[Ord. 92-003, 11/2/1993, § 13-1]
For the purpose of this Chapter, the following words and phrases
shall have the meanings ascribed to them in this section:
The portion of the roadway intended for vehicular use.
A transportable single-family dwelling contained in one unit,
or in two units designed to be joined into one integral unit 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
a permanent foundation.
A parcel of land under single ownership which has been planned
and improved for the placement of mobile homes for nontransient use,
consisting of two or more mobile home lots.
A plot of ground within a mobile home park designated for
the accommodation of one mobile home.
Any individual, firm, trust, partnership, corporation, company,
association or other entity.
The written approval as issued by the Spring Township Supervisors
authorizing a person to operate and maintain a mobile home or mobile
home park under the provisions of this Chapter.
The Spring Township Planning Commission.
A 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 space.
The Spring Township Supervisors.
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.
[Ord. 92-003, 11/2/1993, § 13-2; as amended by
Ord. 09-00, 10/2/2000]
1.
Permits Required. It shall be unlawful for any person to maintain,
construct, alter or extend any mobile home park within the limits
of Spring Township unless he holds a permit issued by Spring Township.
2.
An application for a mobile home park permit shall be filed in triplicate
with the Supervisors. The application shall be in writing, signed
by the owner and shall include the following:
A.
The name and address of the owner.
B.
The location and legal description of the mobile home park.
D.
Plans and specifications of all buildings, improvements and facilities
constructed or to be constructed within the mobile home park.
E.
Such further information as may be requested by the Supervisors and/or
the Planning Commission to enable it to determine if the proposed
park will comply with legal requirements.
3.
The Supervisors shall submit a copy of the application and plans
to the Planning Commission for its review and recommendation. Upon
the recommendation of the Planning Commission, the Supervisors shall
consider the application and the mobile home park to determine compliance
with the provisions hereof. Upon favorable determination of same and
payment of the fees prescribed herein, said Supervisors shall issue
a mobile home park permit to the owner, which shall be valid for a
period of one year thereafter.
4.
Renewal Permits. Renewal permits shall be issued by the Supervisors
upon the furnishing of proof by the applicant that his park continues
to meet the standards prescribed by this Chapter.
5.
A representative of the Supervisors may inspect a mobile home park
at reasonable intervals and at reasonable times to determine compliance
with this Chapter.
6.
The permit shall be conspicuously posted in the office or on the
premises of the mobile home park at all times.
7.
Compliance of Existing Mobile Home Parks. Mobile home parks in existence
at the date of adoption of this Chapter and being duly authorized
to operate so long as they otherwise remain lawful.
B.
Any subsequent new construction, alteration or extension of an existing
mobile home park shall comply with the provisions of this Chapter.
C.
Any existing mobile home park which, in the opinion of the Supervisors,
creates a fire or health hazard shall be required to comply with the
provisions of this Chapter within a reasonable period of time as determined
by the Supervisors.
8.
Individual Mobile Homes. Individual mobile homes not located in a mobile home park shall not be required to obtain a mobile home permit; however, they shall be required to obtain a building permit as prescribed in § 27-1003 of the Zoning Ordinance [Chapter 27]. Individual mobile homes shall comply with all other applicable Spring Township ordinances and regulations that govern single-family homes.
[Ord. 92-003, 11/2/1993, § 13-3]
Fees for permits required under the provisions of this Chapter
shall be set by resolution of the Township Supervisors.
[Ord. 92-003, 11/2/1993, § 13-4]
1.
Mobile home parks may be located in R-4 Districts and MHP Districts as permitted by the Zoning Ordinance [Chapter 27].
2.
The minimum size requirement for mobile home parks shall be five acres, but this requirement will be subject to the provisions for securing variances as stated in § _____ of Chapter 27, Zoning Ordinance.
3.
Site Location. The location of all mobile home parks shall comply
with the following minimum requirements:
4.
Site Drainage Requirements.
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
in a manner approved by the Pennsylvania Department of Health.
C.
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.
5.
Soil and Ground Cover Requirements.
A.
Exposed ground surfaces 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 the emanation of dust during dry weather.
B.
Park grounds shall be maintained free of vegetative growth which
is a nuisance or poisonous or which may harbor rodents, insects or
other pests in sufficient quantities as to be harmful to man.
6.
Areas for Nonresidential Use.
A.
No part of any park shall be used for nonresidential purposes except
such uses as are required for direct servicing, recreation and well
being of the residents of the park 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 within a mobile home park.
[Ord. 92-003, 11/2/1993, § 13-5]
1.
Mobile Home Spaces.
A.
Mobile home spaces/lots within the park shall have a minimum gross
area of 5,000 square feet.
B.
The area of the mobile home space shall be improved to provide an
adequate foundation for the placement of the mobile home. The mobile
home space 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.
2.
Required Setbacks, Buffer Strips and Screening.
A.
All mobile homes shall be located at least 30 feet from any park
property boundary line abutting upon a public street or highway right-of-way
and at least 15 feet from other park property boundary lines.
B.
There shall be a minimum distance of 15 feet between an individual
mobile home, including accessory structures attached thereto, and
adjoining pavement of a park street or common parking area or other
common areas.
C.
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, except along a public street or highway right-of-way.
3.
Erection and Placement of Mobile Homes.
A.
Mobile homes shall be separated from each other and from service
buildings and other structures by at least 30 feet; provided, that
mobile homes placed end to end may have a clearance of 20 feet where
opposing rear walls are staggered.
B.
An accessory structure having a horizontal area exceeding 25 square
feet which is attached to a mobile home and/or located within 10 feet
of its window and has an opaque or translucent top or roof that is
higher than such window shall, for purposes of this separation requirement,
be considered to be part of the mobile home.
C.
An enclosure of compatible design and materials 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.
4.
Street System.
A.
All streets to be offered for public dedication will conform to the Subdivision Ordinance [Chapter 22].
B.
All streets not to be offered for public dedication shall conform
to the following 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 34 feet.
Wherever a street intersects a public street, a stop sign in conformity
with Township regulations shall be installed and maintained by the
developer.
(3)
Internal Streets. Roadways shall be of adequate width to accommodate
anticipated traffic and, in any case, shall meet the following minimum
requirements:
(a)
Where parking is permitted on both sides, a minimum cartway
width of 34 feet will be required.
(b)
A minimum cartway width of 27 feet will be required where parking
is limited to one side.
(c)
Where one-way streets are used, the cartway width may be reduced
by 10 feet.
(d)
Dead-end streets shall be provided at the closed end with a
turnaround having an outside cartway diameter of at least 50 feet.
(4)
Required Illumination of Park and Street Systems. All parks
shall be furnished with lighting units so spaced and equipped with
illumination placed at such mounting heights as will provide adequate
levels of illumination for the safe movement of pedestrians and vehicles
at night, and that the individual mobile homes install and maintain
a dusk to dawn photo-controlled pole light for each lot.
(5)
Street Construction.
(b)
Streets Not to be Dedicated. All streets not to be dedicated
for public use shall be provided with a paved surface which shall
be durable and well drained under normal use and weather conditions.
(c)
Grades. Grades of all streets shall be sufficient to ensure
adequate surface drainage but shall be no more than 10% Short runs,
not exceeding 500 feet, with a maximum grade of 14% may be permitted,
provided that traffic safety is assured by appropriate surfacing,
adequate leveling areas and avoidance of lateral curves.
(d)
Intersections. Within 100 feet of an intersection, streets shall
be at approximate right angles. A distance of at least 150 feet shall
be maintained between center lines of offset intersecting streets.
Intersections of more than two streets at one point shall be avoided.
5.
Parking Areas.
A.
Areas shall be provided for the parking of motor vehicles. Such areas
shall provide parking spaces equal to a minimum of 1.5 times the number
of mobile home spaces provided.
B.
Required car parking spaces shall be so located as to provide convenient
access to the mobile homes, but no such space shall exceed a distance
of 200 feet from the mobile home that it is intended to serve.
6.
Walks.
A.
General Requirements. All walks shall provide safe, convenient, all-season
pedestrian access of adequate width for intended use, durable and
convenient to maintain, between individual mobile homes, the park
streets and all community facilities provided for park residents.
Sudden changes in alignment and gradient shall be avoided.
B.
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 3 1/2 feet.
C.
Individual Walks. All mobile home space shall be connected to common
walks or to streets, or to driveways or parking spaces connecting
to a street. Such individual walks shall have a minimum width of two
feet.
7.
Open Space Requirements. All mobile home parks shall provide and
so indicate on the plan of the mobile home park suitable areas for
recreation and open space uses by using the standard of 20% of the
total area of the mobile home park, of which 1/2 of the area shall
be in one piece. The remainder may be used to provide pedestrian connecting
links to the recreation areas. The recreation and open space shall
be located as centrally as possible within the mobile home park in
order to be easily accessible to the residents of the mobile home
park.
[Ord. 92-003, 11/2/1993, § 13-6]
1.
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.
2.
The plan should show:
A.
Name of proposed mobile home park.
B.
North point, graphic scale, written scale and date, including the
month, day and year that the original drawing was completed and the
month, day and year that the original drawing was revised, for each
revision, if any.
C.
Name of record owner and developer.
D.
Name and address of registered surveyor or engineer, landscape architect,
land planner or other similarly qualified person responsible for the
plan.
E.
Names of all abutting property owners, if any, with the County Recorder
of Deeds' book and page numbers where recorded.
F.
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.
G.
Total tract boundaries of the property being subdivided, showing
bearings and distances, and a statement of total acreage of the property.
H.
Zoning data, including any changes in the existing zoning to be requested
by the owner. If a zoning district is being considered or is pending
which might affect the proposed park, the Township shall notify the
owner of such a request.
I.
Contour lines at vertical intervals of two feet for land with average
natural slopes of 4% or less, and at intervals of five feet for land
with average natural slopes exceeding 4%.
J.
Location and elevation of the datum to which contour elevations refer;
where reasonably practicable, datum used shall be a known established
benchmark.
K.
All existing sewer lines, waterlines, 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.
L.
All existing buildings or other structures and the approximate location
of all existing tree masses within the proposed mobile home park.
M.
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.
N.
The full plan of proposed development, including:
(1)
Location and width of all streets and rights-of-way, with a
statement of any conditions governing their use.
(2)
Suggested street names and utility easement locations.
(3)
Proposed building setback lines along each street.
(4)
Space lines with dimensions and proposed placement of the mobile
homes.
(5)
A statement of the intended use of all nonresidential lots and
parcels.
(6)
Lot numbers and a statement of the total number of lots and
parcels.
(7)
Sanitary and/or storm sewers and other drainage facilities,
with the size and material of each indicated and any proposed connection
with existing facilities.
(8)
Parks, playgrounds, streets and other areas dedicated or reserved
for public use, with any conditions governing such use.
3.
The plan shall be accompanied by the following supplementary data
as applicable:
A.
Typical street cross-section drawing(s) for all proposed streets.
Cross-section drawings may be shown either on the plan or on the profile
sheets.
B.
Streets to be offered for public dedication 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: one inch equals 10 feet horizontal and one inch equals one-foot
vertical.
C.
Designs of any Bridges or Culverts Which may be Required. Such designs
shall meet all applicable requirements of the Water and Power Resources
Board and/or the Pennsylvania Department of Transportation.
[Ord. 92-003, 11/2/1993, § 13-7; as amended by
Ord. 09-00, 10/2/2000]
1.
General Requirements. An adequate supply of water shall be provided
for mobile homes, service buildings and other accessory facilities
as required by this Chapter. 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 authorities
having jurisdiction.
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.
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.
D.
Water supply treatment, if necessary, shall be in accordance with
the requirements of the Pennsylvania Department of Health.
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 materials. 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 35 pounds per square inch, under normal operating
conditions, at service buildings and other locations requiring potable
water supply.
D.
Where a public supply of water is provided, fire hydrants shall be
installed as agreed upon by the Supervisors and the agency responsible
for supplying water.
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 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
shoving 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 types of manufacture and their method
of installation are approved by the Supervisors.
[Ord. 92-003, 11/2/1993, § 13-8; as amended by
Ord. 09-00, 10/2/2000]
1.
General Requirements. An adequate and safe sewerage 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 Pennsylvania Department of Environmental Protection or local
health regulations.
2.
Individual Sewer Connections.
A.
Each mobile home stand shall be provided with at least a four-inch
diameter sewer riser pipe. The sewer riser pipe will 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 (see definition in § 14-101) 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 semi-rigid, 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
1/2 inch above ground elevation.
3.
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 Pennsylvania Department of Environmental
Protection and shall have watertight joints.
4.
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 Pennsylvania Department
of Environmental Protection and the Supervisors prior to construction.
[Ord. 92-003, 11/2/1993, § 13-9]
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's specifications and the National Electric Code,
as amended, regulating such systems.
2.
Power Distribution Lines.
A.
Main power lines not located underground shall be suspended at least
18 feet above the ground. There shall be a minimum vertical and horizontal
clearance of three feet between overhead wiring and any mobile home,
service building or other structure not connected to that wire.
B.
All direct burial conductors or cable shall be buried at least 18
inches below the ground surface and shall be insulated and specially
designed for the purpose. Such conductors shall be located not less
than one-foot radial distance from water, sewer, gas or communications
lines.
3.
Individual Electrical Connections.
A.
Each mobile home lot shall be provided with an approved disconnecting
device and overcurrent protective equipment. The minimum service per
outlet shall be 120/240 volts AC, 60 amperes.
B.
The mobile home shall be connected to the outlet receptacle by an
approved type of flexible cable with connectors and a male attachment
plug.
C.
Where the calculated load of the mobile home is more than 60 amperes,
either a second outlet receptacle shall be installed or electrical
service shall be provided by means of permanently installed conductors.
4.
Required Grounding. All exposed noncurrent 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.
[Ord. 92-003, 11/2/1993, § 13-10]
1.
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.
2.
Structural Requirements for Building.
A.
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.
B.
All structures containing laundry or toilet facilities shall:
(1)
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.
(2)
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.
(3)
Have at least one window which can be easily opened or a mechanical
device which will adequately ventilate the room.
C.
Toilets shall be located each in a separate compartment equipped
with a self-closing door.
3.
Shall meet the regulations and receive approval of Pennsylvania Department
of Labor and Industry.
[Ord. 92-003, 11/2/1993, § 111]
1.
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.
2.
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 ensure that the
containers shall not overflow.
[Ord. 92-003, 11/2/1993, § 13-12]
1.
Where fire hydrants are not provided, fire extinguishers of a type
approved by the Fire Underwriters' Laboratories (ABC classification
type), bearing the Underwriters' label, shall be readily accessible
to each mobile home, or mobile home park owners shall require each
mobile home to be equipped with a fire extinguisher. Portable fire
extinguishers of a type approved by the fire prevention authorities
shall be maintained in all public service buildings under park control.
2.
No open fires shall be permitted.
[Ord. 92-003, 11/2/1993, § 13-13]
All piping from outside 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. Any gas storage
tanks or cylinders shall be securely fastened in place and shall not
be located inside or beneath the mobile home or on the outside less
than five feet from any mobile home exit.
[Ord. 92-003, 11/2/1993, § 13-14; as amended by
Ord. 09-00, 10/2/2000]
1.
The person to whom a permit 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 a clean and sanitary condition.
2.
The park management shall supervise the placement of each mobile
home on its mobile home stand, which includes securing its stability
and installing all utility connections.
3.
The park management shall give the Supervisors or its representative
free access to all mobile home lots, service buildings and other community
service facilities for the purpose of inspection.
4.
The management shall maintain a register containing the names and
addresses of all park occupants. The keeping of such records as are
required by the provisions of State law shall satisfy this requirement.
Such register shall be available to any authorized person inspecting
the park.
5.
Annually the park developer will supply a list of all park residences
and mobile home owners to the Supervisors.
[Ord. 92-003, 11/2/1993, § 13-15]
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 any regulations adopted pursuant thereto, the 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 provisions of this Chapter and to advise such person
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 Supervisors
shall suspend the permit and give notice in writing of such suspension
to the person to whom the permit was issued.
[Ord. 92-003, 11/2/1993, § 13-16; as amended by
Ord. 09-00, 10/2/2000]
Any person, firm or corporation who shall violate any provisions
of this Part, upon conviction thereof in an action brought before
a district justice in the manner provided for the enforcement of summary
offenses under the Pennsylvania Rules of Criminal Procedure, shall
be sentenced to pay a fine of not more than $1,000 plus costs and,
in default of payment of said fine and costs, to a term of imprisonment
not to exceed 90 days. Each day that a violation of this part continues
or each section of this Part which shall be found to have been violated
shall constitute a separate offense.
