[HISTORY: Adopted by the Board of Supervisors of the Township of Middletown 7-10-1990 by Ord. No. 90-16 (Ch. 14, Part 1, of the 1992 Code). Amendments noted where applicable.]
GENERAL REFERENCES
Building standards — See Ch. 190.
Solid waste — See Ch. 418.
Subdivision and land development — See Ch. 440.
Zoning — See Ch. 500.
This chapter shall not supersede or replace those provisions of the Middletown Township Zoning Ordinance (Chapter 500) and the Middletown Township Subdivision and Land Development Ordinance (Chapter 440) but shall be construed in connection with those ordinances. If there is any conflict between the provisions of this chapter and the provisions of the Zoning Ordinance and/or Subdivision and Land Development Ordinance, the most restrictive provision shall prevail.
As used in this chapter, the following terms shall have the meanings indicated:
HEALTH AUTHORITY
The Pennsylvania Department of Environmental Protection and the Bucks County Department of Health.
LICENSE or PERMIT
Written approval as required by the Pennsylvania Department of Environmental Protection and as required by the Bucks County Department of Health and as required by the Middletown Township Board of Supervisors, authorizing a person to operate and maintain a mobile home park.
MOBILE HOME
A transportable, single-family dwelling intended for permanent occupancy, contained in one unit, or in two or more units designed to be joined into one integral unit capable of again being separated for repeated towing, which arrives at a site complete and ready for occupancy except for minor and incidental unpacking and assembly operations, and constructed so that it may be used without a permanent foundation.
MOBILE HOME LOT
A parcel of land in a mobile home park, improved with the necessary utility connections and other appurtenances necessary for the erection thereon of a single mobile home.
MOBILE HOME PAD
That part of an individual lot which has been reserved for the placement of a mobile home, appurtenant structures or additions.
MOBILE HOME PARK
A parcel or contiguous parcels of land which has been so designated and improved that it contains two or more mobile home lots for the placement thereon of mobile homes.
PERSON
Any individual, firm, partnership, corporation, company, association or government entity; including a trustee, a receiver, an assignee or a similar representative.
SERVICE OR RECREATIONAL BUILDING
A structure housing operational, office, recreational, park maintenance and other facilities built to conform to required local standards.
SEWER CONNECTION
Consists of all pipes, fittings and appurtenances from the drain outlet of the mobile home to the inlet of the corresponding sewer riser pipe.
SEWER RISER PIPE
That portion of the sewer lateral which extends vertically to the ground elevation and terminates at each mobile home space.
A. 
Public water supply system. All mobile home parks shall be provided with a public water supply system from existing Township facilities or from an on-site facility constructed by the developer of said park.
(1) 
Source of supply.
(a) 
The water supply shall be capable of supplying a minimum of 150 gallons per day per mobile home, at a rate of at least three gallons per minute under a minimum pressure of 40 pounds per square inch.
(b) 
The well or suction line of the water supply system shall be located and constructed in such a manner that neither underground nor surface contamination will reach the water supply from any source.
(c) 
Water supply treatment, if necessary, shall be in accordance with the requirements of the Pennsylvania Department of Environmental Protection and/or the Bucks County Department of Health.
(2) 
Water storage facilities. All water storage reservoirs shall be covered, watertight and constructed of impervious material. Overflows and vents of such reservoirs shall be effectively screened. Manholes shall be constructed with overlapping covers, so as to prevent the entrance of contaminated material. Reservoir overflow pipes shall discharge through an acceptable air gap.
(3) 
Water distribution system.
(a) 
All water piping, fixtures and other equipment shall be constructed and maintained in accordance with state and local regulations.
(b) 
The water piping system shall not be connected with nonpotable or questionable water supplies and shall be protected against the hazards of backflow or backsiphonage.
(c) 
The system shall be so designed and maintained as to provide a pressure of not less than 40 pounds per square inch under normal operating conditions at service buildings and other locations requiring a potable water supply.
(d) 
Main sizes and fire hydrant locations shall meet the specifications of the Middle States Department Association of Fire Underwriters.
(4) 
Individual water-riser pipes and connections.
(a) 
Individual water-riser pipes shall be located within the confined area of the mobile home pad, ensuring the shortest water connection possible and decreasing susceptibility to water pipe freezing.
(b) 
The water-riser pipe shall have a minimum inside diameter of 1/2 inch and terminate at least four inches above the ground surface. The water outlet shall be provided with a screw-type cap when a mobile home does not occupy the site.
(c) 
Adequate provisions shall be made to prevent freezing of service lines, valves and riser pipe and to protect risers from heaving and thawing actions of ground during freezing weather. Surface drainage shall be diverted from the location of the riser pipe.
B. 
Public sewer facilities. All mobile home parks shall be provided with public sewer facilities connected to existing Township sewer lines or to an on-site facility constructed by the developer of said park.
(1) 
Individual sewer connections.
(a) 
Each mobile home lot shall be provided with a least a four-inch inside diameter sewer riser pipe. The sewer riser pipe shall be so located on each pad that the sewer connection to the mobile home drain outlet will approximate a vertical position.
(b) 
The sewer connection shall have a nominal inside diameter of not less than four inches and the slope of any portion thereof shall be at least 1/4 inch per foot. All joints shall be watertight and sealed.
(c) 
All materials used for sewer connections shall be semirigid, corrosive-resistant, nonabsorbent and durable. The inner surface shall be smooth.
(d) 
Provisions shall be made for plugging the sewer riser pipe with a screw-type watertight plug when a mobile home does not occupy the site. Surface drainage shall be diverted away from the riser. The rim of the riser pipe shall extend at least six inches above ground elevation.
(2) 
Sewer lines. 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 park water supply system. All sewer lines shall be constructed of materials approved by the Pennsylvania Department of Environmental Protection and Bucks County Water and Sewer Authority, and they shall have sealed and watertight joints, except that no bituminous-type sewer pipe shall be installed.
(3) 
Sewage treatment and/or discharge.
(a) 
All proposed sewage disposal facilities shall be approved by the Bucks County Department of Health and the Department of Environmental Protection prior to construction, and by such other person as is so designated by the Board of Supervisors.
(b) 
Sewage facilities shall be sufficient to accommodate in-dwelling laundry facilities for each mobile home.
(c) 
Wastewater from any plumbing fixtures or sanitary sewer line shall not be deposited upon the ground surface in any mobile home park.
C. 
Utility distribution systems.
(1) 
All utilities, including telephone, cable, gas, electric, water and sewer, shall be installed and maintained in accordance with utility company specifications regulating such systems and shall be underground.
(2) 
Electrical distribution system.
(a) 
Every mobile home park shall contain an electrical system consisting of wiring, fixtures, equipment and appurtenances, with local electric power company specifications regulating such system.
(b) 
Individual electrical connections. Each mobile home lot shall be provided with an approved disconnecting device and over-current protective equipment. The minimum service per outlet shall be 120/240 volts AC, 100 amperes.
(c) 
Ground required. All exposed non-current-carrying metal parts of mobile homes and all other equipment shall be grounded by means of an approved grounding conductor, run with branch circuit conductors and other approved methods of grounded metallic wiring. The neutral conductor shall not be used as an equipment ground for mobile homes or other equipment.
D. 
Fire protection.
(1) 
Fire alarms and instructions. Provisions shall be made for giving a general alarm in case of fire. A bell, iron hoop or a similar manually operated device may be used for this purpose. It shall be the duty of the mobile home park operator, owner and licensee to instruct all tenants on the means of summoning firefighting apparatus, police and medical help, and on the proper operation of fire extinguishers.
(2) 
Litter control. Mobile home park areas shall be kept free from litter, rubbish and other flammable material.
(3) 
Fire hydrants. All mobile home parks shall be provided with fire hydrants to meet the specifications of the Middle States Department Association of Fire Underwriters, but in any case in sufficient numbers to be within 600 feet of all existing and proposed structures and mobile homes, measured by way of accessible streets.
E. 
Fuel supply and storage.
(1) 
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,[1] and to the regulations therefor promulgated by the Pennsylvania Department of Labor and Industry or its successor.
[1]
Editor's Note: The Act, at 35 P.S. § 1321 et seq., has been repealed in part by Act of 1978, P.L. 1300. See now 35 P.S. § 1329.1 et seq.
(2) 
Liquefied petroleum gas systems provided for mobile homes and mobile home parks, service buildings or other structures when installed in mobile home parks shall be maintained in conformity with the "Standards for the Storage and Handling of Liquefied Petroleum Gases" (National Fire Protection Association, NFPA No. 58); American National Standard Institute, ANSI No. 2108.01; and NFPA No. 501A, "Standards for Mobile Home Parks," and with the rules and regulations of the Pennsylvania Department of Labor and Industry, 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 for shutting off gas. Such means shall be located outside the mobile home and shall be maintained in effective operating condition.
(c) 
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.
(d) 
Vessels of at least 12 U.S. gallons and less than 60 U.S. 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 to a mobile home exit than five feet and no closer to any window than three feet.
(e) 
No liquefied petroleum gas vessel shall be stored or located inside or beneath any storage cabinet, carport, mobile home or any other structure.
(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 National Fire Protection Association Standard, NFPA No. 31.
(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 and not less than three feet from any window.
(e) 
Storage tanks located in areas subject to traffic shall be protected against physical damage.
F. 
Refuse handling. The storage, collection and disposal of refuse in the mobile home park shall be so constructed as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards or air pollution and shall comply with the Bucks County Department of Health's rules and regulations governing mobile home parks. Collection of garbage and rubbish shall be provided not less frequently than twice a week, and the collection shall be made at each mobile home lot. Between collections, garbage and refuse shall be stored in flytight, rodentproof and watertight containers. All park areas shall be kept free of litter and rubbish at all times. Refuse storage areas shall be suitably screened by fencing or plant materials. Junked or abandoned motor vehicles and other similar objects shall not be permitted to remain on the park premises. It shall be the park owner's duty to effect prompt removal.
G. 
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 conform to the requirements of the Pennsylvania and/or Bucks County Department of Health's regulations governing mobile home parks.
H. 
Delivery of mail and packages. Central delivery of mail and packages shall be provided within the mobile home park. The site and equipment must be approved by the local postal manager or postmaster.
I. 
Controlling sales of necessities to occupants. Mobile home park management shall not act as middlemen in the sale of necessities, such as fuel oil, milk or other regularly used commodities, to park occupants, thereby forcing higher than standard going prices for such commodities.
A. 
Service buildings. All service buildings shall be constructed in accordance with the Middletown Township Building Code (Chapter 190, Article II), as amended, and all other applicable local codes.
B. 
Skirting. All mobile homes within a mobile home park shall have the space between the floor of the mobile home and the mobile stand completely enclosed. Such enclosure may be provided by a permanent masonry foundation or by temporary materials, commonly called "skirting." Such foundation or skirting shall be:
(1) 
Compatible in design with the mobile home to which it is attached;
(2) 
Sufficiently tight and strong to prevent access by small animals but at the same time provide sufficient ventilation to inhibit interior decay and deterioration;
(3) 
Totally opaque so that no part of the space between the floor of the mobile home and the mobile home stand is externally visible; and
(4) 
Constructed of materials designed and commonly used for rigidity and strength as the exterior surface of the mobile home itself.
C. 
Responsibilities of the park management.
(1) 
The person to whom a license for a mobile home park is issued shall operate the park in compliance with this chapter and shall provide full-time supervision on the premises to maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition.
(2) 
The operator and owner shall be responsible for maintaining all common facilities, including, but not limited to, roads, parking areas, sidewalks and pathways, common open space, water supply and sewage disposal systems, and service buildings, in a condition of proper repair and maintenance.
(3) 
The park management shall supervise the placement of each mobile home on its mobile home lot, which includes securing its stability and installing all utility connections.
(4) 
The park management shall give the Zoning Officer free access to all mobile home lots and service facilities for the purpose of inspection.
(5) 
The mobile home licensee shall notify, in writing, the Township Supervisors of the name of the owner of each mobile home in the park and of the arrival and departure of each mobile home.
A. 
Permit and license required. It shall be unlawful for any person to construct, alter, extend or operate any mobile home park within the limit of Middletown Township unless and until he holds a valid license issued by Middletown Township under this chapter, a certificate of registration issued by the Bucks County Department of Health in the name of such person for the specific construction, alteration, extension or operation proposed, and also a permit issued by the Zoning Officer under the Middletown Township Zoning Ordinance (Chapter 500).
B. 
Application to Bucks County Department of Health. All applications for certificates of registration shall be made by the owner of the mobile home park or his authorized representative in accordance with the Bucks County Department of Health Rules and Regulations for Mobile Home Park, approved March 2, 1984, as amended.
C. 
Application to Middletown Township. Applications for a mobile home park license shall be filed with the Zoning Officer and the license issued by the Middletown Township Supervisors. Applications shall be made by the owner, proprietor or operator of the mobile home park; shall be in writing, signed by the applicant; and shall contain or be accompanied by the following:
(1) 
The name and address of the applicant.
(2) 
The location and legal description of the mobile home park.
(3) 
A complete plan of the park showing compliance with the full and complete terms of this chapter and those of the Bucks County Department of Health rules and regulations concerning mobile home parks.
(4) 
Plans and specifications of all roads, buildings and other improvements constructed or to be constructed within the mobile home park.
(5) 
An approved and recorded subdivision or land development plan pursuant to the Middletown Township Subdivision and Land Development Ordinance (Chapter 440), as amended.
(6) 
Such further information as may be requested by the Middletown Township Board of Supervisors to enable it to determine if the proposed park will comply with legal requirements.
(7) 
A properly approved zoning permit.
(8) 
Properly signed development and improvement escrow agreements.
D. 
Inspection and issuance of licenses. The application and all accompanying plans and specifications shall be filed with the Township Zoning Officer. If the plans and specifications of the proposed mobile home park are in compliance with this and all other applicable ordinances and statutes and an approved land development plan, the Township Supervisors shall approve the application. Upon completion of the park according to said plans and specifications, the Township Zoning Officer shall issue the license, which shall be valid for one year. The mobile home park shall not be occupied without a valid license.
E. 
Annual licenses. In addition to the initial permits, the operator of a mobile home park shall apply to the Bucks County Department of Health and to Middletown Township on or before the 10th 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 and county agencies having jurisdiction and the standards of this chapter. The license so issued shall be valid for one year from the date of issuance.
F. 
Fees. Each application for a new or renewed license hereunder shall be accompanied by payment of a license and inspection fee in accordance with the Township's current fee schedule.[1] In the event that the Township Engineer or Zoning Officer is required to perform additional or unusual services in determining and reviewing said application, the cost of such additional service shall be borne by the applicant. Such charges shall be levied whether or not the application is approved.
[1]
Editor's Note: Township fee schedules are on file in the Township Municipal Building and available to be viewed on the Township's website at www.middletownbucks.org.
G. 
Transfer of ownership. Every person holding a license shall file notice in writing with the Bucks County Department of Health and the Middletown Township Zoning Officer within 10 days after having sold, transferred, given away, or otherwise disposed of any interest in or control of any mobile home park. If the certificate of registration is transferred by the Bucks County Department of Health, proof of such transfer shall be furnished to the Zoning Officer forthwith.
H. 
Removal of mobile homes. No mobile home in a mobile home park shall be removed from Middletown Township without first obtaining a permit from the Middletown Township Tax Collector, as required by the Act of July 8, 1969, P.L. 130, 72 P.S. § 520-407(e).[2] Such permit shall be issued upon payment of a fee shown on the Township's current fee schedule and taxes assessed against the home and all occupants thereof remaining unpaid at the time permit is requested.
[2]
Editor's Note: Act 54 of 1969 was repealed by 2010, Oct. 27, P.L. 895, No. 93; see now 53 Pa.C.S.A. § 8821(d).
A. 
Upon notification to the licensee, manager or person in charge of the park, a representative of Middletown Township may inspect a mobile home park at any time to determine compliance with this chapter.
B. 
Inspector. The Zoning Officer is hereby designated as the person to make such inspections. Another or additional inspector, who shall also be designated as "zoning officer," may also be authorized to make inspections or additional inspections, at the discretion of the Supervisors.
C. 
Authorization to act. Any zoning officer may, at his discretion, give notice of violation of this chapter and issue notice thereof, without express authority from the Township Supervisors in each instance. If, upon inspection by a zoning officer or other representative, it is determined that the mobile home park is not in compliance with the standard of maintenance described in § 312-107 herein, the licensee shall be considered to be in violation of this chapter, and the Zoning Officer shall notify the licensee of the particulars of any such violation.
A. 
Maintenance bond. 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 a maintenance bond in a form acceptable to the Township Solicitor in an amount sufficient to cover for a period of two years the costs of maintenance of all common facilities, 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.
B. 
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 good repair and maintenance. If upon inspection by a 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 licensee of the particulars of any such violation.
C. 
Failure to maintain. The 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. In the event of noncompliance with an order, whether a thirty-day order or an order to correct violations forthwith, the Township may forfeit the maintenance bond and use proceeds thereof to effect correction of the violations.
D. 
Notice of violation and compliance order. Whenever the Zoning Officer determines that there has been a violation of any provision of this chapter or of any regulation adopted pursuant thereto, the Zoning Officer shall give notice of such alleged violation of the licensee 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 the performance of any act it requires.
(4) 
Be served upon the licensee or his agent as required by the laws of this commonwealth.
(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.
E. 
Revocation. Upon failure of a licensee to comply with the notice of violation and compliance order provided herein, the Zoning Officer may revoke the license for the operation of the mobile home park and may give an appropriate cease and desist order terminating the operation of the park.
F. 
Appeal. The holder of a license revoked hereunder may appeal the revocation to a court of competent jurisdiction, provided appeal is made within 30 days after the date of issuance of the order of revocation.
G. 
Other remedies. In addition to the other enforcement procedures herein provided, the Supervisors may institute in the name of the Township any appropriate action or proceeding to enforce provisions of this chapter to prevent the violation thereof.
[Amended 6-23-1998 by Ord. No. 98-08]
A. 
Penalties. Any person, firm or corporation who shall violate any provision of this chapter, upon conviction thereof in an action brought before a Magisterial District Judge in the manner provided for the enforcement of summary offenses under the Pennsylvania Rules of Criminal Procedure, shall be sentenced to pay a fine of not more than $1,000 plus costs and, in default of payment of said fine and costs, to a term of imprisonment not to exceed 90 days. Each day that a violation of this chapter continues or each section of this chapter which shall be found to have been violated shall constitute a separate offense.
B. 
Revocation or suspension of license. Upon repeated violations by the same licensee, his rights to the issuance of a license or to continue operation under a license may be suspended for a fixed term or permanently revoked, after notice and hearing, subject to the right of appeal to the Bucks County Court of Common Pleas.