All mobile home parks shall be connected to a public water supply when available. Mobile home parks unable to connect to a public water supply shall have an adequate potable water supply provided to all dwellings within a mobile home park. The mobile home park shall be served by one central water supply as defined by this chapter. Such systems shall be installed according to the requirements and standards of the Pennsylvania Department of Environmental Protection (DEP). In addition to such requirements, the water distribution system shall be constructed in accordance with the following:
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.
B. 
The water-riser pipe shall extend at least four inches above ground elevation. The pipe shall be at least 3/4 inch. The water outlet shall be capped when a mobile home does not occupy the lot.
C. 
Adequate provisions shall be made to prevent freezing of service lines, valves and riser pipe 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 of each mobile home lot.
E. 
Underground stop and waste valves shall not be installed on any water service.
Mobile home parks shall be served by a public sewer system designed, constructed and maintained in accordance with the applicable regulations of the Pennsylvania Department of Environmental Protection and design standards of the East Earl Township Sewer Authority. If the public sewer system is privately owned, the owner of the mobile home park shall prepare an evaluation of the various sewage disposal alternatives which addresses the following and shall provide financial assurances for the repair or replacement of the privately owned system.
A. 
The cost of extending existing public sewers to the site. This shall address the length of the extension, potential methods of conveyance, and the ability of the existing public sewer system to accommodate flows from the site.
B. 
The cost of the privately owned public sewer system, including installation, operation and maintenance costs, in comparison to the costs associated with the extension of existing sewer lines to the site. This shall also provide adequate justification for the section of the privately owned public sewer system. All mobile homes and service buildings shall include the use of water or toilet facilities shall be connected to an approved sewerage system. Individual sewer riser pipes having at least four-inch diameter shall be located on each mobile home stand and shall extend at least one inch above ground level. Provisions shall be made for sealing the sewer riser pipe with a securely fastened plug or cap when the mobile home is unoccupied. Adequate provisions shall be made to protect sanitary sewers from stormwater infiltration and leakage.
All public sewer systems require approval and permitted by the Pennsylvania Department of Environmental Protection. In addition, the design of a privately owned public sewer system for a mobile home park shall be subject to the approval of the East Earl Township Board of Supervisors following the review of the design by the Township Engineer. The design of a public sewer system which represents an extension of an existing public sewer system, owned and operated by a municipal authority, shall be subject to the approval of the applicable municipal authority following the review of the Authority's engineer.
Setback and separation distances as defined in the current Township Zoning Ordinance[1] shall be met. All service buildings and accessory building such as patios, porches, awnings and decks shall not be located within any required front, side or rear yard as defined in the current Township Zoning Ordinance. The minimum setback from a public road to a mobile home, mobile home service or accessory building and off-street parking facilities shall be 50 feet. The setback shall be determined from the right-of-way line of the public road.
[1]
Editor's Note: See Ch. 450, Zoning.
All mobile home parks shall be screened from view of all adjacent properties from ground level to a minimum height of six feet. Such screening may consist of an earthen berm or evergreen plantings with trees having a minimum size of six feet in height at the time of planting. Such screening shall be provided along the interior portion of a perimeter landscape buffer with a minimum width of 50 feet.
Each mobile home shall be set upon and securely fastened to a hard-surfaced mobile home stand with a foundation of block or concrete, with concrete footings extending at least 36 inches below finished grade. The foundation shall not heave, shift or settle unevenly because of frost action, inadequate drainage, vibration or other forces acting on the superstructure. Each mobile home stand shall be equipped with properly designed utility connections.
The mobile home foundation shall be provided with devices for anchoring the mobile home to the foundation to prevent the overturning or uplifting of the mobile home. Anchoring devices shall be in the form of anchor bolts, auger anchors or cable which are of adequate size and material to prevent such forces and shall be fastened securely to the base frame of the mobile home. If auger anchors are utilized, a minimum of six auger anchors shall be utilized. If anchor bolts or cable are utilized, they shall be anchored to the footing with adequate anchor plates or hooks.
Skirting shall be provided between the mobile home and the finished grade around the entire base of each mobile home and shall be composed of the same color and material as the mobile home. Such enclosure shall provide sufficient ventilation to inhibit decay and deterioration of the structure.
Interior mobile home park roads shall provide access to all mobile homes. Each mobile home lot shall abut on a park road with access to such road. All roads located within mobile home parks shall remain private and shall be maintained by the mobile home park operator or owner. All roads and parking spaces within the mobile home park, and providing access to the mobile home park, shall be macadam blacktop, well drained and clearly marked. Such roads shall be at least 24 feet wide and shall be constructed to comply with the pavement specifications for current Township standards for local streets. If on-street parking is provided, such minimum widths shall be increased by 10 feet for each lane of parking. On-street parking lanes shall be of the same material as the abutting road. There shall be a minimum grade of 0.75% and a maximum grade of 10% on all mobile home park roads.
Adequate paved parking spaces shall be provided to accommodate residents, guests and employees of the mobile home park according to the following requirements:
A. 
A minimum of two parking spaces per mobile home space shall be provided within, or adjacent to, each mobile home space.
B. 
A minimum of one visitor space shall be provided for every three mobile home spaces (or fraction thereof). All visitor parking spaces shall be located within 200 feet of the mobile home spaces which are to be served.
C. 
Mobile home park offices shall have a minimum of two visitor spaces and one space for every employee working the largest shift.
D. 
Direct driveway access from a mobile home lot to existing or proposed public streets shall not be permitted but shall be by way of an internal mobile home park street.
E. 
All parking spaces shall be independently accessible from the private road within the mobile home park.
Each mobile home lot shall have a sidewalk with a minimum width of three feet extending from the mobile home to the parking spaces provided on, or adjacent to the mobile home space. Such walks shall be constructed of an all-weather material.
The owner of the mobile home park shall make certain that building permits are obtained prior to the construction or placement of all structures on the premises.
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 local electrical power company specifications regulating such systems.
A. 
Power distribution lines.
(1) 
All power lines shall be placed underground at least 18 inches below the ground surface and shall be insulated and specifically designed for such installation. Such lines shall be located not less than one foot from any other utility lines, facility or installation.
(2) 
Meter poles shall have a maximum height of six feet.
B. 
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 volt AC, 200 amperes.
C. 
Required grounding. Each mobile home connection to this electrical distribution system shall be inspected by an approved underwriters' electrical agency and shall be grounded in accordance with the electrical power company specifications and the National Electric Code prior to the electric power being energized. All exposed noncurrent-carrying metal parts of mobile homes and all other equipment shall be grounded by means of an approved ground conductor run with branch circuit conductors or other approved method of grounded metallic wiring. The neutral conductor shall not be used as an equipment ground for mobile homes or other equipment.
A. 
Natural gas system.
(1) 
Natural gas piping systems when installed in mobile home parks shall be maintained in conformity with the specifications of the gas company serving the area.
(2) 
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.
B. 
Liquefied petroleum gas systems. Liquefied petroleum gas (LPG) 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 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 located outside of the mobile home shall be well supported and protected against mechanical injury.
(4) 
Vessels of more than 12 and less than 60 gallons (U.S.) gross capacity may be installed on a mobile home lot and shall be securely but not permanently fastened to prevent accidental overturning.
(5) 
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 specially approved by the authority having jurisdiction.
C. 
Fuel oil supply systems.
(1) 
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.
(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) 
Storage tanks located in areas subject to traffic shall be protected against physical damage.
Any other utility, such as telephone or cable, servicing a mobile home park shall be installed underground, as applicable, and maintained in accordance with the respective utility company specifications regulating such systems.
The following requirements shall apply to service buildings, recreation buildings and other community service facilities as follows:
A. 
Facilities.
(1) 
Every mobile home park shall have a structure clearly designated as the office of the mobile home park manager.
(2) 
Service and accessory buildings located in a mobile home park shall be used only by the residents and employees of the mobile home park.
B. 
Structural requirements for buildings. 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 as to prevent entrance or penetration of moisture and weather.
The storage, collection and disposal of refuse in the mobile home park shall be the responsibility of the mobile home park owner or manager and shall be so conducted as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards or air pollution and shall comply with all applicable Township and State regulations. Provisions shall be made by the mobile home park operator to have garbage and waste collected at least once every week, and shall be deposited at an approved disposal site.
Grounds, buildings and structures shall be maintained free of insect and rodent harborage and infestation. Extermination methods and other measures to control insects and rodents shall comply with all applicable Township, state and federal regulations.
A. 
Local regulations. The mobile home park area shall be subject to any local fire protection rules and regulations.
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 mobile home park control and a sufficient number shall be maintained throughout the mobile home park in readily accessible and well marked positions.
D. 
Fire hydrants.
(1) 
If public water is provided to the mobile home park, the water supply and fire hydrants shall provide fire protection in accordance with the standards of the National Fire Protection Association.
(2) 
Adequate water capacity for fire protection shall be stored within, or immediately adjacent to, the mobile home park.
(3) 
Fire hydrants shall be located within 600 feet of any home, service building or other structure in the mobile home park, and shall be installed in accordance with all applicable Township specifications.
(4) 
The mobile home park management shall give the Township Zoning Officer or other authorized Township representative free access to all mobile home lots, service buildings and other community service facilities for inspection purposes.
No part of the mobile home park shall be used for a nonresidential purpose, except such uses that are specifically required for the direct servicing and well being of mobile home park residents, for management and maintenance of the mobile home park, or those uses permitted by Chapter 450, Zoning.
All mobile home parks shall be furnished with outdoor lighting units which do not produce an objectionable glare on adjacent properties. Such lighting units shall be spaced and equipped with luminaries placed at mounting heights which will provide illumination for the safe movement of pedestrians and vehicles at night, including:
A. 
All parts of the mobile home park road system.
B. 
Potentially hazardous locations, such as major street intersections of steps or step ramps.
The Township shall not issue any building permits within the mobile home park until the applicant has secured all necessary approvals from the Township, the Pennsylvania Department of Environmental Protection, and any other applicable agencies, and the applicant has demonstrated full compliance with this chapter to the satisfaction of the Board of Supervisors.
On or after the effective date of this chapter, no person shall operate a mobile home park or establish a mobile home park in the Township, except as authorized by this chapter and only after having obtained a license for the operation of mobile home park in accordance with this chapter and obtaining all other approvals required by applicable ordinances, including, but not limited to, zoning and subdivision and/or land development approval.
Application for a license to operate a mobile home park shall be made, in writing, by any mobile home park operator, under oath, and in the form prescribed by the Board of Supervisors of the Township and shall contain the name and address of the applicant. The application shall also contain the address and description of the premises upon which the mobile home park is to be operated; the names and addresses of any owner or owners of said property, if other than the applicant; any structures erected on the premises; and a description of the operation plan for said mobile home park. If the applicant is partnership or association, the application shall furnish the names and addresses of all partners. If the applicant is a corporation, the application shall furnish the names and addresses of each officer and director thereof. The application shall be signed by the applicant, if the applicant is an individual; by all members of the association or partnership, if the applicant is an association or partnership; or by the president and attested by the secretary, if the applicant is a corporation.
No license under this chapter shall be transferred or assigned or used by any person other than the one to whom it was issued, and no mobile home park operator's license shall be issued at any location other than the one prescribed in the application upon which it is issued.
Any mobile home park operator shall pay an annual license fee as established by the then current fee schedule established by resolution of the Board of Supervisors. All licenses shall be valid for a term of one year from the date of issuance. A license may be renewed under the provisions of this chapter for additional periods of one year each pending an on-site inspection by a designated representative of East Earl Township. The license fee must be paid for each year that the license is renewed.
A. 
Upon receipt of an application, the Board of Supervisors shall review the license application and operation plans continued therein to determine if the requirements of this chapter are met. The Board shall determine additionally whether any outstanding notices of violation of Township ordinances exist. No license shall be granted or renewed unless:
(1) 
The application and operational plans are in compliance with this chapter.
(2) 
The applicant has received all required zoning and subdivision and/or land development approvals.
(3) 
The applicant has received all approvals required from the Department of Environmental Protection.
(4) 
The applicant does not have outstanding violations of other Township codes or ordinances.
B. 
Any person who has been denied a license or whose license has been suspended or revoked may appeal the denial, suspension or revocation to the Board of Supervisors. Such appeal shall be made in writing within 10 days after such decision has been made. The appeal shall be verified by an affidavit and shall be filed with the Township Secretary. The appellant or his representative shall have the right to appear and be heard, if such right is requested in the written appeal. The appeal shall be accompanied by the appeal fee established by resolution of the Board of Supervisors, and no appeal shall be considered complete without payment of the appeal fee. A prompt decision on such appeal shall be made by the Board of Supervisors.
C. 
If the application for a license to operate a mobile home park is granted, the Township Zoning Officer shall issue a license to the applicant designating the name of the mobile home park operator, the address of the mobile home park and the applicable dates of the license.
All mobile home park licenses and this Article VII, Mobile Home Park Regulations, of this chapter shall be conspicuously posted in the park manager's office.
The owner and/or operator of a mobile home park shall be responsible for the maintenance of such mobile home park. Such maintenance shall include but not be limited to:
A. 
Maintaining at all times a register of all occupants which shall be open to inspection by the officers or agents of the Township and shall be provided to the Township Secretary twice a year no later than December 31 and June 30. Such register shall contain the following information as a minimum:
(1) 
The name and prior address of the occupant and the name and forwarding address for prior occupants.
(2) 
The date of entrance and departure.
(3) 
The lot number upon which the mobile home is or was located.
(4) 
The state license number of such mobile home and of the vehicle towing the same.
B. 
Maintaining the mobile home park in a clean, orderly and sanitary condition at all times.
C. 
Ensuring compliance with all provisions of this chapter and reporting to the Township any violations of this chapter.
D. 
Requiring residents of the mobile home park to prevent the running at large of dogs, cats or other animals.
E. 
Requiring the installation of smoke detectors in all mobile homes within the mobile home park and taking all steps necessary to ensure compliance with this provision.
F. 
Prohibiting the burning of trash or rubbish within the mobile home park.
G. 
Prohibiting the use of any mobile home by a greater number of occupants greater than that which it is designed to accommodate.
H. 
Prohibiting the parking of any mobile home for use as living quarters if said mobile home does not contain a minimum of 500 square feet of floor space.
I. 
Maintaining control of rodents, vermin, insects and other pests in all common areas and requiring all mobile home park residents to maintain their mobile homes and mobile home lots in a manner that will control rodents, vermin, insects and other pests.
J. 
Preventing disorderly conduct or the violation of laws or ordinances within the mobile home park and immediately reporting to the Township any violation of laws or ordinances.
K. 
Ensuring that all ground surfaces are paved, covered with solid material or protected with vegetative growth that is capable of preventing soil erosion and the emanation of dust during dry weather.
L. 
Maintaining the grounds of the mobile home park free of vegetative growth which is poisonous or which may harbor rodents, insects harmful to humans or other pests harmful to humans.
M. 
Ensuring that the roads within the mobile home park are accessible to emergency vehicles at all times and enforcing the parking of the vehicles of all residents, employees and visitors of the mobile home park.
No mobile home shall be removed from the Township without first obtaining a permit from the East Earl Township Tax Collector, as required by Act No. 54, 1969, of the Pennsylvania General Assembly, 72 P.S. § 5020-407. Such permit shall be issued upon payment of a fee established annually by the Board of Supervisors and real estate taxes assessed against the home and unpaid at the time the permit is requested.
The owner and/or operator of the mobile home park shall be responsible for the maintenance of the recreational area. Failure to properly maintain the recreational area shall constitute a nuisance. In the event that the recreational area is not maintained, the Township may proceed to remedy such deficiency by enforcement of any applicable Township ordinance, by injunctive relief or by performing the necessary maintenance and assessing the cost of such maintenance, plus a penalty in the amount of 15% of the cost of such maintenance, against the owner and/or operator and filing such cost and penalty as a municipal claim against the property. Maintenance of the recreational area by the Township shall not relieve the owner and/or operator from prosecution or penalties under this chapter or other applicable ordinances.
A. 
All service and accessory buildings, including management offices, storage areas, laundry buildings and indoor recreation areas shall be adequately constructed, ventilated and maintained so as to prevent decay, corrosion, termites and other destructive elements from causing deterioration.
B. 
The outdoor storage of boats, unlicensed vehicles, recreational vehicles and travel trailers exceeding 10 feet in height or 20 feet in length, or any other type of trailer of any height or length shall not be permitted within mobile home parks. Likewise, there shall be no outdoor storage areas within the mobile home park. The mobile home park operator shall provide occupants of each mobile home lot with at least 150 square feet of enclosed storage, or the mobile home park operator shall inform occupants of the prohibition of outdoor storage and the requirement to obtain a permit from the Township if the occupant desires to install a storage building. The type of storage facility shall be approved by the Supervisors. The land development plan shall clearly depict any centralized storage facilities.
C. 
All buildings within the mobile home park shall be used only by occupants of the mobile home park, guests of occupants and employees of the mobile home park.
D. 
All attachments to individual mobile homes in the form of buildings such as sheds and lean-tos are prohibited.
Any mobile home park operation license shall be subject to revocation by the Township for the violation of this chapter or other applicable ordinances or of any applicable laws of the Commonwealth of Pennsylvania or any rules and regulations promulgated by any agency of the commonwealth. Any revocation of the license shall be made by written notice to the mobile home park operator setting forth the grounds for such revocation, and appeals from the revocation of a mobile home park license shall be made as provided in this chapter. Upon revocation of a license, the mobile home park will not be subject to hardship, but no new mobile homes may be installed within the mobile home park until a new application shall be made and granted. Such application shall contain reasonable assurances to prevent further violations of the ordinances or laws or regulations which were violated. The revoked license may be reissued for the remainder of the period for which it was issued upon compliance of the license holder with all conditions for the reissuance. No person shall expand or install mobile homes within a mobile home park during the time period when a license shall have been revoked.
No person, holding a license under this chapter shall extend or reduce the area of any mobile home park, add any new facility or structure, or eliminate any existing facility or structure, until notice of such proposed change shall have been given to the Supervisors and the Supervisors shall have ascertained, after investigation as in the case of an original application for a license, that such proposed change is in accordance with all the requirements of this chapter. The Supervisors shall either: approve the changes; designate the reasons why the changes cannot be made; or advise the applicant of which additional changes are required in order to comply with this chapter before the proposed changes will be approved.
A. 
Method of serving notice. Prior to the issuance of a citation for a violation of this chapter, the Township shall serve written notice upon the mobile home park operator in one of the following ways:
(1) 
By mailing a copy of the notice to the mobile home park operator by any form of mail requiring a receipt signed by the mobile home park operator or his agent.
(2) 
By personal delivery of the notice to the mobile home park operator.
(3) 
By handing a copy of the notice at the residence or office of the mobile home park operator or to an adult person in charge of such residence.
(4) 
By fixing a copy of the notice to the door at the entrance of the residence or office of the mobile home park operator.
B. 
Contents of notice. The notice shall set forth:
(1) 
The nature and extent of the violation or offense.
(2) 
The period or periods of time over which the violation has occurred.
(3) 
The identity of the person giving notice.
(4) 
The date and time of the sending or posting of the notice.
(5) 
A time period within which the violation must be removed.
(6) 
A statement to the effect that the Township may take steps to enforce this chapter if the violation is not removed within the time set forth in the notice.
C. 
Appeals. Any appeal from the issuance of a notice of violation may be made within 10 days from the date of the notice of violation following the procedure set forth in this chapter.
Any person operating a mobile home park without obtaining a license as provided for by this chapter or for violation of any of the requirements of this chapter shall, upon conviction, be subject to a fine not exceeding $600 plus costs of prosecution or, in default of payment thereof, to a term of imprisonment of not more than 30 days. Each day's violation shall be considered a separate offense.
The Board of Supervisors is hereby empowered to take any action at law or equity to enforce the provisions of this chapter, and this chapter shall in no way impair or restrict remedies otherwise provided by any other law or ordinance.
The Board of Supervisors of the Township or the duly authorized agent thereof may at any time enter upon and inspect the licensed premises.
Nothing in this chapter shall be construed to affect any suit or proceeding pending in any court or any rights acquired or liability incurred or any permit issued or approval granted or any cause or causes of action arising prior to the enactment of this chapter.