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.
C. 
Renewal permits. Renewal permits for a like period shall be issued by said Zoning and/or Building Permit Officer upon furnishing proof by applicant that his park continues to meet the standards prescribed by this chapter, Chapter 470, Zoning, and any other applicable Township ordinances.
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.
(5) 
Street construction and design standards.
(a) 
Streets. All streets shall be constructed in accordance with Lower Windsor Township Construction and Materials Specifications[1] and design standards contained in this chapter.
[1]
Editor's Note: The Township's Construction and Material Specifications are on file in the Township offices.
(b) 
A plan of the streets shall be provided with the application for the park permit.
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.
(5) 
In lieu of Subsection J(4) above, each mobile home may 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.
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.
(1) 
Management offices, repair shops and storage area.
(2) 
Laundry facilities.
(3) 
Indoor recreation areas.
(4) 
Commercial uses supplying essential goods or services for the exclusive use of park occupants.
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.
[1]
Editor's Note: See also Ch. 180, Construction Codes.
(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.
B. 
Zoning/building permit. No mobile home shall be erected on a single lot unless a zoning/building permit is first obtained in accordance with Lower Windsor Township Building Permit Ordinance[2] and Chapter 470, Zoning.
[2]
Editor's Note: See also Ch. 180, Construction Codes.
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.