Penn Hills Township
City Zoning Code
City Zoning Code
CHAPTER 1252
Mobile Home Parks
§ 1252.01 Application of Chapter.
[Ord. 2136, passed 2-1-1993]
This chapter sets forth uniform standards governing mobile home parks, establishing requirements for the design, construction, alteration, extension, and maintenance of mobile home parks, and regulating utilities, the issuance of construction permits, the licensing of owners of mobile home parks, authorizing the inspection of mobile home parks, and fixing penalties for violations of any of these provisions.
§ 1252.02 Mobile Home Park Defined.
[Ord. 2136, passed 2-1-1993]
A "mobile home park" is a subdivision and/or land development, and all portions of these Regulations, and applicable portions of the Zoning Code, shall be adhered to.
§ 1252.03 Proper Zoning and Lot Required.
[Ord. 2136, passed 2-1-1993]
All mobile home parks shall be located only in R-3 Districts. [See § 1268.02(d) of the Zoning Code.] They shall consist of a tract of land 15 acres, or greater, in size.
§ 1252.04 Site Plan Approval Required.
[Ord. 2136, passed 2-1-1993]
It shall be unlawful for any person, partnership, or corporation to construct, alter, or expand any mobile home park unless site plan approval has been received from the Penn Hills Planning Commission (in accordance with Chapter 1250), and unless a valid permit issued by the Pennsylvania Department of Environmental Resources is held.
§ 1252.05 Registration and Licensing.
[Ord. 2136, passed 2-1-1993]
Mobile home parks shall be licensed and registered in accordance with State regulations.
§ 1252.06 Inspections.
[Ord. 2136, passed 2-1-1993]
The Penn Hills Zoning Officer, or other authorized representative, may inspect a mobile home park periodically to determine compliance with this chapter. As a result of such inspection, the Zoning Officer may give notice for any violations of this chapter.
§ 1252.07 Register of Occupants.
[Ord. 2136, passed 2-1-1993]
The park management shall maintain a register containing the names of all park occupants. Such register shall be available to any person authorized to inspect the park. The management shall apply for occupancy permits in accordance with State and local ordinances and local taxation laws governing the arrival and departure of each mobile home. In addition, an occupancy permit is required any time there is a change of tenants or occupants of a mobile home.
§ 1252.08 Removal of Mobile Homes.
[Ord. 2136, passed 2-1-1993]
No mobile home, whether installed on a single lot or in a mobile home park, shall be removed from the Municipality without first obtaining a removal permit from the Municipal Tax Collector, as required by Act No. 54, 1969, of the Pennsylvania General Assembly. Such permit shall be issued upon payment of a fee of $15 and real estate taxes assessed against the home and unpaid at the time the permit is requested.
§ 1252.09 Recreation Vehicles.
[Ord. 2136, passed 2-1-1993]
No recreation vehicle is permitted to be used as primary or accessory living quarters, or dwelling.
§ 1252.10 General Site Requirements.
[Ord. 2136, passed 2-1-1993]
(a)
Site Location. The location of all mobile home parks shall comply with the following minimum requirements. The location shall:
(1)
Be free from adverse influences by swamps, marshes, garbage or rubbish disposal areas, or other potential breeding places for insects and rodents.
(2)
Not be subject to flooding. (See Penn Hills Flood Plain Regulations and accompanying FEMA report and F.I.S. maps.)
(3)
Not be subject to any hazard or nuisance, such as excessive, noise, vibration, smoke, toxic matter, radiation, heat, odor or glare.
(b)
Adaptation to Tract Assets. Each mobile home unit, dwelling, or structure shall be fitted to the terrain with a minimum disturbance of the land and a minimum elevation under it. Existing trees and shrubs, rock formations, streams, flood plains, steep slopes, and other natural features of the tract shall be preserved to the maximum extent practical. Favorable views shall be emphasized by the plan.
(c)
Orientation. Mobile homes are encouraged to be arranged in a variety of orientations and are strongly encouraged to have many units with their long sides facing the street rather than their ends, in order to provide variety and interest. Site layout shall be designed to insure that mobile home units are offset to prevent direct views into neighboring units.
(d)
Street Layout. Gridiron layouts and street patterns unrelated to the topography of the site are to be avoided. Conversely, curvilinear designs are encouraged.
(e)
(f)
Site Improvements Required. Lot size, streets, sidewalks, sanitary sewers, waterlines, setbacks, buffer strips, screening, stormwater management, erosion and sediment control, placement of mobile homes, parking areas, and recreation areas are subject to the requirements of Chapter 1250 of the Zoning Code.
(g)
Water Supply.
(1)
In General. All mobile home parks shall connect to the public water supply system and every mobile home, service building, and any other accessory facility shall use water from the public system exclusively.
(2)
Individual Connections.
A.
Individual water rise pipes having an inside diameter of no less than 1/2 inch shall be provided on each mobile home stand and shall terminate no less than four inches above the ground level.
B.
Adequate provisions shall be made to prevent freezing of service lines, valves and rise pipes, and to protect risers from the heaving and thawing action of the ground during freezing weather.
C.
A shut-off valve below the front line shall be provided near the water riser pipe on each mobile home lot.
(h)
Sewage Disposal.
(1)
In General. All mobile home parks shall be connected to the public sewage system, and every mobile home, service building, and other accessory facility shall use the public sewage system exclusively. All such proposed sewage disposal facilities shall be approved by the Municipality of Penn Hills, the Allegheny County Health Department, and the Pennsylvania Department of Environmental Resources.
(i)
Electrical Distribution System.
(1)
In General. Every mobile home park shall contain an electrical wiring system consisting of wiring, fixtures, equipment and appurtenances which shall be installed and maintained in accordance with local electric power specifications regulating such systems.
(2)
Power Distribution Lines.
A.
All power lines shall be placed underground at least 18 inches below the ground surface and shall be insulated and specifically designed for such installation. Such lines shall be located not less than one foot from any other utility lines, facility or installation.
B.
Meter poles shall have a maximum height of six feet.
(3)
Individual Electrical Connections. Each mobile home lot shall be provided with an approved disconnecting device and overcurrent protective equipment. The minimum service per outlet shall be 120/240 volts AC, 100 amperes.
(4)
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 brand circuit conductors or other approved method of grounded metallic wiring. The neutral conductor shall not be used as an equipment ground for the mobile home or other equipment.
(j)
Service Buildings and Other Park Service Facilities.
(1)
Applicability. The requirements of this subsection shall apply to service buildings, recreation buildings, and other community service facilities, as follows:
(3)
Structural Requirements for Buildings.
A.
All service and accessory buildings shall be constructed in conformance with the Penn Hills Building and Fire Codes.
B.
All rooms containing lavatory 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, or covered with moisture-resistant materials.
2.
Have at least one window or skylight facing directly to the outdoors. The minimum aggregate gross area of windows for each required room shall be not less than 10% of the floor area served by them.
3.
Have at least one window which can be easily opened, or a mechanical device which will adequately ventilate the room.
C.
Toilets shall be located in separate compartments equipped with self-closing doors.
(k)
Refuse Handling. The storage, collection and disposal of refuse in the mobile home park shall be the responsibility of the mobile home park owner or manager and shall be so conducted as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards, or air pollution, and shall comply with all applicable Municipal and State regulations.
(l)
Insect and Rodent Control. Grounds, buildings and structures shall be maintained free of insect and rodent harborage and infestation. Extermination methods and other measures to control insects and rodents shall comply with all applicable Municipal and State regulations.
(m)
Fuel Supply and Storage. All fuel supply and storage facilities shall be in conformance with the Penn Hills Fire Code and all national and State codes governing such.
(1)
Natural Gas System.
A.
Natural gas piping systems, when installed in mobile home parks, shall be installed and maintained in conformity with the specifications of the company serving the area.
B.
Each mobile 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.
(2)
Liquefied Petroleum Gas Systems. Liquefied petroleum gas systems provided for mobile homes, service buildings and other structures shall be installed and maintained in conformity with applicable rules and regulations, 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 a safe location.
B.
Systems shall have at least one accessible means of shutting off gas. Such means shall be located outside the mobile home and shall be maintained in effective operating condition.
C.
All LPG piping outside the mobile homes shall be well supported and protected against mechanical injury. Undiluted liquefied petroleum gas in liquid form shall not be conveyed through piping equipment and systems in mobile homes.
D.
Vessels of more than 12 U.S. gallons and less than 60 gallons gross capacity may be securely, but not permanently, fastened to prevent accidental overturning.
E.
No LPG vessel shall be stored or located inside or beneath any storage cabinet, carport, mobile home, or any other structure unless such installations are specially approved by the authority having jurisdiction.
(3)
Fuel oil supply systems.
A.
All fuel oil supply systems provided for mobile homes, service buildings, and other structures shall be installed and maintained in conformity with applicable rules and regulations.
B.
All piping from outside fuel storage tanks or cylinders to mobile homes shall be securely, but not permanently, fastened in place.
C.
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.
D.
All fuel storage tanks or cylinders shall be securely placed and shall not be less than five feet from any mobile home existing.
E.
Storage tanks located in areas subject to traffic shall be protected against physical damage.
(n)
Fire Protection.
(1)
Local Regulations. Mobile home park areas shall be subject to local fire protection rules and regulations.
(2)
Litter Control. Mobile home park areas shall be kept free of litter, rubbish, and other flammable materials.
(3)
Fire Extinguishers. Portable fire extinguishers of a type approved by the fire prevention authority shall be kept in public service buildings under park control and a sufficient number shall be maintained through the park in readily accessible and well-marked positions.
(4)
Fire Hydrants.
A.
Fire hydrants shall be installed if their water supply source is capable of serving them in accordance with the following requirements:
1.
The water supply source shall permit the operation of a minimum of two 1 1/2-inch hose streams.
2.
Each of two nozzles, held four feet above the ground, shall deliver at least 75 gallons of water per minute at a flowing pressure of at least 30 pounds per square inch at the highest point of the park.
B.
Fire hydrants shall be located within 600 feet of any mobile home, service building, or other structure in the park, and shall be installed in accordance with all applicable Municipal specifications.
C.
The park management shall give the Zoning Officer, or other authorized representative, free access to all mobile home lots, service buildings, and other community service facilities for inspection purposes.
§ 1252.11 Notices, Hearings and Orders.
[Ord. 2136, passed 2-1-1993]
(a)
Notices. Whenever the Zoning Officer, or other authorized representative, determines that there are reasonable grounds to believe that there has been a violation of any of the provisions of this chapter or of any regulations adopted pursuant thereto, such authority shall give notice of such alleged violation to the person to whom the permit, certificate, or license was issued, as hereinafter provided. Such notice shall:
(1)
Be in writing.
(2)
Include a statement of the reasons for its issuance.
(3)
Allow a reasonable time for any action which is required.
(4)
Be served upon the owner or his agent, as the case may require, provided, however, that such notice or order shall be deemed to have been properly served upon such owner or agent by any method authorized or required by the laws of this State.
(5)
Contain an outline of remedial action which, if taken, will effect compliance with the provisions of this chapter, or any part thereof, and with the regulations adopted pursuant thereto.
(b)
Hearings. Any person affected by any notice which has been issued in connection with the enforcement of any provision of this chapter, or of any regulation adopted pursuant thereto, may request, and shall be granted, a hearing on the matter before the Penn Hills Council, provided that such person shall file in the office of the Municipal authority a written petition requesting such hearing and setting forth a brief statement of the grounds therefor, within 10 days after the notice was served. The filing of the request for a hearing shall operate as a stay of the notice. Upon the receipt of such petition, the Zoning Officer 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. The hearing shall be held not later than 10 days after the day of which the petition was filed, unless upon the application of the petitioner, the Zoning Officer may postpone the date of the hearing for a reasonable time beyond such ten-day period when, in his judgment, the petitioner has submitted good and sufficient reasons for such postponement.
(c)
Findings and Orders. After such hearing, the Penn Hills Council shall make findings as to compliance with the provisions of this chapter and regulations issued thereunder, and shall issue an order, in writing, sustaining, modifying, or withdrawing the notice, which shall be served as provided in Subsection (a) hereof. Upon failure to comply with any order sustaining or modifying a notice, the license of the mobile home park shall be revoked.
§ 1252.12 Records; Appeals.
[Ord. 2136, passed 2-1-1993]
The proceedings at such a hearing, including the findings and decision of the Penn Hills Council, together with a copy of every notice and order related thereto, shall be entered as a matter of public record in the office of the Manager of the Municipality, but a transcription of the proceedings need not be provided unless judicial review of the decision is sought, as provided by this section. Any person aggrieved by the decision of the Council may seek relief therefrom in any court of competent jurisdiction.
§ 1252.99 Penalty; Equitable Remedies.
[Ord. 2136, passed 2-1-1993]
(a)
Summary Offense. Any person who violates any operation or maintenance provision of this chapter shall be guilty of a summary offense, and, upon conviction, shall be required to pay a penalty of not less than $25, nor more than $300, together with the costs of prosecution, and, in default of such payment, shall be imprisoned in the County prison for a term of not to exceed 10 days. Each day during which any violation of this chapter shall constitute a separate offense. The Municipality of Penn Hills may also bring any actions at law or in equity to enforce the terms of this chapter at its sole discretion.
(b)
Revocation or Suspension of License. Upon repeated violations by the same licensee, his right to the issuance of a license, or to continued operation under a license, may be suspended for a fixed term, or permanently revoked, after notice and hearing by the Municipality of Penn Hills, subject to the right of appeal to the Allegheny County Court of Common Pleas.