A. 
Individual manufactured homes. Individual manufactured homes, as defined in Article 600, Definitions, of this chapter, and as permitted under Chapter 208, Zoning, may be erected on any lot where the use is permitted in compliance with Chapter 208, all provisions of this chapter applying to subdivision and land development of single-family detached dwellings, and Chapter 88, Uniform Construction Code, of the Township Code.
A. 
The purpose of this article is to establish standards of performance and promote the desirable benefits that planned manufactured home communities may have upon the Township. It is further the intent of this article to ensure the interdependency and compatibility of such planned manufactured home communities with essential utilities, amenities, and surrounding land uses in the Township.
B. 
It shall further be the intent of this article to:
1. 
Reflect the changes in the technology of home building and land development so that resulting economies may convey the benefits derived therefrom to those who need affordable homes;
2. 
Further the general welfare by extending greater opportunities for better and more affordable housing to all present and prospective residents of the Township;
3. 
Provide for better quality and greater variety in type, design and layout of planned manufactured home communities than has been evident in many planned manufactured home communities in the past by enforcing uniform standards, desirable design criteria, and encouraging innovative site design approaches;
4. 
Encourage a diversity in manufactured housing types and prices; and
5. 
Encourage planned manufactured home communities that are beneficial rather than detrimental to property values and the general welfare of the area in which they are proposed.
The plan requirements and processing procedure for a manufactured home park as a land development shall be in accordance with the requirements contained in Article 200 of this chapter, in addition to applicable provisions of the Marshall Township Manufactured Home Ordinance[1] and/or Chapter 208, Zoning, of this Code.
[1]
Editor's Note: See Art. 500, Manufactured Home Communities, of this chapter, and Ch. 83, Floodplain Management.
A. 
The arrangement and other design standards and improvements shall be in accordance with the requirements contained in this chapter except as otherwise specified in Chapter 208, Zoning, Article 300, Special Overlay Districts, of this Code.
1. 
Site location and design standards.
(a) 
Layout of lots.
(i) 
All lots shall abut a street. Side lot lines laid out in rectangular blocks should be perpendicular or diagonal to the street at angles not less than 30° from perpendicular. Front and rear lot lines in rectangular blocks shall be straight and continuous.
(ii) 
In cul-de-sac arrangements, the side lot lines shall be radial to the street lines.
(b) 
Lot dimensions and area. The lot size shall be not less than 50 feet wide at the building setback line for interior lots. Lot area shall be in accordance with Chapter 208, Zoning, Article 300, Special Overlay Districts, of the Township Code, nor less than 5,000 square feet in area for all lots. In addition, each manufactured home lot size shall:
(i) 
Fit dimensions of manufactured homes anticipated; and
(ii) 
Provide for manufactured home appurtenant structures and appendages.
(c) 
Corner lots. Corner lots for manufactured home use shall have the manufactured home situated to permit appropriate building setback from both streets and allow proper sight distance.
(d) 
Building setback lines. Notwithstanding the setback requirements specified under Chapter 208, Zoning, Article 200, Districts, of this Code, the minimum setbacks from the lot line shall be as follows:
(i) 
Park boundary property line: 10 feet.
(ii) 
Front yard: 15 feet.
(iii) 
Side yards.
(1) 
Minimum side yard: five feet.
(2) 
Total of both side yards: 20 feet.
(iv) 
Rear yard: 15 feet.
(v) 
Buffering and screening. Where a manufactured home park abuts an interstate, principal arterial, minor arterial, collector, local collector and/or local roads or is located adjacent to industrial or commercial properties or districts, screening shall be provided within a buffer yard 25 feet in width along the abutting right-of-way or property separating the manufactured home park from the adjacent land uses and roadways. Screening shall be provided in accordance with § 174-319.
B. 
Manufactured home park street system. The arrangement and other design standards of streets shall be in accordance with the requirements contained in Article 300 of this chapter, except as specified below.
1. 
General requirements.
(a) 
A safe and convenient vehicular access shall be provided from abutting public streets.
(b) 
Streets shall be privately owned unless lots are intended for sale.
(c) 
Design and construction requirements. The streets or roads in a manufactured home park shall be located and built in accordance with § 174-304 of this chapter.
2. 
Sidewalks and pedestrian pathways. Pedestrian interior sidewalks and pathways may be required where essential to assist circulation or pedestrian movement and safety to common or important facilities in the manufactured home park. These facilities shall be constructed in accordance with § 174-306 of this chapter.
3. 
Easements shall be provided in accordance with § 174-315 of this chapter.
4. 
Mailboxes. The owner shall provide and maintain a central location for all mailboxes for persons living in the park.
5. 
Landscaping. Planting is required to the extent needed to provide for:
(a) 
Screening in accordance with Chapter 208, Zoning.
(b) 
Street trees in accordance with the Chapter 208, Zoning.
6. 
Parking.
(a) 
A minimum of two off-street parking spaces shall be required per manufactured home lot.
(b) 
One off-street parking space shall be located on the manufactured home lot.
(c) 
Common parking lots shall be a minimum of 100 feet from a manufactured home lot.
(d) 
Parking shall meet the requirements of § 195-418 of Chapter 208, Zoning.
7. 
Common open space. Open space shall be provided in accordance with § 195-419 of the Zoning Ordinance.
8. 
Skirting. Skirting shall be required around the entire perimeter of the manufactured home. Skirting shall be installed in accordance with the 2021 International Residential Code.
A. 
Natural gas system.
1. 
Natural gas piping systems, when installed in manufactured home parks, shall be maintained in conformity with accepted engineering practices and the Uniform Construction Code, 34 Pa. Code §§ 401.1 et seq.
2. 
Each manufactured 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. 
Liquefied petroleum gas systems. Installation of tubing, piping, propane gas burning appliances, equipment or fixtures related to liquefied petroleum gas shall comply with the Uniform Construction Code, 34 Pa. Code § 403.1 et seq. (UCC) and the Propane and Liquefied Petroleum Gas Act, 35 P.S. §§ 1329.1 – 1329.19.
C. 
Fuel oil supply systems.
1. 
All fuel oil supply systems provided for manufactured 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 manufactured homes shall be securely, but not permanently, fastened in place.
3. 
All fuel oil supply systems provided for manufactured 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 manufactured home exit.
5. 
Storage tanks located in areas subject to traffic shall be protected against physical damage.
6. 
Fuel oil supply systems shall be installed in accordance with the Uniform Commercial Code.[1]
[1]
Editor's Note: See 34 Pa. Code § 403.21 et seq.
A. 
A potable water supply shall be supplied to all dwellings within a manufactured home park. The manufactured home park shall be served by public water, or one central community water supply as defined by this chapter. Such systems shall be installed according to the requirements and standards of the PADEP. In addition to such requirements, the water distribution system shall be constructed in accordance with the following:
1. 
Individual water-riser pipes shall be located within the confined area of the manufactured home stand at a point where the water connection will approximate a vertical position.
2. 
The water-riser pipe shall extend at least four inches above ground elevation. The pipe shall be at least 3/4 inch. The water outlet shall be capped when a manufactured home does not occupy the lot.
3. 
Adequate provisions shall be made to prevent freezing of service lines, valves, and riser pipe and to protect risers from heaving and thawing actions of the 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 of each manufactured home lot.
5. 
Underground stop and waste valves shall not be installed on any water service.
A. 
Manufactured home parks shall be served by a public sewer as defined by this chapter. For community systems, the owner of the manufactured home park shall prepare an evaluation of the various sewage disposal alternatives which addresses the following and shall provide financial assurances for the repair or replacement of the community system, providing:
1. 
The cost of extending existing public sewers to the site. This shall address the length of the extension, potential methods of conveyance and the ability of the existing public sewer system to accommodate flows from the site.
2. 
The cost of the community sewer system, including installation, operation and maintenance costs, in comparison to the costs associated with the extension of existing sewer lines to the site. This shall also provide adequate justification for the selection of the community sewer system.
All public sewer systems require approval and permitting by the PADEP. In addition, the design of a community sewer system for a manufactured home park shall be subject to the approval of the Board following the review of the design by the Township Engineer. The design of a public sewer system which represents an extension of an existing public sewer system shall be subject to the approval of the applicable municipal sewer authority following the review of that entity’s engineer.
No animals, including fowl, except domestic household pets, shall be permitted within the park, and then only such animals as will not create a nuisance or disturb other people.
A. 
All improvements, construction requirements and engineering specifications for the improvements required shall be provided in accordance with Article 300, Design Standards, of this chapter and Chapter 208, Zoning, of this Code.
1. 
Streetlights. Streetlights or on-site lights shall be provided to illuminate streets, driveways, and walkways for the safe movement of vehicles and pedestrians at night. Their type and location shall be shown on the subdivision or land development plan in accordance with Chapter 208, Zoning, Article 500, General Regulations, § 208-504H, of this Code.
B. 
Underground utilities. Electric, telephone and all other utilities facilities shall be installed underground.
A. 
Manufactured home park permits. Any person intending to develop a tract of land as a manufactured home park shall obtain a permit from the Township for each such park, issued in accordance with the requirements contained in Chapter 208, Zoning.
B. 
Fees.
1. 
At the time of filing the preliminary plan and the final plan for the development of a tract of land for a manufactured home park, the applicant shall be required to pay to the Township processing and inspection fees as required for a subdivision or land development in accordance with § 174-113 of this chapter.
2. 
The fee shall be required for each manufactured home lot to be altered or added to the manufactured home park and shall accompany all applications for alteration or extension in accordance with § 174-113 of this chapter.
3. 
Upon final approval of the application by the Board, when it has been ascertained that the proposed plan meets the requirements of this chapter and regulations issued hereunder, a license and permit shall be issued.
C. 
Licenses. Any person intending to operate a manufactured home park within the Township shall have a license from the Township for each such park as follows:
1. 
It shall be unlawful for any person to operate any manufactured home park within the Township unless said person holds a valid license, in the name of such person, for the specific manufactured home park. All license applications shall be made to the Township, who shall issue a license upon compliance by the applicant with provisions of this chapter and regulations issued hereunder and other applicable legal requirements.
2. 
Every person holding a license shall give notice, in writing, to the Township within 10 days after having sold, transferred, or otherwise disposed of interest in or control of any manufactured home park. Such notice shall include the name and address of the person succeeding to the ownership or control of such manufactured home park.
3. 
Upon application, in writing, for transfer of the license and deposit of a fee established by resolution, the license shall be transferred if the manufactured home park is in compliance with all applicable provisions of this chapter and regulations issued hereunder.
4. 
Application for original licenses shall be in writing, signed by the applicant, accompanied by an affidavit of the applicant as to the truth of the application and by the deposit established by resolution, and shall contain:
(a) 
The name and address of the applicant.
(b) 
The location and legal description of the manufactured home park.
(c) 
The plan of the manufactured home park, approved by the Board, showing all manufactured home lots, manufactured home stands, structures, roads, walkways, service facilities, stormwater drainage facilities and other pertinent information required under Article 200 of this chapter.
5. 
The license shall be valid for a period of one year unless revoked by the Township. Licensing fees shall be calculated, billed and collected in January of each year. Fees for licenses shall be prorated.
6. 
Applications for renewal of licenses shall be made in writing by the holders of the licenses and shall be accompanied by the fee required by resolution for each manufactured home in the park during the previous year; the latter shall be due and payable at the end of each year regardless of whether or not a renewal application is submitted. The application shall contain any change in the information submitted since the original license was issued or the latest renewal granted.
7. 
Whenever, upon inspection of any manufactured home park, the Township finds that conditions or practices exist which are in violation of any provision of this chapter or regulations issued hereunder, the Township shall give notice, in writing, in accordance with Subsection (A) of this section, to the person to whom the license was issued that unless such conditions or practices are corrected within a reasonable period of time as specified in the notice by the Township, the license shall be suspended. At the end of such period the Township shall reinspect the manufactured home park and, if such conditions or practices have not been corrected, the license shall be suspended and notice given, in writing, of such suspension to the person to whom the license is issued. Upon receipt of notice of such suspension, such person shall cease operation of such manufactured home park, except as provided in § 174-514 of this chapter.
8. 
Suspended license.
(a) 
Any person whose license has been suspended, or who has received notice from the Township that his license will be suspended unless certain conditions or practices at the manufactured home park are corrected, may request and shall be granted a hearing on the matter before the Board pursuant to the procedures provided by § 174-514 of this chapter.
(b) 
Provided that, when no petition for such hearing shall have been filed within 10 days following the day on which notice of suspension was served, such license shall be deemed to have been automatically revoked at the expiration of such ten-day period.
9. 
A temporary license, upon written request therefor, may be issued by the Board for every manufactured home park in existence at the effective date of this chapter, permitting the manufactured home park to be operated during the period ending 180 days after the effective date of this chapter in accordance with such conditions as the Township may require.
10. 
The term of the temporary license shall be extended, upon written request, for not to exceed one additional period of 180 days, if:
(a) 
The licensee shall have filed application for a license in conformity with Subsection (C) of this section within 90 days after the effective date of this chapter;
(b) 
The plans and specifications accompanying the application for license comply with all provisions of this chapter and all other applicable ordinances and statutes;
(c) 
The licensee shall have diligently endeavored to make the existing manufactured home park conform fully to the plans and specifications submitted with the application; and
(d) 
Failure to make the existing manufactured home park conform fully to such plans and specifications shall have been due to causes beyond the control of the licensee.
A. 
The Township is hereby authorized to make such inspections as are necessary to determine satisfactory compliance with this chapter and regulations issued hereunder.
B. 
The Township shall have the power to enter at reasonable times upon any private or public property for the purpose of inspecting and investigating conditions relating to the enforcement of this chapter and regulations issued hereunder.
C. 
The Township shall have the power to inspect the register containing a record of all residents of the manufactured home park.
D. 
It shall be the duty of the owners or occupants of the manufactured home park and manufactured homes contained therein, or of the person in charge thereof, to give the Township access to such premises at reasonable times for the purpose of inspection.
E. 
It shall be the duty of every occupant of the manufactured home park to give the owner thereof or his agent or employee access to any part of such manufactured home park or its premises at reasonable times for the purpose of making such repairs or alterations as are necessary to effect compliance with this chapter and regulations issued hereunder, or with any lawful order issued pursuant to the provisions of this chapter.
A. 
Notices. Whenever the Township determines that there are reasonable grounds to believe that there has been a violation of any provision of this chapter or regulations issued hereunder, notice shall be given of such alleged violation to the person to whom the permit or license was issued, as hereafter provided. Such notice shall:
1. 
Be in writing.
2. 
Include a statement of the reasons for issuing the violation notice.
3. 
Allow a reasonable time for the performance of any act the violation notice requires.
4. 
Be served upon the owner or his agent as the case may require; provided that such notice or orders shall be deemed to have been properly served upon such owner or agent when a copy thereof has been sent by certified mail to his last known address, or when he has been served by such notice by any method authorized or required by the laws of the commonwealth.
5. 
Contain an outline of remedial action which, if taken, will affect compliance with the provisions of this chapter and regulations issued hereunder.
B. 
Hearing.
1. 
Any person affected by any notice which has been issued in connection with the enforcement of any provisions of this chapter, or regulation issued hereunder, may request a hearing on the matter before the Board; provided that such a person file in the office of the Township written petition requesting such hearing and setting forth a brief statement of the grounds therefor within 10 days after the day the notice was served.
2. 
The filing of the request for a hearing shall operate as a stay of the notice and of the suspension except in the case of an order issued under Subsection C(3) of this section. Upon receipt of such petition, the Board shall set a time and place for such hearing and shall give the petitioner written notice thereof. At such hearing, the petitioner shall be given an opportunity to be heard and to show why such notice should be modified or withdrawn.
3. 
The hearing shall be commenced not later than 10 days after the day on which the petition was filed; provided that, upon application of the petitioner, the Board may postpone the date of the hearing for a reasonable tie beyond such 10-day period when, in its judgment, the petitioner has submitted good and sufficient reasons for such postponement.
C. 
Order.
1. 
After such hearing, the Board shall make findings as to compliance with the provisions of this chapter and regulations issued hereunder and shall issue an order, in writing, sustaining, modifying or withdrawing the notice which shall be served as provided in Subsection (A) of this section. Upon failure to comply with any order sustaining or modifying a notice, the license of the manufactured home park affected by the order shall be revoked.
2. 
The proceedings at such a hearing, including the findings and decision of the Board and together with a copy of every notice and order related thereto, shall be entered as a matter of public record of the Board. However, the transcript of the proceedings need not be transcribed unless judicial review of the decision is sought as provided by this section. Any person aggrieved by the decision of the Board body may seek relief therefrom in any court of competent jurisdiction, as provided by the laws of the commonwealth.
3. 
Whenever the Township finds that an emergency exists which requires immediate action to protect the public, it may, without notice or hearing, issue an order reciting the existence of such an emergency and requiring that such action be taken as it may deem necessary to meet the emergency, including the suspension of the permit or license. Notwithstanding any other provisions of this chapter, such order shall be effective immediately. Any person to whom such an order is directed shall comply therewith immediately but, upon a petition to the Board, shall be afforded a hearing as soon as possible. The provisions of Subsection B(1), B(2), and B(3), of this section shall be applicable to such hearing and the order issued thereafter.
A. 
It shall be unlawful for the owner, tenant or custodian of a manufactured home to remove or attempt to remove from the Township a manufactured home without first obtaining a removal permit from the Township. A removal permit shall be granted upon payment of a fee established by resolution and submission of the following information:
1. 
The street address of the manufactured home.
2. 
Names of the owners and of the occupants of the manufactured home.
B. 
Evidence of payment of all taxes duly assessed by the Township, the county and the North Allegheny Area School District.