[Ord. 07-117, 11/13/2007]
1.
This Part contains provisions setting forth minimum standards for:
A.
The design, construction, alteration, extension, and maintenance
of mobile home parks and related utilities and facilities.
B.
Regulations for the erection of single mobile homes.
C.
Provisions are included authorizing the issuance of permits for construction,
alteration and/or extension of mobile home parks, the licensing of
those who operate mobile home parks, the inspection of mobile home
parks by authorized Township officials, and the fixing of penalties
for any violation of any provision of this Part.
[Ord. 07-117, 11/13/2007, § 901]
Definitions shall also be referenced from the Cumberland Township Zoning Ordinance [Chapter 27].
Land within a mobile home park, not including streets, off-street
parking areas, private yard space, and areas set aside for public
facilities, which shall be designed and set aside for the use of all
residents of the mobile home park. This area shall be identified by
separate parcel(s).
The gross acreage of a tract or lot minus the area of public
rights-of-way, utility easements or rights-of-way, floodplains, wetlands,
50% of steep slopes greater than 25%, and 25% of steep slopes between
15% and 25%.
A street in a mobile home park privately owned, constructed
and maintained, which functions only to provide direct access to individual
mobile home lots.
Written annual approval, in whatever form, as issued by the
Township, authorizing a person to operate and maintain a mobile home
park.
A transportable, single family dwelling intended for permanent
occupancy, office or place of assemble 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 in a mobile home park, improved with the
necessary utility connections and other appurtenances necessary for
the erection thereon of a single mobile home, which is leased by the
park owner to the occupants of the mobile home erected on the lot.
A parcel or contiguous parcels of land under single ownership
which has been planned and improved for the placement of mobile homes
for non-transient use, consisting of two or more mobile home lots.
The part of an individual mobile home space which has been
reserved for the placement of a mobile home and appurtenant structures
and connections.
An individual, partnership, public or private association
or corporation, firm, trust, estate, municipality, governmental unit,
public utility, or other legal entity whatsoever, which is recognized
by law as the subject of rights and duties.
The Planning Commission of Cumberland Township.
A vehicle which is designed for human occupancy under transient
circumstances, such as camping, travel or other recreation, sometimes
variously know as a "travel trailer" or a "camping trailer."
A structure housing operational office, recreational, park
maintenance and other facilities built to conform to required local
standards.
The sewer connection consists of all pipes, fittings, and
appurtenances from the drain outlet of the mobile home to the inlet
of the corresponding sewer riser pipe.
The sewer riser pipe is that portion of the sewer lateral
which extends vertically to the ground elevation and terminates at
each mobile home space.
Denotes a trailer which does not have a flush toilet or bath
and shower enclosed within. Travel trailer shall not be allowed to
be placed in a mobile home park as a means of residence.
The usable site area is that portion of a mobile home park
which is free of water surfaces, floodplains, severe high water table
areas, quarries and slopes over 20%, and including structures or obstructions
unrelated to the mobile home park usage.
The water connection consists of all pipes, fittings, appurtenances
from the water riser pipe to the water inlet pipe of the distribution
system within the mobile home.
The water riser pipe is that portion of the water service
pipe which extends vertically to the ground elevation and terminates
at the designated point on each mobile home lot.
The water service piping consists of all pipes, fittings,
valves and appurtenances from the water main of the park distributing
system to the water outlet of the distributing system within the mobile
home.
[Ord. 07-117, 11/13/2007, § 902]
1.
The requirements of this chapter shall be supplemented or superseded
by the requirements of the Uniform Construction Code as it relates
to the construction of foundations, electrical and plumbing systems,
or the placement of mobile homes within a mobile home park.
A.
Approval Required.
(1)
It shall be unlawful for any person to construct, alter, extend
or operate any mobile home park within the limits of Cumberland Township
unless a valid permit and/or license issued by Cumberland Township
is obtained.
(2)
Design and improvements standards shall be consistent with this
chapter. In the event that there is a conflict, the more stringent
shall apply.
B.
Application for Mobile Home Permits/Mobile Home Park Licenses.
(1)
Application to Cumberland Township. The applicant shall submit
an application to Cumberland Township for a permit to place a mobile
home or to operate a mobile home park in Cumberland Township.
(2)
Mobile Home Permit. The following procedures shall apply solely
for the proposed placement of a mobile home on a single parcel (separately
deeded) or within a mobile home park.
(a)
Any person desiring to locate a mobile home shall submit an
application for a mobile home permit (see Attachment IX-1) to Cumberland
Township.
(b)
The Township shall review the application for compliance with
this chapter and other applicable ordinances of the Township. The
Township may request the assistance of the Township Zoning Officer,
Engineer, Solicitor, and other municipal officials in order to determine
approval, conditional approval or disapproval of the application.
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The Township shall, within 45 days from the receipt of an application,
issue a permit or disapprove the application and transmit the decision
in writing to the applicant. A notice of disapproval shall cite the
reasons for disapproval.
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(c)
The mobile home permit is not assignable and terminates within
one year from the date of issuance, unless the mobile home is installed
as prescribed in this chapter.
C.
Mobile Home Park License. The following procedure shall apply to
all new and expansions of existing mobile home parks:
(1)
Design Plan Approval. Any person desiring to establish a new
mobile home park or expand an existing mobile home park shall secure
approval under this chapter prior to applying for a mobile home park
license. The Township shall reserve the right to require financial
security to guarantee installation of improvements in accordance with
this chapter.
(2)
Application Requirements. All requests for a mobile home park
license shall include the following:
(a)
An application for a mobile home park license (see Attachment
IX - 2).
(b)
Identification of the Adams County Recorder of Deeds reference
numbers for the approved land development plan.
(c)
A filing fee as set by resolution of the Township.
(d)
Copies of the following permits where applicable; erosion control
permit, highway occupancy permit, water supply permit, wastewater
permit(s), and any other local, state, or federal permits.
(3)
Review Procedures.
(a)
The Township shall review the application for compliance with
this chapter and other applicable ordinances of the Township. The
Township may solicit the assistance of the Township Zoning Officer,
Engineer, Solicitor, and other municipal officials in order to determine
approval, conditional approval or disapproval of the application.
(b)
The Township shall, within 60 days from the receipt of an application,
issue a permit or disapprove the application and transmit the decision
in writing to the applicant. A notice of disapproval shall cite the
reasons for disapproval.
(c)
A Mobile Home Park Permit shall not be assignable and shall
terminate two years following its issuance unless an extension is
approved by the Township. The Permit shall authorize construction
of the Mobile Home Park.
(d)
Prior to issuance of a mobile home park license, the Township shall inspect finished construction of all improvements to ensure compliance with the approved plans. The cost for review and inspection shall be paid by the Applicant in accordance with the requirements of Part 6 of this chapter and shall be paid prior to issuance of a license. Following satisfactory inspection of improvements and payment of all license review and inspection fees, a mobile home park license will be issued. The license will be issued within 45 days following certification of improvements by the Township Engineer. The Township, following recommendations of the Township Engineer, shall reserve the right to require that an as-built plan be submitted in accordance with the requirements of this chapter.
(e)
The Mobile Home Park license shall be valid for a period of
one year and shall be renewed on an annual basis.
D.
Renewal Licenses. Application for renewal of a mobile home park license
shall be made to the Township at least 60 days prior to the expiration
date of the license. Renewal of a mobile home park license shall be
issued by the Township upon certification by the owner that the park
continues to meet the standards and requirements hereunder for the
issuance of an original license.
(1)
It shall be unlawful for any person to operate a mobile home
park without a valid license, renewed annually by the Township in
the name(s) of the landowner and manager.
(2)
Prior to annual renewal of any mobile home park license there
shall be an inspection by the Township. If it is determined there
are deficiencies or that the mobile home park does not comply with
the Township's ordinances, the Township shall reserve the right
to require that improvements be made to bring the mobile home park
into compliance and to establish reasonable time limits for those
improvements.
(3)
The Township shall reserve the right to deny renewal of license,
if there is not compliance.
(4)
Individual lots in a mobile home park shall not be sold separately.
Any sale of lots in a mobile home park shall be for the park as a
whole.
E.
Transfer of Ownership. Any transfer of ownership, interest or control
of the mobile home park, including the merger, sale of shares of capital
stock, sale of capital, shares of stock or otherwise, shall invalidate
the license. The licensee shall give notice in writing to the Township,
within 24 hours or on the next business day after a change in land
ownership. Such notice shall include the name and address of the person
succeeding ownership.
F.
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 Township Supervisors shall give written notice to the
person whom the certificate of registration and license were 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 the Township 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 Township Supervisors shall suspend the license and
give notice, in writing, of such suspension to the person to whom
the certificate and/or license was issued. Any person, partnership
or corporation who is in violation of any provisions of this chapter,
shall be subject to the penalties stated in this chapter.
[Ord. 07-117, 11/13/2007, § 903]
1.
Upon notice to the owner from the Township, mobile home parks which
existed prior to the date of the amendment of this chapter shall comply
as follows:
A.
Mobile home parks in existence at the date of adoption of this chapter
and being duly authorized to operate as same by the Township be continued
so long as they otherwise remain in compliance with this and any other
pertinent ordinances currently in force in the Township.
B.
Existing mobile home parks shall be required to submit an existing
plot plan, drawn to scale, when applying for a mobile home park license
renewal. The plot plan shall contain information as required for a
final land development plan as it relates to existing features.
C.
Any subsequent new construction, alteration, or extension of as existing
mobile home park shall comply with the provisions of this chapter.
D.
Any existing mobile home park which, in the judgment of the Board
of Supervisors, creates a fire or health hazard shall be required
to comply with this chapter within a reasonable period of time as
determined by the Board of Supervisors.
[Ord. 07-117, 11/13/2007, § 904]
The Township Supervisors, or other authorized Township representative,
may inspect a mobile home park periodically to determine compliance
with this chapter. As a result of such inspection, the Township Supervisors
may give notice for any violations of this chapter.
[Ord. 07-117, 11/13/2007, § 905]
1.
The location, design, and improvement standards for all mobile home parks shall comply with the following minimum requirements. Site design and improvement standards shall conform to the standards of this chapter and the Cumberland Township Zoning Ordinance [Chapter 27].
A.
Site Design.
(1)
General Requirements. Standard dimensions and criteria for park size, density, lot area, lot width, front, rear, and side yards, height, spacing, etc., shall be as specified in the Cumberland Township Zoning Ordinance [Chapter 27].
(2)
Buffering. A fifty-foot wide buffer yard shall be provided along
the entire perimeter of any mobile home park. Within such buffer yard
a planting screen at least 15 feet wide shall be provided. Buffer
yards shall be naturally landscaped and shall not be used for building,
parking, loading or storage purposes. Except for access drives or
pedestrian interior walkways permitted by the Township, a buffer yard
shall be continuous for the entire length of a property line.
(3)
Site Location. The location of all mobile home parks shall comply
with the following minimum requirements. The parks must be:
(a)
The site shall be free from adverse influence by swamps, marshes,
garbage or rubbish disposal areas or other potential breeding places
for insects or rodents.
(b)
The area shall not be subject to flooding.
(c)
The site shall not be subject to any hazard or nuisance, such
as excessive noise, vibration, smoke, toxic matter, heat, odor, glare,
etc.
B.
Site Drainage.
(1)
The ground surface in all parts of a park shall be graded and
equipped to drain surface water in a safe, efficient manner. Where
necessary, storm sewers, culverts, and related facilities shall be
provided to insure the adequate drainage of all locations within the
park.
(2)
A stormwater management plan shall be prepared in accordance
with the requirements of this chapter and submitted for review and
approval by the Township in conjunction with a land development plan
prior to the granting of a permit to construct any mobile home park.
(3)
All stormwater facilities shall be kept completely separate
from any sanitary waste facilities.
(4)
Surface water collectors and other bodies of standing water
shall not be susceptible to the breeding of mosquitoes and other insects.
C.
Soil and Ground Cover Requirements.
(1)
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.
(2)
All paving and/or planting shall be designed in accordance with
the storm drainage plan.
(3)
Park grounds shall be maintained free of vegetative growth which
is poisonous or which may harbor rodents, insects, or other pests.
(4)
An erosion control plan shall be submitted to the Township for
review. The erosion control plan shall be approved by the Adams County
Conservation District.
(5)
A landscaping plan shall be submitted for review and approval
by the Township.
D.
Park Areas for Nonresidential Uses.
(1)
No part of any park shall be used for nonresidential purposes,
except such uses that are required for recreation, direct servicing,
management, or maintenance of the park and its residents.
(2)
Nothing contained in this section shall be deemed as prohibiting
the sale of a mobile home located on a mobile home lot and connected
to utilities.
E.
Building Setback Requirements. Mobile homes shall be located to conform to the building setback requirements of the Cumberland Township Zoning Ordinance [Chapter 27]. In addition, the following shall apply:
(1)
There shall be a minimum distance of 25 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 and structures.
(2)
Mobile homes shall be located at least 50 feet from any park
property line and at least 10 feet from any side or rear mobile home
lot line.
(3)
Mobile home parks located adjacent to any industrial or commercial
land use shall be required to provide screen planting (trees, shrubs)
along the property boundary line separating the park from such adjacent
use.
F.
Blocks. The size and shape of blocks in mobile home parks shall be
determined with regard to:
G.
Placement of Mobile Homes.
(1)
Mobile homes, including any additions or accessory structures
attached thereto, shall be separated from each other and from other
buildings by at least 20 feet on all sides.
(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.
(3)
Construction of Mobile Home Stands. Construction and placement
of mobile homes shall meet all requirements of the adopted building
code and typical recognized industry standards.
(a)
The area of the mobile home stand shall be improved to provide
an adequate frost proof foundation for the placement of the mobile
home, thereby securing the superstructure against uplift, sliding,
or rotation, and in no event shall the mobile home be erected on jacks,
loose blocks, or other temporary materials. The mobile home stand
shall not heave, shift, or settle unevenly under the weight of the
mobile home due to frost action, inadequate drainage, vibration or
other forces acting on the superstructure.
(b)
The mobile home stand shall be provided with anchors and tie-downs
such as cast in place concrete "deadmen."
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These anchors and tie-downs shall be placed at least at each
corner of the mobile home stand and each shall be able to sustain
a minimum tensile strength of 2,800 pounds.
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In the event that the mobile home is greater than 50 feet the
Township shall reserve the right to increase the number of tie-downs
required.
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(c)
Where required by the Township, the applicant shall submit a
design including drawings of the mobile home stand for review and
approval.
H.
Park Street System.
(1)
General Requirements.
(a)
A minimum of two vehicular accesses shall be provided or as
required as part of the traffic site access study. All accesses shall
abut a public street.
(b)
The entrance road, connecting the park with a public street
or road shall have a minimum pavement width of 32 feet.
(c)
Other internal streets shall:
1)
Streets shall have a minimum width of 32 feet or as may be allowed
otherwise. The requirement for off-street parking shall be considered
prior to a determination on the street width.
2)
Dead end or cul-de-sac streets shall meet the requirements of
this chapter.
3)
All streets within the mobile home park shall have concrete
curbs and sidewalks in accordance with this chapter.
(d)
Design and construction of all streets within the mobile home
park shall be in accordance with this chapter. Mobile home park streets
shall not be offered for dedication to the Township.
(e)
All mobile home lots shall be connected to a common street by
means of a sidewalk or walkway. Such individual sidewalks shall have
a minimum width of three feet.
(f)
Street Names and Lot Numbers. Each street within a mobile home
park shall be provided with street names and street name signs in
accordance with 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 six feet above the ground.
(2)
Parking Areas.
(a)
Two paved off-street parking spaces for motor vehicles shall
be provided on each mobile home lot. Required parking spaces shall
be so located as to provide convenient access to the mobile home,
and shall not exceed a distance of 200 feet from the mobile home that
it is intended to serve.
(b)
A separate parking area for recreational vehicles shall be provided
in each mobile home park.
(c)
Paved off-street parking areas must also be provided to serve
recreation areas, utility or service buildings, and the park office.
(d)
Layout, design, and the number of spaces for all types of common
parking areas shall be subject to review and approval by the Township
in accordance with Township ordinances.
I.
Required Recreation Areas or Fees.
(1)
In all mobile home parks a recreation area, or areas, with suitable
facilities shall be maintained within the park for the use of all
park residents.
(2)
Land required for such recreation areas shall be not less than
10% of the gross site area. Such land should generally be provided
in a centralized location or in decentralized locations in larger
mobile home parks.
(3)
Recreation areas shall be so located as to be free of traffic
and environmental hazards and should, where the topography permits,
be centrally located on relatively level ground.
(4)
If a suitable recreation area cannot be properly provided for
the park, as determined by the Board of Supervisors, payment of a
recreational purpose fee is required. Such fee shall be in conformance
with this chapter.
(5)
A recreation plan shall be submitted for review and approval
per this chapter.
[Ord. 07-117, 11/13/2007, § 906]
1.
General Requirements.
A.
If the mobile home park can be served by the extension of an existing
public water supply system of satisfactory quantity, quality and pressure
and is within 1,000 feet of the proposed development, the applicant
shall connect to the municipal system. The distribution system within
the proposed development shall be subject to review and approval in
accordance with the provisions of this chapter. Where a satisfactory
public municipal water supply system is not available, a community
water supply system shall be provided in accordance with requirements
of this chapter.
B.
The water system design shall be approved by the Pennsylvania Department
of Environmental Protection and Cumberland Township and/or the applicable
municipal authority.
2.
Design and Construction Standards. Water supply and distribution
systems shall be designed and constructed in accordance with Township
standards and the requirements of this chapter. Where there is a conflict
between this section and this sections of this chapter or other rules
and regulations of the Township and/or the applicable municipal authority,
the more stringent shall apply. Standards shall also be as recommended
by the Township Engineer.
3.
Source of Supply.
A.
The water supply shall be capable of supplying a minimum of 400 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 and will
not be constructed beneath any sewer line.
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 Environmental Protection.
4.
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.
5.
Water Distribution Systems.
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 non-potable 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 25 pounds per square inch, under normal operating
conditions, at each mobile home, service buildings and other locations
requiring potable water supply. The developer is required to provide
all necessary engineering studies to ensure that there will be sufficient
water pressure and flow to meet such requirement and for operation
of fire protection systems.
D.
Individual Water Riser Pipes and Connections.
(1)
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.
(2)
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.
(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 shut-off 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 manufacturer and their
method of installation are approved.
[Ord. 07-117, 11/13/2007, § 907]
1.
General Requirements.
A.
If the mobile home park can be served by the extension of an existing
public sanitary sewer system located within 1,000 feet of the proposed
development and adequate treatment capacity is available, a complete
sanitary sewage collection system must be installed and connected
by the developer to the existing public sanitary sewer system. Such
system shall be designed, constructed and maintained in accordance
with the Pennsylvania Department of Environmental Protection and the
applicable municipality or municipal authority regulations. If adequate
treatment capacity is not available or connection to the community
sewer system shall be provided. The system design shall be approved
by the Pennsylvania Department of Environmental Protection and Cumberland
Township and/or the appropriate municipal authority. It shall be required
as a condition of plan approval, that the owner agree to the provision
that when public sewers are made available to the site, that the mobile
home park be connected to such system and that all privately owned
wastewater treatment facilities be abandoned.
B.
Regardless of the proposed method of sewage disposal, all systems
shall be in conformance with the Cumberland Township Act 537 Official
Sewage Facilities Plan. On-lot sewage disposal systems are not acceptable
for mobile home parks.
2.
Design and Construction Standards. Sanitary sewer systems and wastewater
treatment facilities shall be designed and constructed in accordance
with Township standards and the requirements of this chapter. Where
there is a conflict between this section and any this section of this
chapter or other rules and regulations of the Township and/or the
applicable municipal authority, the more stringent shall apply. Standards
shall also be as recommended by the Township Engineer.
A.
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 shall be so located
on each stand so that the sewer connection to the mobile home drain
outlet will approximate a vertical position.
(2)
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.
(3)
All materials used for sewer connections shall be semi-rigid,
corrosive resistant, nonabsorbent and durable; the inner surface shall
be smooth.
(4)
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.
(5)
If sanitary traps are not provided within the individual mobile
home unit, it shall be installed in the sanitary sewer laterals.
(6)
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.
[Ord. 07-117, 11/13/2007, § 908]
1.
General. Every mobile home park shall contain an electrical wiring
system consisting of wiring, fixtures, equipment and appurtenances
which shall be installed and maintained in accordance with the local
electric power company's specifications regulating such systems.
All electrical system materials and installation shall be consistent
with the National Electric Code as most recently amended.
2.
Power Distribution Lines. All power distribution lines shall be installed
underground in accordance with the suppliers regulations. All other
utilities, such as telephone, community cable television service,
etc., shall also be installed underground in accordance with the individual
utility's specifications governing such systems.
3.
Individual Electrical Connections. 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,
100 amperes.
4.
Required Grounding. All exposed non-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.
[Ord. 07-117, 11/13/2007, § 909]
1.
Applicability. The requirements of this section shall apply to service
buildings, recreational buildings and other community service facilities
when constructed such as:
2.
Structural Requirements for Buildings.
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 rooms containing laundry facilities shall:
(1)
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.
(2)
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 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, non-absorbent, waterproof material or covered with moisture-resistant
material.
[Ord. 07-117, 11/13/2007, § 910]
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. All applicable local, state, and federal regulations shall
be complied with. The plans shall outline the proposed method of refuse
disposal.
[Ord. 07-117, 11/13/2007, § 911]
Grounds, buildings and structures shall be maintained free of
insect and rodent harborage and infestation. Extermination and other
methods of rodent control shall comply with any applicable local,
state, and federal regulations.
[Ord. 07-117, 11/13/2007, § 912]
1.
Natural Gas Systems.
A.
Natural gas piping systems when installed in mobile home parks shall
be approved by the utility company providing the service.
B.
Each mobile home lot provided with piped gas shall have an approved
shut-off 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.
2.
Liquefied Petroleum Gas System.
A.
Liquefied petroleum gas systems provided for mobile homes, service
buildings or other structures when installed shall be maintained in
conformity with any applicable rules and regulations and shall include
the following:
(1)
Systems shall be approved with safety devices to relieve excessive
pressure and shall be arranged so that the discharge terminates at
a safe location.
(2)
Systems shall have at least one accessible means of shutting
off the gas. Such means shall be located outside the mobile home and
shall be maintained in effective operating condition.
(3)
All LPG piping outside the mobile home shall be buried and protected
against mechanical injury. Undiluted liquefied petroleum gas in liquid
form shall not be conveyed through piping equipment and systems in
mobile home.
(4)
No LPG vessel shall be stored or located inside or beneath any
storage cabinet, carport, mobile home, or any other structure unless
such installations are specifically approved by the Township.
3.
Fuel Oil Supply Systems.
A.
All fuel oil supply systems provided for mobile homes, service buildings,
and other structures shall be installed and maintained in conformity
with any applicable rules and regulations.
B.
All storage tanks shall be protected from physical damage.
C.
All fuel oil supply systems provided for mobile homes, service buildings,
and other structures shall have shutoff valves located within five
inches of storage tank.
D.
All fuel storage tanks and cylinders shall be securely placed and
under no circumstances located less than five feet from any mobile
home exit.
4.
Storage Tank Foundations. All fuel tanks not withstanding the type
of fuel shall be provided with a stable foundation of compacted stone
or concrete and anchoring, or as may be required by any applicable
regulation whichever is more stringent.
[Ord. 07-117, 11/13/2007, § 913]
2.
In addition the following shall apply:
A.
All applicable local, state, and federal regulations, shall be complied
with.
B.
Each individual mobile home shall be equipped with two working fire
extinguishers.
C.
In the event the applicant wishes to provide alternate means of fire
protection, design information shall be subject to review by the Township,
Township Engineer, and the local fire agency, and shall be subject
to approval by the Township.
[Ord. 07-117, 11/13/2007, § 914]
1.
Any single mobile home shall meet the specifications for manufacture
of mobile homes as set forth in U.S. Standard A 119.1-1969, NFPA No.
501B-1968, and any subsequent modification or amendment of such standards.
Certification to such shall be submitted with the mobile home permit
application.
2.
If a mobile home is erected and maintained as a single family dwelling
other than in a mobile home park, the lot size, setback, sewer, and
water requirements shall be the same as for a single family home,
provided however that placement and base enclosure requirements shall
be the same as for mobile homes placed in mobile home parks.
[Ord. 07-117, 11/13/2007, § 915]
1.
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.
2.
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. All mobile homes shall be
inspected by the Township.
3.
The park management shall give the Township Officials free access
to all mobile home lots, service buildings and other community service
facilities for the purpose of inspections.
4.
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.
5.
A permit shall be obtained by the park management prior to placement
of all structures and mobile homes in accordance with applicable Township
ordinances.
[Ord. 07-117, 11/13/2007, § 916]
1.
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.
2.
The tenants/owner agreement shall be submitted to the Township for
review and recommendation. The agreement shall be reviewed and approved
by the Township prior to final plan approval and shall be recorded
with the final plan. A copy which shall be on file at the mobile home
park and Township office.
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.
I.
Maintenance and use of common areas (i.e., recreation areas).
J.
Requirement that tenant inspect and maintain in adequate operation
gas, electric, and fire protection systems and equipment.
[Ord. 07-117, 11/13/2007, § 917]
[Ord. 07-117, 11/13/2007, § 918]
1.
No mobile home, whether installed on a single lot or in a mobile
home park, shall be removed from the Township without first obtaining
a permit from the Township Tax Collector as required by Act 54, 1969,
of the Pennsylvania General Assembly, 72 P.S. § 5020-407.
2.
Such permit shall be issued upon payment of a fee as required by
the fee schedule currently in force in the Township, and any real
estate tax assessed against the home and unpaid at the time the permit
is requested.
[Ord. 07-117, 11/13/2007, § 919]
1.
Notices. Whenever the Township Supervisors or other authorized Township
representative determines that there are reasonable grounds to believe
that there has been a violation of any provision of this chapter,
or of any regulation adopted pursuant thereto, such authority shall
give notice of such alleged violation to the person to whom the permit,
and/or certificate and/or license was issued, as hereinafter provided.
Such notice shall (A) be in writing; (B) include a statement of reasons
for its issuance; (C) allow a reasonable time for the performance
of any act it requires; (D) be served upon the owner or his agent
as the case may require; provided, however, that such notice or order
shall be deemed to have been properly served upon such owner or agent
when a copy thereof has been served with such notice by any other
method authorized or required by the laws of this state; (E) contain
an outline of remedial action which, if taken, will effect compliance
with the provisions of this chapter, or any part thereof, and with
the regulations adopted pursuant thereto.
2.
Revocation of License. In addition to the provisions and penalties for violations as given in §§ 22-916 and 22-917 of this chapter, the Township may give reasonable notice for the remedying of violations and if such violations are not remedied within the prescribed period of time, the Township may declare the license revoked.
[Ord. 07-117, 11/13/2007, § 920]
1.
Duly authorized representatives of Cumberland Township have the right
to enter private property at reasonable times to investigate any condition
associated with this Part.
2.
Anyone violating the provisions of this Part shall be guilty of an
offense, and upon conviction shall be subject to a fine of not more
than $1,000 for each violation, recoverable with costs, and in default
of payment, imprisonment of not more than 30 days. Each day that the
violation continues shall be a separate offense.
3.
In addition, Cumberland Township may institute injunctive, mandamus
or any other appropriate action or proceeding at law or in equity
for the enforcement of this chapter. Any court of competent jurisdiction
shall have the right to issue restraining orders, temporary or permanent
injunctions, mandamus, or other appropriate forms of remedy or relief.
