Township of Salisbury, PA Mobile Homes and Mobile Home Parks

Area and density regulations.

Minimum size. The minimum size of a mobile home park for which a building permit or certificate of use and occupancy may be issued shall be five acres.

Density. When the mobile home park is served by a public sewerage system or a private sewerage system using a treatment plant, there shall be a maximum of seven mobile home spaces or units per acre. When subsurface sewage disposal methods are used, there shall be a maximum of three mobile homes spaces or units per acre.

Setback. The minimum setback from a public road to any mobile home, mobile home service or accessory building or off-street parking facility shall be 50 feet. The setback shall be determined from the right-of-way line of the public road.

Yard. The minimum allowable distance between any mobile home park boundary line and a mobile home, off-street parking facility or service or accessory buildings shall be 20 feet.

(e)

Distance between buildings. Mobile homes shall be separated from each other and service or accessory buildings and the adjoining pavement of a mobile home street or common parking area by at least 20 feet.

(f)

The owner of the mobile home park shall make certain that zoning and building permits are obtained prior to the construction or installation of all structures, accessory buildings and mobile homes on the premises.

Required mobile home space size and mobile home stand.

Mobile home space size. With the exception of corner mobile home spaces, the mobile home space shall contain a front yard, two side yards and a rear yard which shall comply with the following requirements. The minimum lot area and required front yard shall be measured from the edge of pavement of the interior roads within a mobile home park.

[1]

The minimum area for any mobile home space shall be 5,000 square feet.

[2]

The minimum front yard shall be 20 feet.

[3]

The minimum side yard shall be 10 feet.

[4]

The minimum rear yard shall be 20 feet.

Mobile home stand. Each mobile home space shall be provided with a frost-free concrete pad which is equal to or greater than the dimensions of the mobile home or piles constructed of concrete or masonry which shall extend to the frost line of the locality. Each parking space for mobile homes shall be provided with devices for anchoring the unit to prevent overturning or uplifting as outlined in the current BOCA Building Code, as amended. Skirting is also required between the mobile home and ground level to conceal all supports and utility connections.

Mobile home requirements.

Minimum floor area. All mobile homes located in a mobile home park shall have a minimum of 400 square feet of floor space.

Location of mobile homes. All mobile homes located within a mobile home park shall be properly connected to approved water, sewer and electrical outlets.

(4)

Service and accessory buildings.

Construction. 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.

Accessory buildings. Service and accessory buildings shown on an approved plan may be erected in a mobile home park. Attachments to individual mobile homes in the form of sheds and lean-tos are prohibited.

Mobile home park office. Every mobile home park containing 15 or more mobile home spaces shall have a structure designed for and clearly identified as the office of the mobile home park manager.

Storage space. No outside storage of any kind shall be permitted within mobile home parks. The mobile home park operator may provide occupants of each mobile home space with enclosed storage in a common storage building within the mobile home park or within a small storage building on each mobile home space provided by the mobile home operator or allow the mobile home space occupants to erect their own storage building with written permission by the mobile home park operator. The mobile home park operator shall inform the 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 Township.

(e)

Use of service and accessory buildings. Service and accessory buildings located in a mobile home park shall be used only by the occupants of the mobile home park or their guests.

(5)

Water supply.

Approved source. 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 supply of potable water from a source approved by the Pennsylvania Department of Environmental Protection and shall be subject to the Department's operating regulations.

Connection required. All mobile homes and service buildings shall be connected to an approved water supply system. Individual water-riser pipes having an inside diameter of no less than 3/4 inch shall be provided on each mobile home stand and shall terminate not less than four inches above the ground.

Protection of lines. Adequate provisions shall be made to protect water service lines from damage, including a shutoff valve on each mobile home space below the front line.

Fire hydrants. Where a public water supply is available, fire hydrants shall be installed in accordance with specifications of the water company.

(6)

Sewage disposal.

Approved system. All mobile home parks shall be connected to a public sewerage system when available. When a mobile home park is not connected to a public sewerage system, sewage shall be collected and disposal of by a method approved by the Pennsylvania Department of Environmental Protection and the Sanitation Officer of Salisbury Township.

Connection required. All mobile homes and service buildings 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. Provision shall be made for sealing the sewer riser pipe with a securely fastened plug or cap when the mobile home site is unoccupied.

Protection of system. Adequate provisions shall be made to protect sanitary sewers from stormwater infiltration and breakage. All sewer lines shall be constructed of materials prepared by the Pennsylvania Department of Environmental Protection, municipal sewer authority if available and the Sanitation Officer of Salisbury Township.

(7)

Storm drainage.

Surface drainage. The ground surface in all parts of the mobile home park shall be graded and equipped to drain all surface water in a safe and efficient manner, which shall be approved by the Township Engineer.

Drainage structures. Storm sewers, culverts and related installations shall be provided to permit the unimpeded flow of natural watercourses; to insure the drainage of all low points along the line of streets; to intercept stormwater runoff along the streets at intervals reasonably related to the extent and grade of the area drained.

Stormwater kept separate. Stormwater shall be kept separated from sanitary waste until the latter is treated in a manner approved by the Pennsylvania Department of Environmental Protection.

(8)

Mobile home park streets.

Width. All mobile home park streets shall have a minimum right-of-way of 50 feet and a pavement width of 27 feet.

Construction standards. Pavement base and pavement wearing surface shall be constructed according to the specifications of the Township.

Clear sight triangle. Measured along the center lines of intersecting streets, a clear sight triangle of 75 feet from the point of intersections shall be kept free of all obstructions except at the intersection of a mobile home park road with a public road, where the clear sight triangle shall be 100 feet.

Grades. There shall be a minimum grade of 0.75% and a maximum grade of 10% on all mobile home park streets.

(9)

Off-street parking. At least one off-street parking space shall be provided for each mobile home space.

(10)

Ground cover and screening.

Surface protection. Ground surfaces in all parts of every park shall be paved, covered with other solid material or protected with vegetative growth that is capable of preventing soil erosion and the emanation of dust during dry weather.

Harmful vegetation. Park grounds shall be maintained free of vegetative growth which is poisonous or which may harbor rodents, insects or other pests harmful to man.

Screening. Screening, such as fences or natural growth, shall be provided along the property boundary line separating the mobile home park from adjacent properties. The height and type of the screening shall be determined by the Township Supervisors, who shall consider in such determination the nature of the neighborhood and surrounding properties.

(11)

Electrical distribution. 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 electric power company specifications. Each mobile home connection to this electrical distribution system shall be inspected by an approved underwriters' electrical inspection 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.

(12)

Solid waste and vector control. Solid waste disposal and vector control shall be the responsibility of the mobile home park operator and shall be performed in accordance with the requirements of the Pennsylvania Department of Environmental Protection regulations.

§ 223-5 Permits, plans and certificates.

[Amended 2-2-1999 by Ord. No. 2-2-99-2]

Permits. Any person desiring to construct, operate or maintain a mobile home park shall make application for a permit to the Secretary of the Board of Supervisors of the Township of Salisbury. The fee for such permits shall be in an amount as established from time to time by resolution of the Board of Supervisors.

Plans. All plans submitted contain the following information at a scale of not less than one inch equals 50 feet:

All information required by rules and regulations, Commonwealth of Pennsylvania Department of Health, Chapter 4, Article 415, Regulations for Mobile Home Parks, § 4, Submission and Review of Plans adopted October 30, 1959, as amended from time to time.

Name of mobile home park.

Name of municipality.

(4)

Date of plan preparation.

(5)

Graphic scale.

(6)

Date of plan preparation.

(7)

North point.

(8)

Name and address of firm preparing plan.

(9)

Site data.

Number of mobile home spaces.

Number of acres.

Density per acre.

Number of off-street parking spaces.

(10)

Location map.

(11)

Location of off-street parking spaces.

(12)

Location of bench mark and datum used.

(13)

Location of proposed monuments and markers.

(14)

Location and dimensions of streets and complete curve date on center lines.

(15)

Clear sight triangle at all street intersections.

(16)

Typical cross section of all roads.

(17)

Street center line profile.

(18)

Location of all utilities.

(19)

Location, dimensions and use of all service and accessory structures.

(20)

Location and dimensions of all mobile home stands.

(21)

Location of all plantings and landscaping.

(22)

Location and type of waste containers.

(23)

Engineer's or surveyor's certificates with seal that survey and plan are correct.

(24)

Block for approval by Township Planning Commission.

(25)

Block for approval by Township Engineer.

(26)

Block for approval by Township Supervisors.

Certificates.

When the mobile home park is not yet constructed, the Supervisors, if the plan meets the requirements of this chapter, shall issue a certificate of approval and accordingly approve the plan. Such approval shall only serve as authority to construct the mobile home park in accordance with the requirements of this chapter and the requirements set forth through any land development plan.

After construction of a mobile home park, or in the event of an existing park, if the mobile home park meets the requirements of this chapter, the Township shall issue a license authorizing the applicant to operate the park.

Such license shall only serve to authorize the applicant to operate said park in strict accordance with the provisions of this chapter.

It shall be unlawful within the Township for any person to operate, construct or maintain a mobile home park without first securing a permit from the Township, and in the case where a plan is involved, without first obtaining approval of said plan from the Township.

§ 223-6 License requirements.

[Amended 2-2-1999 by Ord. No. 2-2-99-2]

License required. 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 a 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 license. 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 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 the 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 a 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.

Transferability. No license issued 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 used.

License fee. Any mobile home park operator shall pay an annual license fee as established by the 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.

Review and issuance of application; appeal upon denial.

Upon receipt of an application, the Code Enforcement Officer shall review the license application and operational plans contained therein to determine if the requirements of § 223-4 herein are met. The Code Enforcement Officer shall determine additionally whether any outstanding notices of violation of Township ordinances exist. No license shall be granted or renewed unless:

The application and operational plans are in compliance with this chapter.

The applicant has received all required zoning and subdivision and/or land development approvals.

The applicant has received all approvals required by the Department of Environmental Protection.

The applicant does not have outstanding violations of Township ordinances.

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 to 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.

If the application for a license to operate a mobile home park is granted, the Code Enforcement Officer shall issue a permit to the applicant, which should designate the name of the mobile home park operator, the address of the mobile home park and the applicable dates of the license.

Posting license. All mobile home park licenses shall be conspicuously posted upon the premises operated as a mobile home park.

Enforcement. The Code Enforcement Officer is specifically charged with the enforcement of this chapter and shall make periodic inspections of mobile home parks by themselves or by a designated representative at reasonable intervals and shall have the power to revoke licenses to operate mobile home parks for the noncompliance with the provisions of this chapter. The Township 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.

Notice of violation.

Method of serving notice. Prior to 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:

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.

By personal delivery of the notice to the mobile home park operator.

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.

By fixing a copy of the notice to the door at the entrance of the residence or office of the mobile home park operator.

Contents of notice. The notice shall set forth:

The nature and extent of the violation or offense.

The period or periods of time over which the violation has occurred.

The identity of the person giving notice.

The date and time of the sending or posting of the notice.

(e)

A time period within which the violation must be removed.

(f)

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.

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 Subsection E(2) of this section.

Revocation. Any mobile home park operation license shall be subject to revocation by the Township for the violation of this chapter or of any applicable laws of the Commonwealth of Pennsylvania or any rules and regulations promulgated by any agency of the Commonwealth of Pennsylvania. 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 Subsection E(2) of this section. Upon revocation of a license, the mobile home park shall be permitted to continue operation in order that the occupants of 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, laws or regulations which were violated. The revoked license may be issued 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.

§ 223-7 Mobile home park employees.

[Amended 4-22-1975 by Ord. No. 1-1975; 2-2-1999 by Ord. No. 2-2-99-2]

In every mobile home camp or park where a permanent office building is required by § 223-4B(4)(c), the office of the person in charge of said park shall be situated therein. A copy of the park permit and of this chapter shall be posted therein, and the park register shall at all times be kept in said office.

It is hereby made the duty of the attendant or person in charge, together with the permittee, to:

Keep at all times a register of all occupants, which shall be open at all times to inspection by officers of the Township, showing for all occupants:

Names and addresses.

Dates of entrance and departure.

Maintain the camp or park in a clean, orderly and sanitary condition at all times.

See to it that the provisions of this chapter are complied with and enforced, and report promptly to the proper authorities any violation of this chapter or any other violation of law which may come to their attention.

(4)

Report to the Board of Supervisors all cases of persons or animals affected or suspected of being affected with any communicable disease.

(5)

Prevent the running loose of dogs, cats or other animals.

(6)

Maintain, in convenient places approved by the Fire Department, hand fire extinguishers in the ratio of one to each mobile home lot.

(7)

Prohibit the burning of trash or rubbish within the mobile home park.

(8)

Prohibit the use of any mobile home by a greater number of occupants than that which it is designed to accommodate.

(9)

Prohibit the parking of any mobile home for use as living quarters if the said trailer does not contain a minimum of 400 square feet.

(10)

Maintain control of rodents, vermin, insects and other pests in all common areas and require all mobile home park residents to maintain their mobile home spaces in a manner that will control rodents, vermin, insects and other pests.

(11)

Report to the Board of Supervisors of Salisbury Township any of the foregoing activities in the time period required:

The placement of any mobile home in the mobile home park, within seven days of its placement.

The removal or intended removal of any mobile home from the mobile home park, within seven days of receipt of notice from tenant of tenant's intention to remove from the park a mobile home.