By-law 29

Number: 29

Name: Mobile Home Park By-law

HALIFAX COUNTY MUNICIPALITY
MOBILE HOME PARK BY-LAW 

OCTOBER, 1986
TABLE OF CONTENTS

BE IT RESOLVED that the following be and the same is hereby adopted and enacted as a By-law of Halifax County Municipality when and if the same has received the approval of the Minister of Municipal Affairs, and that the Municipal Clerk be and he is hereby instructed to forward the same to the Minister and request his approval hereof.

1986 FIRST OCTOBER SESSION
BY-LAW NO. 29

MOBILE HOME PARK BY-LAW


 

PART 1: TITLE

This By-law may be cited as the "Mobile Home Park By-Law" of Halifax County Municipality.

 

PART 2: DEFINITIONS

In this By-law the word "shall" is mandatory and not permissive. Words used in the present tense shall include the future. Words used in the singular number shall include the plural and words used in the plural number shall include the singular, unless otherwise indicated. All other words shall carry their customary meaning except those defined hereinafter.

2.1 ACCESSARY BUILDING means any building or structure which is constructed or otherwise placed on a mobile home space and is used exclusively as a use which is accessary to the use of the mobile home as a dwelling.

2.2 ADDITION means any deck, enclosed space, stairway or wheelchair ramp and any similar structure which is attached to the mobile home or otherwise added onto the mobile home space and shall exclude the foundation and skirting of the mobile home.

2.3 APPLICANT means the mobile home park owner or designated agent as the case may be.

2.4 COUNCIL means the Council of Halifax County Municipality.

2.5 DEVELOPMENT OFFICER means the Development Officer of Halifax County Municipality.

2.6 ENGINEER means the Director of the Department of Engineering and Works of Halifax County Municipality.

2.7 FRONTAGE means the frontage of the mobile home space as measured at a distance of fifteen (15) feet from a park street or twenty (20) feet from a public street or highway.

2.8 LAND SURVEYOR means a land surveyor who is a registered member, in good standing, of the Association of Nova Scotia Land Surveyors.

2.9 MOBILE HOME means a single or multiple section manufactured dwelling unit that is:

a) designed to be transportable, whether or not it is equipped with wheels; and

b) used as a dwelling for one (1) or more persons, but shall not include a travel trailer, school bus, recreational vehicle or trailer otherwise designed.

2.10 MOBILE HOME OWNER means the owner or a mobile home located within a mobile home park.

2.11 MOBILE HOME PARK means a lot or area of land which contains two (2) or more mobile home spaces and includes any service building and services used as part of the equipment of the mobile home park.

2.12 MOBILE HOME PARK DEVELOPMENT means the construction of a new mobile home park and any expansion of an existing mobile home park.

2.13 MOBILE HOME PARK OWNER means the owner of a mobile home park.

2.14 MOBILE HOME SPACE means a parcel of land which is developed to accommodate one (1) mobile home within a mobile home park.

2.15 MOBILE HOME STAND means that portion of a mobile home space upon which a mobile home is directly situated.

2.16 MUNICIPAL SERVICES SYSTEMS GENERAL SPECIFICATIONS means the latest edition of the specifications approved by a resolution of the Council and containing the minimum engineering and other specifications for all municipal water and sewerage services.

2.17 MUNICIPAL WATER AND SEWERAGE SERVICES mean any water distribution and/or sanitary sewerage system that is owned and maintained by Halifax County Municipality.

2.18 PARK STREET means a street situated within a mobile home park, which is not a public street or highway owned and maintained by the Nova Scotia Department of Transportation, and shall also include any privately owned access road leading from a public road to a mobile home park.

2.19 PEACE OFFICER means a police officer, including a member of the Royal Canadian Mounted Police, a police officer or by-law enforcement officer appointed by the Municipality, a police officer appointed by the Attorney General, or a motor vehicle inspector.

2.20 PROFESSIONAL ENGINEER means a registered or licensed member, in good standing, of the Association of Professional Engineers of Nova Scotia.

2.21 RECREATIONAL VEHICLE means a vehicular portable structure with motive power and an overall width not exceeding eight and one half (8.5) feet.

2.22 SERVICE BUILDING means any building or structure which is constructed or otherwise placed within the mobile home park and is used or intended to be used as part of the services or equipment of the mobile home park.

2.23 SKIRTING means the enclosure around a mobile home that serves to screen and protect the crawl space underneath the mobile home.

2.24 STORM SEWERAGE SYSTEM means a system receiving, carrying and controlling stormwater and surface run-off and which may include pipes, conduits, catchpits, culverts, ditches, watercourses, roadways and retention ponds.

2.25 TRAVEL TRAILER means a vehicular portable structure without motive power and an overall width not exceeding eight and one half (8.5) feet.

 

 

PART 3: APPLICATION AND ADMINISTRATION
3.1 This By-law shall apply to the development and maintenance of all new mobile home parks and all expansions to existing mobile home parks within all of the Municipality.

3.2 Notwithstanding Section 3.1, Part 9 and Part 10 of this By-law shall also apply to mobile home parks existing on the effective date of this By-law, except where mobile homes were located on the parcel of land prior to any requirement that permits to locate be issued for such uses under any previous by-law or regulation.

3.3 Parts 5, 6, 7, 8, 9, 10,11, 12 and 13 of this By-law shall be administered and enforced by the Development Officer.

3.4 Section 14.3 of this By-law shall be administered and enforced by a peace officer.

 

 

PART 4: GENERAL REQUIREMENTS
4.1 Nothing in this By-law shall exempt any person from obtaining any license, permission, permit authority or approval required by any other by-law or regulation of the Municipality or any statute and regulation of the Province of Nova Scotia.

4.2 Where the provisions of this By-law conflict with those of any other Municipal or Provincial regulation, by-law or code, the higher or more stringent requirements shall prevail, except that the provisions of a development agreement pursuant to a municipal planning strategy and land use by-law shall always prevail.

4.3 Mobile homes shall meet the Canadian Standards Association's Z240 set of standards with the exception of those mobile homes already located in mobile home parks or purchased prior to the effective date of this By-law.

 

 

PART 5: PRELIMINARY PLAN EVALUATION
5.1 Any person proposing a mobile home park development may submit to the Development Officer eight (8) copies of a preliminary plan or sketch showing or together with the following information and documentation:

a) the approximate dimensions and area of the mobile home park and of each proposed mobile home space;

b) the approximate location, dimensions and name of all existing and proposed park streets and of all abutting public streets and highways;

c) a schematic of the proposed water distribution, sanitary sewerage and storm drainage systems including topographical information;

d) the approximate location and dimensions of all existing rights-of=way, easements, railway lines, utility lines and all accesses to existing park streets and public streets and highways;

e) the approximate location, dimensions and area of land to be reserved for recreation purposes.

f) the approximate location of any watercourse, swamp, prominent rock formation, wooded area, area subject to flooding and any other prominent natural feature which might affect the number of mobile home spaces, the provision or layout of sanitary sewerage systems, storm sewerage systems, water distribution systems, park streets and public streets or highways.

g) the North Point; and

h) a key plan, located on the top right-hand corner of the plan and showing the general location of the proposed mobile home park with respect to the community within or closest to which it is located.

 

 

PART 6: PROCEDURE FOR PRELIMINARY PLAN EVALUATION
6.1 The Development Officer shall, if applicable, forward a copy of all material received pursuant to Part 5 to:

a) the Nova Scotia Department of Health;

b) the Nova Scotia Department of the Environment;

c) the Nova Scotia Power Corporation;

d) the Nova Scotia Department of Transportation;

e) the Engineer;

f) any other department or agency deemed necessary by the Development Officer in order to evaluate the design, environmental, planning and public safety aspects of the proposed mobile home park development.

6.2 The Development Officer shall advise the applicant in writing of all departments and agencies which have not responded within thirty (30) days of the date on which the preliminary plan was forwarded.

6.3 When the Development Officer has received the written commends of all applicable agencies pursuant to Section 6.1, the Development Officer shall provide an evaluation and forward a copy of the evaluation and all comments received to the applicant.

 

 

PART 7: PLAN REQUIREMENTS FOR THE DEVELOPMENT OF A MOBILE HOME PARK

7.1 Any person proposing a mobile home park development shall submit to the Development Officer eight (8) copies of a plan showing or together with the following information and documentation:

a) the name and address of the applicant, and if the applicant is not the owner of the mobile home park, the name of the owner;

b) a survey of the mobile home park boundary showing the dimensions and total area of land to be developed as a mobile home park, which shall be certified and stamped by a Nova Scotia Land Surveyor in accordance with the Nova Scotia Land Surveyors Act and the regulations made thereunder;

c) a survey of the mobile home park streets which shall be certified and stamped by a Nova Scotia Land Surveyor in accordance with the Nova Scotia Land Surveyors Act and the regulations made thereunder;

d) the location, boundaries, dimensions and total area of each proposed mobile home space, park street and recreation area drawn to a scale within the range of 1 inch = 400 feet to 1 inch - 40 feet.

e) the frontage of each mobile home space drawn to scale, with each mobile home space numbered for identification purposes;

f) the location and dimensions of existing park streets within and adjacent to the proposed mobile home park development and the location of public streets or highways.

g) the location and dimensions of all existing rights-of-way, easements, railways lines, utility lines and accesses to all existing park streets and public streets or highways;

h) the approximate location of all existing and proposed structures on the land to be developed as a mobile home park;

i) the location of any watercourse, swamp, prominent rock formation, wooded area, area subject to flooding and any other prominent natural feature which might affect the number of mobile home spaces or the provision or layout of sanitary sewerage systems, storm sewerage systems, water distribution systems, park streets and public streets or highways;

j) a key plan, located on the top right-hand corner of the plan and showing the general location of the proposed mobile home park with respect to the community within or closest to which it is located;

k) the date on which the plan was drawn;

l) the scale to which the plan is drawn;

m) the North Point;

n) any other information deemed necessary by the Development Officer to determine whether the plan conforms to this By-law.

7.2 In addition to the requirements of Section 7.1, the applicant shall provide four (4) copies of a drainage plan and engineering drawings of the proposed water distribution, storm sewerage, sanitary sewerage and park street systems.

7.3 Drainage plans and engineering drawings shall contain information as described in Schedule "A" of this By-law.

7.4 Engineering designs and drawings shall be prepared, certified and stamped by a Professional Engineer.

 

 

PART 8: PROCEDURE FOR ISSUING A MOBILE HOME PARK CONSTRUCTION PERMIT
8.1 When the Development Officer is satisfied that the mobile home park development plan is complete and accompanied by all information required by Part 7, the Development Officer shall forward a copy of the plan and documentation to the Engineer and approval of the water distribution system, the storm sewerage system, the sanitary sewerage system and the park street system.

8.2 The applicant shall obtain from the Nova Scotia Department of Health and Nova Scotia Department of the Environment a joint certificate approving the design of the water distribution system and sanitary sewerage system and shall forward a copy of the joint certificate to the Engineer.

8.3 The applicant shall obtain written acceptance of the electrical service, distribution, street lighting pattern and method of installation from the Nova Scotia Power Corporation and shall forward a copy of the acceptance to the Development Officer.

8.4 Within fourteen (14) days of receiving approval from all agencies and departments to which the application has been referred, the Development Officer shall:

a) issue a Mobile Home Park Construction Permit; or

b) advise the applicant in writing whether the proposed mobile home park development meets the provisions of this By-law and, if not, of all objectionable features.

8.5 A permit to develop a mobile home park issued under this Part shall expire one

(1) year after its date of issue if the development for which the permit has been issued has not been commenced, and may be renewed before expiry for a period of one (1) year only.

 

 

PART 9: RESPONSIBILITIES OF THE MOBILE HOME PARK OWNER
9.1 The mobile home park owner shall annually obtain a Mobile Home Park Operating Permit pursuant to Part II.

9.2 The mobile home park owner shall obtain a Mobile Home Permit to locate or relocate a mobile home in any mobile home park pursuant to Section 12.2, and shall make a copy of the permit and its terms and conditions available to the mobile home owner.

9.2A (1) Notwithstanding any other provision of this By-law, a Mobile Home Permit to locate or to relocate a Mobile Home in any Mobile Home Park shall not be issued unless a Mobile Home Park Operating Permit is in effect for that Mobile Home Park, except as provided in sub-section (2).

(2) Notwithstanding the fact that a Mobile Home Park Operating Permit is not in effect for a Mobile Home Park, a Mobile Home Permit may be issued, subject to all applicable requirements of this By-law, upon the application of a person who owned a Mobile Home in the Mobile Home Park on the date of expiration of the last Mobile Home Park Operating Permit in effect for that park, for the purpose of authorizing replacement of that Mobile Home with another Mobile Home owned by that Mobile Home owner.

(3) The fact that a Mobile Home Park Operating Permit is not in effect shall not prevent the issuance, subject to all other applicable requirements of this By-law, of a Mobile Home Permit for:

a) the location or construction of a Service Building required in connection with a water distribution or sanitary sewerage system;

b) the location, construction, repair, placement or replacement of additions and accessory buildings on a Mobile Home Space; or

c) a business use within a Mobile Home. (Amended September 15, 1992; Approved December 2, 1992).

9.3 The mobile home park owner shall annually obtain an inspection or written confirmation from the Nova Scotia Power Corporation stating that:

a) the mobile home park's electrical services are satisfactory and operating in a safe and acceptable manner; or

b) an electrical service upgrading program satisfactory to the Nova Scotia Power Corporation has been established and is in progress for the mobile home park.

9.4 The mobile home park owner shall obtain a Mobile Home Permit to locate a service building in any mobile home park pursuant to Section 12.7.

9.5 The mobile home park owner shall maintain the mobile home park, including all related facilities and services, in good repair and in a clean and sanitary condition.

9.6 The mobile home park owner shall arrange to have all garbage and refuse removed from the mobile home park at least once each week.

9.7 The mobile home park owner shall cap all sewerage and water connections when not in use.

9.8 The mobile home park owner shall:

a) provide a continuous supply of potable water to all mobile homes in the mobile home park; and

9.8 b) notify all mobile home owners at least twenty-four (24) hours in advance if any interruption in water service is anticipated.

9.9 The mobile home park owner shall maintain all park streets in good condition and shall plow all park streets within twenty-four (24) hours of the cessation of a snowfall.

9.10 Within one (1) year of the effective date of this By-law, the mobile home park owner shall erect and maintain speed limit signs and street signs in the mobile home park according to Part 13.10.

9.11 The mobile home park owner may develop or upgrade street lighting in any mobile home park existing in the Municipality on the effective date of this By- law, in accordance with the recommendations made by the Nova Scotia Power Corporation, in which case the Municipality may consider the costs associated with the provision and maintenance of street lighting fixtures, where an area rate exists, and the mobile home park owner shall be responsible for costs associated with erecting and maintaining street lighting poles.

 

 

PART 10: RESPONSIBILITIES OF THE MOBILE HOME OWNER
10.1 The mobile home owner shall maintain the cleanliness and appearance of the mobile home space.

10.2 The mobile home owner shall maintain the cleanliness and appearance of the mobile home, its skirting, additions and all accessary buildings located on the mobile home space.

10.3 The mobile home owner shall provide and install skirting on the mobile home.

10.4 Within one (1) year of the effective date of this By-law, all mobile homes without skirting in existing mobile home parks shall be skirted in accordance with Section 12.3 of this by-law.

10.5 Where a mobile home has been located in a mobile home park on or before the effective date of this By-law, and the mobile home owner is permitted by the mobile home park owner to add, construct, or otherwise place an accessary building or addition on the mobile home space, the mobile home owner shall obtain a Mobile Home Permit pursuant to the provisions of Section 12.4 or Section 12.5 as the case may be.

10.6 Where a mobile home has been located in a mobile home park on or before the effective date of this By-law, and the mobile home owner is permitted by the mobile home park owner to conduct a business use within the mobile home, the mobile home owner shall obtain a Mobile Home Permit pursuant to the provisions of Section 12.6.

10.7 a) Within one (1) year of the effective date of this By-law, the Municipality shall establish and maintain a street numbering system which permits clear identification of each mobile home space and the mobile home owner shall clearly display the appropriate number on the mobile home space or affixed to the mobile home; and

b) Amendments to a street numbering system or changes to street names approved under (a) shall be approved by the Development Officer.

 

 

PART 11: MOBILE HOME PARK OPERATING PERMIT: PROCEDURE AND REQUIREMENTS
11.1 No person shall operate a mobile home park in the Municipality without having first obtained from the Development Officer a Mobile Home Park Operating Permit issued under this part.

11.2 Any mobile home park license which was issued and in effect prior to the effective date of this By-law is not deemed to be a Mobile Home Park Operating Permit but shall continue to be in effect for six (6) months after the effective date of this By-law.

11.3 The mobile home park owner shall annually make an application for a Mobile Home Park Operating Permit under this Part prior to the date of expiry.

11.4 A Mobile Home Park Operating Permit issued under this Part shall expire twelve (12) months after the permit's date of issue.

11.5 Prior to issuing a Mobile Home Park Operating Permit, the Development Officer shall annually inspect the mobile home park not later than two (2) months before the operating permit expires to ensure that the mobile home park conforms to the requirements of this By-law.

11.6 Prior to issuing a Mobile Home Park Operating Permit, the Development Officer shall require that an annual inspection report be received from:

a) the Nova Scotia Department of Health stating that the mobile home park's water distribution and sanitary sewerage systems conform to the requirements of the Nova Scotia Health Act.

b) the Engineer, stating that the water distribution or sanitary sewerage system in any mobile home park which connects directly or indirectly to municipal water and sewerage services is operating in a safe and acceptable manner; and

c) the Nova Scotia Power Corporation, stating;

i) that the mobile home park's electrical services are satisfactory and operating in a safe and acceptable manner; or

ii) that an electrical service upgrading program satisfactory to the Nova Scotia Power Corporation has been established and is in progress for the mobile home park. 11.7 The Development Officer shall forward a copy of the inspection reports to the mobile home park owner.

11.8 A Mobile Home Park Operating Permit shall be issued by the Development Officer when he is satisfied that:

a) the mobile home park's water distribution and sanitary sewerage systems are operating in a safe and acceptable manner; and

11.8 b) that the mobile home park's electrical services are operating in a satisfactory manner or that an electrical upgrading program has been established.

 

 

PART 12: MOBILE HOME PERMIT: STANDARDS AND REQUIREMENTS
12.1 a) A Mobile Home Permit shall be obtained by the mobile home park owner in accordance with the provisions of Part 9 for:

i) the location or relocation of a mobile home on a mobile home space; and

ii) the location or construction of a service building with a mobile home park.

b) A Mobile Home Permit shall be obtained by the mobile home owner in accordance with the provisions of Part 10 for:

i) the location, construction, repair, placement or replacement of additions and accessory buildings on a mobile home space; and

ii) a business use within a mobile home.

12.2 Location or Relocation of a Mobile Home

a) The mobile home space shall be:

i) free and clear from all refuse;

ii) provided with one (1) mobile home stand which shall properly support the mobile in accordance with the provisions of the Canadian Standards Association's Recommended Practice for the Site Preparation, Foundation and Anchorage of Mobile Homes (CAN3-Z240.10.1-M86); and

iii) equipped with building sewer and water service pipe connections in accordance with the latest edition of the Canadian Plumbing Code.

b) The mobile home being located shall have a minimum separation distance of at least:

i) fifteen (15) feet from any park street and twenty (20) feet from any public street or highway;

ii) fifteen (15) feet from the boundary of the mobile home park; and

iii) fifteen (15) feet from all adjacent mobile homes and additions thereto.

12.2 c) Notwithstanding Section 12.2 (b), where a mobile home has been located on a mobile home space on or before the effective date of this By-Law and has less than the minimum setback from a park street or public highway or from the mobile home park boundary or adjacent mobile homes as required by this By-law, another mobile home may be located or relocated on the mobile home space provided that:

i) the mobile home being located or relocated does not result in a further reduction of any required setbacks from any park street, public highway, mobile home park boundary or adjacent mobile homes; and

ii) the mobile home being located or relocated was constructed within ten (10) years of the date of issuance of the Mobile Home Permit for the mobile home, pursuant to the Canadian Standards Association (C.S.A.) standards applicable at the date of manufacture. (Passed May 3, 1994; Approved May 30, 1994)

12.3 Addition and Construction of Skirting

All mobile homes shall be skirted within forty-five (45) days of the date on which the mobile home was located on the mobile home space and the skirting shall be constructed in accordance with the Canadian Standards Association's Recommended Practice for the Site Preparation, Foundation and Anchorage of Mobile Homes (CAN3-Z2401.10.1-M86).

12.4 Construction and Location of Accessory Buildings

Accessary buildings shall be constructed in accordance with the provisions of the National Building Code and shall not be:

a) greater than one hundred and forty (140) square feet in gross floor area unless the accessary building is a garage or carport in which case the maximum gross floor area shall be five hundred (500) square feet;

b) greater than fifteen (15) feet in height; and

c) located closer to any park street or public street or highway than the minimum distance required for the mobile home; or

d) located within:

i) four (4) feet of any other accessary building;

ii) four (4) feet of the mobile home on the same mobile home space;

iii) eight (8) feet of any other mobile home; or

iv) four (4) feet of the boundary of the mobile home park.

12.5 Construction and Location of Additions

Additions shall be constructed in accordance with the provisions of the National Building Code and shall not be:

a) located within fifteen (15) feet of any other mobile home unless the addition is a wheelchair ramp or set of steps; or

b) greater than fifteen (15) feet in height.

12.6 Business Uses in Mobile Homes

a) Business uses in mobile homes shall:

i) be wholly contained within the mobile home which is the principle residence of the operator of the business;

12.6 ii) not occupy more than two hundred and fifty (250) square feet of the gross floor area of the mobile home;

iii) not be obnoxious nor create a nuisance, by nature or operation, in terms of noise, fumes or objectionable odour; and

iv) not make use of open storage nor outdoor display of any material, equipment or products.

b) Where a business use is located within a mobile home, one (1) parking space, other than that required for the mobile home, shall be provided in accordance with the provisions of Section 13.6.

c) No more than one (1) sign shall be permitted for any business use and no such sign shall exceed two (2) square feet in area. 12.7 Location or Construction of Service Buildings

Service buildings shall be constructed in accordance with the National Building Code and shall not be located within fifteen (15) feet of a mobile home.

 

 

PART 13: MOBILE HOME PARK CONSTRUCTION PERMIT: STANDARDS AND REQUIREMENTS
13.1 Water Distribution and Sanitary Sewerage System

a) Where the water distribution or sanitary sewerage system in the proposed mobile home park development connects directly or indirectly to municipal water or sewerage services, such systems shall conform to the latest edition of the Municipality's Municipal Services Systems General Specifications.

b) In any proposed mobile home park development that connects directly or indirectly to municipal water and sewerage services, the Engineer shall inspect the connection of the water distribution or sanitary sewerage system before backfilling commences.

13.1 c) Water distribution systems in the proposed mobile home park development shall be capable of maintaining a minimum water pressure of twenty-five (25) PSI during all peak demand periods.

d) Sewage treatment plants in the proposed mobile home park development shall be properly protected and landscaped and have a minimum separation distance of one hundred (100) feet from any mobile home.

e) Following construction of the mobile home park's water distribution and sanitary sewerage systems, the applicant shall provide the Engineer with the "as built" reproducible engineering drawings which have been certified by a Professional Engineer.

f) Following construction of the mobile home park's water distribution and sanitary sewerage systems, the applicant shall provide the Engineer with a declaration by a Professional Engineer certifying that these systems comply with the provisions of the Joint Certificate.

13.2 Storm Sewerage Systems

Storm sewerage systems in the proposed mobile home park development shall conform to the latest edition of the Province of Nova Scotia and Halifax County Municipality Design Criteria Manual and the Province of Nova Scotia and Halifax County Municipality Recommendations and Stormwater Policy;

13.3 Street Lights
Street lights shall be provided in the proposed mobile home park development in accordance with standards recommended by the Nova Scotia Power Corporation and the Municipality.

13.4 Recreation Space

a) A useable area of land, consisting of the greater of five (5) per cent of the total area of the proposed mobile home park development or four thousand (4,000) square feet, shall be reserved for recreation purposes in new mobile home parks and mobile home park expansions.

b) Notwithstanding Section 13.4 (a), recreation space shall not be required in new mobile home parks which contain ten (10) mobile homes or less.

13.5 Mobile Home Spaces

Each mobile home space shall:

a) have a minimum area of four thousand (4000) square feet;

b) have a minimum frontage of forty (40) feet; and

c) be provided with at least one (1) off-street parking space, in accordance with the provisions of Section 13.6.

13.6 Parking Spaces

A parking space shall have a minimum area of one hundred forty-four (144) square feet, measuring eight (8) feet by eighteen (18) feet.

13.7 Design of Park Streets

All park streets shall be designed in accordance with the following:

a) park streets shall be laid out where reasonably possible in prolongations of other existing park streets;

b) park streets shall have a minimum width of forty (40) feet and where the park street terminates in a cul-de-sac, the radius of the cul-de-sac shall be at least forty-eight (48) feet;

c) the travelled surface shall be centred within the park street and shall have a minimum width of twenty-four (24) feet, exclusive of walkways, and where the park street terminates in a cul-de-sac, the turning circle of the travelled surface shall have a radius of at least forty (40) feet;

d) the grade of a park street shall not exceed eight (8) per cent except as otherwise approved by the Engineer;

e) lands lying between the travelled surface and the boundary of the park street shall be contoured to provide for proper drainage and shall be seeded or sodded;

f) lands lying between the travelled surface and the park street boundary shall be kept free from fences, walls, trellises, hedges, shrubs or other obstructions;

g) any intersecting park streets shall intersect at an angle of seventy-five degrees (75ø) to ninety degrees (90ø) for a minimum distance of one hundred (100) feet from the intersection measured from the respective centre lines; and

h) no more than four (4) park streets shall converge at any one point. 13.8 Construction of Park Streets Park streets shall be constructed in accordance with the following:

a) Subgrade (or earth grade) shall be well drained, uniformly graded with reference to the condition of the grade and compacted to ninety-five (95) per cent proctor density. A course of granular material shall be laid on the subgrade on which the 4-inch base of crushed stone referred to in Section 13.8 (B) (ii) is laid, if applicable. The thickness of this granular course shall be based on subgrade conditions.

13.8 b) Where flexible pavement is provided, the pavement shall;

i) be protected at the edges by curbs, gutters, or other suitable edging where necessary to prevent ravelling of the wearing surface and shifting of the pavement base;

ii) have a minimum four (4) inch base of crushed stone, gravel, or other appropriate durable material compacted to ninety-five (95) per cent proctor density; and

iii) the wearing surface shall be bituminous concrete, of minimum one and one half (1«) inch thickness compacted to ninety-five (95) per cent proctor density.

c) Where rigid pavement is provided, the pavement shall consist of minimum five (5) inch thick Portland cement concrete on a prepared subgrade constructed in accordance with accepted practices and with expansion joints where driveways and walks abut each other or the curb.

d) Streets which have neither flexible nor rigid pavement shall consist of gravel, crushed stone or other materials of equal function and durability. Surfacing material which tends to produce dust or loose particles shall be suitably treated to eliminate these characteristics.

13.10 Speed Limit

The speed limit on all mobile home park streets shall be a maximum of twenty- five (25) kilometres per hour.

13.11 Street Signs

Park streets shall: a) be named by way of street signs to be placed at the main entrance and at each intersection;

b) have regulation "Stop" signs located at the intersection with all other park streets and public streets or highways; and

c) have regulation speed limit signs placed at all entrances to the mobile home park.

13.12 Mobile Home Park Entrance Signs

a) Every sign and all parts thereof, including framework, supports, background and anchors shall be constructed in compliance with the Building By-law of the Municipality and all fire prevention and electrical codes.

13.12 b) The following standards shall apply to mobile home park entrance signs:

i) one (1) entrance sign which denotes the name of the mobile home park and any parking, speed limit or other general traffic regulations shall be permitted at the entrance to the mobile home park;

ii) the entrance sign shall have an area not exceeding thirty-two (32) square feet (3 sq.m.) and shall be placed adjacent to a public street or highway or park street and shall be located so as to not obstruct the vision of any driver or otherwise interfere with traffic;

iii) flashing entrance signs shall be prohibited; and

iv) any illuminated sign shall be located so as to direct light away from adjacent mobile home spaces.

 

 

PART 14: PENALTIES
14.1 Any person who violates any provision or requirement of this By-law is guilty of an offence and liable on summary conviction to a minimum fine of one hundred (100) dollars and a maximum fine of one thousand (1,000) dollars and in default of payment of such fine to a term of imprisonment not exceeding sixty (60) days.

14.2 Every day during which a contravention of or failure to comply with the provisions of this By-law continues shall be deemed a fresh offence.

14.3 It shall be an offence for any driver to:

a) exceed the posted speed limit in a mobile home park;

b) not stop at a "Stop" sign posted in a mobile home park.

14.4 a) Where there is a contravention of this By-law, the Municipality may, after ninety (90) days of the date of contravention, undertake any repair, maintenance or upgrading of a mobile home park, its services or equipment, or structures on a mobile home space and render any charges therefor to the mobile home park owner in the form of a lien against the property or to the mobile home owner in the form of a lien against the mobile home.

b) Notwithstanding the time period specified by subsection (A), where there is a contravention of any regulation, statute or other which may or may not specify a time period for enforcement or action, the more stringent and timely period will apply.

 

 

PART 15: REPEAL OF PREVIOUS BY-LAW
15.1 The Mobile Home By-law of the Municipality adopted during the January session of 1972 and referred to as By-law No. 29 is hereby repealed.

 

 

SCHEDULE "A": REQUIREMENTS FOR ENGINEERING DRAWINGS
The following information is required for engineering drawings of water distribution systems, storm sewerage systems, sanitary sewerage systems, park street systems and for drainage plans.

1. Engineering drawings shall include the following information and documentation:

a) plans;

b) design calculations;

c) profiles;

d) cross-sections;

e) details; and

f) specifications.
2. The scale of the plan and profile portions of the engineering drawings shall be drawn to:

a) a horizontal scale of 1 inch = 40 feet or 1 centimetre = 500 centimetres;

or

b) a horizontal scale of 1 inch = 20 feet or 1 centimetre = 250 centimetres;

and

c) a vertical scale which is a ratio of vertical to horizontal of one to fifty (1:50) or is otherwise acceptable to the Engineer.

3. The cross-section and detail portions of the engineering drawings shall fully illustrate the subject matter.

4. The plans of the engineering drawings shall include:

a) the location and dimensions of all existing and proposed park streets and the name of each park street printed outside the road lines;

b) the chainage at one hundred (100) foot or thirty (30) metre intervals;

c) the control monuments and bench marks that are within the area of the proposed mobile home park development;

d) the sanitary sewerage system, storm sewerage system and surface drainage, showing the lengths, sizes and types of all pipes and the direction of flows;

e) the water distribution system including valves, hydrants, tees, bends and all other fittings, and showing the lengths, sizes and types of all pipes;

f) sanitary sewerage hookups and water service pipes to proposed mobile home spaces and to the public street or highway and park street, and showing the pipe lengths, sizes and types;
g) the surface drainage and any related structures;

h) any other services and appurtenances;

i) curbs, gutters and sidewalks;

j) catch basins and outlet pipes;

k) street lighting, electrical distribution and service systems; and

l) any other information deemed necessary by the Engineer to determine if the mobile home park development plan conforms to this By-law.

5. The information required by Section 4 and Section 6 shall be shown:

a) at intervals based on sound engineering principles and as agreed to between the applicant and the Engineer; and

b) to a distance of twenty (20) feet or six (6) metres beyond each public street or highway and park street.

6. The profile portion of the engineering drawings shall include the existing and proposed location and vertical alignment and slope of:

a) the centre lines of all public streets or highways and park streets and easements;

b) the complete sanitary sewerage system including all appurtenances;

c) the complete water distribution system including all appurtenances;

d) the complete storm sewerage system including any appurtenances;

e) all other underground services and appurtenances;

f) the soil profile and water table where they affect the proposed services; and

g) soil test bore holes and the results of the tests if required by the Engineer to determine the appropriate type of bedding for the pipe.

7. The information required by Section 6 shall include the pipe lengths, sizes, types and classifications for all service systems.

8. The cross-section portion of the engineering drawings shall include all existing and proposed:

i) ground conditions;

ii) public street or highway and park street lines; and

iii) service systems.

9. Drainage plans shall show:

a) the location of the proposed mobile home park within the topographic drainage area;

b) the total area of:

i) the proposed mobile home park; and
ii) the lands tributary to the proposed mobile home park and the appropriate run-off coefficients;

c) contour lines at five (5) foot or two (2) metre intervals or as otherwise required by the Engineer in order to determine site drainage patterns;

d) the location of every watercourse and its direction of flow; and

e) any other information deemed necessary by the Engineer to determine if the plan meets the requirements of this By-law.

10. The complete engineering input, design and drawings must be carried out by a Professional Engineer.

SCHEDULE "B": PROTECTIVE CASINGS FOR SEWER RISERS
1. The protective casing for each sewer riser shall be provided according to Figure No. 1 and the following:

a) The sewer riser shall extend 4 - 5 inches above grade;

b) A separate casing, comprising PVC SDR 35.5 pipe or ductile iron pipe with cap, shall be provided for the sewer riser to a depth of four (4) feet; and

c) The space between the sewer riser and the casing shall be filled with insulating material.

A BY-LAW TO AMEND THE BUILDING BY-LAW
The Building By-law of Halifax County Municipality is hereby amended by:

a) deleting from Section 2 (b) the words "but does not include a mobile home as defined in the Zoning By-law of the Municipality"; and

b) inserting immediately following Section 6 the following:

6A (1) No person shall locate or occupy a mobile home outside a mobile home park, or cause or permit the same to be so located or occupied, without having first obtained a written permit therefor from the inspector, provided that a mobile home may:

a) be parked in the yard of any residential premises for a period not exceeding three weeks at any one time; or

b) be parked in the yard of the residential premises of the owner thereof, if in either case it is not while so parked used for living or eating purposes or for the carrying on of any business.

(2) Unless a mobile home situate outside of a mobile home park has been located in accordance with the provisions of Subsection (1), no person shall permit a mobile home, whether or not occupied, to remain on any property assessed to him by the Municipality of the county of Halifax for a period of more than seven days after notice to remove the same has been given to him by the Building Inspector.

(3) Notice under Subsection (2) may be served on the assessed owner personally or by registered mail addressed to him at the address shown on the Assessment Roll and if served by registered mail shall be deemed to have been served on the fifth day after the day of mailing.

6B (1) No addition shall be built onto or become a part of any mobile home located or occupied under this Part.

(2) Notwithstanding the provisions of Subsection (1), an addition may be built onto a mobile home located and occupied under this Part where such addition is a foundation or is for use as a porch, sundeck or storage space and of a size and design approved by the inspector.

(3) Notwithstanding the provisions of Subsection (1), a single car garage or carport may be erected on the lot on which a mobile home is located under this Part of a size and design approved by the inspector. 6C Notwithstanding the provisions of this or any other By-law or Regulation of the Municipality, a single family dwelling may be erected on a lot on which is located a single occupied mobile home, provided that such single family dwelling shall not be occupied as a residence for more than thirty days while the mobile home is located on the lot.

THIS IS TO CERTIFY that the By-law of which this is a true copy was duly passed at a duly called meeting of the Municipal Council of Halifax County Municipality duly held on the 7th day of October, A.D. 1986.

GIVEN under the hand of the Municipal Clerk and under the corporate seal of the said Municipality this 4th day of December, A.D. 1986.

Gerald J. Kelly
Municipal Clerk

Approved this 30th day of 
September, 1987

David Nantes
Minister of Municipal Affairs

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  • Halifax County Municipality By-laws