[Amended 11-10-2008 by Ord. No. 279]
This Article XIII shall be known as "The Harris Township Mobile/Manufactured Home Park Ordinance."
This article shall be and become effective the 26th day of June
1974.
For the purpose of this article, the following words and phrases
shall have the meanings ascribed to them in this section:
The Harris Township Board of Supervisors.
The portion of the roadway, paved or unpaved, intended for
vehicular use.
The written approval as issued by the Pennsylvania Department
of Environmental Protection authorizing an owner to operate and maintain
a mobile home park.
The Pennsylvania Department of Environmental Protection.
[Amended 11-10-2008 by Ord. No. 279]
A mobile home park in existence and operating in Harris Township at the time of adoption of this Article XIII.
A single-family dwelling intended for permanent occupancy,
office, or place of assembly contained in one unit, or in two or more
units, designed to be joined into one integral unit that can be transported
on its own chassis and is 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 permanent foundation.
[Amended 11-10-2008 by Ord. No. 279]
A parcel of land under single ownership or which has been
declared to be of condominium ownership, which has been planned and
improved for placement of mobile/manufactured homes for nontransient
use, consisting of two or more mobile/manufactured home lots.
[Amended 11-10-2008 by Ord. No. 279]
A parcel of land or a condominium unit in a mobile/manufactured
home park, improved with the necessary utility connections and other
appurtenances necessary for the erection thereon of a single mobile/manufactured
home, which is either leased or conveyed by the park owner to the
owner of the mobile/manufactured home erected on the lot.
[Amended 11-10-2008 by Ord. No. 279]
Any individual, firm, trust, partnership, corporation, company,
association, or other entity owning or operating a proposed or existing
mobile home park.
The written mobile home park permit or renewal permit authorizing a (person) owner to operate and maintain a mobile home or mobile home park under the provisions of this Article XIII.
The Harris Township Planning Commission.
The Centre Regional Planning Commission.
A permanent structure which contains operational, office,
recreational, sanitary, maintenance, or other facilities built for
the use of the mobile home park residents or owner.
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 a designated point 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 point 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.
A.
Permits required. It shall be unlawful for any person to maintain,
construct, alter, or extend any mobile home park within the limits
of the Township of Harris, unless he holds:
B.
Application for certificate of registration. All applications for
a certificate of registration shall be made by the owner of the mobile
home park or his authorized representative in accordance with the
rules and regulations, Commonwealth of Pennsylvania, Department of
Environmental Protection.
C.
Application for mobile home park permit. All applications for a mobile
home park permit shall be filed in quadruplicate with the Township
Manager at the Harris Township offices. The application shall be in
writing, signed by the owner, and shall include the following:
(1)
The name and address of the owner.
(2)
The location and legal description of the mobile home park.
(4)
Plans and specifications of all buildings, improvements, and
facilities constructed or to be constructed within the mobile home
park, which shall consist of site locations, heights, dimensions,
and profiles of the same.
(5)
A current certificate of registration, if required, from the
Department of Environmental Protection.
(6)
Such further information as may be requested by the Board of
Supervisors or the Planning Commission to enable it to determine if
the proposed park will comply with legal requirements.
(7)
The initial permit fee for each mobile home park shall be paid
upon filing application for permit. Amount of such fee will be set
by resolution by the Board of Supervisors.
D.
Title procedures for handling applications. Four copies of the application
and plans shall be submitted to the Township Manager for inclusion
on the Planning Commission agenda for review at their next regular
meeting following filing of the application for permit; provided,
however, that if said application shall be filed later than 20 days
before such meeting, the review shall occur at the next regularly
scheduled meeting. The Secretary of the Planning Commission shall
transmit one copy of the plans and application to each the Township
Manager and Centre Regional Planning Commission for review and recommendation
to the Township Planning Commission. The Planning Commission shall
review said application and plans and forward recommendation thereon
to the Board of Supervisors for final determination. Upon the approval
of said application and plans, with or without conditions, by the
Board of Supervisors, a permit shall be issued to the owner, said
permit to be valid until the date stated on the permit. If the grant
of permit is denied because of noncompliance with this article or
any other Township ordinance, state laws, rules or regulations, the
Board shall so inform the applicant in writing within 10 days after
the public meeting at which time the permit is denied setting forth
the reasons for the denial.
E.
Each mobile home park owner shall apply for renewal of his permit
on or before the termination date stated in his permit. The fee for
renewal permit will be set by resolution, by the Board of Supervisors,
to be paid upon application of renewal permit. The owner shall submit,
with application for renewal permit, a statement by the owner as to
the status of compliance to this article and evidence of a valid certificate
of registration. Upon inspection of the park by the Board of Supervisors,
or their representative, if such inspection is deemed appropriate,
a renewal permit shall be granted if compliance is found. If the mobile
home park is found not to be in compliance with this article and other
applicable ordinances, laws, and regulations, a renewal permit may
be granted upon condition that the park will be brought into compliance
with stated conditions upon a certain date. Renewal permits shall
be valid for one year.
F.
Inspection. The Board of Supervisors or their appointed officer may
inspect a mobile home park at reasonable intervals and at reasonable
times to determine compliance with this article.
G.
Permit to be posted. The permit shall be conspicuously posted in
the office or on the premises of the mobile home park at all times.
H.
Transfer of permit. All persons shall, upon transfer of ownership
of any mobile home park, immediately make application for transfer
permit by filing with the Township Manager an application setting
forth the names and addresses of the transferor and transferee; the
nature of the transfer, be it gift, sale, or inheritance; and such
other data and information as the Board of Supervisors may require
by rule or regulation. The fee for transfer of permit shall be as
set by resolution by the Board of Supervisors payable upon application.
The Township Manager shall issue a written transfer of permit if the
application and facts set forth therein are found to be in order.
I.
Nonconforming uses. Existing mobile home parks shall be allowed to
be nonconforming to parts of this article for time periods specified
herein; except that if the number of occupied lots in the existing
mobile home park shall exceed twice the number occupied at the time
this article goes into effect, it shall be ineligible for renewal
permit unless the existing mobile home park is fully complying; excepting
further that any existing mobile home park shall not be eligible for
a renewal permit 20 years after the expiration date of its original
permit issued under this article unless it is fully complying.
(1)
Sections 12-13.1, 12-13.2, 12-13.3, 12-13.4, 12-13.7, 12-13.15 and 12-13.16 shall be of immediate effect in existing mobile home parks, except that the owner shall be given 120 days after the effective date of this article to submit a correct application and the Township shall have an additional 60 days to grant or deny a permit.
(4)
No renewal permit shall be granted to an existing mobile home park one year after the expiration date of its original permit unless the existing mobile home park also complies with § 12-13.14.
(5)
No renewal permit shall be granted to an existing mobile home park two years after the expiration date of its original permit unless the existing mobile home park also complies with § 12-13.11.
(6)
No renewal permit shall be granted to an existing mobile home park three years after the expiration of its original permit unless the existing mobile home park shall also have complied with §§ 12-13.6A(2), 12-13.6C(3), and 12-13.6F and shall have submitted a plan to the Board of Supervisors for the ultimate compliance of existing mobile home parks to all portions of § 12-13.16. Said plan, if approved by the Board of Supervisors, shall be held to govern further compliance with § 12-13.6.
J.
Individual mobile homes. Individual mobile homes are allowed only
in an improved mobile home park except as allowed in this chapter,
and shall comply with all other applicable Harris Township ordinances
and regulations.
A.
Zoning. Mobile home parks shall be located only in these zoning districts
as set forth in this chapter.
B.
Size and contiguity. The minimum size requirement for mobile home
parks shall be 10 contiguous acres.
(1)
Land utilized for mobile home parks shall be contiguous and
shall not be intersected by any public highway, street, alley, or
way.
C.
Site location. The location or contemplated location as indicated
in the application of all mobile home parks shall conform to the following
standards:
(1)
Be free from adverse influence by swamps, marshes, garbage or
rubbish disposal areas or other potential breeding places for insects,
rodents, pests, or other conditions which may be determined to constitute
a health hazard.
(2)
Not be subject to flooding.
(3)
Not be subject to hazard or nuisance, including excessive noise,
vibration, smoke, toxic matter, radiation, heat, odor, or glare.
D.
Site drainage requirements.
(1)
The ground surface in all parts of every park shall be graded
and equipped to drain all surface water in a safe, efficient manner.
(2)
Surface water collectors and other bodies of standing water
capable of breeding mosquitoes and other insects shall be eliminated
or controlled in a manner approved by the Department of Environmental
Protection.
(3)
Wastewater from any plumbing fixture or sanitary sewer line
shall not be deposited upon the ground surface in any part of a mobile
home park, nor shall it be discharged or deposited in any manner that
may contribute to or cause pollution or contamination of underground
or surface waters.
E.
Soil and ground cover requirements.
(1)
Exposed ground surface in the mobile home park shall be paved
or covered with stone screenings or other solid material or protected
with a vegetative growth capable of preventing soil erosion and the
emanation of dust during dry weather, which cover or growth shall
be maintained and kept in good repair or control, as the case may
be.
(3)
The design and development of the proposed mobile home park
shall preserve, where reasonable, natural features such as large trees,
outcroppings, streams, vegetation, etc.
(4)
The interior of the mobile home park shall have adequate grass,
trees, and shrubs to provide a shaded environment.
F.
Areas for nonresidential use. No part of any park shall be used for
nonresidential purposes except such uses that are required for direct
servicing, recreation, and well-being of the residents of the park
and for the management and maintenance of the park. These uses shall
serve primarily the residents of the mobile home park and may include
a community building, service building with laundry, convenience store
or stores not exceeding 2,400 square feet in gross floor area, maintenance
and recreational facilities and office facilities for park management.
[Amended 10-9-1995 by Ord. No. 170]
A.
Mobile home lots.
(1)
Mobile home lots within the park shall have a minimum gross
area of 5,000 square feet.
(2)
The area of the mobile home lot shall be improved with an adequate
and stable pad or foundation for the placement of the mobile home.
The mobile home foundation or pad shall be designed so as not to heave,
shift or settle unevenly under the weight of the mobile home because
of frost action, inadequate drainage, vibration, or other forces acting
on the superstructure.
B.
Required setbacks, buffer strips and screening.
(1)
All mobile homes shall be located at least 50 feet from a major
road, 40 feet from a collector road and 30 feet from a minor road
right-of-way exterior to the park boundary line and at least 25 feet
from all other park boundary lines.
(2)
There shall be a minimum distance of 20 feet between individual
mobile homes (including accessory structures attached thereto).
(3)
All mobile homes and structures shall be at least 20 feet from
any street, clustered off-street parking lot, or pavement located
within the mobile home park.
(4)
All mobile home parks shall be required to provide an attractive
visual screen along the boundary of the mobile home park where it
abuts other zones, public streets or highways. Said screens shall
be designed and maintained with trees, shrubbery and ground cover
where possible to provide a buffer between zones and use areas and
to minimize noise, dust, dirt and other deleterious effects that may
result from adjacent uses, streets and highways upon the residents
of said mobile home park.
C.
Erection and placement of mobile homes.
(2)
An accessory structure which has a horizontal area exceeding
25 square feet that is attached to a mobile home or is located within
10 feet of its window and has an opaque or translucent top or roof
that is higher than such window shall, for the purposes of this separation
requirement, be considered to be part of the mobile home.
(3)
An enclosure of design and materials compatible with the mobile
home shall be erected around the entire base of each mobile home.
Such enclosure shall be constructed to provide sufficient ventilation
to inhibit decay and deterioration of the structure, and shall be
maintained in good condition.
(4)
Each mobile home shall be tied down to a ground anchor system
that meets the following requirements:
(a)
Each ground anchor shall be capable of resisting an allowable
working load equal to or exceeding 3,150 pounds applied in the direction
of the tie-down. In addition, each ground anchor shall be capable
of withstanding a 50% overload without failure.
(b)
Ground anchors shall be resistant to weathering deterioration
at least equivalent to that provided by a coating of zinc on steel
strapping of not less than 0.30 ounces per square foot of surface
coated.
(c)
Unless the entire tie-down system, including ground anchors,
is designed by a registered professional engineer or architect, ground
anchors shall be placed not more than 24 feet on centers beginning
from a line congruent with the front wall of the mobile home.
(d)
Ground anchors for diagonal ties shall be provided in conjunction
with each vertical tie-down.
D.
Street system. All park streets shall conform to the following minimum
standards:
(1)
General requirements. A safe and convenient vehicular access
shall be provided from abutting public streets or roads.
(2)
Access. The entrance road connecting the park streets with a
public street or road shall have a minimum cartway width of 32 feet.
Whenever a street intersects a public street, a stop sign in conformity
with Township regulations shall be installed and maintained. Vehicle
access to mobile home parks shall be from either a collector or an
arterial public street.
(3)
Internal streets. Roadways shall be of adequate width to accommodate
intensified traffic and, in any case, shall meet the following minimum
requirements:
(a)
Internal roadways shall be provided and all mobile home spaces
shall face or abut upon a roadway having at least 22 feet of unencumbered
cartway. No mobile home space shall be allowed direct access to a
public highway, street, alley, or way.
(b)
A minimum radius to property line of 60 feet and a minimum fifty-foot
radius of cartway turnaround shall be provided.
(c)
Where one-way streets are used, the cartway may be reduced by
10 feet.
(d)
Required illumination of park and street systems. Both roadways
and sidewalks shall be adequately lighted. Roadways shall be lighted
with a minimum of one streetlight at each roadway intersection and
one streetlight at the end of each cul-de-sac which is 300 feet or
more from a roadway intersection.
(e)
Street construction.
[1]
All streets shall be provided with a smooth, hard and dust-free
surface which shall be durable and well-drained under normal use and
weather conditions.
[2]
Grades. Grades of all streets shall be sufficient to insure
adequate surface drainage, but shall be not more than 10%. Short runs,
not exceeding 500 feet, with a maximum grade of 14%, may be permitted,
provided traffic safety is assured by appropriate surfacing, adequate
leveling areas, and avoidance of lateral curves.
[3]
Intersections. Intersecting streets and common ways shall be
at angles approximating 90° (right angles) and shall be straight
lines for a distance of 100 feet from the corner of such intersections;
offset intersecting streets shall not be located nearer than 150 feet
as measured from the center lines of such offset intersecting streets;
and no more than two streets or ways shall intersect at one point.
E.
Parking areas.
(1)
A minimum of at least two off-street parking spaces shall be
provided for and be located on each mobile home lot or be located
no farther than 200 feet distant from the mobile home that such off-street
parking is intended to serve in order that convenient and safe access
is provided for all mobile home park lots to their off-street parking
spaces.
(2)
There shall be provided visitor off-street parking spaces clustered
at various locations within the mobile home park. It shall be required
that 0.5 off-street parking spaces for visitors be provided for each
mobile home lot within the mobile home park.
(3)
Each mobile home park shall provide screened areas for the storage
of boats and trailers (travel, horse, or utility) with an aggregate
size of at least 100 square feet per mobile home lot.
F.
Walks.
(1)
General requirements. Between individual mobile homes, park
streets and community facilities, all walks shall provide safe, convenient
all-season pedestrian access and be of adequate width for intended
use. Sudden changes in alignment and gradient shall be avoided.
(2)
Common walk system. Where a common walk system is provided and
maintained between locations, and where pedestrian traffic is concentrated,
such walks shall have a minimum width of four feet.
(3)
Individual walks. All mobile home lots shall be connected to
common walks, streets, driveways or parking spaces connecting to a
street with individual walks having a minimum width of three feet.
G.
Open space requirements. Suitable spaces for recreation and open space use shall comply with § 12-2.5C(2)(h).
(1)
The open space shall be landscaped with a water-absorbent surface
except for recreational facilities, garden space, and walkways utilizing
hard surfaces, and be equipped with suitable play equipment and other
recreational facilities to serve the residents of the mobile home
park.
(2)
The open space and recreation area must be maintained by the
mobile home park operator.
(3)
All open spaces including public right-of-way up to a curb or
a public street shall be planted with a mixture of grass, trees, and
shrubs and/or remain in a natural condition to provide a "park-like"
appearance.
A.
Scale. The plan of a mobile home park shall be clearly and legibly
drawn to a scale of one inch equals 50 feet, except that larger scales
may be used for mobile home parks in excess of 20 acres.
B.
Contents of plan. The plan should show:
(1)
Name of current or proposed mobile home park.
(2)
North point, graphic scale, written scale and data including
the month, day, and year that the original drawing was completed,
and the month, day, and year that the original plan was revised, for
each revision, if any.
(3)
Name of record owner and developer.
(4)
Name and address of registered surveyor or engineer, landscape
architect, land planner, or other similarly qualified person responsible
for the plan.
(5)
Names of all abutting property owners, if any, with the County
Recorder of Deeds book and page numbers where recorded.
(6)
A key map for the purpose of locating the property being subdivided,
showing the relationship to adjoining property and to all streets,
roads, municipal boundaries, and recorded subdivision plans existing
within 1,000 feet of any part of the property.
(7)
Total tract boundaries of the property being subdivided, showing
bearings and distances, and a statement of total acreage of the property.
(8)
Zoning data, including any changes in the existing zoning to
be requested by the owner. If a zoning amendment is being considered
or is pending which might affect the proposed park, the Township shall
notify the owner of such a request.
(9)
Contour lines at vertical intervals of two feet for land with
average natural slope of 4% or less, and at intervals of five feet
for land with natural slopes exceeding 4%.
(10)
Location and elevation of the datum to which contour elevations
refer; where reasonably practicable, datum used shall be a known established
benchmark.
(11)
All existing sewer lines, water lines, fire hydrants, utility
transmission lines, culverts, bridges, railroads, watercourses, and
other significant man-made or natural features within the proposed
mobile home park and within 50 feet from the boundaries of the proposed
mobile home park.
(12)
All existing buildings or other structures and the approximate
location of all existing tree masses within the proposed mobile home
park.
(13)
All existing streets, including streets of record (recorded)
but not constructed on or abutting the tract, including names, right-of-way
widths, cartway (pavement) widths, and approximate grades.
(14)
The full plan of proposed development, including:
(a)
Location and width of all streets and rights-or-way, with a
statement of any conditions governing their use.
(b)
Suggested street names and utility easement locations.
(c)
Proposed building setback lines along each street.
(d)
Lot lines with dimensions and proposed placement of the mobile
homes.
(e)
A statement of the intended use of all nonresidential lots and
parcels.
(f)
Lot numbers and a statement of the total number of lots and
parcels.
(g)
Sanitary and/or storm sewers (and not drainage facilities),
with the size and material of each indicated, and any proposed connection
with existing facilities.
(h)
Parks, playgrounds, streets and other areas dedicated or reserved
for public use, with any conditions governing such use.
C.
Supplementary data. Before final approval is given, the following
supplementary data applicable should be submitted:
(1)
Typical street cross-section drawings for all proposed streets.
Cross-section drawings may be shown on either the plan or on the profile
sheets.
(2)
Streets shall have profiles prepared along the top of the cartway
edges or along the top of curb for both sides of each proposed street
shown on the plan. Such profiles shall show natural and finished grades
at the following scale, or a ratio thereof:
(a)
One inch equals 10 feet horizontal and one inch equals one foot
vertical.
A.
General requirements. An adequate supply of water shall be provided
for mobile homes, service buildings and other accessory facilities
as required by this article. 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 Department
of Environmental Protection or other authorities having jurisdiction.
(1)
The water supply shall be capable of supplying a minimum of
150 gallons of potable water per day per mobile home, and shall have
a minimum sustained rate of flow of 50 gallons of potable water per
hour per mobile home.
B.
Source of supply.
(1)
The source of the water supply shall be capable of supplying
a minimum of 150 gallons of potable water per day per mobile home,
and supplying a sustained flow of 250 gallons per minute for a minimum
of an hour.
(2)
The well or suction line of the water supply system shall be
located and constructed in such a manner that neither underground
nor surface contamination will reach the water supply from any source.
(3)
No well casings, pumps, pumping machinery or suction pipes shall
be placed in any pit, room or space extending below ground level nor
in any room or space above ground which is walled in or otherwise
enclosed, unless such rooms, whether above or below ground, have free
drainage by gravity into the ground.
(4)
Water supply treatment shall be in accordance with the requirements
of the Department of Environmental Protection.
C.
Water storage facilities. All potable water storage reservoirs shall
be covered watertight and constructed of impervious material. Overflows
and vents of such reservoirs shall be effectively screened. Manholes
shall be constructed with overlapping covers so as to prevent the
entrance of contaminated materials. Reservoir overflow pipes shall
discharge through an acceptable air gap.
D.
Potable water distribution system.
(1)
All water piping, fixtures and other equipment shall be constructed
and maintained in accordance with state and local regulations.
(2)
The water piping system shall not be connected with nonpotable
or questionable water supplies and shall be protected against the
hazards of backflow or back siphonage.
(3)
The system shall be so designed and maintained as to provide
a pressure of not less than 20 pounds per square inch, under normal
operating conditions, at service buildings and other locations requiring
potable water.
E.
Individual water riser pipes and connections.
(1)
Individual water riser pipes shall be located within the base
enclosure of the mobile home at a point where the water connection
will approximate a vertical position, thereby insuring the shortest
water connection possible and decreasing susceptibility to water pipe
freezing.
(2)
The water riser pipe shall have a minimum inside diameter of
1/2 inch and terminate at least four inches above the ground surface.
The water outlet shall be provided with a cap when a mobile home does
not occupy the lot.
(3)
Adequate provisions shall be made to prevent freezing of service
lines, valves and riser pipes and to protect risers from heaving and
thawing actions of ground during freezing weather. Surface drainage
shall be diverted from the location of the riser pipe.
(4)
A shutoff valve below the frost line shall be provided near
the water riser pipe on each mobile home lot. Underground stop-and-waste
valves are prohibited unless their types of manufacture and their
method of installation are approved by the Board of Supervisors.
A.
General requirements. An adequate and safe sewage system shall be
provided in all parks for conveying and disposing of sewage from mobile
homes, service buildings and other accessory facilities. Such system
shall be designed, constructed and maintained in accordance with the
ordinances of the Township of Harris, Department of Environmental
Protection or local health regulations, and shall be acceptable in
design and quality to the College-Harris Joint Authority for present
or future connections to the Authority's systems.
B.
Individual sewer connections.
(1)
Each mobile home lot shall be provided with at least a four-inch
diameter sewer riser pipe. The sewer riser pipe will be so located
within each base enclosure that the sewer connection to the mobile
home drain outlet will approximate a vertical position.
(2)
The sewer connection (see definition) shall have a nominal inside
diameter of not less than three inches, and the slope of any portion
thereof shall be at least 1/4 inch per foot. All joints shall be watertight.
(3)
All materials used for sewer connections shall be semirigid,
corrosive-resistant, nonabsorbent and durable. The inner surface shall
be smooth.
(4)
Provision shall be made for plugging the sewer riser pipe when
a mobile home does not occupy the lot. Surface drainage shall be diverted
away from the riser. The rim of the riser pipe shall extend at least
1/2 inch above ground elevation.
C.
Sewer lines. Sewer and water lines shall be laid in separate trenches,
with a horizontal distance of at least 10 feet from each other, except
that these lines may be laid in the same trench by placing the water
pipe on a shelf of undisturbed earth above and to one side of the
caulked tight sewer line. All sewer lines shall be constructed of
materials approved by the Township of Harris and the College-Harris
Joint Authority and shall have watertight joints.
D.
Sewage treatment and/or discharge. Where the sewer lines of the mobile
home park are not connected to a public sewer, all proposed sewage
disposal facilities shall be approved by the Department of Environmental
Protection and the Board of Supervisors prior to construction.
A.
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 electrical
power company specifications regulating such systems.
B.
Power distribution lines. Main power lines shall be located underground.
C.
Individual electrical connections.
(1)
Each mobile home lot shall be provided with an approved disconnecting
device and over-current protective equipment. The minimum service
per outlet shall be 120/240 volts AC, 200 amperes.
(2)
The mobile home shall be connected to the outlet receptacle
by an approved type of flexible cable with connectors and a male attachment
plug.
D.
Required grounding. All exposed not-current-carrying metal parts
of mobile homes and all other equipment shall be grounded by means
of an approved grounding conductor run with branch circuit conductors
or other approved method of grounded metallic wiring. The neutral
conductor shall not be used as an equipment ground for mobile homes
or other equipment.
A.
The requirements of this section shall apply to service buildings,
recreation buildings and other community service facilities when constructed,
such as: management offices, repair shops, storage areas, laundry
facilities, and indoor recreation areas.
B.
Structural requirements for buildings.
(1)
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 and protected as to prevent entrance or penetration
of moisture and weather.
(2)
All structures containing laundry and/or toilet facilities shall:
(a)
Have sound-resistant walls extending to the ceiling between
male and female sanitary facilities. Walls and partitions in lavatories
and other plumbing fixtures shall be constructed of dense, nonabsorbent,
waterproof material or covered with moisture-resistant material.
(b)
Have at least one window or skylight facing directly to the
outdoors. The minimum aggregate gross area of windows for each required
shall be not less than 10% of the floor area served by them.
(c)
Have at least one window which can be easily opened or a mechanical
device which will adequately ventilate the room.
(3)
Toilets shall be located each in a separate compartment equipped
with a self-closing door.
A.
Refuse handling. The storage, collection, and disposal of refuse
in the mobile home park shall be so managed as to create no health
hazards or air pollution.
B.
Refuse storing. All refuse shall be stored in flytight, watertight,
rodentproof containers, which shall be located not more than 150 feet
away from any mobile home space. Containers shall be provided in sufficient
number and capacity to properly store all refuse. Rubbish shall be
collected and disposed of as frequently as may be necessary to insure
that the containers shall not overflow.
A.
Fire extinguishers. Portable fire extinguishers of a type approved
by the fire prevention authorities shall be maintained in all public
service buildings under park control. The mobile home park owner shall
adopt park regulations, which shall include, among other regulations
to be set by the park owner, a recommendation that each mobile home
owner provide and maintain within his mobile home a portable fire
extinguisher suitable for class A, B, and C fires.
B.
Fire hydrants public water supply. Where a public supply of water
is available, fire hydrants shall be installed as agreed upon by the
Board of Supervisors and the agency or person responsible for supplying
water.
C.
Burning. No open fires shall be permitted at any place which may
endanger life or property. No fires shall be left unattended at any
time.
A.
Heating oil tanks. All heating oil storage tanks shall be permanently
installed and must meet the following specific requirements:
(1)
Heating oil tanks shall be located no closer than two feet to
any building or mobile home. Such tanks shall be suitably protected
from the weather and from physical damage incident to outside use.
The tanks shall not block normal means of egress.
(2)
A tank not larger than sixty-gallon capacity may be a DOT-5
shipping container (drum) and be so marked, a listed safety can, or
a tank meeting the provisions of Standard UL 80 (Underwriters Laboratory
tested - 80).
(3)
A tank other than a DOT-5 (federally approved Department of
Transportation - 5) shipping container having a capacity of not more
than 660 gallons shall meet the provisions of Standard UL.
(4)
Not more than one six-hundred-sixty-gallon tank or two tanks
of aggregate capacity of 660 gallons or less shall be connected to
oil-burning appliances.
(5)
Two supply tanks connected to the same burner as permitted by Subsection A(3) above may be cross-connected and provided with a single fill and a single vent, but when so connected, they shall be on a common slab and be rigidly secured, one to the other.
(6)
Tanks having a capacity of 660 gallons or less shall be securely
supported by rigid noncombustible supports to prevent settling, sliding,
or lifting.
(7)
The filling of a portable container from a storage tank larger
than 60 gallons shall be by means of a hand pump only.
B.
Gas containers. All gas storage tanks or cylinders shall be securely
fastened in place and shall not be located inside or beneath the mobile
home or less than five feet from any mobile home exit.
C.
Storage of gas containers. No disconnected gas storage tanks or cylinders
shall be stored or kept in or upon the mobile home park except in
properly constructed, safe structures, access to which shall be limited
and under the control of the owner or manager of a mobile home park.
D.
Piping. All piping from fuel storage tanks or cylinders to mobile
homes shall be copper or other acceptable metallic tubing and shall
be permanently installed and securely fastened in place.
The park management shall operate the park in compliance with
this article and shall provide adequate supervision to maintain the
park, its facilities and equipment in good repair and in a clean,
safe, and sanitary condition; supervise the placement and anchoring
of each mobile home on its mobile home pad, which includes securing
its stability against winds up to 60 mph and installing all utility
connections; shall give the Board of Supervisors or their representative
free access to inspect all mobile home lots, service buildings, and
other community service facilities; shall maintain a register containing
the names and addresses of all park occupants and make such register
available to any authorized person inspecting the park.
A.
Revocation of permit. 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 article, or any regulations
adopted pursuant thereto, the Board of Supervisors or their representative
shall give notice in writing to the person to whom the permit was
issued, such notice to consist of a listing of the violated sections
of this article, and shall advise them that unless such conditions
or practices are corrected within a period of time specified in the
notice, the permit to operate will be suspended. At the end of such
period, such mobile home park shall be reinspected and, if such conditions
or practices have not been corrected, the Board of Supervisors shall
suspend the permit and give notice in writing of such suspension to
the person to whom the permit is issued.
B.
Penalties. The owner of any mobile home park who violates any of
the provisions of this article including any person operating a mobile
home park without a permit, excepting mobile home parks which shall
comply to this article within 180 days after its effective date, shall,
upon conviction thereof in an action brought before a Magisterial
District Judge in the manner provided for the enforcement of summary
offenses under the Pennsylvania Rules of Criminal Procedure, be sentenced
to pay a fine of not more than $1,000 plus costs and, in default of
payment of said fines and costs, to a term of imprisonment not to
exceed 90 days. Each day that a violation of this article continues
or each section of this article which shall be found to have been
violated shall constitute a separate offense.[1]
(1)
Each day's failure of compliance with any such provision shall
constitute a separate violation.
