Harris Township City Zoning Code
ARTICLE XIII
Mobile Home Parks
§ 12-13.1 Title.
[Amended 11-10-2008 by Ord. No. 279]
This Article XIII shall be known as "The Harris Township Mobile/Manufactured Home Park Ordinance."
§ 12-13.2 Effective date.
This article shall be and become effective the 26th day of June 1974.
§ 12-13.3 Definitions.
For the purpose of this article, the following words and phrases shall have the meanings ascribed to them in this section:
The Harris Township Board of Supervisors.
The portion of the roadway, paved or unpaved, intended for vehicular use.
The written approval as issued by the Pennsylvania Department of Environmental Protection authorizing an owner to operate and maintain a mobile home park.
The Pennsylvania Department of Environmental Protection.
[Amended 11-10-2008 by Ord. No. 279]
A mobile home park in existence and operating in Harris Township at the time of adoption of this Article XIII.
A single-family dwelling intended for permanent occupancy, office, or place of assembly contained in one unit, or in two or more units, designed to be joined into one integral unit that can be transported on its own chassis and is capable of again being separated for repeated towing, which arrives at a site complete and ready for occupancy except for minor and incidental unpacking and assembly operations and constructed so that it may be used without permanent foundation.
[Amended 11-10-2008 by Ord. No. 279]
A parcel of land under single ownership or which has been declared to be of condominium ownership, which has been planned and improved for placement of mobile/manufactured homes for nontransient use, consisting of two or more mobile/manufactured home lots.
[Amended 11-10-2008 by Ord. No. 279]
A parcel of land or a condominium unit in a mobile/manufactured home park, improved with the necessary utility connections and other appurtenances necessary for the erection thereon of a single mobile/manufactured home, which is either leased or conveyed by the park owner to the owner of the mobile/manufactured home erected on the lot.
[Amended 11-10-2008 by Ord. No. 279]
Any individual, firm, trust, partnership, corporation, company, association, or other entity owning or operating a proposed or existing mobile home park.
The written mobile home park permit or renewal permit authorizing a (person) owner to operate and maintain a mobile home or mobile home park under the provisions of this Article XIII.
The Harris Township Planning Commission.
The Centre Regional Planning Commission.
A permanent structure which contains operational, office, recreational, sanitary, maintenance, or other facilities built for the use of the mobile home park residents or owner.
Consists of all pipes, fittings, and appurtenances from the drain outlet of the mobile home to the inlet of the corresponding sewer riser pipe.
That portion of the sewer lateral which extends vertically to the ground elevation and terminates at a designated point at each mobile home lot.
Consists of all pipes, fittings, and appurtenances from the water riser pipe to the water inlet pipe of the distribution system within the mobile home.
That portion of the water service pipe which extends vertically to the ground elevation and terminates at a designated point at each mobile home lot.
Consists of all pipes, fittings, valves, and appurtenances from the water main of the park distribution system to the water outlet of the distribution system within the mobile home.
§ 12-13.4 Certification and permit required.
A.
Permits required. It shall be unlawful for any person to maintain, construct, alter, or extend any mobile home park within the limits of the Township of Harris, unless he holds:
B.
Application for certificate of registration. 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 Protection.
C.
Application for mobile home park permit. All applications for a mobile home park permit shall be filed in quadruplicate with the Township Manager at the Harris Township offices. The application shall be in writing, signed by the owner, and shall include the following:
(1)
The name and address of the owner.
(2)
The location and legal description of the mobile home park.
(4)
Plans and specifications of all buildings, improvements, and facilities constructed or to be constructed within the mobile home park, which shall consist of site locations, heights, dimensions, and profiles of the same.
(5)
A current certificate of registration, if required, from the Department of Environmental Protection.
(6)
Such further information as may be requested by the Board of Supervisors or the Planning Commission to enable it to determine if the proposed park will comply with legal requirements.
(7)
The initial permit fee for each mobile home park shall be paid upon filing application for permit. Amount of such fee will be set by resolution by the Board of Supervisors.
D.
Title procedures for handling applications. Four copies of the application and plans shall be submitted to the Township Manager for inclusion on the Planning Commission agenda for review at their next regular meeting following filing of the application for permit; provided, however, that if said application shall be filed later than 20 days before such meeting, the review shall occur at the next regularly scheduled meeting. The Secretary of the Planning Commission shall transmit one copy of the plans and application to each the Township Manager and Centre Regional Planning Commission for review and recommendation to the Township Planning Commission. The Planning Commission shall review said application and plans and forward recommendation thereon to the Board of Supervisors for final determination. Upon the approval of said application and plans, with or without conditions, by the Board of Supervisors, a permit shall be issued to the owner, said permit to be valid until the date stated on the permit. If the grant of permit is denied because of noncompliance with this article or any other Township ordinance, state laws, rules or regulations, the Board shall so inform the applicant in writing within 10 days after the public meeting at which time the permit is denied setting forth the reasons for the denial.
E.
Each mobile home park owner shall apply for renewal of his permit on or before the termination date stated in his permit. The fee for renewal permit will be set by resolution, by the Board of Supervisors, to be paid upon application of renewal permit. The owner shall submit, with application for renewal permit, a statement by the owner as to the status of compliance to this article and evidence of a valid certificate of registration. Upon inspection of the park by the Board of Supervisors, or their representative, if such inspection is deemed appropriate, a renewal permit shall be granted if compliance is found. If the mobile home park is found not to be in compliance with this article and other applicable ordinances, laws, and regulations, a renewal permit may be granted upon condition that the park will be brought into compliance with stated conditions upon a certain date. Renewal permits shall be valid for one year.
F.
Inspection. The Board of Supervisors or their appointed officer may inspect a mobile home park at reasonable intervals and at reasonable times to determine compliance with this article.
G.
Permit to be posted. The permit shall be conspicuously posted in the office or on the premises of the mobile home park at all times.
H.
Transfer of permit. All persons shall, upon transfer of ownership of any mobile home park, immediately make application for transfer permit by filing with the Township Manager an application setting forth the names and addresses of the transferor and transferee; the nature of the transfer, be it gift, sale, or inheritance; and such other data and information as the Board of Supervisors may require by rule or regulation. The fee for transfer of permit shall be as set by resolution by the Board of Supervisors payable upon application. The Township Manager shall issue a written transfer of permit if the application and facts set forth therein are found to be in order.
I.
Nonconforming uses. Existing mobile home parks shall be allowed to be nonconforming to parts of this article for time periods specified herein; except that if the number of occupied lots in the existing mobile home park shall exceed twice the number occupied at the time this article goes into effect, it shall be ineligible for renewal permit unless the existing mobile home park is fully complying; excepting further that any existing mobile home park shall not be eligible for a renewal permit 20 years after the expiration date of its original permit issued under this article unless it is fully complying.
(1)
Sections 12-13.1, 12-13.2, 12-13.3, 12-13.4, 12-13.7, 12-13.15 and 12-13.16 shall be of immediate effect in existing mobile home parks, except that the owner shall be given 120 days after the effective date of this article to submit a correct application and the Township shall have an additional 60 days to grant or deny a permit.
(3)
No renewal permit may be granted until the existing mobile home park also complies with §§ 12-13.5C, 12-13.5D, 12-13.5E, 12-13H [except §§ 12-13.8B, 12-13.8C and 12-13.8E(4)], 12-13.9, 12-13.10 (except § 12-13.10B), and 12-13.12.
(4)
No renewal permit shall be granted to an existing mobile home park one year after the expiration date of its original permit unless the existing mobile home park also complies with § 12-13.14.
(5)
No renewal permit shall be granted to an existing mobile home park two years after the expiration date of its original permit unless the existing mobile home park also complies with § 12-13.11.
(6)
No renewal permit shall be granted to an existing mobile home park three years after the expiration of its original permit unless the existing mobile home park shall also have complied with §§ 12-13.6A(2), 12-13.6C(3), and 12-13.6F and shall have submitted a plan to the Board of Supervisors for the ultimate compliance of existing mobile home parks to all portions of § 12-13.16. Said plan, if approved by the Board of Supervisors, shall be held to govern further compliance with § 12-13.6.
J.
Individual mobile homes. Individual mobile homes are allowed only in an improved mobile home park except as allowed in this chapter, and shall comply with all other applicable Harris Township ordinances and regulations.
§ 12-13.5 Site requirements.
A.
Zoning. Mobile home parks shall be located only in these zoning districts as set forth in this chapter.
B.
Size and contiguity. The minimum size requirement for mobile home parks shall be 10 contiguous acres.
(1)
Land utilized for mobile home parks shall be contiguous and shall not be intersected by any public highway, street, alley, or way.
C.
Site location. The location or contemplated location as indicated in the application of all mobile home parks shall conform to the following standards:
(1)
Be free from adverse influence by swamps, marshes, garbage or rubbish disposal areas or other potential breeding places for insects, rodents, pests, or other conditions which may be determined to constitute a health hazard.
(2)
Not be subject to flooding.
(3)
Not be subject to hazard or nuisance, including excessive noise, vibration, smoke, toxic matter, radiation, heat, odor, or glare.
D.
Site drainage requirements.
(1)
The ground surface in all parts of every park shall be graded and equipped to drain all surface water in a safe, efficient manner.
(2)
Surface water collectors and other bodies of standing water capable of breeding mosquitoes and other insects shall be eliminated or controlled in a manner approved by the Department of Environmental Protection.
(3)
Wastewater from any plumbing fixture or sanitary sewer line shall not be deposited upon the ground surface in any part of a mobile home park, nor shall it be discharged or deposited in any manner that may contribute to or cause pollution or contamination of underground or surface waters.
E.
Soil and ground cover requirements.
(1)
Exposed ground surface in the mobile home park shall be paved or covered with stone screenings or other solid material or protected with a vegetative growth capable of preventing soil erosion and the emanation of dust during dry weather, which cover or growth shall be maintained and kept in good repair or control, as the case may be.
(3)
The design and development of the proposed mobile home park shall preserve, where reasonable, natural features such as large trees, outcroppings, streams, vegetation, etc.
(4)
The interior of the mobile home park shall have adequate grass, trees, and shrubs to provide a shaded environment.
F.
Areas for nonresidential use. No part of any park shall be used for nonresidential purposes except such uses that are required for direct servicing, recreation, and well-being of the residents of the park and for the management and maintenance of the park. These uses shall serve primarily the residents of the mobile home park and may include a community building, service building with laundry, convenience store or stores not exceeding 2,400 square feet in gross floor area, maintenance and recreational facilities and office facilities for park management.
§ 12-13.6 Design standards.
[Amended 10-9-1995 by Ord. No. 170]
A.
Mobile home lots.
(1)
Mobile home lots within the park shall have a minimum gross area of 5,000 square feet.
(2)
The area of the mobile home lot shall be improved with an adequate and stable pad or foundation for the placement of the mobile home. The mobile home foundation or pad 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.
B.
Required setbacks, buffer strips and screening.
(1)
All mobile homes shall be located at least 50 feet from a major road, 40 feet from a collector road and 30 feet from a minor road right-of-way exterior to the park boundary line and at least 25 feet from all other park boundary lines.
(2)
There shall be a minimum distance of 20 feet between individual mobile homes (including accessory structures attached thereto).
(3)
All mobile homes and structures shall be at least 20 feet from any street, clustered off-street parking lot, or pavement located within the mobile home park.
(4)
All mobile home parks shall be required to provide an attractive visual screen along the boundary of the mobile home park where it abuts other zones, public streets or highways. Said screens shall be designed and maintained with trees, shrubbery and ground cover where possible to provide a buffer between zones and use areas and to minimize noise, dust, dirt and other deleterious effects that may result from adjacent uses, streets and highways upon the residents of said mobile home park.
C.
Erection and placement of mobile homes.
(2)
An accessory structure which has a horizontal area exceeding 25 square feet that is attached to a mobile home or is located within 10 feet of its window and has an opaque or translucent top or roof that is higher than such window shall, for the purposes of this separation requirement, be considered to be part of the mobile home.
(3)
An enclosure of design and materials compatible with the mobile home shall be erected around the entire base of each mobile home. Such enclosure shall be constructed to provide sufficient ventilation to inhibit decay and deterioration of the structure, and shall be maintained in good condition.
(4)
Each mobile home shall be tied down to a ground anchor system that meets the following requirements:
(a)
Each ground anchor shall be capable of resisting an allowable working load equal to or exceeding 3,150 pounds applied in the direction of the tie-down. In addition, each ground anchor shall be capable of withstanding a 50% overload without failure.
(b)
Ground anchors shall be resistant to weathering deterioration at least equivalent to that provided by a coating of zinc on steel strapping of not less than 0.30 ounces per square foot of surface coated.
(c)
Unless the entire tie-down system, including ground anchors, is designed by a registered professional engineer or architect, ground anchors shall be placed not more than 24 feet on centers beginning from a line congruent with the front wall of the mobile home.
(d)
Ground anchors for diagonal ties shall be provided in conjunction with each vertical tie-down.
D.
Street system. All park streets shall conform to the following minimum standards:
(1)
General requirements. A safe and convenient vehicular access shall be provided from abutting public streets or roads.
(2)
Access. The entrance road connecting the park streets with a public street or road shall have a minimum cartway width of 32 feet. Whenever a street intersects a public street, a stop sign in conformity with Township regulations shall be installed and maintained. Vehicle access to mobile home parks shall be from either a collector or an arterial public street.
(3)
Internal streets. Roadways shall be of adequate width to accommodate intensified traffic and, in any case, shall meet the following minimum requirements:
(a)
Internal roadways shall be provided and all mobile home spaces shall face or abut upon a roadway having at least 22 feet of unencumbered cartway. No mobile home space shall be allowed direct access to a public highway, street, alley, or way.
(b)
A minimum radius to property line of 60 feet and a minimum fifty-foot radius of cartway turnaround shall be provided.
(c)
Where one-way streets are used, the cartway may be reduced by 10 feet.
(d)
Required illumination of park and street systems. Both roadways and sidewalks shall be adequately lighted. Roadways shall be lighted with a minimum of one streetlight at each roadway intersection and one streetlight at the end of each cul-de-sac which is 300 feet or more from a roadway intersection.
(e)
Street construction.
[1]
All streets shall be provided with a smooth, hard and dust-free surface which shall be durable and well-drained under normal use and weather conditions.
[2]
Grades. Grades of all streets shall be sufficient to insure adequate surface drainage, but shall be not more than 10%. Short runs, not exceeding 500 feet, with a maximum grade of 14%, may be permitted, provided traffic safety is assured by appropriate surfacing, adequate leveling areas, and avoidance of lateral curves.
[3]
Intersections. Intersecting streets and common ways shall be at angles approximating 90° (right angles) and shall be straight lines for a distance of 100 feet from the corner of such intersections; offset intersecting streets shall not be located nearer than 150 feet as measured from the center lines of such offset intersecting streets; and no more than two streets or ways shall intersect at one point.
E.
Parking areas.
(1)
A minimum of at least two off-street parking spaces shall be provided for and be located on each mobile home lot or be located no farther than 200 feet distant from the mobile home that such off-street parking is intended to serve in order that convenient and safe access is provided for all mobile home park lots to their off-street parking spaces.
(2)
There shall be provided visitor off-street parking spaces clustered at various locations within the mobile home park. It shall be required that 0.5 off-street parking spaces for visitors be provided for each mobile home lot within the mobile home park.
(3)
Each mobile home park shall provide screened areas for the storage of boats and trailers (travel, horse, or utility) with an aggregate size of at least 100 square feet per mobile home lot.
F.
Walks.
(1)
General requirements. Between individual mobile homes, park streets and community facilities, all walks shall provide safe, convenient all-season pedestrian access and be of adequate width for intended use. 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 four feet.
(3)
Individual walks. All mobile home lots shall be connected to common walks, streets, driveways or parking spaces connecting to a street with individual walks having a minimum width of three feet.
G.
Open space requirements. Suitable spaces for recreation and open space use shall comply with § 12-2.5C(2)(h).
(1)
The open space shall be landscaped with a water-absorbent surface except for recreational facilities, garden space, and walkways utilizing hard surfaces, and be equipped with suitable play equipment and other recreational facilities to serve the residents of the mobile home park.
(2)
The open space and recreation area must be maintained by the mobile home park operator.
(3)
All open spaces including public right-of-way up to a curb or a public street shall be planted with a mixture of grass, trees, and shrubs and/or remain in a natural condition to provide a "park-like" appearance.
§ 12-13.7 Plan requirements.
A.
Scale. The plan of a mobile home park shall be clearly and legibly drawn to a scale of one inch equals 50 feet, except that larger scales may be used for mobile home parks in excess of 20 acres.
B.
Contents of plan. The plan should show:
(1)
Name of current or proposed mobile home park.
(2)
North point, graphic scale, written scale and data including the month, day, and year that the original drawing was completed, and the month, day, and year that the original plan was revised, for each revision, if any.
(3)
Name of record owner and developer.
(4)
Name and address of registered surveyor or engineer, landscape architect, land planner, or other similarly qualified person responsible for the plan.
(5)
Names of all abutting property owners, if any, with the County Recorder of Deeds book and page numbers where recorded.
(6)
A key map for the purpose of locating the property being subdivided, showing the relationship to adjoining property and to all streets, roads, municipal boundaries, and recorded subdivision plans existing within 1,000 feet of any part of the property.
(7)
Total tract boundaries of the property being subdivided, showing bearings and distances, and a statement of total acreage of the property.
(8)
Zoning data, including any changes in the existing zoning to be requested by the owner. If a zoning amendment is being considered or is pending which might affect the proposed park, the Township shall notify the owner of such a request.
(9)
Contour lines at vertical intervals of two feet for land with average natural slope of 4% or less, and at intervals of five feet for land with natural slopes exceeding 4%.
(10)
Location and elevation of the datum to which contour elevations refer; where reasonably practicable, datum used shall be a known established benchmark.
(11)
All existing sewer lines, water lines, fire hydrants, utility transmission lines, culverts, bridges, railroads, watercourses, and other significant man-made or natural features within the proposed mobile home park and within 50 feet from the boundaries of the proposed mobile home park.
(12)
All existing buildings or other structures and the approximate location of all existing tree masses within the proposed mobile home park.
(13)
All existing streets, including streets of record (recorded) but not constructed on or abutting the tract, including names, right-of-way widths, cartway (pavement) widths, and approximate grades.
(14)
The full plan of proposed development, including:
(a)
Location and width of all streets and rights-or-way, with a statement of any conditions governing their use.
(b)
Suggested street names and utility easement locations.
(c)
Proposed building setback lines along each street.
(d)
Lot lines with dimensions and proposed placement of the mobile homes.
(e)
A statement of the intended use of all nonresidential lots and parcels.
(f)
Lot numbers and a statement of the total number of lots and parcels.
(g)
Sanitary and/or storm sewers (and not drainage facilities), with the size and material of each indicated, and any proposed connection with existing facilities.
(h)
Parks, playgrounds, streets and other areas dedicated or reserved for public use, with any conditions governing such use.
C.
Supplementary data. Before final approval is given, the following supplementary data applicable should be submitted:
(1)
Typical street cross-section drawings for all proposed streets. Cross-section drawings may be shown on either the plan or on the profile sheets.
(2)
Streets shall have profiles prepared along the top of the cartway edges or along the top of curb for both sides of each proposed street shown on the plan. Such profiles shall show natural and finished grades at the following scale, or a ratio thereof:
(a)
One inch equals 10 feet horizontal and one inch equals one foot vertical.
§ 12-13.8 Water supply.
A.
General requirements. An adequate supply of water shall be provided for mobile homes, service buildings and other accessory facilities as required by this article. Where a public water supply system of satisfactory quantity, quality, and pressure is available, connection shall be made thereto and its supply shall be used exclusively. Where a satisfactory public water supply system is not available, the development of a private water supply system shall be approved by the Department of Environmental Protection or other authorities having jurisdiction.
(1)
The water supply shall be capable of supplying a minimum of 150 gallons of potable water per day per mobile home, and shall have a minimum sustained rate of flow of 50 gallons of potable water per hour per mobile home.
B.
Source of supply.
(1)
The source of the water supply shall be capable of supplying a minimum of 150 gallons of potable water per day per mobile home, and supplying a sustained flow of 250 gallons per minute for a minimum of an hour.
(2)
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.
(3)
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 in or otherwise enclosed, unless such rooms, whether above or below ground, have free drainage by gravity into the ground.
(4)
Water supply treatment shall be in accordance with the requirements of the Department of Environmental Protection.
C.
Water storage facilities. All potable water storage reservoirs 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.
D.
Potable water distribution system.
(1)
All water piping, fixtures and other equipment shall be constructed and maintained in accordance with state and local regulations.
(2)
The water piping system shall not be connected with nonpotable or questionable water supplies and shall be protected against the hazards of backflow or back siphonage.
(3)
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.
E.
Individual water riser pipes and connections.
(1)
Individual water riser pipes shall be located within the base enclosure of the mobile home 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.
(2)
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.
(3)
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.
(4)
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 types of manufacture and their method of installation are approved by the Board of Supervisors.
§ 12-13.9 Sewage disposal.
A.
General requirements. An adequate and safe sewage 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 designed, constructed and maintained in accordance with the ordinances of the Township of Harris, Department of Environmental Protection or local health regulations, and shall be acceptable in design and quality to the College-Harris Joint Authority for present or future connections to the Authority's systems.
B.
Individual sewer connections.
(1)
Each mobile home lot shall be provided with at least a four-inch diameter sewer riser pipe. The sewer riser pipe will be so located within each base enclosure that the sewer connection to the mobile home drain outlet will approximate a vertical position.
(2)
The sewer connection (see definition) 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.
(3)
All materials used for sewer connections shall be semirigid, corrosive-resistant, nonabsorbent and durable. The inner surface shall be smooth.
(4)
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 1/2 inch above ground elevation.
C.
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 Township of Harris and the College-Harris Joint Authority and shall have watertight joints.
D.
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 Department of Environmental Protection and the Board of Supervisors prior to construction.
§ 12-13.10 Electrical distribution system.
A.
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 electrical power company specifications regulating such systems.
B.
Power distribution lines. Main power lines shall be located underground.
C.
Individual electrical connections.
(1)
Each mobile home lot shall be provided with an approved disconnecting device and over-current protective equipment. The minimum service per outlet shall be 120/240 volts AC, 200 amperes.
(2)
The mobile home shall be connected to the outlet receptacle by an approved type of flexible cable with connectors and a male attachment plug.
D.
Required grounding. All exposed not-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.
§ 12-13.11 Service buildings and other community service facilities.
A.
The requirements of this section shall apply to service buildings, recreation buildings and other community service facilities when constructed, such as: management offices, repair shops, storage areas, laundry facilities, and indoor recreation areas.
B.
Structural requirements for buildings.
(1)
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 materials and be so constructed and protected as to prevent entrance or penetration of moisture and weather.
(2)
All structures containing laundry and/or toilet facilities shall:
(a)
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 or covered with moisture-resistant material.
(b)
Have at least one window or skylight facing directly to the outdoors. The minimum aggregate gross area of windows for each required shall be not less than 10% of the floor area served by them.
(c)
Have at least one window which can be easily opened or a mechanical device which will adequately ventilate the room.
(3)
Toilets shall be located each in a separate compartment equipped with a self-closing door.
§ 12-13.12 Refuse disposal.
A.
Refuse handling. 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.
B.
Refuse storing. 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. Rubbish shall be collected and disposed of as frequently as may be necessary to insure that the containers shall not overflow.
§ 12-13.13 Fire protection.
A.
Fire extinguishers. Portable fire extinguishers of a type approved by the fire prevention authorities shall be maintained in all public service buildings under park control. The mobile home park owner shall adopt park regulations, which shall include, among other regulations to be set by the park owner, a recommendation that each mobile home owner provide and maintain within his mobile home a portable fire extinguisher suitable for class A, B, and C fires.
B.
Fire hydrants public water supply. Where a public supply of water is available, fire hydrants shall be installed as agreed upon by the Board of Supervisors and the agency or person responsible for supplying water.
C.
Burning. No open fires shall be permitted at any place which may endanger life or property. No fires shall be left unattended at any time.
§ 12-13.14 Fuel.
A.
Heating oil tanks. All heating oil storage tanks shall be permanently installed and must meet the following specific requirements:
(1)
Heating oil tanks shall be located no closer than two feet to any building or mobile home. Such tanks shall be suitably protected from the weather and from physical damage incident to outside use. The tanks shall not block normal means of egress.
(2)
A tank not larger than sixty-gallon capacity may be a DOT-5 shipping container (drum) and be so marked, a listed safety can, or a tank meeting the provisions of Standard UL 80 (Underwriters Laboratory tested - 80).
(3)
A tank other than a DOT-5 (federally approved Department of Transportation - 5) shipping container having a capacity of not more than 660 gallons shall meet the provisions of Standard UL.
(4)
Not more than one six-hundred-sixty-gallon tank or two tanks of aggregate capacity of 660 gallons or less shall be connected to oil-burning appliances.
(5)
Two supply tanks connected to the same burner as permitted by Subsection A(3) above may be cross-connected and provided with a single fill and a single vent, but when so connected, they shall be on a common slab and be rigidly secured, one to the other.
(6)
Tanks having a capacity of 660 gallons or less shall be securely supported by rigid noncombustible supports to prevent settling, sliding, or lifting.
(7)
The filling of a portable container from a storage tank larger than 60 gallons shall be by means of a hand pump only.
B.
Gas containers. All 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.
C.
Storage of gas containers. No disconnected gas storage tanks or cylinders shall be stored or kept in or upon the mobile home park except in properly constructed, safe structures, access to which shall be limited and under the control of the owner or manager of a mobile home park.
D.
Piping. All piping from 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.
§ 12-13.15 Supervision responsibilities of park management.
The park management shall operate the park in compliance with this article and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair and in a clean, safe, and sanitary condition; supervise the placement and anchoring of each mobile home on its mobile home pad, which includes securing its stability against winds up to 60 mph and installing all utility connections; shall give the Board of Supervisors or their representative free access to inspect all mobile home lots, service buildings, and other community service facilities; shall maintain a register containing the names and addresses of all park occupants and make such register available to any authorized person inspecting the park.
§ 12-13.16 Enforcement.
A.
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 article, or any regulations adopted pursuant thereto, the Board of Supervisors or their representative 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 article, 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, such 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.
B.
Penalties. The owner of any mobile home park who violates any of the provisions of this article including any person operating a mobile home park without a permit, excepting mobile home parks which shall comply to this article within 180 days after its effective date, shall, upon conviction thereof in an action brought before a Magisterial District Judge in the manner provided for the enforcement of summary offenses under the Pennsylvania Rules of Criminal Procedure, be sentenced to pay a fine of not more than $1,000 plus costs and, in default of payment of said fines and costs, to a term of imprisonment not to exceed 90 days. Each day that a violation of this article continues or each section of this article which shall be found to have been violated shall constitute a separate offense.[1]
(1)
Each day's failure of compliance with any such provision shall constitute a separate violation.