[Added 7-26-1977 by Ord. No. 18C]
The provisions of this article shall be followed in the construction or alteration of all mobile home parks (as defined in this chapter) planned for tracts of land 15 acres or greater in size in accordance with Article X (Mobile Home Park District) of the Township Zoning Ordinance.[1] These regulations are in addition to those set forth in Article X of the Township Zoning Ordinance and other applicable regulations of this Township Subdivision and Land Development Ordinance as referenced herein; compliance with all regulations of both chapters is required unless the subdivision and land development provisions are waived by the governing body or zoning variances are granted by the Township Zoning Hearing Board.
All applications for Mobile Home Parks shall follow the procedures established in § 230-56 of the Township Zoning Ordinance.[1] No application for subdivision or land development approval
for the construction of a mobile home park will be accepted until
the governing body has given use approval pursuant to the requirements
of the Township Zoning Ordinance.
All regulations of §§ 230-59 through 230-61 of the Township Zoning Ordinance[1] shall be adhered to in mobile home parks. In addition
thereto, the following regulations shall apply:
A.
Arrangement of structures and facilities. The tract,
including mobile home stands, patios, other dwellings and structures
and all tract improvements, shall be organized in relation to topography,
the shape of the plot and the shape, size and position of structures
and common facilities. Special attention shall be given to new mobile
home designs and to common appurtenances that are available.
B.
Adaptation to tract assets. Each mobile home unit
or other dwelling or structure shall be fitted to the terrain with
a minimum disturbance of the land and a minimum elevation difference
between the floor level of the unit and the ground elevation under
it. Existing trees and shrubs, rock formations, streams, floodplains,
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.
Courts and spaces. Groups or clusters of units so
placed as to create interior spaces and courtyards shall be incorporated
whenever feasible.
D.
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 ensure that mobile home units are offset to block long uninterrupted
vistas between the units.
E.
Street layout. Gridiron layouts and street patterns
unrelated to the topography of the site are to be avoided.
F.
Roadways.
(1)
Standards. All applicable standards for streets and
roads contained in the Montgomery Township Subdivision and Land Development
Ordinance of 1964, and as subsequently amended, shall be adhered to
for all public roads in and abutting mobile home developments. In
those developments wherein the roads are to be maintained as private
internal roadways owned and maintained by the mobile home park operators
or owned and maintained in common by the residents/owners of the individual
lots, the standards shall be as follows:
(a)
Right-of-way. There shall be an equivalent right-of-way,
as defined herein, reserved along those streets which are designed
to function as feeder or collector roads and which connect major exterior
roadways, form major loops, traverse the park or provide major or
important access to adjacent parcels. No equivalent right-of-way is
required on other roads. On those roads where an equivalent right-of-way
is required, parallel parking may be permitted, but perpendicular
or angle parking is discouraged.
(b)
Pavement. The pavement width of all residential
streets serving as access to mobile home lots shall be not less than
26 feet, except that this may be reduced to not less than 20 feet
on a street serving as access to no more than 20 mobile home lots
where parking is prohibited along the road and off-street visitor
parking is provided in common areas within 300 feet of all dwelling
units at a rate of 0.3 space per mobile home.
(c)
Grades. Gradients on all residential streets
shall not exceed 10%.
(d)
Culs-de-sac. A paved turnaround area with a
minimum radius of 50 feet shall be provided at the closed end of any
cul-de-sac road serving as the sole access of four or more mobile
home lots. No permanently closed cul-de-sac street shall exceed 500
feet in length or serve as the sole access to more than 20 mobile
home lots.
(e)
Other requirements. All other applicable requirements
of this Subdivision and Land Development Ordinance relating to grades,
vertical curves, horizontal curves, tangents between curves, sight
distance, construction specifications, intersection alignment, intersection
radius, interconnection of adjacent parcels and similar regulations
shall be adhered to in all mobile home park developments.
(2)
Access limitations. Mobile home lots may have direct
access only onto minor internal streets. Direct access from a mobile
home lot shall not be permitted onto the street(s) from which the
mobile home development gains primary access.
(3)
Access streets. Access to mobile home parks shall
be designed to minimize congestion and hazards at the entrances or
exits and allow free movement of traffic on adjacent streets. The
entrance roads connecting the park streets with a public street or
road shall have a minimum road pavement width of 34 feet for a distance
of at least 100 feet from the public street.
(4)
Conversions. Any road built as a private road and
later proposed for conversion to a public road shall be brought up
to the applicable standards for public roads prior to being ordained
as a public way, unless this requirement is waived by the governing
body subsequent to determining that compliance with the requirement
would have a negative effect on the mobile home park.
G.
Pedestrian circulation.
(1)
General requirements. All mobile home parks shall
provide safe, convenient, all-season pedestrian walkways of adequate
width for intended use, durable and convenient to maintain, between
individual mobile homes, mobile home park streets, all community facilities
provided for the residents and off-site pedestrian traffic generators,
such as schools, bus stops, commercial centers, etc. These pedestrian
walkways may parallel vehicular roadways, where they shall only be
required on one side, or they may form a separate but coordinated
system away from streets. Walkways must be provided wherever pedestrian
traffic is concentrated and where school children congregate but may
be waived elsewhere if the applicant successfully demonstrates a lack
of need.
(2)
Common walk system. Where a common walk system is
provided and maintained between locations, such common walks shall
have a minimum width of four feet. Where these walks parallel roadways,
they shall be separated from the road pavement by a distance of at
least four feet.
(3)
Individual walks. All dwellings shall be connected
to common walks to streets or to driveways or parking spaces connecting
to a paved street. Such individual walks shall have a minimum width
of two feet.
H.
Parking.
(1)
Spaces required. Two all-weather off-street parking
spaces shall be provided for each dwelling either on the same lot
therewith or in common parking facilities, provided that parking areas
contained therein are within 150 feet of the mobile home lots for
which they are intended.
(a)
Aisle width. Where common parking facilities
are to be used, no parking aisle will be less than 22 feet in width.
(b)
Required green areas. Ten percent of all common
parking areas on each lot shall be devoted to green areas consisting
mostly of natural vegetation which must be interspersed within the
paved parking area to channel traffic or divide parking areas. The
green areas required by this section shall not constitute a portion
of any green area on common open spaces otherwise required by this
chapter or any other ordinance or regulation of the Township. The
exact design and location of the green areas required by this section
shall be indicated on a development or subdivision or other similar
plan and be permanently maintained as such.
I.
Common open space. In addition to the requirements of § 230-61 of the Township Zoning Ordinance, the following regulations shall also apply:
(1)
Common open space and buffer areas design. Common
open space, buffer areas and the circulation system should be designed
as an integrated open space system, utilizing techniques that will
produce maximum open space benefit to the resident consistent with
the unit density and density concentration on the park site.
(2)
Standards for location and management. Common open
space areas shall be located and designed as areas easily accessible
to residents and preserving natural features. Common open space areas
should include both active recreation areas for all age groups and,
particularly where the site includes a watercourse or hilly or wooded
areas, land which is left in its natural state. At least 25% of the
open space areas shall be located in an area not subject to flooding
and have reasonable topography and slope to be used for active recreational
activities. No such active recreational open space areas shall be
less than 1/4 acre in size.
J.
Buffers.
(1)
General requirement. Along all exterior property boundary lines, except those which abut another mobile home park, there shall be a permanent buffer at least 15 feet in depth, unless this is waived pursuant to Subsection J(4) or (5) below. A screen buffer, as defined herein, shall be provided wherever the mobile home park abuts existing residential uses, with the exception of mid-rise or high-rise structures, and where abutting other types of uses when deemed necessary by the Township governing body to provide sufficient buffering and transition. A softening buffer, as defined herein, shall be provided wherever the mobile home park abuts existing mid-rise or high-rise residential uses; existing commercial, office, industrial, and institutional uses; any existing street [as modified by Subsection J(3) below], drive or parking area; or open (not wooded) undeveloped land. An open buffer shall be provided wherever the mobile home park abuts wooded undeveloped land or where more extensive buffers are deemed unnecessary by the governing body.
(2)
Components. The minimum components of each type of
buffer shall be as follows:
(a)
Screen buffer. The primary component of a screen
buffer shall be a row of evergreen trees at a height of not less than
six feet when planted, spaced not more than 10 feet apart on center,
and these trees shall be of such species to attain a height of not
less than 20 feet at maturity. Also required as a secondary component
of the buffer is one of the following: mounding (the use which is
encouraged), provided that the slopes shall be a maximum of 3:1; visually
opaque fencing not greater than six feet in height; and coniferous
shrubbery. Any combination of evergreen trees, coniferous shrubs,
mounding, fencing or other natural vegetation or man-made material
is allowed, provided that an effective visual screen at least 15 feet
in height above the adjacent ground elevation in the mobile home park
is achieved within a reasonable time. But whenever only vegetation
is used there shall be at least a double row of evergreen trees, with
the trees in one row offset five feet from the trees in the other
row and the rows at least five feet apart.
(b)
Softening buffer. The primary component of a
softening buffer shall be a row of trees, spaced not more than 25
feet apart on center, at least 25% of which shall be evergreen. The
evergreen trees shall be at least six feet in height when planted
and shall attain at least 20 feet in height at maturity. Any deciduous
trees shall be at least 1 1/2 inches in caliper, measured one
foot above ground level, and eight feet in height when planted and
shall attain a height of not less than 20 feet in maturity. These
trees shall be interspersed with other allowable components, including
any other type of trees, shrubs, mounding, fencing and/or similar
natural or man-made elements having a visible vertical dimension,
or any combination thereof.
(c)
Open buffer. The open buffer shall, as a minimum,
consist of grass, ground cover and/or similar vegetative material
and may include trees, shrubs or other natural or man-made landscaping
materials, but it shall be mostly vegetative rather than paved.
(3)
Street boundaries. Rather than the extensive buffers described in Subsection J(2) above, the use of a single row of deciduous trees at least eight feet in height when planted and at least 20 feet in height at maturity, with a spacing of not more than 40 feet on center, may be provided along all property boundaries which abut a street wherever necessary for adequate sight distance or where the governing body determines this to be a sufficient buffer to protect the welfare and safety of the community.
(4)
Existing buffers. In cases where an edge(s) of a mobile
home park occurs along natural features which function as buffers,
including but not limited to mature vegetation, significant grade
changes or stream valleys, which are likely to be permanently preserved,
buffering may be waived along that edge(s) upon approval of the governing
body.
(5)
Buffer alternative. Buffers may also be waived by
the governing body where the mobile home park abuts a single-family
residential use, if only detached modular homes or conventionally-built
single-family detached dwellings, but no mobile home, are constructed
within 200 feet of that property boundary.
(6)
Maintenance. All vegetation shall be maintained permanently
and, in the event of death or other destruction, shall be replaced
within one year by the persons responsible for maintenance when death
or destruction occurred.
(7)
Buffer landscape plan. A landscaping plan shall be
submitted with the final plans, showing all pertinent information,
including the location, size and specie of all individual trees and
shrubs to be preserved or planted, or, alternately, the general characteristics
of existing vegetation masses which are to be preserved.
K.
Drainage considerations. The following site drainage
requirements shall apply to all mobile home parks.
(1)
Surface water. The ground surface in all parts of
park shall be graded and equipped to drain all surface water in a
safe, efficient manner. The velocity of runoff during and after development
shall not exceed 1.5 feet per second as required by Chapter 102, Section
102.22(c) of the Erosion Control Rules and Regulations, published
by the Pennsylvania Department of Environmental Resources, July 1,
1973, and as subsequently amended.
(2)
Ponds and retention structures. 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 Pennsylvania Department of Environmental Resources.
(3)
Wastewater. 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 or the surrounding properties.
(4)
Erosion and sediment control. All applicable regulations
and permit requirements to prevent accelerated soil erosion and resulting
sedimentation as stipulated in the Pennsylvania Department of Environmental
Resources Soil Erosion and Sedimentation Control Manual, July 1, 1973,
and as subsequently amended, shall be followed by all parties engaged
in establishment of a mobile home park. (The manual is available at
the office of the Montgomery County Soil and Water Conservation District,
Court House, Norristown, Pennsylvania.)
L.
Ground cover requirement. Exposed ground surfaces
in all parts of every mobile home park shall be paved or covered with
stone screenings or other solid material or protected with a vegetative
growth that is capable of preventing soil erosion and the emanation
of dust during dry weather. Impervious pavement shall be kept to a
minimum. All ground surfaces shall be appropriately maintained.
M.
Lighting facilities. Lighting facilities shall be
provided as needed and arranged in a manner which will protect the
mobile home park residents, neighboring properties and adjacent highways
from direct glare or hazardous interference of any kind. Lighting
facilities shall be required where deemed necessary by the governing
body for the safety and convenience of the mobile home park residents
and shall be installed by the developer.
N.
Required illumination of park circulation systems.
All parks shall be furnished with lighting units so spaced and equipped
with luminaires placed at such mounting heights as will provide the
following average maintained levels of illumination for the safe movement
of pedestrians and vehicles at night:
A.
Ownership. Common open space and roadways shall be
offered for dedication to the Township or public use assured through
easements or other appropriate means in any mobile home park where
all lots will be sold or where the Township governing body determines
those facilities to be key elements in the open space and/or circulation
systems of the Township, in accordance with the Township Comprehensive
Plan. In all other cases, these and other common elements may be retained
in private ownership or may be owned jointly by the residents of the
park.
B.
Maintenance. Prior to development plan approval, provision
acceptable to the Township governing body and Township Solicitor for
the maintenance of all common elements which will not be owned and
maintained by a governmental agency shall be established.
C.
Service building. The structure or structures containing
the management office and other common facilities shall be conveniently
located for the use intended. Consolidation of laundry, recreation,
management and other common facilities in a single building and location
is encouraged, if the single location will adequately serve all mobile
home lots.
D.
Locator system. All mobile home units, structures
and facilities contained in the park shall have an address for purposes
of establishing residency and location of units for mail and parcel
delivery and emergency services. The address shall be part of a logical
locator system for unit orientation by street or area names and numbers.
The locator system shall be approved by the Township.
A.
Water supply.
(1)
(2)
Water distribution system. All water piping, fixtures
and other equipment shall be constructed and maintained in accordance
with state and local regulations as well as those of the servicing
utility.
(3)
Individual water-riser pipes and connections for mobile
homes.
(a)
Individual water-riser pipes shall be located
within the confined area of the mobile home stand at a point where
the water connection will approximate a vertical position, thereby
ensuring the shortest water connection possible and decreasing susceptibility
to water pipe freezing.
(b)
The water-riser pipe shall have a minimum inside
diameter consistent with the standards of the servicing public utility
or, in lack thereof, of the Township Engineer and shall 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.
(c)
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 the ground during freezing weather.
Surface drainage shall be diverted from the location of the riser
pipe.
(4)
Fire protection. All mobile home parks shall be provided
with fire hydrants to meet the specifications of the Middlestates
Department Association of Fire Underwriters. In addition, those hydrants
shall be in sufficient numbers to be within 600 feet of all existing
and proposed mobile homes and other dwellings and structures, measured
by way of accessible streets or common areas.
B.
Sewage disposal.
(1)
General requirements. An adequate and safe sewerage system shall be provided in all mobile home parks for conveying and disposing of sewage from dwellings, service buildings and accessory facilities in accordance with § 230-57I of the Township Zoning Ordinance.
(2)
Sewer system. All sewer lines shall be located in
trenches of sufficient depth to be free of breakage from traffic or
other movements and shall be separated from the water supply system.
The system shall be constructed and maintained in accordance with
all state and Township regulations, as well as those of the servicing
utility.
(3)
Individual sewer connections for mobile homes.
(a)
Each mobile home stand shall be provided with
a sewer-riser pipe consistent with the standards of the servicing
utility or, in lack thereof, of the Township Engineer. The sewer-riser
pipe shall be so located on each stand that the sewer connection to
the mobile home drain outlet will approximate a vertical position.
(b)
The sewer connection shall have an inside diameter
and slope as required by the servicing utility or, in lack thereof,
by the Township Engineer. All joints shall be watertight.
(c)
All materials used for sewer connections shall
be semirigid, corrosive resistant, nonabsorbent and durable. The inner
surface shall be smooth.
(d)
Provision shall be made for plugging the sewer-riser
pipe when a mobile home does not occupy the lot. Surface drainage
shall be diverted away from the riser. The rim of the riser pipe shall
extend at least 1/2 inch above ground elevation.
C.
Utility systems, electricity and communications. Each
mobile home unit shall be provided electric and telephone connections,
serviced by public utility companies and installed in accordance with
the utility's specifications regulating such systems. Communication
systems not provided for by publicly regulated companies, television
cables and antennas included, shall be approved by the Township Engineer.
All utility distribution lines within the mobile home park shall be
underground installations.
D.
Fuel supply and storage. Each mobile home unit shall
be supplied with and serviced by a fuel storage and delivery system.
(1)
Natural gas system.
(a)
Natural gas piping systems, when installed in
mobile home parks, shall be maintained in conformity with accepted
engineering practices and the regulations of the utility company.
(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.
(a)
The design, installation and construction of
containers and pertinent equipment for the storage and handling of
liquefied petroleum gases shall conform to the Act of Pennsylvania
Legislation 1951, December 27, P.L. 1793, as it may be amended; and
to the regulations therefor promulgated by the Pennsylvania Department
of Labor and Industry or its successor.[2]
[2]
Editor's Note: See 35 P.S. § 1321
et seq. This Act was repealed in part by the Underground Storage Act
of 1978. See 58 P.S. § 451 et seq.
(b)
Liquefied petroleum gas systems provided for
mobile homes, service buildings or other structures, when installed,
shall be maintained in conformity with the rules and regulations of
the Pennsylvania Department of Labor and Industry and shall include
the following:
[1]
Systems shall be provided with safety devices
to relieve excessive pressures and shall be arranged so that the discharge
terminates at a safe location.
[2]
Systems shall have at least one accessible means
for shutting off gas. Such means shall be located outside the mobile
home and shall be maintained in effective operating condition.
[3]
All liquefied petroleum gas piping outside of
the mobile home shall be well supported and protected against mechanical
injury. Undiluted liquefied petroleum gas in liquid form shall not
be conveyed through piping equipment or systems in mobile homes.
[4]
Vessels of at least 12 United States gallons
and less than 600 United States gallons gross capacity shall be maintained
in a vertical position and shall be securely but not permanently fastened
to prevent accidental overturning. No vessel shall be placed any closer
than five feet to a mobile home exit and no closer to any window than
three feet.
[5]
No liquefied petroleum gas vessel shall be stored
or located inside or beneath any storage cabinet, carport, mobile
home or any other structure.
[6]
All pipe connections shall be a flare type.
(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 the rules and regulations of the authority
having jurisdiction when provided.
(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 shutoff 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 exit.
Portable hand-operated fire extinguishers of
a type suitable for use on oil fires and approved by the local fire
prevention authority shall be kept in each service building under
park control and shall be required by the mobile home operator to
be placed in each mobile home in the park, located inside the mobile
home in a fixed location, preferably near a door but not in close
proximity to cooking facilities.
A.
No portions of tree masses or trees with a caliper
of four inches or greater shall be cleared unless clearly necessary
for effectuation of the proposed mobile home park development.
B.
Applicants shall make all reasonable efforts to harmonize
their plans with the preservation of existing trees. In addition to
plantings for buffered setbacks, a mobile home park shall be provided
with the following landscaping requirements:
(1)
Disturbed topsoil shall be stockpiled and replaced
after construction.
(2)
Deciduous trees of varying species shall be planted
within the mobile home park at the ratio of two per mobile home. In
the event that a substantial portion of the tract is wooded and a
substantial number of trees remain after development, the governing
body may modify this requirement.
(3)
Deciduous and/or evergreen shrubs of varying species
shall also be planted within the mobile home park at a ratio of at
least four per mobile home.
(4)
Planting of landscaping material shall be in accordance with a plan prepared by a registered landscape architect, and failure to carry out the landscaping plan within such time shall warrant denial of the park's annual license under § 205-73A(2)(b) hereof.
A.
Each mobile home unit shall be placed upon an adequate
foundation system, as approved by the Township Engineer, that will
secure the unit from uplift, sliding, rotation or settling by reason
of drainage, frost, wind, vibration or other forces acting upon the
structure. The foundation system shall also provide for control of
rodents and pests, accumulation of refuse, unsafe storage of materials,
moisture and drainage control, air circulation, entrapment of explosive
gases and retardation of fire movement.
B.
Skirting, if part of the foundation system, shall
be complimentary to the unit exterior surfaces and be reasonably resistant
to infestation, corrosion and marking from impact. Adequate provision
shall be made to ground all exposed non-current-carrying metal parts
of the mobile home unit.
C.
The hitch or tow bar attached to the mobile home for
transport purposes shall be removed and remain removed from the mobile
home when it is placed on its mobile home stand.
A.
Permits required.
(1)
Lots for sale. In those mobile home parks wherein
some or all of the mobile home lots will be sold individually (whether
totally fee simple, fee simple with a homeowners' association, condominium
or cooperative), no lot to be conveyed shall be developed or a mobile
home or other structure placed or constructed thereon until the subdivision
and/or land development plan has been properly approved and the proper
building and construction permits have been issued for that lot in
accordance with the standard procedures for any building activity
in Montgomery Township. No mobile home or other structure shall be
occupied until a valid occupancy permit has been issued by the Township.
(2)
Lots for lease. In those mobile home parks wherein
some or all of the mobile home lots will be leased, the following
regulations shall apply to the entire development exclusive of the
lots being sold individually:
(a)
Initial permits. It shall be unlawful for any
person or group to construct, alter, extend or operate a mobile home
park unless or until that person or group obtains:
[1]
A valid permit issued by the Pennsylvania Department
of Environmental Resources in the name of the operator for a specified
construction, alteration or extension proposed; and
[2]
Valid permit(s) authorizing construction and
initial occupancy issued by the Montgomery Township Zoning Officer
in the name of the operator, which shall not be issued until a copy
of the Department of Environmental Resources permit has been furnished,
all permits for water supply and sewage systems shall have been obtained
and all other requirements contained herein have been complied with
and final approval of the application has been granted by the governing
body.
(b)
Annual licenses. In addition to the initial
permits, the operator of a mobile home park with lots for lease shall
apply to the Pennsylvania Department of Environmental Resources and
to the Montgomery Township Zoning Officer on or before the 15th day
of each year for an annual license to continue operation of the mobile
home park. The Zoning Officer shall issue the annual license upon
satisfactory proof that the park continues to meet the standards prescribed
by state agencies having jurisdiction and the standards of this article
and other applicable Township ordinances. The license so issued shall
be valid for one year from the date of issuance.
B.
Fees.
(1)
Fees for the initial application and preliminary and
final approvals of any mobile home park shall be prescribed by resolution
of the governing body of Montgomery Township.
(2)
The fee for the annual license required for mobile
home parks having lots for lease shall be prescribed by resolution
of the governing body and shall be submitted to the Zoning Officer
with the application for the annual license.
C.
Inspection. Upon notification to the licensee, manager
or person in charge of a mobile home park with lots for lease, the
Building Inspector or Zoning Officer or other designated representative
of Montgomery Township shall make an inspection of the mobile home
park to determine compliance with this article and other applicable
Township ordinances. The Zoning Officer or other representative shall
thereafter notify the licensee of any instances of noncompliance and
shall not issue the annual license until the licensee has corrected
all such violations.
A.
Maintenance of facilities. The operator and owner
shall be responsible for maintaining all common facilities, including
but not limited to roads, parking areas, sidewalks or pathways, common
open space, water supply and sewage disposal systems and service buildings,
in a condition of proper repair and maintenance. If, upon inspection
by the Zoning Officer or other representative, it is determined that
the mobile home park is not in compliance with this standard of maintenance,
the licensee shall be considered to be in violation of this chapter,
and the Zoning Officer shall notify the operator or licensee of the
particulars of any such violation.
B.
Failure to maintain. The operator and licensee shall
thereafter have 30 days in which to correct any such violations, except
that if the violation is determined by the Zoning Officer or other
representative to constitute a hazard to the health or safety of the
residents of the mobile home park, he shall order that the violation
be corrected forthwith.
C.
Maintenance bond.
(1)
The licensee of a mobile home park shall, prior to issuance of any certificate of occupancy pursuant to final approval of an application, post with the Township of Montgomery a maintenance bond in a form acceptable to the Township Solicitor in an amount sufficient to cover for a period of two years the cost of maintenance of all common facilities as defined in Subsection A above as determined by the Township Zoning Officer or other representative. The bond shall remain in effect for the duration of the operation of the mobile home park.
D.
Fire protection.
(1)
In addition to the requirements of § 205-70 of this article, the owner and operator of the park shall prepare, publish and distribute to the park occupants and to the Township at the time of licensing application a fire emergency response system approved by the Township Fire Marshal. The system shall include:
(a)
An identification of areas and conditions within
the park which, under reasonable and prudent consideration, represent
unusual susceptibility for fire threat.
(b)
An identification and location of all on-site
fire combative equipment.
(c)
An emergency notification system to notify park
residents that a fire on the site is in existence, an indication of
the threat involved and a positive method for unit and/or park evacuation
should conditions warrant the action.
(d)
An emergency notification system for direct
contact between the unit resident and the fire-fighting company.
(2)
No open fires shall be permitted at any place which
may endanger life or property. No fires shall be left unattended at
any time.
