.
A.
Notices. Whenever the Township determines that there are reasonable
grounds to believe that there has been a violation of any provision
of this Part, or of any regulation adopted pursuant thereto, such
authority 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,
to be not more than 30 days, weather permitting, or such additional
time as granted by the Township.
(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 method authorized or required
by the laws of this state.
(5)
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.
B.
Hearings. 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 the Township Supervisors; provided that such person shall file in the office of 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 is served. The filing of the request for a hearing shall operate as a stay of the notice and suspension except in the case of an order issued under Subsection 5D(2).
C.
Orders. After such hearing, the Township Supervisors 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 Subsection 5A(4). 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.
Actions.
(1)
The proceedings at such a hearing, including the findings and
decision of the Township Supervisors, together with a copy of every
notice and order related thereto, shall be entered as a matter of
public record in office of the Township Secretary. Any person aggrieved
by the decision of the Township Supervisors may seek relief therefrom
in any court of competent jurisdiction, as provided by the laws of
this state.
(2)
Whenever the Township Supervisors find that an emergency exists which requires immediate action to protect the public health, they may, without notice or hearing, issue an order reciting the existence of such an emergency and requiring that such action may be taken as they may deem necessary to meet the emergency, including the suspension of the permit or license. Notwithstanding any other provisions of this Part, such order shall be effective immediately. Any person to whom such an order is directed shall comply therewith immediately, but upon petition to the Township Supervisors, shall be afforded a hearing as soon a possible. The provisions of Subsections 5C and 5D shall be applicable to such hearing and the order issued thereafter.
(3)
In the event that any mobile home operation fails to comply
with lawful notice as herein provided and fails to correct any violative
condition after notice, the right to operate a mobile home park within
the Township may be suspended or revoked, and the Township may require
the posting of bond by the management or developer or owner of such
mobile home park in an amount determined by the Township Supervisors
to ensure compliance with this Part and may require sufficient surety
to secure any bond.
(4)
Notwithstanding anything herein to the contrary, the enforcement
officer may institute proceedings on a complaint before a magistrate.
6.
Applicability and Administration.
A.
Existing Mobile Home Parks.
(1)
Township-authorized mobile home parks in existence upon the
effective date of this Part shall be required to meet the construction
and development standards of the Township regulations which governed
at the date of their plan approval.
(2)
After the effective date of this Part, all proposed extensions
or enlargements of an existing mobile home park within the Township
shall be subject to all of the provisions of this Part.
B.
Remedies and Penalties.
(1)
In the event that any mobile home park or extension thereof
has not been begun or installed as provided by this Part, or in accord
with the approved plat or plan, the Board of Township Supervisors
shall enforce any corporate bond or other security and may institute
any legal or equitable action as may be appropriate and authorized
by law.
(2)
Upon repeated violations by the same permittee, his right to
the issuance of a permit, or continued operation under a permit, may
be suspended for a fixed term, or permanently revoked, after notice
and hearing by the Board of Township Supervisors, subject to the right
of appeal to the Court of Common Pleas in accordance with the law
in such cases made and provided.
(3)
Any person who violates any provision of this Part shall be
guilty of a civil offense, and upon being found liable therefor shall
be required to pay a judgment of not less than $300 nor more than
$500, plus all court costs, including reasonable attorneys' fees
incurred by the Township as a result thereof.
C.
Fees. All fees for permits and licenses required under the terms
of this Part shall be set by resolution of the Board of Township Supervisors
and may be amended from time to time.
D.
Enforcement Officer. The Board of Township Supervisors shall designate
by resolution the enforcement officer under this Part.
E.
Savings Clause. In the event that any section, subsection, paragraph,
sentence, clause or phrase of this Part should be declared invalid
for any reason, such decision shall not affect the remaining portions
of this Part, and the provisions hereof are hereby declared to be
severable.
