It shall be unlawful for any person to construct, alter, extend or operate any mobile home park within the limits of Spring Grove Borough unless he holds a valid permit issued by Spring Grove Borough in the name of such person for the specific construction, alteration or extension proposed.
Applications for mobile home park approval shall conform to the requirements and procedures as established in Articles III and IV of this chapter and the following permit requirements:
A. 
Application to Spring Grove Borough. The applicant shall submit an application to the Spring Grove Borough Secretary using a form furnished by that officer for a permit to operate a mobile home park in Spring Grove Borough.
B. 
Inspection and issuance of permit. Upon receipt of such application, the Spring Grove Borough Planning Commission and Borough Council shall forthwith inspect the applicant's plans and proposed park to determine compliance with the provisions of this chapter. After favorable determination of same, the Council shall issue a mobile home park permit to the applicant which shall be valid for a period of one year thereafter.
C. 
Renewal permits. Renewal permits for a like period shall be issued by the Zoning Officer upon furnishing proof by the applicant that his park continues to meet the standards prescribed by this chapter.
Each application for a new or renewal permit hereunder shall be accompanied by the payment of a fee as required in § 350-81 of this chapter. In the event that the Borough is required to perform additional or unusual service in determining said application, the cost of such additional service shall be borne by the applicant. Such charges shall be levied whether or not the application is approved.
Mobile home parks in existence as of the effective date of this chapter shall be required to meet only the standards of the Pennsylvania Department of Environmental Protection and the Borough ordinances which were in effect at the time the initial development was approved or established. All other minimum standards prescribed herein shall be applicable only to those parks which are constructed or expanded after the effective date hereof.
A. 
Spring Grove Borough permit. It shall be unlawful for any person to operate any mobile home park within the limits of Spring Grove Borough unless he holds a permit issued annually by Spring Grove Borough in the name of such person for the specific mobile home park. Proof of such registration shall be furnished to the Spring Grove Borough Secretary no later than February 1 of each year.
B. 
Transfer of ownership. Every person holding a mobile home park permit shall file notice, in writing, to the Spring Grove Borough Council within 10 days after having sold, transferred, given away, or otherwise disposed of, interest in or control of any mobile home park.
C. 
Suspension. Whenever, upon inspection of any mobile home park, it is determined that conditions or practices exist which are in violation of any provision of this chapter, or of any regulations adopted pursuant thereto, the Spring Grove Borough Zoning Officer shall give notice, in writing, to the person to whom the certificate is issued, advising him that unless such conditions or practices are corrected within a reasonable period of time specified in the notice, the license to operate in Spring Grove Borough shall be suspended. At the end of such period, such mobile home park shall be inspected and, if such conditions or practices have not been corrected, and the licensee has not requested a hearing, the Spring Grove Borough Zoning Officer shall suspend the license and give notice in writing of such suspension to the person to whom the certificate is issued. Any person, partnership or corporation who is in violation of any provisions of this chapter shall be subject to the penalties stated in § 350-82 of this chapter.
A. 
Inspections. An authorized representative of Spring Grove Borough may inspect a mobile home park at reasonable intervals, and at reasonable times, to determine compliance with this chapter.
B. 
Inspector. The Spring Grove Borough Zoning Officer is hereby designated as the person to make such inspections. Another or additional inspectors may also be authorized to make inspections or additional inspections at the discretion of the Spring Grove Borough Council.
C. 
Authorization of act. The inspection officer may, at his discretion, give notice for violations of this chapter and issue notice thereof, without express authority from the Spring Grove Borough Council in each instance.
The location and minimum area of all mobile home parks shall comply with the following minimum requirements:
A. 
Site area. The site area of any mobile home park shall not be less than five contiguous acres.
B. 
Site location. The location of all mobile home parks shall comply with the following minimum requirements. The parks must be:
(1) 
Free from adverse influence by swamps, marshes, garbage or rubbish disposal areas or other potential breeding places for insects or rodents.
(2) 
Not subject to flooding.
(3) 
Not subject to any hazard or nuisance, such as excessive noise, vibration, smoke, toxic matter, radiation, heat, odor or glare.
C. 
Site drainage requirements. Surface water collectors and other bodies of standing water capable of breeding mosquitoes and other insects shall be eliminated or controlled.
D. 
Soil and ground cover requirements.
(1) 
Exposed ground surfaces in all parts of every park shall be paved or protected with a vegetative growth that is capable of preventing soil erosion and the emanation of dust during dry weather.
(2) 
Park grounds shall be maintained free of vegetative growth which is poisonous or which may harbor rodents, insects, or other pests harmful to man.
E. 
Required setbacks, placement, buffer strips and screening.
(1) 
Lot size, setbacks and screening requirements shall be as required in Chapter 400, Zoning.
(2) 
An enclosure of compatible design and material shall be erected around the entire base of each mobile home. Such enclosure shall provide sufficient ventilation to inhibit decay and deterioration of the structure.
F. 
Occupancy. The minimum number of stands completed and ready for occupancy before the first occupancy is permitted shall be two stands. No space shall be rented except for periods of 90 days or more.
The size and shape of blocks in mobile home parks shall be determined with regard to:
A. 
Need for convenient access, automotive and pedestrian movement.
B. 
Providing desirable lot depths for pedestrian interior walkways and easements for utilities to be located within the block.
C. 
Blocks shall not exceed a maximum length of 1,000 feet.
A. 
The area of the mobile home stand shall be improved to provide an adequate frost-free foundation for the placement of the mobile home, thereby securing the super structure against uplift, sliding, or rotation, and in no event shall the mobile home be erected on jacks, loose blocks, or other temporary materials.
B. 
The foundation area shall be provided with anchors and tiedowns such as cast in place concrete deadmen. These anchors and tiedowns shall be placed at least at each corner of the proposed mobile home location and each shall be able to sustain a minimum tensile strength of 2,800 pounds.
C. 
In lieu of Subsection B above, each mobile home may be installed upon, and securely fastened to, a frost-free foundation or footer.
All streets within mobile home parks shall conform to the following standards:
A. 
General requirements. A minimum of two safe and convenient vehicular accesses shall be provided from abutting public streets or roads.
B. 
Location principles. The streets in a mobile home park shall be located and built with regard to:
(1) 
Providing streets for convenient access to each mobile home lot and other facilities in the park.
(2) 
Recognizing existing easements which are to be preserved.
C. 
Roadway width.
(1) 
The access roads connecting the park with a public street or road shall have minimum roadway widths of 32 feet.
(2) 
All internal streets shall have a minimum roadway width of 32 feet unless modified at the discretion of the Borough Council as in § 350-30B of this chapter.
D. 
Street status. Construction, improvement and maintenance of all streets within the mobile home park shall be the responsibility of the mobile home park owner. All mobile home park streets shall be private streets.
E. 
Street design and construction. Streets shall be designed in accordance with the specifications for minor streets as stated in §§ 350-30, 350-31 and 350-32 of this chapter and shall be constructed in accordance with the land development plan as finally approved.
F. 
Curbs. Curbs shall be installed along both sides of all streets in accordance with the requirements of § 350-33 of this chapter.
G. 
Sidewalks.
(1) 
All parks must provide and maintain safe, convenient, all-season pedestrian access of adequate width to all community facilities provided for park residents. Sudden changes in alignment and gradient shall be avoided.
(2) 
Where pedestrian traffic is concentrated, and a common sidewalk system is provided, such common sidewalks shall have a minimum width of four feet.
(3) 
All mobile homes shall be connected to common sidewalks, or to streets, or to driveways or parking spaces connecting to a street by a walkway having a minimum width of two feet.
(4) 
All sidewalks shall be constructed to current Borough specifications as stated in § 350-33B.
H. 
Street names and lot numbers. All streets within a mobile home park shall be provided with street names and street name signs in accordance with the provisions stated in § 350-35E and F of this chapter. Lot numbers shall be displayed in an easily visible location on each mobile home in a common place on the front yard side of the mobile home at least four feet above the ground.
A. 
Water supply.
(1) 
General requirements. If the mobile home park can be served by the extension of an existing public water supply system of satisfactory quantity, quality and pressure on or within 1,000 feet of the proposed development, the applicant shall construct a complete water supply system for connection thereto, and its supply shall be used exclusively for mobile homes, service buildings, and other accessory facilities as required by this chapter. Where a satisfactory public water supply system is not available, a community water supply system must be provided and shall be approved by the Pennsylvania Department of Environmental Protection or other authorities having jurisdiction.
(2) 
Source of supply.
(a) 
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 and will not be constructed beneath any sewer line.
(b) 
No well-casings, pumps, pumping machinery or suction pipes shall be placed in any pit, room or space extending below ground level nor in any room or space above ground which is walled in or otherwise enclosed, unless such rooms, whether above or below ground, have free drainage by gravity to the surface of the ground.
(c) 
Water supply treatment, if necessary, shall be in accordance with the requirements of the Pennsylvania Department of Environmental Protection.
(3) 
Water storage facilities. All water storage reservoirs shall be covered, watertight and constructed of impervious material. Overflows and vents of such reservoirs shall be effectively screened. Manholes shall be constructed with overlapping covers, so as to prevent the entrance of contaminated material. Reservoir overflow pipes shall discharge through an acceptable air gap.
(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 insuring the shortest water connection possible and decreasing susceptibility to water pipe freezing.
(b) 
The water riser pipe shall have a minimum inside diameter of 3/4 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 heaving and thawing actions of ground during freezing weather. Surface drainage shall be diverted from the location of the riser pipe.
(d) 
A shutoff valve below the frost line shall be provided near the water riser pipe on each mobile home lot. Underground stop-and-waste valves are prohibited unless their type of manufacture and their method of installation are approved.
B. 
Sewage disposal.
(1) 
General requirements. If the mobile home park can be served by the extension of an existing public sanitary sewer system of satisfactory capacity on or within 1,000 feet of the proposed development, the applicant shall construct and install a complete sanitary sewage collection system which must be connected by the developer to the existing public sanitary sewer system. Where a satisfactory public sewer system is not available, a community sewer system must be provided and shall be approved by the Pennsylvania Department of Environmental Protection. All sanitary sewer system shall be designed, constructed and maintained in accordance with the Pennsylvania Department of Environmental Protection and/or local health regulations.
(2) 
Individual sewer connections.
(a) 
Each mobile home lot shall be provided with at least a four-inch diameter sewer riser pipe. The sewer riser pipe shall be so located on each stand so 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 four 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) 
Provisions 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.
(3) 
Sewer lines. All sewer lines shall be located in trenches of sufficient depth to be free of breakage from traffic or other movements and shall be separated from the park water supply system.
A. 
The ground surface in all parts of a mobile home park shall be graded and equipped to drain surface water in a safe, efficient manner in accordance with the stormwater management requirements stated in § 350-41.
B. 
All stormwater facilities shall be kept completely separate from any sanitary sewer system.
C. 
Where the construction of streets and storm sewers is such that the direction of stormwater is diverted to affect surrounding properties, the applicant shall obtain sufficient drainage easements to provide adequate disposal of the stormwater.
Electric, telephone and all other utility facilities shall be provided as necessary within the mobile home park. Such utilities shall be installed underground and maintained in accordance with the local utility company's specifications regulating such systems.
A. 
Applicability. The requirements of this section shall apply to service buildings, recreational buildings and other community service facilities when constructed such as:
(1) 
Management offices, repair shops and storage areas;
(2) 
Laundry facilities;
(3) 
Indoor recreation areas;
(4) 
Commercial uses supplying essential goods or services for the exclusive use of park occupants.
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 rooms containing laundry facilities shall:
(a) 
Have at least one window or skylight facing directly to the outdoors. The minimum aggregate gross area of windows for each required room shall be not less than 10% of the floor area served by them.
(b) 
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 in separate compartments equipped with self-closing doors. Toilets shall 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.
Streetlights may be required at the discretion of the Borough to illuminate streets, driveways, and pedestrian interior walkways for the safe movement of vehicles and pedestrians at night. Their type and location shall be shown on the plan.
Paved off-street parking areas must be provided for each mobile home lot and must also be provided to serve recreation areas, utility or service buildings, and the park office. A minimum of two off-street parking spaces must be provided for each mobile home in accordance with § 400-34 of the Borough's Zoning Ordinance.
The storage, collection and disposal of refuse in the mobile home park shall be so conducted as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards or air pollution.
Grounds, buildings and structures shall be maintained free of insect and rodent harborage and infestation.
A. 
Natural gas systems.
(1) 
Natural gas piping systems when installed in mobile home parks shall be maintained in compliance with acceptable engineering practices and the rules and regulations of the authority having jurisdiction.
(2) 
Each mobile home lot provided with piped gas shall have an approved shutoff valve installed upstream of the gas outlet. The outlet shall be equipped with an approved cap to prevent accidental discharge of gas when the outlet is not in use.
B. 
Liquified petroleum gas systems. Liquified petroleum gas systems provided for mobile homes, service buildings or other structures when installed shall be maintained in compliance with the rules and regulations of the authority having jurisdiction and shall include the following:
(1) 
Systems shall be provided with safety devices to relieve excessive pressures and shall be arranged so that the discharge terminates at a safe location.
(2) 
Systems shall have at least one accessible means for shutting off gas. Such means shall be located outside the mobile home and shall be maintained in effective operating condition.
(3) 
All LPG piping outside of the mobile homes shall be well supported and protected against mechanical injury. Undiluted liquified petroleum gas in liquid form shall not be conveyed through piping equipment and systems in mobile homes.
(4) 
Vessels of more than 12 and less than 60 U.S. gallons gross capacity must be securely but not permanently fastened to prevent accidental overturning.
C. 
Fuel oil supply system.
(1) 
All fuel oil supply systems provided for mobile homes, service buildings and other structures shall be installed and maintained in compliance with the rules and regulations of the authority having jurisdiction when provided.
(2) 
All piping from outside fuel storage tanks or cylinders to mobile homes shall be securely, but not permanently, fastened in place.
(3) 
All fuel oil supply systems provided for mobile homes, service buildings and other structures shall have shutoff valves located within five inches of storage tanks.
(4) 
All fuel storage tanks or cylinders shall be securely placed and shall not be less than five feet from any mobile home exit.
(5) 
Storage tanks located in areas subject to traffic shall be protected against physical damage.
A. 
Local regulations. The mobile home park area shall be subject to the rules and regulations of the Spring Grove Borough fire authorities where provided. A copy of the mobile home park plan shall be provided to the appropriate fire company officials.
B. 
Litter control. Mobile home park areas shall be kept free of litter, rubbish and other flammable materials.
C. 
Fire extinguishers. Portable fire extinguishers of a type approved by the fire prevention authority shall be kept in public service buildings under park control, and a sufficient number shall be maintained throughout the park in readily accessible and well-defined positions.
D. 
Fire hydrants. Fire hydrants shall be installed, unless the water supply source is not capable of serving them, in accordance with the requirements of the local fire authority and all other applicable regulations.
A. 
No part of any park shall be used for nonresidential purposes except such uses that are required for direct servicing and well-being of park residents and for the management and maintenance of the park.
B. 
Nothing contained in this section shall be deemed as prohibiting the sale of a mobile home located on an approved mobile home lot and connected to utilities.
C. 
Portions of parks not to exceed 5% of the total land area may be used for commercial purposes if, in the opinion of the Borough such uses are primarily intended to serve the residents of the park. Such 5% of the total land area shall also contain all parking and landscaped areas associated with the commercial uses.
A. 
The person to whom a license for a mobile home park is issued shall operate the park in compliance with this chapter and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair, and in clean and sanitary condition.
B. 
The park management shall supervise the placement of each mobile home on its mobile home lot. This includes securing its stability and installing all utility connections.
C. 
The park management shall give the Borough officials 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. Such register shall be available to any authorized person inspecting the park.
E. 
A building permit shall be obtained by the park management for all structures and mobile homes in accordance with the Spring Grove Borough Building Permit Ordinance.[1] Overnight campers, recreational vehicles and unoccupied mobile homes for sale are excluded from this requirement.
[1]
Editor's Note: See Ch. 175, Building Construction.
F. 
No mobile home located in a mobile home park shall be removed from Spring Grove Borough without first obtaining a permit from the Spring Grove Borough Tax Collector, as required by Act No. 54, of the Pennsylvania General Assembly, Session of 1969. Such permit shall be issued upon payment of the prescribed fee and all real estate taxes assessed against the home and unpaid at the time the permit is requested.
The following is a listing of minimum requirements that shall be included within a set of rules and regulations developed by each mobile home park operator to inform each prospective tenant of the park's operating policies:
A. 
Number of pets allowed and other restrictions.
B. 
Speed limits and traffic control within the park.
C. 
Rent payment provisions and subletting policies.
D. 
Garbage collection schedules.
E. 
Vehicular ownership and maintenance restrictions.
F. 
Responsibilities of the tenant regarding behavior, including that of children and visitors.
G. 
Policies regarding swimming pools, mobile home skirting and other lot improvements required by operator or desired by tenants.
H. 
Maintenance responsibilities of each tenant.