[Amended 2-2-1999 by Ord.
No. 2-2-99-2]
For the purpose of this chapter, the following terms shall have
the meanings respectively ascribed to them in this section, unless
from the particular context thereof it clearly appears that some other
meaning is intended:
MOBILE HOME
A transportable, single-family dwelling containing at least
400 square feet of floor space, intended for permanent occupancy,
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, such as assembly operations, and constructed
so that it may be used without a permanent foundation, but excluding
transport trucks or vans equipped with sleeping space for a driver
or drivers and excepting also a device used exclusively with stationary
wheels or tracks.
MOBILE HOME PARK
Any park, mobile home park, trailer court, mobile home court,
campsite, lot, parcel or tract of land upon which two of more trailer
coaches or mobile homes are placed or intended to be placed and designed,
maintained or intended for the purpose of supplying a location or
accommodation for any mobile home or upon which any mobile home or
trailer is parked and shall include all buildings used or intended
for use as part of the equipment thereof, whether a charge is made
for the use of the mobile home park and its facilities or not. The
term "mobile home park" shall include any parcel of land which has
been planned and approved for the placement of mobile homes, whether
said mobile homes are for transient or nontransient use. The term
"mobile home park" shall not include automobile or trailer sales lots
on which unoccupied trailers or mobile homes are parked for the purpose
of inspection and sale.
MOBILE HOME SPACE
A unit of adequately drained land of definite size, clearly
[MISSING TEXT]
MOBILE HOME STAND
That part of an individual mobile home space which has been
reserved for the placement of a mobile home and appurtenant structures
and connections indicated by corner markers for the placing of one
mobile home or trailer.
PERSON
Natural persons, individuals, partnerships, associations,
firms, corporations, owners, lessees, licenses and the agents of each
of them.
VEHICLE
Every device in, upon or by which any person or property
is or may be transported or drawn, or which may draw devices upon
the public streets or highways of Salisbury Township.
[Amended 8-15-1978 by Ord. No. 1-1978; Ord. No. 11-1-1988]
A. It shall be unlawful within the limits of the Township of Salisbury,
Lancaster County, Pennsylvania, for any person to park any mobile
home on any street, alley or other public place, or on any tract of
land owned by any person, occupied or unoccupied, within the Township,
except as provided in this chapter.
B. It shall be unlawful for any person to park any mobile home on any
public street or alley in the Township for any period of time more
than 12 hours, or for any period of time longer than that allowed
for the parking of automobiles upon such street or alley, whichever
of the two is the shorter period of time.
C. No person shall occupy any mobile home for sleeping or living quarters
outside of a duly permitted mobile home park or mobile home lot. No
mobile home shall be located or stored on any tract of land in Salisbury
Township, except as provided in this chapter.
[Amended 2-2-1999 by Ord.
No. 2-2-99-2]
A. All mobile home parks shall comply with the requirements set forth hereinafter in Subsection
B, as well as other provisions of this chapter.
B. Requirements.
(1) Area and density regulations.
(a)
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.
(b)
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.
(c)
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.
(d)
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.
(2) Required mobile home space size and mobile home stand.
(a)
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.
(b)
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.
(3) Mobile home requirements.
(a)
Minimum floor area. All mobile homes located in a mobile home
park shall have a minimum of 400 square feet of floor space.
(b)
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.
(a)
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.
(b)
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.
(c)
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.
(d)
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.
(a)
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.
(b)
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.
(c)
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.
(d)
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.
(a)
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.
(b)
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.
(c)
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.
(a)
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.
(b)
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.
(c)
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.
(a)
Width. All mobile home park streets shall have a minimum right-of-way
of 50 feet and a pavement width of 27 feet.
(b)
Construction standards. Pavement base and pavement wearing surface
shall be constructed according to the specifications of the Township.
(c)
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.
(d)
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.
(a)
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.
(b)
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.
(c)
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.
[Amended 2-2-1999 by Ord.
No. 2-2-99-2]
A. 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.
B. Plans. All plans submitted contain the following information at a
scale of not less than one inch equals 50 feet:
(1) 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.
(2) Name of mobile home park.
(4) Date of plan preparation.
(6) Date of plan preparation.
(8) Name and address of firm preparing plan.
(9) Site data.
(a)
Number of mobile home spaces.
(d)
Number of off-street parking spaces.
(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.
C. Certificates.
(1) 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.
(2) 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.
(3) Such license shall only serve to authorize the applicant to operate
said park in strict accordance with the provisions of this chapter.
D. 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.
[Amended 2-2-1999 by Ord.
No. 2-2-99-2]
A. 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.
B. 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.
C. 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.
D. 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.
E. Review and issuance of application; appeal upon denial.
(1) 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:
(a)
The application and operational plans are in compliance with
this chapter.
(b)
The applicant has received all required zoning and subdivision
and/or land development approvals.
(c)
The applicant has received all approvals required by the Department
of Environmental Protection.
(d)
The applicant does not have outstanding violations of Township
ordinances.
(2) 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.
(3) 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.
F. Posting license. All mobile home park licenses shall be conspicuously
posted upon the premises operated as a mobile home park.
G. 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.
H. Notice of violation.
(1) 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:
(a)
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.
(b)
By personal delivery of the notice to the mobile home park operator.
(c)
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.
(d)
By fixing a copy of the notice to the door at the entrance of
the residence or office of the mobile home park operator.
(2) Contents of notice. The notice shall set forth:
(a)
The nature and extent of the violation or offense.
(b)
The period or periods of time over which the violation has occurred.
(c)
The identity of the person giving notice.
(d)
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.
(3) 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.
I. 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.
[Amended 4-22-1975 by Ord. No. 1-1975; 2-2-1999 by Ord. No. 2-2-99-2]
A. 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.
B. It is hereby made the duty of the attendant or person in charge,
together with the permittee, to:
(1) 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:
(b)
Dates of entrance and departure.
(2) Maintain the camp or park in a clean, orderly and sanitary condition
at all times.
(3) 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:
(a)
The placement of any mobile home in the mobile home park, within
seven days of its placement.
(b)
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.
(c)
Any change in ownership of a mobile home located within the
park, within seven days of receipt of information or knowledge of
the intention to transfer ownership.
(12)
Maintain 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.
(13)
Require the installation of smoke detectors in all mobile homes
within the mobile home park and take all steps necessary to ensure
compliance with its provisions.
Any person presently operating a mobile home park or maintaining
a mobile home lot within the limits of the Township of Salisbury shall
cause the same to conform to the provisions of this chapter and make
application for and secure a permit to operate the said mobile home
park or mobile coach lot within three calendar months from the effective
date of this chapter. Since certain hardship cases may arise because
of unusual lot dimensions or the construction of residences prior
or subsequent to the adoption of this chapter, it is further specifically
provided that any or all of the provisions of this chapter may be
waived or varied for cause shown by action of a majority of the Board
of Supervisors of the Township after due notice and public hearing
held thereon. Upon the filing with the Secretary of the Township of
an application for special exception from the terms of this chapter,
the Board of Supervisors shall fix a reasonable time for hearing of
the application for special exception, give public notice thereof
as well as due notice to all parties in interest or affected by such
proposed exception, and decide the same within 30 days after said
hearing.
[Amended 2-2-1999 by Ord.
No. 2-2-99-2; Ord. No. 8-2-1994-3]
Any person, firm or corporation who shall violate any provision
of this chapter, upon conviction thereof in an action brought before
a Magisterial District Judge in the manner provided for the enforcement
of summary offenses under the Pennsylvania Rules of Criminal Procedure,
shall be sentenced to pay a fine of not more than $1,000 plus costs
and, in default of payment of said fine and costs, to a term of imprisonment
not to exceed 90 days. Each day that a violation of this chapter continues
or each section of this chapter which shall be found to have been
violated shall constitute a separate offense.