Part 6
Mobile Home Park Regulations
§22-601 Mobile Home Park Design Standards.
1. Application. All mobile home parks as defined in Part 8 hereof shall conform with the provisions of this Section and shall file plans and applications in accordance with the forms and procedures specified in Parts 2 and 3 of this Chapter. These standards shall be required for mobile home parks in which stands will be leased or rented only. Mobile home lots which will be sold shall conform to minimum standards established for conventional residential developments as stipulated in Parts 4 and 5 of this Chapter.
(Ord. 465, 1/8/1979, §601)
§22-602 Permits Required.
It shall be unlawful for any person to maintain, construct, alter or extend any mobile home park within the limits of the Borough unless he holds a valid certificate of registration issued by the Pennsylvania Department of Environmental Resources in the name of such person and also a permit issued by the Borough.
(Ord. 465, 1/8/197, §602)
§22-603 Application to Pennsylvania Department of Environmental Resources.
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, Commonwealth of Pennsylvania, Department of Environmental Resources, Chapter 4, Article 415, Regulations for Mobile Home Parks, Adopted October 30, 1959, as amended.
(Ord. 465, 1/8/1979, §603)
§22-604 Application for Initial Mobile Home Park Permit.
An application for a permit to develop a mobile home park shall be issued upon approval of a final plan which meets provisions of this Part, plan requirements, and procedures as outlined in this Chapter. Borough mobile home park permits are valid to July 1 of each year.
(Ord. 465, 1/8/1979, §604)
§22-605 Renewal Permits.
Renewal permits shall be issued annually for a period of 12 calendar months beginning on July of each year, by the Borough Council upon the furnishing of proof by the applicant that his park continues to meet the standards prescribed by the Pennsylvania Department of Environmental Resources and this Chapter.
A. A building inspector or other Borough officers 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. 465, 1/8/1979, §605)
§22-606 Compliance of Existing Mobile Home Parks.
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 Resources 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 a 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 Borough Council 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. 465, 1/8/1979, §606)
§22-607 Individual Mobile Homes.
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 Borough ordinance and regulations that govern single-family homes.
(Ord. 465, 1/8/1979, §607)
§22-608 Fees.
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 Borough Council.
(Ord. 465, 1/8/1979, §608)
§22-609 Revocation of Permit.
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 Borough Council, or appropriate office, shall give notice in writing to the person to whom the permit was issued, such notice to consist of a listing of the violated paragraphs of this Chapter and shall advise them that unless such conditions or practice 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 Borough Council shall suspend the permit and give notice in writing of such suspension to the person to whom the permit is issued.
(Ord. 465, 1/8/1979, §609)
§22-610 Site Requirements.
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 requirement for mobile home parks shall be 10 acres.
3. The location of all 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. 465, 1/8/1979, §610)
§22-611 Soil and Ground Cover Requirements.
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. 465, 1/8/1979, §611)
§22-612 Areas for Nonresidential Use.
1. 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.
2. The sale of mobile homes will be permitted except that it cannot become a commercial enterprise. Furthermore, mobile homes displayed for sale must be located on a lot.
(Ord. 465, 1/8/1979, §612)
§22-613 Mobile Home Spaces.
1. Mobile home spaces within the park shall have a minimum area of 4,000 square feet of total lot area exclusive of easements and rights-of-way.
2. The area of the mobile home spaces shall be improved to provide an adequate foundation for the placement and securement 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. 465, 1/8/1979, §613)
§22-614 Required Setbacks, Buffer Strips, and Screening.
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. 465, 1/8/1979, §614)
§22-615 Erection and Placement of Mobile Homes.
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, which is attached to a mobile home and/or located within 10 feet of its window and has an 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. 465, 1/8/1979, §615)
§22-616 Proposed Street System.
1. All streets to be offered for public dedication will conform to laws of the Commonwealth, Part 5 of this Chapter, and Borough specifications.
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 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 Borough regulations shall be installed and maintained.
C. Internal Streets. Roadways shall be of adequate width to accommodate anticipated traffic.
(1) A minimum right-of-way of 50 feet and a minimum cartway width of 32 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 macadem which shall be durable and well-drained under normal use and weather conditions.
(Ord. 465, 1/8/1979, §616)
§22-617 Parking Areas.
1. Required car parking spaces shall be so located as to provide convenient access to the mobile home, but shall not exceed a distance of 100 feet from the mobile home that it is intended to serve.
2. At least two off-street parking spaces shall be provided for each mobile home.
(Ord. 465, 1/8/1979, §617)
§22-618 Walks.
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 3½ 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 2 feet.
(Ord. 465, 1/8/1979, §618)
§22-619 Open Space Requirements.
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 twenty percent of the total land area of the mobile home park of which one half of the area shall be in one place. The remainder may be used to provide pedestrian connecting links to the recreation 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.
(Ord. 465, 1/8/1979, §619)
§22-620 Water System.
1. The mobile home park shall be provided with a complete water distribution system to service each lot which connects to and meets requirements of the Municipal Water Authority.
2. 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 a minimum inside diameter of ¾ inch and terminate at least 4 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-an-waste valves are prohibited unless their types of manufacture and their method of installation are approved by the Borough Council.
(Ord. 465, 1/8/1979, §620)
§22-621 Sewage System.
1. The mobile home park shall be provided with a complete sewage system to service each lot which connects to and meets requirement of the Municipal Sewer Authority system.
2. Individual Sewer Connections.
A. Each mobile home stand shall be provided with at least a 4-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 shall have a nominal inside diameter of not less than 3 inches, and the slope of any portion thereof shall be at least ¼ 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 ½ inch above ground elevation.
(Ord. 465, 1/8/1979, §621)
§22-622 Electrical Distribution System.
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 1 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 120/140 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. 465, 1/8/1979, §622)
§22-623 Service Building and Other Community Service Facilities in Mobile Home Parks.
1. Structural Requirements for Building.
A. All portions of the structure shall be property 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, non-absorbent, 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 ten percent of the floor area served by them.
(3) Toilets shall be located, each in a separate compartment equipped with a self-closing door.
(Ord. 465, 1/8/1979, §623)
§22-624 Refuse Disposal.
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, rodent proof 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 Resources Protection. Rubbish shall be collected and dispose of as frequently as may be necessary to insure that the containers shall not overflow. [Ord. 825]
3. No open burning of refuse shall be permitted.
(Ord. 465, 1/8/1979, §624; as amended by Ord. 825, 10/3/2016, §7(B))
§22-625 Fuel Supply and Distribution.
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 5 feet from any mobile home exit. It is desirable that fuel storage tanks be located underground.
(Ord. 465, 1/8/1979, §625)
§22-626 Storm Drainage.
(See §123-36 and §123-21.)
(Ord. 465, 1/8/1979, §627)
§22-627 Erosion and Sediment Control.
(See §123-22.).
(Ord. 465, 1/8/1979, §628)
§22-628 Responsibilities of the Park Management.
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 Borough Council 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. All changes in the register shall be sent in writing to the Borough Council within 10 days.
5. The management shall notify the local office of the Pennsylvania Department of Environmental Resources Protection immediately of any suspected communicable or contagious disease within the park. [Ord. 825]
6. Whenever the ownership or representative of any mobile home park shall change, the licensee shall forthwith notify the Borough and upon inspection may transfer the license to the new owner or representative.
(Ord. 465, 1/8/1979, §629; as amended by Ord. 825, 10/3/2016, §7(B))