[Ord. No. 8/28/1974, 8/28/1974; Ord. No. 1991-1, 1/7/1991]
It shall be unlawful for any person to maintain, construct, alter, or extend any mobile home park within the limits of the Township unless he holds a valid certificate of registration issued by the Township.
[Ord. No. 8/28/1974, 8/28/1974; Ord. No. 1991-1, 1/7/1991]
All applications for a certificate of registration shall be made by the owner of the mobile home park or his authorized representative in accordance with the Rules and Regulations of the Department of Environmental Protection, Commonwealth of Pennsylvania, if any.
[Ord. No. 8/28/1974, 8/28/1974]
1. 
Upon receipt of the final plan with the recommendations of the Planning Commission attached thereto, the Township Supervisors shall review the final plan for compliance with the provisions of this chapter.
2. 
The Township Supervisors may take any of the following actions:
A. 
Approval of the entire plan;
B. 
Approval of the plan, in part;
C. 
Subject the plan to modifications or conditions; or
D. 
Disapprove the plan.
3. 
Upon approval of the entire final plan and payment of the required fees, the Board of Supervisors shall issue a mobile home park permit to the owner, which shall be valid for a period of one year thereafter.
[Ord. No. 8/28/1974, 8/28/1974]
1. 
Renewal permits shall be issued annually by the Board of Supervisors upon the furnishing of proof by the applicant that his park continues to meet any standards prescribed by the Commonwealth of Pennsylvania and this chapter.
A. 
A building inspector or other Township officer may inspect a mobile home park at reasonable intervals and at reasonable times to determine compliance with this chapter.
B. 
The permit shall be conspicuously posted in the office or on the premises of the mobile home park at all times.
[Ord. No. 8/28/1974, 8/28/1974]
1. 
Mobile home parks in existence at the date of adoption of this chapter and being duly authorized to operate as same by the Department of Environmental Protection may be continued so long as they otherwise remain lawful.
A. 
Existing mobile home parks shall be required to submit an existing lot plan, drawn to scale, when applying for mobile home park permit as required under this chapter.
B. 
Any subsequent new construction, alteration or extension of an existing mobile home park shall comply with the provisions of this chapter.
C. 
Any existing mobile home park which in the opinion of the Board of Supervisors creates a fire, safety or health hazard shall be required to comply with the provisions of this chapter within a reasonable period of time, as determined by the same body.
[Ord. No. 8/28/1974, 8/28/1974]
Individual mobile homes not located in a mobile home park shall not be required to obtain a mobile home permit; however, they shall be required to obtain a building permit. Individual mobile homes shall comply with all other applicable Township ordinances and regulations that govern single-family homes.
[Ord. No. 8/28/1974, 8/28/1974]
The initial permit fee for each mobile home park and the annual renewal permit fee for each mobile home park shall be established by resolution by the Board of Supervisors.
[Ord. No. 8/28/1974, 8/28/1974]
1. 
Proposed site locations shall be subject to approval or disapproval on the basis of the impact of the proposed park on existing neighboring uses, public utilities and transportation facilities.
2. 
The minimum size requirements for mobile home parks shall be five acres.
[Ord. No. 8/28/1974, 8/28/1974]
1. 
The location of 11 mobile home parks shall comply with the following minimum requirements:
A. 
Free from adverse influence by swamps marshes, garbage or rubbish disposal areas or other potential breeding places for insects or rodents.
B. 
Not subject to flooding.
C. 
Not subject to hazard or nuisance such as excessive noise, vibration, smoke, toxic matter, radiation, heat, odor or glare.
[Ord. No. 8/28/1974, 8/28/1974]
1. 
Unpaved and exposed ground surfaces in all parts of every park shall be covered with stone screenings or other solid material or protected with a vegetative growth that is capable of preventing soil erosion and the emanation of dust during dry weather.
2. 
Park grounds shall be maintained free of vegetative growth which is a nuisance or poisonous or which may harbor rodents, insects, or other pests in sufficient quantities as to be harmful to man.
[Ord. No. 8/28/1974, 8/28/1974]
No part of any park shall be used for nonresidential purposes except such uses that are required for direct servicing, recreation for the residents of the park, and for the management and maintenance of the park.
[Ord. No. 8/28/1974, 8/28/1974]
1. 
Mobile home spaces within the park shall have a minimum gross area of 5,000 square feet.
2. 
The area of the mobile home spaces shall be improved to provide an adequate foundation for the placement of the mobile home. The mobile home space shall be designed so as not to heave, shift or settle unevenly under the weight of the mobile home because of frost action, inadequate drainage, vibration, or other forces acting on the superstructure.
[Ord. No. 8/28/1974, 8/28/1974]
1. 
All mobile homes shall be located at least 50 feet from any park property boundary line abutting upon a public street or highway right-of-way and at least 40 feet from other park property boundary lines.
2. 
There shall be a minimum distance of 15 feet between an individual mobile home (including accessory structures attached thereto) and adjoining pavement of a park street or common parking area or other common areas.
3. 
All mobile home parks shall be required to provide an attractive visual screen along the boundary of the mobile home park.
[Ord. No. 8/28/1974, 8/28/1974]
1. 
Mobile homes shall be separated from each other and from service buildings and other structures by at least 30 feet.
2. 
An accessory structure, which has a horizontal area exceeding 25 square feet, is attached to a mobile home and/or located within 10 feet of its window and has opaque or translucent top or roof that is higher than such window shall, for purposes of this separation requirement, be considered to be part of the mobile home.
3. 
An enclosure of compatible design and materials shall be erected around the base of each mobile home. Such enclosure shall provide sufficient ventilation to inhibit decay and deterioration of the structure.
[Ord. No. 8/28/1974, 8/28/1974]
1. 
All streets to be offered for public dedication will conform to laws of the commonwealth and §§ 22-506 and 22-507 of this chapter.
2. 
All streets within mobile home parks, whether offered for public dedication or not, shall conform to the following standards:
A. 
General Requirements. A safe and convenient vehicular access shall be provided from abutting public streets or roads.
B. 
Access. The entrance road connecting the park's streets with a public street or road shall have a minimum cartway width of 34 feet. Wherever a street intersects a public street, a stop sign in conformity with Township regulations shall be installed and maintained.
C. 
Internal Streets. Roadways shall be of adequate width to accommodate anticipated traffic. At the discretion of the Board of Supervisors, the cartway requirements of § 22-503 may be reduced to the following minimum requirements.
(1) 
A minimum right-of-way of 40 feet and a minimum cartway width of 30 feet will be required.
(2) 
Dead-end streets shall not be longer than 400 feet and shall be provided with a turn-around at the closed end having an outside cartway diameter of at least 70 feet.
D. 
Required Illumination of Park and Street Systems. All parks shall be furnished with illumination placed at such mounting heights as will provide adequate levels of illumination for the safe movement of pedestrians and vehicles at night.
E. 
Paving. All streets not to be dedicated for public use shall be provided with a smooth, hard and dust-free surface such as asphalt or macadam, which shall be durable and well-drained under normal use and weather conditions.
[Ord. No. 8/28/1974, 8/28/1974]
Required car parking spaces shall be so located as to provide convenient access to the mobile parking spaces but shall not exceed a distance of 100 feet from the mobile home that it is intended to serve.
[Ord. No. 8/28/1974, 8/28/1974]
1. 
General Requirements. All walks shall 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 community facilities provided for park residents. Sudden changes in alignment and gradient shall be avoided.
2. 
Common Walk System. Where a common walk system is provided and maintained between locations, and where pedestrian traffic is concentrated, such walks shall have a minimum width of 3 1/2 feet.
3. 
Individual Walks. All mobile home spaces shall be connected to common walks or to streets or to driveways or parking spaces connecting to a street. Such individual walks shall have a minimum width of two feet.
[Ord. No. 8/28/1974, 8/28/1974]
1. 
All mobile home parks shall provide and so indicate on the plan of the mobile home park, suitable areas for recreation and open space uses by using the standard of 20% of the total land area of the mobile home park, of which 3/4 of the area shall be in one place. The remainder may be used in part to provide pedestrian walkways and connecting links to recreational areas.
A. 
The recreation and open space shall be located as centrally as possible within the mobile home park in order to be easily accessible to the residents of the mobile home park.
B. 
The open space shall be landscaped with a water-absorbent surface except for recreational facilities and walkways utilizing a hard surface.
C. 
The open space must be maintained by a mobile home park operator or the open space may be dedicated to the Township, provided the Township is willing to accept and maintain the open space.
[Ord. No. 8/28/1974, 8/28/1974]
1. 
Source of Supply.
A. 
The water supply shall be capable of supplying a minimum of 150 gallons per day per mobile home and shall be connected to a public water system, if adjudged feasible.
B. 
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.
C. 
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 or otherwise enclosed, unless such rooms, whether above or below ground, have free drainage by gravity to the surface of the ground.
D. 
Water supply treatment, if necessary, shall be in accordance with the requirements of the Pennsylvania Department of Environmental Protection.
2. 
Water Storage Facilities. All water storage facilities 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 materials. Reservoir overflow pipes shall discharge through an acceptable air gap.
3. 
Water Distribution System.
A. 
All water piping, fixtures and other equipment shall be constructed and maintained in accordance with State and local regulations.
B. 
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.
C. 
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.
D. 
Where a public supply of water is provided, fire hydrants shall be installed as agreed upon by the Board of Supervisors and the agency responsible for supplying water.
4. 
Individual Water-Riser Pipes and Connections.
A. 
Individual water-riser pipes shall be located within the confined area of the mobile home and 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 minimum inside diameter of 3/4 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 pipe and to protect risers from heaving and showing actions of ground during freezing weather. Surface drainage shall be diverted from the location of the riser pipe.
D. 
A shut-off 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 types of manufacture and their methods of installation are approved by the Board of Supervisors.
[Ord. No. 8/28/1974, 8/28/1974; Ord. No. 1991-1, 1/7/1991]
1. 
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 connected to the public sewerage system if adjudged feasible and shall be designed, constructed and maintained in accordance with the health regulations of the Pennsylvania Department of Environmental Protection.
2. 
Individual Sewer Connections.
A. 
Each mobile home stand shall be provided with at least a four-inch diameter sewer riser pipe. The sewer riser pipe will be so located on each stand that the sewer connection to the mobile home drain outlet will approximate a vertical position.
B. 
The sewer connection (see definition) shall have a nominal inside diameter of not less than four 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 connections 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 1/4 inch above ground elevation.
3. 
Sewer Lines. Sewer and water lines shall be laid in separate trenches with a horizontal distance of at least 10 feet from each other, except that these lines may be laid in the same trench by placing the water pipe on a shelf of undisturbed earth above and to one side of the caulked tight sewer line. All sewer lines shall be constructed of materials approved by the Pennsylvania Department of Environmental Protection and shall have watertight joints and shall conform to the requirements of the Mifflintown Municipal Authority and Twin Boroughs Sewer Authority.
4. 
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 and the Board of Supervisors prior to construction.
[Ord. No. 8/28/1974, 8/28/1974]
1. 
Power Distribution Lines.
A. 
Power lines shall be located underground.
B. 
All direct burial conductors or cable shall be buried at least 18 inches below the ground surface and shall be insulated and specially designed for the purpose. Such conductors shall be located not less than one foot radial distance from water, sewer, gas or communications lines.
2. 
Individual Electrical Connections.
A. 
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.
B. 
The mobile home shall be connected to the outlet receptacle by an approved type of flexible cable with connectors and a male attachment plug.
C. 
Where the calculated load of the mobile home is more than 60 amperes, either a second outlet receptacle shall be installed or electrical service shall be provided by means of permanently installed conductors.
3. 
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.
[Ord. No. 8/28/1974, 8/28/1974]
1. 
Structural Requirements for Building.
A. 
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 material and be so constructed and protected as to prevent entrance or penetration of moisture and weather.
B. 
All structures containing laundry and/or toilet facilities shall:
(1) 
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 as to prevent entrance or penetration of moisture and weather.
(2) 
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.
(3) 
Have at least one window which can be easily opened or a mechanical device which will adequately ventilate the room.
(4) 
Toilets shall be located, each in a separate compartment equipped with a self-closing door.
[Ord. No. 8/28/1974, 8/28/1974]
1. 
The storage, collection and disposal of refuse in the mobile home park shall be so managed as to create no health hazards or air pollution.
2. 
All refuse shall be stored in flytight, watertight, rodentproof containers, which shall be located not more than 150 feet away from any mobile home space. Containers shall be provided in sufficient number and capacity to properly store all refuse as required by the Pennsylvania Department of Environmental Protection. Rubbish shall be collected and disposed of as frequently as may be necessary to insure that the containers shall not overflow.
[Ord. No. 8/28/1974, 8/28/1974]
1. 
Where fire hydrants are not provided, fire extinguishers of a type approved by the Fire Underwriters Laboratories, (A-B-C) classification type bearing the Underwriters' label, shall be readily accessible to each mobile home, or mobile home park owners shall require each mobile home to be equipped with a fire extinguisher. Portable fire extinguishers of a type approved by the fire prevention authorities shall be maintained in all public service buildings under park control.
2. 
Burning of refuse shall not be permitted.
[Ord. No. 8/28/1974, 8/28/1974]
All piping from outside fuel storage tanks or cylinders to mobile homes shall be copper or other acceptable metallic tubing and shall be permanently installed and securely fastened in place. Any gas storage tanks or cylinders shall be securely fastened in place and shall not be located inside or beneath the mobile home or less than five feet from any mobile home exit. It is desirable that fuel storage tanks be located underground.
[Ord. No. 8/28/1974, 8/28/1974]
1. 
The person to whom a permit 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 stand, which includes securing its stability and installing all utility connections.
3. 
The park management shall give the Board of Supervisors or their representative 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 and addresses of all park occupants. Such register shall be available to any authorized person inspecting the park.
5. 
The management shall notify the local office of the Pennsylvania Department of Environmental Protection immediately of any suspected communicable or contagious disease within the park.
[Ord. No. 8/28/1974, 8/28/1974]
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 any regulations adopted pursuant thereto, the Board of Supervisors or appropriate officer, shall give notice in writing to the person to whom the permit was issued, such notice to consist of a listing of the violated sections of this chapter and shall advise them that, unless such conditions or practices are corrected within a period of time specified in the notice, the permit to operate will be suspended. At the end of such period said mobile home park shall be reinspected and, if such conditions or practices have not been corrected, the Board of Supervisors shall suspend the permit and give notice in writing of such suspension to the person to whom the permit is issued.