[Ord. 121, 5/1/1971, § 1]
The legally designated health authority of Pennsylvania,
such as the Pennsylvania Department of Health, or the authorized representative
of Lower Mt. Bethel Township.
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.
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.
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.
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.
An individual, firm, trust, partnership, public or private
association or corporation or other entity.
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."
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:
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:
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.
