It shall be unlawful for any person to construct, alter, extend
or operate any mobile home park within the limits of Lower Windsor
Township until plans have been approved by the Township in accordance
with the provisions of this chapter.
Applications for mobile home park approval shall conform to the requirements and procedures as established in Articles III and IV of this chapter.
A.
Application to Lower Windsor Township. The applicant shall also submit
an application to the Lower Windsor Township Zoning and/or Building
Permit Officer using a form furnished by the Zoning and/or Building
Permit Officer for a permit to operate a mobile home park in Lower
Windsor Township.[1]
[1]
Editor's Note: A copy of the Guidelines for Rules, Regulations
and Agreements between Mobile Home Park Operators and Tenants, and
the Application for Mobile Home Park Permit are included in an attachment
to this chapter.
B.
Inspection and issuance of permit. Upon receipt of such application, the Zoning and/or Building Permit Officer shall forthwith inspect the applicant's plans and proposed park to determine compliance with the provisions of the ordinance and Chapter 470, Zoning. After favorable determination of same, said Zoning/Building Permit Officer shall issue a mobile home park permit to applicant which shall be valid for a period of one year thereafter.
Each application for a new or renewal permit hereunder shall
be accompanied by payment of an inspection fee in the amount of $10
plus $1 per lot. In the event that the Township is required to perform
additional or unusual service in determining said application, the
cost of such additional service shall be borne by the applicant. Such
charges shall be levied whether or not the application is approved.
Mobile home parks in existence upon the effective date of this
chapter shall be required to meet only the standards of the Pennsylvania
Department of Environmental Protection and the existing Trailer Park
Ordinance as a prerequisite to the issuance of a permit, and all other
minimum standards prescribed herein shall be applicable only to those
parks which are constructed or expanded after the effective date hereof.
A.
Lower Windsor Township permit. It shall be unlawful for any person
to operate any mobile home park within the limits of Lower Windsor
Township unless he holds a certificate of registration issued by the
Township in the name of such person for the specific mobile home park.
Proof of such registration shall be furnished to the Lower Windsor
Township Zoning and/or Building Permit Officer by no later than February
1 of each year.
B.
Transfer of ownership. Every person holding a certificate shall file
notice in writing to the Lower Windsor Township Board of Supervisors
within 10 days after having sold, transferred, given away, or otherwise
disposed of, interest in or control of any mobile home park. If the
certificate of registration is transferred by any other party, proof
of such transfer shall be furnished the Lower Windsor Township Board
of Supervisors within 30 days.
C.
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 Board of Supervisors shall give notice in writing to
the person to whom the certificate is 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 Lower Windsor
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 Lower Windsor Township Zoning and/or Building Permit Officer shall
suspend the license and give notice in writing of such suspension
to the person to whom the certificate is issued.
A.
Inspections. A representative of Lower Windsor Township may inspect a mobile home park at reasonable intervals, and at reasonable times, to determine compliance with this chapter, Chapter 470, Zoning, and any other applicable Township ordinance.
B.
Inspector. The Board of Supervisors shall designate a person to make
such inspections. Another or additional inspectors may also be authorized
to make inspections or additional inspections at the discretion of
the Board of Supervisors.
C.
Authorization of act. The Inspection Officer may, in his discretion,
give notice for violations of this chapter and issue notice thereof,
without express authority from the Board of Supervisors in each instance.
A.
Minimum park area. A mobile home park shall have a gross area of
at least 10 contiguous acres of land.
B.
Site location. The location of all mobile home parks shall comply
with the following minimum requirements:
(1)
Free from adverse influence by swamps, marshes, garbage or rubbish
disposal areas or other potential breeding places for insects or rodents.
(2)
Not subject to flooding.
(3)
Not subject to any hazard or nuisance, such as excessive noise, vibration,
smoke, toxic matter, radiation, heat, odor, or glare.
C.
Site drainage requirements.
(1)
The ground surface in all parts of every park shall be graded and
equipped to drain all surface water in a safe, efficient manner.
(2)
Surface water collectors and other bodies of standing water capable
of breeding mosquitoes and other insects shall be eliminated or controlled
in a manner approved by the Pennsylvania Department of Environmental
Protection.
(3)
Wastewater from any plumbing fixture or sanitary sewer line shall
not be deposited upon the ground surface in any part of a mobile home
park.
D.
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 vegetable growth that is capable of preventing soil erosion
and the emanation of dust during dry weather.
(2)
Park grounds shall be maintained free of vegetation growth which
is poisonous or which may harbor rodents, insects, or other pests
harmful to man.
E.
Park areas for nonresidential use.
(1)
No part of any park shall be used for nonresidential purposes, except
such uses that are required for the direct servicing and well-being
of park residents and for the management and maintenance of the park.
(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.
F.
Required setbacks, placement, buffer strips and screening.
(1)
In order to encourage improvements to existing mobile home parks,
in existing mobile home parks, within the limits of the tract on which
the park is located as these limits existed on July 21, 1978, each
lot shall be not less than 8,000 square feet in net area or not smaller
than the smallest existing mobile home lot, whichever is greater,
and shall be not less than 60 feet wide at the minimum building setback
line. In new mobile home parks or expansions beyond the limits of
the tract as it existed on July 21, 1978, each lot shall be not less
than 12,000 square feet in net area and not less than 90 feet wide
at the minimum building setback line.
(2)
Regardless of lot size, the side yard distances measured from outside
each mobile home to the lot line shall not be less than 30 feet in
total and no one side yard distance less than 12 feet. Front yards
shall not be less than 20 feet and rear yards shall not be less than
10 feet and in no case shall the distance between any two mobile homes
be less than 30 feet.
(3)
The Board of Supervisors may require suitable screen planting, or
may restrict the proximity of mobile homes or other improvements to
adjoining properties, or may attach such other conditions or safeguards
to the use of land for a mobile home park as the Board of Supervisors
may deem necessary to protect the general welfare.
(4)
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.
In no case shall any mobile home or other improvement be within 75
feet of any adjoining properties.
G.
Park street system.
(1)
General requirements. A safe and convenient vehicular access shall
be provided from abutting public streets or roads.
(2)
Access. The entrance road, or area, connecting the park with a public street or road shall have a minimum pavement width of 34 feet. At least two (entrance roads will be provided to the interior of the park separated by the number of feet required by § 410-30E).
(3)
Internal streets. Surfaced roadways shall be of adequate width to
accommodate anticipated traffic, and in any case shall meet the following
minimum requirements:
(a)
Where parking is permitted on both sides, a minimum width of
34 feet will be required.
(b)
A minimum road pavement width of 28 feet will be required where
parking is limited to one side.
(c)
Dead-end streets shall be provided at the closed end with a
turn-around having an outside roadway diameter of at least 60 feet.
Such streets shall have a maximum length of 500 feet.
(4)
Required illumination of park street systems. All parks shall be
furnished with lighting units so spaced and equipped with luminaries
placed at such mounting heights as will provide average levels of
illumination for the safe movement of pedestrians and vehicles at
night. Lighting shall not be directed upon adjoining properties.
H.
Off-street parking areas. Paved off-street parking for at least two
motor vehicles shall be provided at each mobile home lot and off-street
parking areas for additional vehicles of park occupants and guests
shall be provided where street pavement is of insufficient width for
such purposes.
I.
Walks.
(1)
General requirements. All parks must provide safe, convenient, all-season
pedestrian access of adequate width for intended use, durable and
convenient to maintain, between individual mobile homes, the park
streets and all other community facilities provided for park residents.
Sudden changes in alignment and gradient shall be avoided.
(2)
Common walk system. Where pedestrian traffic is concentrated, a common
walk system shall be provided. Such common walks shall have a minimum
width of four feet.
(3)
Individual walks. All mobile home lots shall be connected to common
walks, or to streets, or to driveways or parking spaces connecting
to a paved street. Such individual walks shall have a minimum width
of two feet.
J.
Construction of mobile home lots.
(1)
In mobile home parks that existed on July 21, 1978, any new lots
within the boundaries of the tract as it existed on July 21, 1978,
shall have an average gross area of 8,500 square feet or an average
area no less than the average area of existing lots, whichever is
greater. In new mobile home parks or expansions beyond the limits
of the tract as it existed on July 21, 1978, each lot shall have an
average gross area of 12,500 square feet.
(2)
In mobile home parks that existed on July 21, 1978, the total number
of lots within the area of the tract as it existed on July 21, 1978
shall not exceed the average density of lots within that portion of
the tract that was developed on July 21, 1978. In new mobile home
parks or expansions beyond the limits of the tract as it existed on
July 21, 1978, the total number of lots shall not exceed an average
density of three per acre.
(3)
Each mobile home lot shall be improved to provide an adequate foundation
for the placement of the mobile home, and in such position as to allow
a minimum of 20 feet between the mobile home and the right-of-way
of the park street which serves the lot.
(4)
The foundation area shall be provided with anchors and tiedowns such
as cast-in-place concrete "deadmen." These anchors and tiedowns shall
be placed at least at each corner of the proposed mobile home location
and each shall be able to sustain a minimum tensile strength of 2,800
pounds.
K.
Recreational area. A recreational area, or areas, with suitable facilities,
shall be maintained within the park for the use of all park residents.
A.
General requirements. An adequate supply of water shall be provided
for mobile homes, service buildings, and other accessory facilities
as required by this chapter. Where a public water supply system of
satisfactory quantity, quality and pressure is available, connection
shall be made hereto and its supply shall be used exclusively. Where
a satisfactory public water supply system is not available, the development
of a private water supply system shall be approved by the Pennsylvania
Department of Environmental Protection or other authorities having
jurisdiction.
B.
Source of supply.
(1)
The water supply shall be capable of supplying a minimum of 150 gallons
per day per mobile home.
(2)
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.
(3)
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.
(4)
Water supply treatment, if necessary, shall be in accordance with
the requirements of the Pennsylvania Department of Environmental Protection.
C.
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.
D.
Water distribution system.
(1)
All water piping, fixtures and other equipment shall be constructed
and maintained in accordance with state and local regulations.
(2)
The water piping system shall not be connected with nonpotable or
questionable water supplies and shall be protected against the hazards
of backflow or backsiphonage.
(3)
The system shall be so designed and maintained as to provide a pressure
of not less than 20 pounds per square inch, under normal operating
conditions, at service buildings and other locations requiring potable
water supply.
E.
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 1/2
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 shutoff valve below the frost line shall be provided near the water
riser pipe on each mobile home lot. Underground stop-and-waste valves
are prohibited unless their type of manufacture and their method of
installation are approved.
A.
General requirements. An adequate and safe sewerage system shall
be provided in all parks for conveying and disposing of sewage from
mobile homes, service buildings and other accessory facilities. Such
system shall be designed, constructed and maintained in accordance
with the Pennsylvania Department of Environmental Protection and/or
local health regulations.
B.
Individual sewer connections. Provisions shall be made for capping
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.
C.
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.
D.
Sewage treatment and/or discharge. Where the sewer lines of the mobile
home park are not connected to a public sewer, all proposed sewage
disposal facilities shall be approved by the Pennsylvania Department
of Environmental Protection prior to construction.
A.
General requirements. Every park shall contain an electrical wiring
system consisting of wiring, fixtures, equipment and appurtenances
which shall be installed and maintained in accordance with local electric
power company's specifications regulating such systems. Underground
wiring is required.
B.
Power distribution lines. All direct burial conductors or cable shall
be buried at least 18 inches below the ground surface and shall be
insulated and specifically designed for the purpose. Such conductors
shall be located not less than one foot radial distance from water,
sewer, gas or communications lines.
C.
Individual electrical connections. Each mobile home lot shall be
provided with an approved disconnecting device and overcurrent protective
equipment. The minimum service per outlet shall be 120/240 volts AC,
100 amperes (amps).
D.
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.
A.
Applicability. The requirements of this section shall apply to service
buildings, recreational buildings and other community service facilities
when constructed such as.
B.
Structural requirements for buildings.
(1)
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.
(2)
All rooms containing laundry facilities shall:
(a)
Have sound resistant walls extending to the ceiling between
male and female sanitary facilities. Walls and partitions in lavatories
and other plumbing fixtures shall be constructed of dense, nonabsorbent,
waterproof material or covered with moisture resistant material.
(b)
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.
(c)
Have at least one window which can be easily opened, or a mechanical
device which will adequately ventilate the room.
(3)
Toilets shall be located in separate compartments equipped with self-closing
doors.
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 and shall comply with this chapter, Chapter 470, Zoning, and any other applicable Township ordinance governing mobile home parks.
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 conform with the requirements of this chapter, Chapter 470, Zoning, and any other applicable Township ordinance governing mobile home parks.
A.
Natural gas system.
(1)
Natural gas piping systems when installed in mobile home parks shall
be maintained in conformity with accepted engineering practices.
(2)
Each mobile home lot provided with piped gas shall have an approved
shutoff 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.
Liquified petroleum gas systems (LPG). Liquified petroleum gas systems
provided for mobile homes, service buildings or other structures when
installed shall be maintained in conformity with the rules and regulations
of the authority having jurisdiction 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 outside of the mobile homes shall be well supported
and protected against mechanical injury. Undiluted liquified petroleum
gas in liquid form shall not be conveyed through piping equipment
and systems in mobile homes.
(4)
Vessels of more than 12 and less than 60 U.S. gallons' gross capacity
must 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 Board of Supervisors.
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 the rules and regulations of the authority having jurisdiction
when provided.
(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)
All fuel storage tanks or cylinders shall be securely placed and
shall not be less than five feet from any mobile home exit.
(5)
Storage tanks located in areas subject to traffic shall be protected
against physical damage.
A.
Local regulations. The mobile home park area shall be subject to
the rules and regulations of the Lower Windsor Township fire authorities
where provided.
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 park control and a sufficient number shall be maintained throughout
the park in readily accessible and well-marked positions.
D.
Fire hydrants.
(1)
Fire hydrants shall be installed if their water supply source is
capable to serve them in accordance with the following requirements:
(a)
The water supply source shall permit the operation of a minimum
of two 1 1/2 inch hose streams.
(b)
Each of two nozzles, held four feet above the ground, shall
deliver at least 75 gallons of water per minute at a flowing pressure
of at least 30 pounds per square inch at the highest point of the
park.
(2)
Fire hydrants, if provided, shall be located within 600 feet of any
mobile home, service building or other structure in the park, and
shall be installed in accordance with Lower Windsor Township specifications.
A.
Responsibilities of the park management.
(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 a clean and sanitary condition.
(2)
The park management shall supervise the placement of each mobile
home on its mobile home lot which includes securing its stability
and installing all utility connections.
(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 inspection.
(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. The management shall notify the appropriate
officer, in accordance with state and local taxation laws, of the
arrival and departure of each mobile home.
B.
Removal of mobile homes. No mobile home, whether installed on a single
lot or in a mobile home park, shall be removed from Lower Windsor
Township without first obtaining a permit from the Lower Windsor Township
Tax Collector. Such permit shall be issued upon payment of a fee of
$2 and real estate taxes assessed against the home and unpaid at time
the permit is requested.
A.
Installation requirements. If a mobile home is erected and maintained
as a single-family dwelling house outside a mobile home park, in addition
to the requirements set forth elsewhere in this chapter, the following
requirements shall be met:
(1)
The tract upon which the mobile home is installed shall conform to
the minimum lot size requirement for other single-family dwellings.
(2)
The mobile home shall be installed so as to conform with all front
yard, side yard, and rear yard setback lines applicable to immobile
housing.
(3)
The mobile home shall be installed upon, and securely fastened to,
a frost-free foundation or footer, and in no event shall it be erected
on jacks, loose blocks, or other temporary materials.
(4)
An enclosure of compatible design and material shall be erected around
the entire base of the mobile home. Such enclosure shall provide sufficient
ventilation to inhibit decay and deterioration of the structure.
(5)
The mobile home shall be connected to public water and sewer systems,
if available. If not, the owner shall provide a potable water supply
from his own well, and shall provide a septic system that shall meet
the standards of the local Health Department and/or the Pennsylvania
Department of Environmental Protection.
(6)
The tract shall be attractively seeded, landscaped and shrubbed.
(7)
Any garage, utility shed, or other out-buildings constructed on the
tract shall conform with the standards applicable to such structures
as contained in the Lower Windsor Township Building Permit Ordinance[1] and Chapter 470, Zoning. Any garage or utility shed, or other out-building, shall be of design and appearance compatible with the mobile home.
(8)
Any single on-lot mobile home shall meet the specifications for manufacture
of mobile homes as set forth in United States Standards Institute
Standards for Mobile homes, USA Standard A 119.1, NFPA No. 501B-1968,
and any subsequent modification or amendment of such standards. In
addition, all mobile homes constructed after June 15, 1976, must conform
to the Federal Mobile Home Construction and Safety Standards.
A.
Enforcement. It shall be the duty of the Board of Supervisors to
enforce the provisions of this chapter, and to that end shall, from
time-to-time, make or cause to be made by the police or any other
Township officer or employee, an inspection to ascertain whether any
mobile home park continues to operate strictly under the provisions
of this chapter.
B.
Revocation or suspension of permit. Upon repeated violations by the same permittee, his right to the issuance of a permit, or to continued operation under a permit, may be suspended for a fixed term, or permanently revoked, after notice by the Lower Windsor Township Board of Supervisors, subject to the right of appeal to the York County Common Pleas Court. Penalties are provided for in Article VIII of this chapter.[1]
[1]
Editor's Note: A copy of the Guidelines for Rules, Regulations
and Agreements between Mobile Home Park Operators and Tenants, and
the Application for Mobile Home Park Permit are included in an attachment
to this chapter.
