Borough of Ephrata, PA Mobile Home Parks

The requirements of Article V of this chapter shall govern the content of all applications for mobile home park development.

In addition to the requirements contained in Article V, an application for preliminary or final approval of a mobile home park shall indicate by drawings, diagrams, maps, text, affidavit or other legal instrument the following:

(a)

The tract for which application is made is held in single and separate ownership.

(b)

The placement, location and number of mobile home lots and mobile home foundations, consistent with terms of § 281-60 of this article, on a layout map of the tract at a scale of one-inch equals 50 feet.

(c)

The location and dimension of all driveways, pedestrian ways, sidewalks and access roads with notation as to type of impervious cover.

(d)

The location, dimension and arrangement of all areas to be devoted to lawns, buffer strips, screen planting and common open space, including areas for recreation.

(e)

The plan to be recorded shall include a note on Sheet No. 1 thereof stating the following:

"The creation of the mobile home lots alone does not constitute a subdivision but rather a land development plan. Neither the applicant nor any successor in interest shall be entitled to transfer title or any other legal interest in the individual mobile home lots pursuant to a deed of conveyance. The mobile home lot lines are drawn solely for the purposes of demonstrating compliance with applicable zoning ordinance requirements and to enable the leasing of the mobile home lot and does not represent a transfer of ownership."

§ 281-59 Density, dimensional and general design standards.

Area and density regulations.

The minimum area of a mobile home park for which a certificate of use and occupancy may be issued, shall not be less than three acres.

Each mobile home lot shall be clearly marked and shall contain a driveway with unobstructed access to a street.

Each mobile home shall be located on the lot so that there will be a minimum of 30 feet between mobile homes and so that no mobile home will be less than 50 feet from any exterior boundary of the mobile home park.

The minimum size of any mobile home lot shall be 6,000 square feet. Lots designed for recreational vehicles shall have an average of not less than 800 square feet provided for each vehicle.

(5)

The minimum frontage for any mobile home lot shall be 60 feet.

(6)

No mobile home shall be located less than 50 feet from any public or private street right-of-way or so that any part of such mobile home will obstruct any roadway or walkway in a mobile home park.

(7)

Each mobile home lot shall be graded and improved to provide a deck/patio for the mobile home that shall have a minimum size of eight feet by 10 feet.

(8)

No public service building shall be located within 50 feet of any public or private street right-of way.

(9)

There shall be a maximum of six mobile home lots for each acre. Not more than one mobile home shall be permitted on any one mobile home lot.

Site design.

Mobile homes placed on individual lots are encouraged to be placed off-center on the lots so as to provide a large usable open yard space and outdoor living area on one portion of the lot.

Groups or clusters of units, so placed as to create interior spaces and courtyards, shall be incorporated whenever feasible.

There shall be variety in the arrangement and orientation of mobile homes, with particular attention given to topography and existing trees. Site layout shall be designed to ensure that mobile home units are offset to avoid long, uninterrupted corridors between the units.

The applicant is encouraged to design the mobile home park to best utilize the benefits of solar orientation of units.

§ 281-60 Street system.

With the exception of those standards specified in this section, all standards pertaining to streets in Article VI of this chapter shall govern the design and construction of streets in a mobile home park.

Access and street frontage. Access to any mobile home lot shall be from a street interior to the mobile home park. Where mobile home lots are created having frontage on an existing street within the borough, the mobile home park street pattern shall provide reverse frontage access to an interior street within the mobile home park and not to the existing street.

Street widths. The mobile home park interior street system shall be functionally classified in terms of minor collector and local streets, as defined in this chapter. Street widths shall be as prescribed in § 281-34 of this chapter.

Illumination of streets and walkways. All mobile home parks shall be furnished with lighting fixtures so spaced and so equipped with luminaries as will provide adequate levels of illumination throughout the park for the safe movement of vehicles and pedestrians at night but prevent light pollution above and beyond the property.

§ 281-61 Off-street parking areas and walkways.

The requirements of driveways contained in § 281-42 of this chapter shall be applicable to all mobile home parks.

Off-street parking for at least two motor vehicles shall be provided on each mobile home lot. Each parking stall shall be at least nine feet by 20 feet and shall have an all-weather paved surface acceptable to the borough, which shall be specified in the plan.

Additional parking spaces for vehicles of nonresidents shall be provided at the rate of one space for every three mobile home lots. Such parking spaces shall be provided through off-street common parking areas and shall be in locations that are sufficiently dispersed throughout the park to serve all mobile home units, as approved by Borough Council.

Parking is prohibited on internal roads. It shall be the duty of the owner or operator of the mobile home park to enforce this provision.

All mobile home parks shall provide safe, convenient, all-season pedestrian walkways of adequate width for their intended use, durable and convenient to maintain, between the park streets and all community facilities for park streets and all community facilities for park residents.

Where pedestrian traffic is concentrated, each walk shall have a minimum width of 3 1/2 feet.

All mobile home lots shall be connected to common walks and to streets or to driveways connecting to a paved street. Each such walk shall have a minimum width of two feet.

§ 281-62 Stormwater management.

The provisions of § 281-54 of this chapter shall be applicable to all mobile home park developments.

§ 281-63 Water supply.

The provisions of § 281-50 of this chapter shall be applicable to all mobile home park developments.

§ 281-64 Sewage treatment and disposal.

The provisions of § 281-49 of this chapter shall be applicable to all mobile home park developments.

§ 281-65 Utility distribution system.

All utilities shall be installed and maintained in accordance with the terms of § 281-51 of this chapter.

§ 281-66 Common open space areas.

Minimum common open space to be provided. At least 20% of the gross area of each mobile home park shall be set aside as common open space for the use and enjoyment of the residents of the mobile home park. Such common open space shall be substantially free of structures except for those designed for recreational purposes and shall be in addition to those areas devoted to meeting the buffer requirements of this chapter.

Standards for location and management. Common open space areas shall be located and designed as areas easily accessible to residents and preserving natural features. Such areas shall comply with the standards for common open space and facilities contained in § 281-52 of this chapter.

§ 281-67 Buffering, screening and landscaping.

A vegetative screen and/or planting berms shall be installed along all side and rear property lines of the mobile home park tract, consisting of mixed evergreen and deciduous plant material of varying species. At the time of planting, a sufficient amount of evergreen material and/or planting berm to visually screen the property shall be at least five feet in height (after planting) and the remainder of plantings may be of varying lesser heights.

The plantings shall be maintained permanently and replaced within one year in the event of death of any plant material. Plantings shall not be placed closer than three feet from any property line.

All existing deciduous and evergreen trees above two inches in caliper and/or six feet in height shall be preserved in the buffer areas, except where clearance is required to ensure required sight distances.

Generally, a minimum of 35% of plant material shall be evergreen and 10% flowering material.

No portions of tree masses with four inches or greater in caliper shall be cleared unless clearly necessary to effectuate the proposed mobile home park development. Applicants shall make all reasonable efforts to harmonize their plans with the preservation of existing trees.

In addition to plantings within the required vegetation screen, the design of a mobile home park shall comply with the following landscaping requirements:

Disturbed topsoil shall be stockpiled and replaced after construction.

Deciduous trees of varying species shall be planted within the mobile home park at the ratio of two per mobile home. In the event that a substantial portion of the tract is wooded and a substantial number of trees remain after development, Borough Council may modify this requirement.

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.

Planting of landscape material shall be in accordance with a plan prepared by a registered landscape architect and shall be completed within six months of approval of the final plan and failure to carry out the landscaping plan within such a time shall warranty denial of the issuance or renewal of the park's annual license, as required by this article.

§ 281-68 Service buildings and facilities.

Uses and activities.

Any mobile home park with more than fifteen mobile homes shall provide a service building with a toilet and lavatory for each sex and laundry facilities.

Any mobile home park with more than fifteen mobile homes shall provide an office in which shall be located the office of the person or persons in charge of such mobile home park.

The occupants of each mobile home lot shall be provided with a minimum of 75 square feet of enclosed storage space. The borough shall approve the type of storage facility.

In addition, the applicant may provide a repair shop and indoor recreational facilities for service to park residents.

(5)

The applicant shall provide sheltered waiting areas for transportation and cluster mailboxes approved by the United States Postal Service.

(6)

Structures attached to mobile home such as sheds and lean-tos are prohibited.

Construction and maintenance. Construction of service buildings shall be in compliance with all applicable building codes, plumbing codes, etc. and shall be maintained in a clean, sanitary and structurally safe condition.

§ 281-69 Fuel supply and storage.

Liquefied petroleum gas system.

The design, installation and construction of containers and pertinent equipment for the storage and handling of liquefied petroleum gasses shall conform to the Act of the Pennsylvania Legislature of December 27, 1951, P.L. 1793, as it may be amended; and to the regulations therefor promulgated by the Pennsylvania Department of Labor and Industry, or its successor.

Liquefied petroleum gas systems provided for mobile homes, service buildings or other structures, when installed, shall be maintained in conformance with the rules and regulations of the Pennsylvania Department of Labor and Industry and shall include the following:

(a)

Systems shall be provided with safety devices to relieve excessive pressures and shall be arranged so that the discharge terminates at the safe location.

(b)

Systems shall have at least one accessible means for shutting off gas. Such means shall be locate outside the mobile home and shall be maintained in effective operating conditions.

(c)

All liquefied petroleum gas piping outside of the mobile home shall be well supported and protected against mechanical injury. Undiluted liquefied petroleum gas in liquid form shall not be conveyed through piping equipment of systems in mobile homes.

(d)

Vessels of at least 12 United States gallons and less than 60 United States gallons gross capacity shall be maintained in a vertical position and shall be securely, but not permanently, fastened to prevent accidental overturning. No vessel shall be placed any closer to a mobile home exit than five feet and no closer to any window than three feet.

(e)

No liquefied petroleum gas vessel shall be stored or located inside or beneath any storage cabinet, carport, mobile home or any other structure.

(f)

All pipe connections shall be of a flare-type.

Fuel oil supply systems.

All fuel oil supply systems provided for mobile homes, service buildings and other structures shall be installed and maintained in conformance with the rules and regulations of the authority having jurisdiction.

All piping from outside fuel storage tanks or cylinders to mobile homes shall be securely, but not permanently, fastened in place.

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.

All fuel storage tanks or cylinders shall be securely placed and shall not be less than five feet from any mobile home exit and not less than three feet from any window.

(5)

Storage tanks located in areas subject to traffic shall be protected against physical damage.

§ 281-70 Electrical distribution system.

General requirements. Every park shall contain an electrical wiring system consisting of wiring, fixtures, equipment and appurtenances that shall be installed and maintained in accordance with the electric power provider's specifications regulating such systems.

Power distribution lines. Main power lines shall be located underground. All conductors and cables shall be installed at least 36 inches below the ground surface and insulated and specially designed for the purpose. Such conductors shall be located no less than one foot radial distance from water, sewer, gas or communication lines.

Individual electrical connections.

Each mobile home lot shall be provided with an approved disconnecting device and over current protective equipment. The minimum service per outlet shall be 12 0/240 volts AC, 100 amperes.

An approved type of flexible cable with connections and a male attachment plug shall connect the mobile home to the outlet receptacle.

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.

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 equipment ground for mobile homes or other equipment.

§ 281-71 Fire protection.

All mobile home parks shall be provided with fire hydrants, as specified under the terms of § 281-50 of this chapter.

Where the water supply system does not provide at least a six-inch water main, there shall be provided a two-inch frost-protected water riser within 300 feet of each mobile home or building.

Portable hand-operated fire extinguishers of a type suitable for use on oil fires and approved by the local fire prevention authority shall be kept in each service building under park control. Two twelve-pound portable fire extinguishers shall be plated in each mobile home in the park, located inside the mobile home in a fixed location preferably near a door but not in close proximity to cooking facilities. It shall be the responsibility of the mobile home park operator to enforce those requirements.

The mobile home park manager shall consult periodically with the local fire prevention authority as to proper fire prevention practices, accessibility of streets, testing of fire hydrant pressure, location and operation of equipment, community education programs and the like.

§ 281-72 Solid waste collection and disposal.

The storage, collection and disposal of solid waste in any mobile home park shall be so managed as to create no health hazard, harboring of rodent, insect-breeding area, accident or fire hazard or air pollution.

All mobile home parks shall be provided with solid waste collection stations at convenient but inconspicuous locations, each serving not more than 15 mobile homes and consisting of self-closing containers, with separate containers for garbage and trash, placed on a concrete slab and accessible for truck pickup and completely screened from view by solid fencing.

§ 281-73 Miscellaneous structural requirements.

Additions and alterations. No permanent addition shall be built onto or become a part of any mobile home and no plumbing or electrical alteration or repair shall be made unless in accordance with all applicable state, county and borough laws, ordinances and regulations.

Mobile home foundation. Frost-free piers with dimensions sufficient to support the intended unit shall be provided for all mobile homes. Such foundation shall be properly graded, placed and compacted so as to be durable and adequate for the support of the maximum anticipated loads during all seasons.

Anchoring. Every mobile home placed within a mobile home park shall be anchored in accordance with the applicable requirements of the BOCA Code.

Skirts. Each mobile home placed within a mobile home park shall, prior to occupancy or other use, have a skirt installed that is designed to complement the appearance of the mobile home and is coordinated with other units throughout the park.

Hitch. If a hitch or tow bar is attached to a mobile home for transport purposes, it shall be removed and remain removed from the mobile home when it is placed on its mobile home foundation.

§ 281-74 Recreational vehicles.

No recreational vehicle shall be erected and maintained for living purposes within the borough except in a duly licensed mobile home park. No such vehicle within a mobile home park shall be occupied for a period of time in excess of 60 days in a year. Unoccupied recreational vehicles may be parked or stored in a private garage, carport or rear or side yard, but the same shall not be stored or parked on a public street. If stored on a front or side yard, the unoccupied recreational vehicle shall be placed at least 25 feet behind the right-of-way line of all streets.

§ 281-75 Permits, licenses and inspections.

Permits required. It shall be unlawful for any person to construct, alter, extend or operate a mobile home park within the borough unless and until he obtains:

A permit issued by the Borough Zoning Officer in the name of the operator, which shall not be issued until 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 application has been granted by Borough Council; and

A building permit issued by the borough for the placement of any mobile home on a mobile home lot, including relocation of an existing mobile home from one lot to another within a mobile home park.

Annual licenses. In addition to the initial permits, the operator of a mobile home park shall apply to the Borough Zoning Officer on or before the first day of December of each year for an annual license to continue operation of the mobile home park. The Zoning officer shall issue the annual license upon satisfactory proof that the park continues to meet the standards prescribed by state and county agencies having jurisdiction and the standards of this chapter. The license so issued shall be valid for one year from the date of issuance.

Fees.

Fees for the initial application, preliminary and final approvals and the annual license shall be prescribed by resolution of Borough Council.

The fee for the annual license shall be submitted to the Zoning Officer with the application for the annual license.

The amount and submission of the fee required for a building permit shall be in accordance with the fee schedule for such permits established by Borough Council.

Inspections.

Upon notification to the licensee, operator or other person in charge of a mobile home park, the Codes Enforcement Officer may inspect a mobile home park at any reasonable time to determine compliance with this chapter.

Upon receipt of the application for annual license and before issuing such annual license, the Zoning Officer or other Codes Enforcement Officer shall make an inspection of the mobile home park to determine compliance with this chapter. The Zoning Officer or other representative shall thereafter notify the licensee of any instances of noncompliance with the chapter and shall not issue the annual license until the licensee has corrected all such violations.

Registration of occupants. The park operator shall maintain a register containing the number of occupied mobile home lots and the names of all park occupants. Such register shall be available to any authorized person inspecting the park. The operator shall notify the appropriate offices, in accordance with state and local taxation laws, of the arrival and departure of each mobile home. The register shall be submitted to the borough as part of the application for renewal of the mobile home park's annual license.

Removal of mobile homes. No mobile home shall be removed from the borough without first obtaining a removal permit from the Borough Tax Collector as required by Act No. 54 of 1869 of the Pennsylvania General Assembly. Such permit shall be issued upon payment of a fee of $2.00 and real estate taxes assessed against the home and unpaid at the time the permit is requested.

Appeal of mobile home park permit denial. Where the applicant or licensee believes that the Zoning Officer or other Codes Enforcement Officer having jurisdiction has failed to follow procedures or has misinterpreted or misapplied any provision of this chapter in the review of an application for mobile home park permit or an annual license renewal, he may appeal such action to the Borough Zoning Hearing Board, in accordance with § 909 of the MPC, as amended.[1]

[1]

Editor's Note: See 53 P.S. § 10909 et seq.

Transfer or change in terms of permit. 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 or eliminate any existing facility or structure until notice or such proposed change shall have been given to the Zoning Officer and the Zoning Officer shall have determined, after investigation as in the case of an original application for a permit, that such proposed change is in accordance with all requirements of this chapter and shall have signified that fact by his written approval.

Limitations on sales. The applicant or licensee for a mobile home park shall provide an affidavit from the chief executive officer attesting that the applicant or licensee is not engaged in the sale of mobile homes or, if the applicant or licensee is so engaged, that the lease of a lot shall not be conditioned upon a lessor's purchase of a mobile home from the applicant or licensee nor establish any requirements which would prevent a lessor with a mobile home of comparable quality and size from leasing a lot.

§ 281-76 Maintenance.

Maintenance of facilities. The operator and owner of a mobile home park shall be responsible for maintaining all common facilities, including but not limited to roads, parking areas, sidewalks or pathways, common open space, water supply and sewage disposal systems and service buildings, in a condition of proper repair and maintenance. If, upon inspection by the Zoning Officer or other representative, it is determined that the mobile home park is not in compliance with this standard of maintenance, the licensee shall be considered to be in violation of this chapter, and the Zoning Officer shall notify the operator of the license of the particulars of any such violation.

Failure to maintain. The operator and licensee shall thereafter have 30 days in which to correct any such violations, except that if the violation is determined by the Zoning Officer or other representative to constitute a hazard to the health or safety of the residents of the mobile home park, he shall order that the violation be corrected forthwith.

Maintenance guarantee.

The licensee of the mobile home park shall, prior to issuance of any certificate of occupancy pursuant to the final approval of an application, provide the borough a maintenance guarantee in accordance with the terms of § 281-82 of this chapter.