Township of Lower Mount Bethel, PA
Northampton County
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Table of Contents
Table of Contents
[Ord. 121, 5/1/1971, § 1]
HEALTH AUTHORITY
The legally designated health authority of Pennsylvania, such as the Pennsylvania Department of Health, or the authorized representative of Lower Mt. Bethel Township.
MOBILE HOME
A transportable, single-family dwelling which may be towed on its own running gear and which may be temporarily or permanently affixed to real estate, used for nontransient residential purposes and constructed with the same or similar electrical, plumbing and sanitary facilities as immobile housing.
MOBILE HOME LOT
A parcel of land in a mobile home park, constructed with the necessary utility connections, patio and other appurtenances necessary for the erection thereon of a single mobile home and the exclusive use of its occupants.
MOBILE HOME PARK
A parcel of land under single ownership which has been planned and improved for the placement of two or more mobile homes for nontransient use.
PERMIT
Written approval, in whatever form, as issued by the Pennsylvania Department of Health, and as issued by Lower Mt. Bethel Township, authorizing a person to operate and maintain a mobile home park.
PERSON
An individual, firm, trust, partnership, public or private association or corporation or other entity.
RECREATIONAL VEHICLE
A vehicle without motive power which may be towed on the public highways by a passenger automobile without a special hauling permit and which is designed for human occupancy under transient circumstances, such as camping, travel or other recreation, sometimes variously known as a "travel trailer" or a "camping trailer" and also a unit which may be placed on and affixed to a truck, and which is designed for the above-mentioned purposes, sometimes known as a "truck camper."
SERVICE OR RECREATIONAL BUILDINGS
A structure housing operational office, recreational, park maintenance and other facilities built to conform to required local standards.
[Ord. 121, 5/1/1971, § 2; as amended by Ord. 127, 3/12/1973, § 2; and by A.O.]
1. 
Permits Required. It shall be unlawful for any person to construct, alter or extend any mobile home park within the limits of Lower Mt. Bethel Township unless he holds a valid permit issued by the Pennsylvania Department of Health in the name of such person for the specific construction, alteration or extension proposed and also a permit issued by the Township hereunder.
2. 
Application to Pennsylvania Department of Health. All applications for permits shall be made by the owner of the mobile home park or his authorized representative in accordance with the rules and regulations, Commonwealth of Pennsylvania, Department of Health, Chapter 4, Article 415, Regulations for Mobile Home Parks, adopted October 30, 1959, as amended.
3. 
Application to Township. A copy of the said Department of Health application shall be concurrently filed with the Township Planning Commission and the applicant shall also submit an application to the Township Planning Commission, using a form furnished by the Township Planning Commission for a permit to operate a mobile home park in the Township.
4. 
Inspection and Issuance of Permit. Upon receipt of such application, the Township Planning Commission shall forthwith cause an inspection of the applicant's plans and proposed park to be made to determine compliance with the provisions of this Part. After favorable determination of same, and upon being furnished a copy of the permit issued by the Pennsylvania Department of Health to the applicant, the Township Planning Commission shall issue a mobile home park permit to applicant which shall be valid for a period of one year thereafter.
5. 
Renewal Permits. Renewal permits for a like period shall be issued by the Township Planning Commission upon furnishing proof by applicant that his park continues to meet the standards prescribed by the Pennsylvania Department of Health and this Part.
6. 
Fees. Each application for a new or renewal permit hereunder shall be accompanied by payment of an inspection fee in the amount which shall be determined, from time to time, by resolution of the Board of Supervisors, per mobile home. In the event that the Township Planning Commission is required to perform additional or unusual service in determining 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.
7. 
Limited Applicability to Existing Parks. Mobile home parks in existence upon the effective date of this Part shall be required to meet only the standards of the Pennsylvania Department of Environmental Protection and any provisions of this Part or other ordinance of this Township pertaining to health or safety as a prerequisite to the issuance of a permit, and all other minimum standards prescribed herein shall be applicable only to those parks which are constructed or expanded after the effective date hereof.
[Ord. 121, 5/1/1971, § 3]
1. 
Department of Health Permit. It shall be unlawful for any person to operate any mobile home park within the limits of Lower Mt. Bethel Township unless he holds a certificate or registration issued annually by the Pennsylvania Department of Health in the name of such person for the specific mobile home park. Proof of such registration shall be furnished the Township Planning Commission by no later than February 1, each year.
2. 
Transfer of Ownership. Every person holding a certificate shall file notice in writing to the Pennsylvania Department of Health and the Township Planning Commission within 10 days after having sold, transferred, given away or otherwise disposed of, interest in or control of any mobile home park. If the certificate of registration is transferred by the Pennsylvania Department of Health, proof of such transfer shall be furnished the Township Planning Commission forthwith.
[Ord. 121, 5/1/1971, § 4]
1. 
Inspections. A representative of the Township may inspect a mobile home park at reasonable intervals, and at reasonable times, to determine compliance with this Part.
2. 
Inspector. The Township Planning Commission is hereby designated as the official body to cause such inspections to be made. Another or additional inspectors may also be authorized to make inspections or additional inspections at the discretion of the Township Supervisors. At such time as a Township Zoning Ordinance [Chapter 27] may become effective, the Zoning Officer shall have the primary duty of inspection and issuance of permits.
3. 
Authorization to Act. The inspector may, in his discretion, give notice for violations of this part and issue notice thereof, without express authority from the Township Supervisors in each instance.
[Ord. 121, 5/1/1971, § 5; as amended by Ord. 127, 3/12/1973, § 4]
1. 
Minimum Park Area. A mobile home park shall have a gross area of at least three contiguous acres of land.
2. 
Site Location. The location of all mobile home parks shall comply with the following minimum requirements:
A. 
Free from adverse influence by swamps, marshes, garbage or rubbish disposal areas or other potential breeding places for insects or rodents.
B. 
Not subject to flooding.
C. 
Not subject to any hazard or nuisance, such as excessive noise, vibration, smoke, toxic matter, radiation, heat, odor or glare.
3. 
Site Drainage Requirements.
A. 
The ground surface in all parts of every park shall be graded and equipped to drain all surface water in a safe, efficient manner.
B. 
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 Health.
C. 
Wastewater from any plumbing fixture or sanitary sewer line shall not be deposited upon the ground surface in any part of the mobile home park.
4. 
Soil and Ground Cover Requirements.
A. 
Exposed ground surfaces in all parts of every 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.
B. 
Park grounds shall be maintained free of vegetation growth which is poisonous or which may harbor rodents, insects or other pests harmful to man.
5. 
Park Areas for Nonresidential Uses.
A. 
No part of any park shall be used for nonresidential purposes, except such uses that are required for the direct servicing, recreation and well-being of park residents and for the management and maintenance of the park.
B. 
Nothing contained in this section shall be deemed as prohibiting the sale of a mobile home located on a mobile home lot and connected to utilities.
6. 
Required Setbacks, Buffer Strips and Screening.
A. 
All mobile homes shall be located at least 30 feet from any park property boundary line abutting upon a public street or highway and at least 20 feet from other park property boundary lines.
B. 
There shall be a minimum distance of 25 feet between an individual mobile home, including accessory structures attached thereto, and adjoining pavement of a park street, or common parking area or other common areas and structures.
C. 
All mobile home parks located adjacent to industrial or commercial land uses may be required by the Township Planning Commission to provide screening such as fences or natural growth along the property boundary line separating the park and such adjacent nonresidential use.
7. 
Erection and Placement of Mobile Homes.
A. 
Mobile homes shall be separated from each other and from other buildings and structures by at least 25 feet on all sides.
B. 
The mobile home shall be installed so as to conform with all front yard, side yard and rear yard set back lines applicable to immobile housing in that district or zone, if any.
C. 
Within 90 days after a mobile home has been installed or after a permit has been granted, whichever is earlier, it shall be equipped with skirts of an approved material and construction which will completely enclose the undercarriage of the structure.
8. 
Park Street System.
A. 
General Requirements. A safe and convenient vehicular access shall be provided from abutting public streets or roads. Driveways from individual mobile home sites shall not be permitted to have direct access to arterial roads, state roads or highways unless authorized by the Township Planning Commission and the Pennsylvania Department of Transportation through issuance of an occupancy permit.
B. 
Access. The entrance road or area connecting the park with a public street or road shall have a minimum right-of-way width of 50 feet and a minimum pavement width of 34 feet.
C. 
Internal Streets. All roadways shall be a minimum right-of-way width of 50 feet and shall meet the following minimum pavement requirements:
(1) 
Where parking is permitted on both sides, a minimum width of 36 feet will be required.
(2) 
A minimum road pavement width of 28 feet will be required when parking is limited to one side.
(3) 
Dead end streets shall be provided at the closed end with a turnaround having an outside roadway diameter of at least 60 feet.
D. 
Required Illumination of Park Street Systems. All parks shall be furnished with lighting units so spaced, and equipped with luminaires placed at such mounting heights, as will provide average levels of illumination for the safe movement of pedestrians and vehicles at night.
E. 
Street Construction and Design Standards.
(1) 
Streets. All streets shall be surfaced in accordance with Township specifications applicable to streets in conventional residential developments.
(2) 
Grades. Grades of all streets shall be sufficient to insure adequate surface drainage, but shall be not more than 8%. Short runs with a maximum grade of 15% may be permitted, provided traffic safety is assured by appropriate surfacing and adequate leveling areas.
(3) 
Intersections. Within 100 feet of an intersection, streets shall be at approximately right angles. A distance of at least 150 feet shall be maintained between center lines of offset intersecting streets. Intersections of more than two streets at one point are prohibited.
(4) 
A plan of the streets shall be provided with the application to the Township Planning Commission for the park permit.
F. 
The entrance road and all internal streets shall be constructed and maintained with a sound all-weather driving surface, reasonably smooth and free from mud, dust or standing surface water and shall be kept plowed free of snow and ice.
9. 
Off-Street Parking Areas. Off-street parking for at least two motor vehicles shall be provided at each mobile home lot and off-street parking areas for additional vehicles of park occupants and guests shall be provided where street rights-of-way are of insufficient width for such purposes.
10. 
Walks.
A. 
General Requirements. All parks shall provide safe, convenient, all-season pedestrian access of adequate width for intended use, durable and convenient to maintain, between individual mobile homes, the parks streets and all community facilities provided for park residents. Sudden changes in alignment and gradient shall be avoided.
B. 
Common Walk System. Where pedestrian traffic is concentrated, and a common walk system is provided, such common walks shall have a minimum width of 3 1/2 feet.
C. 
Individual Walks. All mobile home lots shall be connected to common walks, or to streets, or to driveways or parking spaces connecting to a paved street. Such individual walks shall have a minimum width of three feet.
11. 
Construction of Mobile Home Lots. Each mobile home lot within the park shall have a minimum lot area as follows:
A. 
With centralized water and sewage systems: 6,000 square feet.
B. 
With centralized sewage and on-lot water: 15,000 square feet.
C. 
With centralized water and on-lot sewage: 20,000 square feet.
D. 
With both on-lot water and sewage systems: 35,000 square feet.
12. 
Recreational Area. A recreational area or areas, with suitable facilities, shall be maintained within the park for the use of all park residents.
[Ord. 121, 5/1/1971, § 6]
1. 
General Requirements. An adequate supply of water shall be provided for mobile homes, service buildings and other accessory facilities as required by this Part. Where a public water supply system of satisfactory quantity, quality and pressure is available, connection shall be made hereto and its supply shall be exclusive. Where a satisfactory public water system is not available, the development of a private water supply system shall be approved by the Pennsylvania Department of Health or other authorities having jurisdiction.
A. 
[Copy appears to be missing - needs to be supplied].
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. 
No well-casings, pumps, pumping machinery or suction pipes shall be placed in any pit, room or space extending below ground level; nor in any room or space above ground which is walled in or otherwise enclosed, unless such above ground rooms have free drainage by gravity to the surface of the ground.
D. 
Water supply treatment, if necessary, shall be in accordance with the requirements of the Pennsylvania 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 20 pounds per square inch, under normal operating conditions, at service buildings and other locations requiring potable water supply.
4. 
Individual Water-Riser Pipes and Connections.
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 insuring 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 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 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.
D. 
A shutoff value below the frost line shall be provided near the water-riser pipe on each mobile home lot. Underground stop-and-waste-valves are prohibited unless their type of manufacturer and their method of installation are approved.
[Ord. 121, 5/1/1971, § 7]
1. 
General Requirements. An adequate and safe sewage system shall be provided in all parks for conveying and disposing of sewage from mobile homes, service buildings and other accessory facilities. Such system shall be designed, constructed and maintained in accordance with the Pennsylvania Department of Health or local health regulations.
2. 
Individual Sewer Connections.
A. 
Each mobile home lot shall be provided with at least a three-inch diameter sewer riser pipe. 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 nominal inside diameter of not less than three inches and the slope of any portion thereof shall be at least 1/4 inch per foot. All joints shall be watertight.
C. 
All materials used for sewer connections shall be semi-rigid, corrosive resistant, nonabsorbant and durable. The inner surface shall be smooth.
D. 
The sewer riser pipe shall be plugged 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.
3. 
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 approved materials by the Pennsylvania Department of Health and shall have watertight joints.
4. 
Sewage Treatment and/or Discharge. Where the sewer lines of the mobile home park are not connected to a public sewer, all proposed sewage disposal facilities shall be approved by the Pennsylvania Department of Health prior to construction.
[Ord. 121, 5/1/1971, § 8]
The storage, collection and disposal of refuse in the mobile home park shall be so conducted as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards or air pollution and shall comply with the Pennsylvania Department of Health regulations governing mobile home parks and also any Township ordinances governing storage, collection or disposal of refuse.
[Ord. 121, 5/1/1971, § 9]
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 with the requirements of the Pennsylvania Department of Health regulations governing mobile home parks.
[Ord. 121, 5/1/1971, § 10; as amended by Ord. 127, 3/12/1973, § 10]
1. 
Installation Requirements. If a mobile home is erected and maintained as a single-family dwelling house outside a mobile home park, the following requirements shall be met:
A. 
The tract upon which the mobile home is installed shall conform with the following minimum lot size requirements:
(1) 
With centralized water and sewage systems: 7,500 square feet.
(2) 
With centralized sewage and on-lot water: 15,000 square feet.
(3) 
With centralized water and on-lot sewage: 20,000 square feet.
(4) 
With both on-lot water and sewage systems: 35,000 square feet.
B. 
The mobile home shall be installed so as to conform with all front yard, side yard and rear yard set back lines applicable to immobile housing in that district or zone, if any.
C. 
The mobile home shall be installed upon, and securely fastened to, a frost-free foundation or footer, and in no event shall it be erected on jacks, loose blocks or other temporary materials.
D. 
Within 90 days after a mobile home has been installed or after a permit has been granted, whichever is earlier, it shall be equipped with skirts of an approved material and construction which will completely enclose the undercarriage of the structure.
E. 
The mobile home shall be connected to public water and sewer systems, if available. If not, the owner shall provide a potable water supply from his own, or an adjacent well, and shall provide a septic system that shall meet the standards of the local health department and/or the Pennsylvania Department of Health.
F. 
Any garage, utility shed or other outbuilding constructed on the tract shall conform with the standards applicable to such structures as contained in the Township Building Ordinance [Chapter 5] and/or Zoning Ordinance [Chapter 27], if any. In the absence of such ordinances, any garage or utility shed, or other outbuilding, shall be of design and appearance compatible with the mobile home.
G. 
Any single on-lot mobile home shall meet the specifications for manufacture of mobile homes as set forth in the United States Institute Standards for Mobile Homes, USA Standard A 119.1-1959, NFPA No. 510D-1968, and subsequent modification or amendment of such standards.
H. 
No unoccupied mobile home shall be parked or stored anywhere in the Township except in a mobile home park.
2. 
Building Permit. No mobile home shall be erected on a single lot unless a building permit is first obtained in accordance with the Township ordinance.
3. 
Recreational Vehicles. No recreational vehicle shall be erected and maintained for living purposes in this Township except in a duly licensed mobile home park. Unoccupied recreational vehicles may be parked or stored in a private garage, carport or rear or side yard, but same shall not be stored or parked on a public street or in the front yard of a residential dwelling. No recreational vehicle shall be used for living purposes for a continuous period of 90 days.
[Ord. 121, 5/1/1971, § 11; as amended by A.O.]
1. 
Responsibilities of the Park Management.
A. 
The person to whom a license for a mobile home park is issued shall operate the park in compliance with this Part and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition.
B. 
The park management shall supervise the placement of each mobile home on its mobile home lot which includes securing it stability and installing all utility connections.
C. 
The park management shall give the inspector free access to all mobile home lots, service buildings and other community service facilities for the purpose of inspection.
D. 
The management shall maintain a register containing the names of all park occupants. Such register shall be available to any authorized person inspecting the park. The management shall notify the appropriate officer, in accordance with state and local taxation laws, of the arrival and departure of each mobile home.
2. 
Removal of Mobile Homes. No mobile home, whether installed on a single lot or in a mobile home park, shall be removed from the Township without first obtaining a permit from the Township Tax Collector, as required by Act No. 54, 1969, of the Pennsylvania General Assembly. Such permit shall be issued upon payment of a fee which shall be determined, from time to time, by resolution of the Board of Supervisors, and real estate taxes assessed against the home and unpaid at time the permit is requested.
[Ord. 121, 5/1/1971, § 12; as amended by A.O.]
Any person, firm or corporation who shall violate any provision of this Part, 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 Part continues or each section of this Part which shall be found to have been violated shall constitute a separate offense.