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.
(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.
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.
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.
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.
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.
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:
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.
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.
