[Ord. 138, 7/17/1996, § 500]
1. This Part contains provisions setting forth minimum standards for the design, construction, alteration, extension and maintenance of mobile home parks and related utilities and facilities. Provisions are also included authorizing the issuance of permits for such construction, alteration and extension of mobile home parks, the licensing of those who operate mobile home parks, the inspection of mobile home parks by authorized Township officials; and the fixing of penalties for the violation of any of these provisions. The construction of a new mobile home park, as permitted by the Township Zoning Ordinance [Chapter
27], or the alteration of an existing park shall be made only after the plans have been submitted in accordance with this chapter. The plans shall be prepared and processed in accordance with Part
3, "Plan Processing and Content," and applicable standards incorporated in Part
4, "Design Standards," of this chapter and shall be in sufficient detail so that the following items can be properly examined:
A. Complete park layout showing lot sizes and dimensions, open space
areas, and all improvements including streets, vehicular parking areas,
water supply location, sewer and water lines, service buildings, sewage
disposal system, lighting facilities, walkways, refuse storage areas
and disposal methods, and recreation facilities.
B. Plans for providing adequate management of surface drainage.
C. Details of the construction of the sewage disposal system, including
soil percolation tests, if soil absorption type system is to be used.
D. Details of the construction of the sewerage system, including size,
slope, material, manhole and cleanout construction and location.
E. Water supply by connection to Citizens Utilities Home Water Company.
F. Construction of service buildings showing plumbing, heating, ventilation
and other sanitary systems which are to be included.
G. Lighting facilities and electrical power line installation.
H. Anticipated number of parking spaces as would be permitted under
available land area.
I. A copy of approved plans that will be kept on file by the reviewing
health agency.
[Ord. 138, 7/17/1996, § 501]
1. Permits Required.
A. It shall be unlawful for any person to construct, alter, extend,
or operate a mobile home park within East Vincent Township unless
and until he obtains:
(1)
A permit issued by the Chester County Health Department in the
name of the operator in accordance with County regulations.
(2)
A mobile home park permit issued by the Township Code Enforcement
Officer in the name of the operator, which shall not be issued until
a copy of the Health Department permit has been furnished, all permits
for water supply and sewage systems shall have been obtained, and
all other requirements contained herein have been complied with and
final approval of the plan has been granted by the Board of Supervisors.
(3)
A building permit is issued by the Township Code Enforcement
Office after having paid a fee for each unit to be placed within the
mobile home park.
(4)
A valid license issued by the Township Code Enforcement Officer
in the name of the operator, which shall not be issued until a copy
of the Health Department permit has been furnished, and all other
requirements contained herein have been complied with.
(5)
Inspection and issuance, or refusal, of license. Upon receipt
of the application for license, the Code Enforcement Officer shall:
(a)
Verify the validity of the Department of Health Permit.
(b)
Verify the terms of special exception approval by the Zoning
Hearing Board; verify the Planning Commission's recommendations and
the Supervisors' approval of the development plan; and, upon finding
that all requirements of this chapter have been met, shall thereupon
issue a license in the name of the operator; the license shall be
valid for one year from the date of issue.
(c)
For yearly renewal of license, there shall be a fee, payable
to the Township of East Vincent and submitted to the Code Enforcement
Officer with the application for renewal. The Board of Supervisors
may choose to waive the requirement for a yearly inspection and associated
fee if another government agency is performing inspections which adequately
review public health, safety and welfare conditions.
B. Fees.
(1)
Fees for the initial application and preliminary and final approvals
shall be prescribed by resolution of the Board of Supervisors.
(2)
The fee for the annual license shall be prescribed by resolution
of the Board of Supervisors and shall be submitted to the Code Enforcement
Officer with the application for the annual license.
(3)
Fees for the inspection of a mobile home park during and following construction shall be as specified in §
22-703 of this chapter.
C. Inspections.
(1)
A mobile home park shall be subject to inspection during any
stage of construction and at any time during its operation by an authorized
representative of the Township of East Vincent or other agency having
jurisdiction, and such representative shall make known his presence
and authorization to the operator at the time of each inspection.
(2)
The Code Enforcement Officer is hereby authorized to stop all
work or other activity which he finds to be in violation of the provisions
of this or other applicable ordinances.
(3)
Upon receipt of the application for annual license and before
issuing such annual license, the Code Enforcement Officer or other
designated representative of the Township shall make an inspection
of the mobile home park to determine compliance with this chapter.
The Code Enforcement Officer or other representative shall thereafter
notify the licensee of any instances of noncompliance with the Ordinance
and shall not issue the annual license until the licensee has corrected
all such violations.
D. Where the applicant or licensee feels that the Code Enforcement Officer
has failed to follow procedures or has misinterpreted or misapplied
any provision of this chapter in the review of an application for
a mobile home park permit or an annual license renewal, he may appeal
the Code Enforcement Officer's determination to the Board of Supervisors.
E. No permit issued under this chapter shall be transferable to a different
location. No person, holding a permit under this chapter, shall extend
or reduce the area of any mobile home park, add any new facility or
structure, until notice of such proposed changes shall have been given
to the Code Enforcement Officer and/or Inspector who shall have ascertained,
after investigation as in the case of an original application for
a permit, that such proposed changes are in accordance with all the
requirements of this chapter, and shall have signified that fact by
his approval.
[Ord. 138, 7/17/1996, § 502]
In the event a mobile home park operator intends to discontinue
operation of the park, the operator shall notify park residents one
year in advance of the intended closing date.
[Ord. 138, 7/17/1996, § 503]
Regulations governing the density of dwelling units in any mobile home park and the dimensions of any mobile home park or mobile home lot therein shall be as specified in the East Vincent Township Zoning Ordinance [Chapter
27].
[Ord. 138, 7/17/1996, § 504]
1. A safe and convenient vehicular access shall be provided from abutting
public streets or roads to each mobile home park. To ensure safe access,
the following standards shall apply:
A. With the exception of those street standards specified in this Part, the standards in Part
4, "Design Standards," of this chapter shall govern the design and construction of streets in a mobile home park.
B. Access. The entrance road, or area, connecting the park with a public street or road shall have a minimum pavement width of 36 feet. At least 500 feet must separate roads connecting the park with a public street or road if more than one exit and/or entrance is provided. No entrance to a mobile home park shall be beyond 500 feet from an arterial road as defined in §
22-202, "Definitions."
C. Interior Streets. All interior streets shall be designed and constructed
to the same specifications as required for subdivisions, and shall
be paved to the below listed widths. All interior streets shall be
provided with vertical concrete curbs to subdivision standards herein.
The curb along the public street frontage shall be as specified by
the Supervisors.
(1)
A minimum pavement width of 25 feet will be required and no
on-street parking is allowed.
(2)
Dead-end streets shall be provided at the closed end with a
paved turnaround having an outside diameter of at least 60 feet.
D. 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.
E. Parking Areas.
(1)
Off-street parking areas shall be provided in all mobile home
parks for the use of park occupants and guests.
(2)
The requirements of the Township Zoning Ordinance [Chapter
27] shall be applicable to all mobile home parks.
(3)
Required car parking spaces shall be so located as to provide
convenient access to the mobile home, but shall not exceed a distance
of 200 feet from the mobile home that it is intended to serve.
(4)
Common parking areas may be provided in lieu of the required
two parking spaces on each mobile home lot, in which case parking
shall be provided at the rate of two spaces for each mobile home lot
not equipped with two parking spaces.
(5)
Additional parking spaces for vehicles of non-residents shall
be provided as off-street common parking at the rate of 1/2 space
for each mobile home lot.
F. Walkways.
(1)
All mobile home parks shall provide safe, durable, convenient,
all-season pedestrian walkways of adequate width for their intended
uses, between the park streets and all community facilities provided
for park residents.
(2)
Where pedestrian traffic is concentrated, each walk shall have
a minimum width of four feet.
(3)
All mobile home parks shall be provided with sidewalks on both
sides of streets. Such walks shall be four feet wide.
(4)
All mobile home lots shall be connected to a sidewalk with an
individual sidewalk at least three feet wide.
[Ord. 138, 7/17/1996, § 505]
1. General. All mobile home parks shall connect to and be served by
public sewer. All public sewer connections shall be approved by the
East Vincent Municipal Authority.
2. Individual Sewer Connections. Subject to Authority regulations, the
following represents minimum standards for sewer system connections:
A. Each mobile home lot shall be provided with at least a four-inch
diameter sewer riser pipe. The sewer riser pipe shall be so located
on each stand that the sewer connection to the mobile home drain outlet
has approximately a vertical position and shall be concrete aproned
at ground level.
B. The sewer connection shall have a nominal inside diameter of not
less than three inches, and the slope of any portion thereof shall
be at least 1/4 inch per foot. All joints shall be watertight.
C. All materials used for sewer connection shall be semi-rigid, corrosive
resistant, non-absorbent, and durable. The inner surface shall be
smooth.
D. Provision shall be made for plugging 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
six inches above ground elevation.
[Ord. 138, 7/17/1996, § 506]
1. General. All mobile home parks shall be connected to Citizens Utilities
Home Water Company (Citizens), the public water purveyor in East Vincent
Township. Construction shall be in accordance with Citizens' standards.
2. Individual Water Riser Pipes and Connections. Subject to Citizens'
standards, the following represents minimum standards for public water
connections:
A. Individual water riser pipes shall be located within the confined
area of the mobile home stand at a point where the water connection
will approximate a vertical position, thereby insuring the shortest
water connection possible and decreasing susceptibility to water pipe
freezing.
B. 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.
C. 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.
D. 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.
3. Fire Protection. Fire protection facilities meeting the requirements of the Insurance Services Office shall be provided and shall otherwise meet the requirements of §§
22-424, "Water Supply" and 22-515, "Fire Protection."
[Ord. 138, 7/17/1996, § 507]
Standards for lighting shall conform to the provisions set forth in the East Vincent Township Zoning Ordinance [Chapter
27].
[Ord. 138, 7/17/1996, § 508]
1. 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 and other local
codes, and all utility lines shall be underground.
2. 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 18 inches radial distance from water,
sewer, gas or communications lines.
3. Individual Electric Connections. 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.
[Ord. 138, 7/17/1996, § 509]
1. General Requirements. The mobile home operator shall be responsible
for the proper storage, collection and disposal of refuse.
2. The storage, collection and disposal of refuse in the mobile home
park shall be so conducted as to create no health hazard, rodent harborage,
insect breeding areas, accident or fire hazard, or air pollution and
shall comply with the Pennsylvania Department of Health regulations
or other applicable agencies, governing mobile home parks.
3. All refuse shall be stored in flytight, watertight, rodent-proof
containers, which shall be located not more than 200 feet from any
mobile home space and no less than 50 feet from the mobile home park
boundary. Containers shall be provided in sufficient number and capacity
to properly store all refuse.
4. Community refuse disposal containers shall be screened according to the Township Zoning Ordinance [Chapter
27]. The screen shall consist of plantings and fencing.
5. Racks or holders shall be provided for all refuse containers. Such
container racks or holders shall be so designed as to prevent containers
from being tipped, to minimize spillage and container deterioration,
and to facilitate cleaning around them.
6. All refuse shall be collected at least once weekly. Where suitable
collection service is not available from private agencies, the mobile
home park operator shall provide this service. All refuse shall be
collected and transported in covered vehicles or covered containers.
[Ord. 138, 7/17/1996, § 510]
1. Natural Gas System.
A. Natural gas piping system, when installed in mobile home parks, shall
be maintained in conformity with accepted engineering practices and
shall meet the standards of the company serving the area.
B. Each mobile home lot provided with piped gas shall have an approved
shut-off valve, installed upstream of the gas outlet. The outlet shall
be equipped with an approved cap to prevent accidental discharge of
gas when the outlet is not in use.
2. Liquefied Petroleum Gas Systems (LPG).
A. Systems shall be provided with safety devices to relieve excess pressures
and shall be arranged so that the discharge terminates at a safe location.
B. 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 conditions.
C. 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.
D. Vessels of more than 12 and less than 60 U.S. gallons gross capacity
may be installed on a mobile home lot and shall be securely, but not
permanently, fastened to prevent accidental overturning.
E. No LPG vessel shall be stored or located inside or beneath any storage
cabinet, carport, mobile home, or any other structures unless such
installations are specially approved by the authority having jurisdiction.
F. No cylinder containing liquefied petroleum gas, bottled gas or fuel
oil shall be located in a mobile home; nor within 10 feet of a door
thereof.
3. Fuel Oil Supply Systems.
A. 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.
B. All piping from outside fuel storage tanks or cylinders to mobile
homes shall be securely, but not permanently, fastened in place.
C. All fuel oil supply systems provided for mobile homes, service buildings
and other structures shall have shut-off valves located within five
inches of storage tanks.
D. No fuel combustion unit shall be used in any mobile home without
being vented to the outside of the trailer.
E. Storage tanks located in areas subject to traffic shall be protected
against physical damage.
[Ord. 138, 7/17/1996, § 511]
The provisions of §
22-426, "Stormwater Management," of this chapter shall be applicable to all mobile home park development.
[Ord. 138, 7/17/1996, § 512]
1. Open space and recreation criteria of §
22-428 of this chapter shall apply to all mobile home parks.
2. Landscaping and screening criteria of §
22-422 of this chapter shall apply to all mobile home parks.
3. Landscaping requirements in addition to those set forth in the Zoning Ordinance [Chapter
27] shall include the following:
A. Screen planting shall be provided along the periphery of the mobile
home park subject to the following:
(1)
The screen planting area shall be a minimum of 10 feet in width.
(2)
At the time of planting, a continuous visual buffer shall be
erected which shall be at least five feet in height.
(3)
The plantings shall be maintained permanently and replaced within
one year in the event of death of any plant material.
(4)
The type and spacing of plant material to be used shall be subject
to review and approval by the Board of Supervisors upon the recommendations
of the Planning Commission.
B. Deciduous trees of varying species shall be planted within the mobile
home park at the ratio of at least two per mobile home. If a substantial
portion of the tract is wooded and a substantial number of trees remain
after development, the Board of Supervisors may modify this requirement.
C. Deciduous and/or evergreen shrubs of varying species shall also be
planted within the mobile home park at a ratio of at least four per
mobile home.
D. Planting shall be in accordance with a plan prepared by a registered
landscape architect, and shall be completed within six months of initial
occupancy of any of the dwelling units. Failure to complete the landscaping
plan within such time shall be grounds for the Board of Supervisors'
denial of the park's annual license hereunder.
[Ord. 138, 7/17/1996, § 513]
1. Where a community building is provided, it must contain a toilet
and lavatory for each sex. In addition, the mobile home park may provide
laundry facilities, storage facilities for use of occupants, management
office, repair shop, and indoor recreation facilities for park residents
and guests only.
2. Construction of all community buildings shall be in compliance with
all applicable codes and shall be maintained in a clean, sanitary
and structurally safe condition.
3. Ownership and maintenance of all community buildings shall be defined
in the application for a mobile home park.
4. All community buildings shall be equipped to provide accessibility
for the handicapped.
[Ord. 138, 7/17/1996, § 514]
1. The mobile home park area shall be subject to the rules and regulations
of the applicable fire prevention authority where provided.
2. Mobile home park areas shall be kept free of litter, rubbish and
other flammable materials.
3. Portable fire extinguishers of a type approved by the fire prevention
authority shall be kept in public service buildings under park control.
4. Fire extinguishers of a type approved by the Fire Underwriter Laboratories
(a BC Classification type) bearing the Underwriters label, shall be
readily accessible within 300 feet of each mobile home. It is recommended
that mobile home park owners or operators require each mobile home
unit to be equipped with a fire extinguisher.
5. Fire Hydrants.
A. Fire hydrants shall be installed if their water supply source is
capable to serve them in accordance with the following requirements:
(1)
The water supply source shall permit the operation of a minimum
of two 1 1/2 inch hose streams.
(2)
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.
B. 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 all applicable Township specifications.
C. The park management shall give the Township Code Enforcement Officer
free access to all mobile homes lots, service buildings and other
community service facilities for inspection purposes.
[Ord. 138, 7/17/1996, § 515]
1. The operator/licensee of a mobile home park shall be responsible
for the proper repair and maintenance of all common facilities, including,
but not limited to, roads, parking areas, sidewalks or pathways, common
open space, water supply and sewage disposal systems, and community
buildings. If upon inspection by the Code Enforcement Officer it is
determined that the mobile home park is not in compliance with this
standard of maintenance, the license shall be in violation of this
chapter.
2. The operator/licensee of a mobile home park shall, prior to issuance of any certificate of occupancy pursuant to final approval of an application for a new development or expansion, post with the Township a maintenance bond in a form acceptable to the Township Solicitor in an amount sufficient to cover for a period of two years, the costs of maintenance of all common areas and facilities described in §
22-311, "Performance Guarantees," and subject to performance guarantees during their construction, said costs to be estimated by the Township Engineer or other representative.
3. The operator/licensee shall thereafter have 30 days from receipt
of notice from the Code Enforcement Officer in which to correct any
such violations; however, if the violation is determined by the Code
Enforcement Officer to constitute a hazard to the health or safety
of the community, he shall order that the violation be corrected forthwith,
and corrections shall be undertaken immediately and in no event more
than 24 hours after notice is given.
[Ord. 138, 7/17/1996, § 516]
The management shall maintain a register containing the names
of all park occupants. Such register shall be available to the Township
Code Enforcement Officer. The management shall notify the Township
Code Enforcement Officer in accordance with state and local taxation
laws of the arrival and departure of each mobile home.
[Ord. 138, 7/17/1996, § 517]
No mobile home, whether installed on a single lot or in a mobile
home park, shall be removed from the Township without first obtaining
a removal permit from the Township Tax Collector as required by § 407(e)
of the General County Assessment Law, 72 P.S. § 5020-407(e).
Such permit shall be issued upon payment of a fee, as established
by resolution, and real estate taxes assessed against the home and
unpaid at time the permit is requested.
[Ord. 138, 7/17/1996; as added by Ord. 142, 11/20/1996, § IV]
No mobile home may be installed on a single lot or in a mobile
home park which extends into any Flood Hazard District. Each mobile
home, whether installed on a single lot or in a mobile home park,
shall be elevated to the regulatory flood elevation if the site is
adjacent to a Flood Hazard District. If approved by the Township Zoning
Hearing Board as a special exception or variance, any such mobile
home structure shall, as a condition of such variance, be elevated
to the regulatory flood elevation, shall be built on pilings, and
shall comply with all National Flood Insurance Program requirements
and the requirements of the Pennsylvania Floodplain Management Act
of 1978, 32 P.S. § 679.101 et seq.