[Ord. 690, 9/10/2009]
An application for development of a lot or parcel of land for mobile home park purposes shall be made and approved or approved as modified before any zoning permit for such use shall be issued. This chapter shall govern the processing of all applications for mobile park development, and is accordingly incorporated herein in its entirety.
[Ord. 690, 9/10/2009]
In addition to the requirements contained in this chapter, an application for preliminary and final approval of a mobile home park shall indicate by drawings, diagrams, maps, text, affidavit or other legal document, the following:
A. 
That the parcel or lot for which application is made is held in single and separate ownership.
B. 
The placement, location, and number of mobile home lots and mobile home pads on a layout map of the parcel at a scale of one inch to 50 feet.
C. 
The location and dimension of all driveways, pedestrianways, curbs, sidewalks, and access roads with notation as to type of impervious cover.
D. 
The location and dimension of all parking facilities.
E. 
The location, dimension, and arrangement of all areas to be devoted to lawns, buffer strips, screen planting, and recreation.
F. 
Location and dimension of all buildings existing or proposed to be built, and location and description of all existing tree masses and trees of over six-inch caliper.
G. 
Proposed provisions for handling of stormwater drainage, street and on-site lighting, water supply, and electrical supply in the form of written and diagrammatic analysis with calculations and conclusions prepared by a registered professional engineer.
H. 
Proposed provisions for treatment of sanitary sewage together with proof that the treatment and disposal of such sewage meets with and has the approval of the Bucks County Department of Health and PA DEP, consistent with the Township Act 537 Sewage Facilities Plan.
I. 
Grading plan of entire site based on field-run topographic survey, minimum two-foot contour interval.
J. 
Collection of solid waste, refuse, trash, etc., including location of collection points, description of refuse units, method of planting or other screening, and schedule of collection times.
[Ord. 690, 9/10/2009]
1. 
A mobile home park shall have an area of not less than 20 contiguous acres of land.
2. 
There shall be not more than five mobile homes per net acre being the maximum density permitted on the buildable portion of the site as determined by this Part 7 and Chapter 27, Zoning.
3. 
There shall be no other mobile home unit within 25 feet from all walls of any other mobile home and no mobile home within 25 feet from any other structure, porch, patio, roof, deck, or additional building or construction of any nature whatsoever. No mobile home shall be less than 25 feet from the curbline.
4. 
At least 20% of the remaining gross area of each mobile home park, after subtraction of required buffer areas, shall be set aside as common open space for the use and enjoyment of the residents of the mobile home park. Such common open space shall be substantially free of structures except for those designed for recreational purposes. The open space shall be subject to Part 21 of Chapter 27, Zoning.
5. 
Buffers shall comply with § 22-523 of this chapter.
[Ord. 690, 9/10/2009]
1. 
Provisions shall be made for safe and efficient circulation to and from public streets and highways serving the mobile home park development without causing interference or confusion with the normal traffic flow.
2. 
The entrance road or area connecting the park with a public street or road shall have a minimum pavement width of 34 feet for a depth of at least 100 feet from the public street or road.
3. 
Street construction and design.
A. 
Grades. Grades of all streets within a mobile home park shall be sufficient to insure adequate surface drainage, but shall not be more than 6%. Short sections of roadway with a maximum grade of 10% may be permitted where necessitated by topography, provided traffic safety is assured by appropriate surfacing and intermittent leveling areas.
B. 
Curves.
(1) 
Horizontal. Whenever an internal street is deflected in excess of 5°, connections shall be made by horizontal curves having minimum center-line radii of 150 feet.
(2) 
Vertical curves shall be used at changes of grade exceeding 1% and shall be designed in accordance with § 22-507, Subsection 4.
C. 
Within 50 feet of an intersection, intersecting streets shall be at approximately right angles. A distance of at least 150 feet shall be maintained between the center lines of off-set intersecting streets. Intersections of more than two streets at one point shall be prohibited.
D. 
All internal streets and roadways shall be constructed of concrete or macadam in accordance with Warminster Township Specifications and Design Standards. All internal streets shall be constructed with curbs per § 22-505, Subsection 3.
4. 
Illumination of streets. All mobile home parks shall be furnished with lighting fixtures so spaced and so equipped with luminaries as will provide adequate levels of illumination throughout the park for the safe movement of vehicles and pedestrians at night.
5. 
Clear sight triangle. No structure, fence, tree, shrub or other planting shall be maintained between a line two feet above the street level and a plane seven feet above the street level so as to interfere with traffic visibility across the corner within the triangle bounded by the intersecting street lines and a straight line drawn between points on each street 75 feet from the intersection of said street lines.
[Ord. 690, 9/10/2009]
1. 
Off-street parking for at least two motor vehicles shall be provided at each mobile home site. Each parking stall shall be at least nine feet by 18 feet and shall be of either concrete or macadam construction, which shall be specified on the plan. Off-site common parking areas may be provided in lieu of parking slots at each mobile home site, but in such case parking slots shall be provided at the ratio of two slots for each mobile home site not equipped with on-site parking.
2. 
Additional parking spaces for vehicles of nonresidents shall be provided at the rate of four spaces for each 10 units. Such parking spaces may be provided either:
A. 
On-street, on one side only, in which case the road width requirements specified in § 22-505, Subsection 3, shall be increased by adding eight feet to the paved width.
B. 
In the event that such additional parking spaces are provided off-street, then parking shall be prohibited on internal roads, and it shall be the duty of the owner or operator of the mobile home park to enforce this provision.
3. 
All mobile home parks shall provide safe, convenient, all-season pedestrian walkways of adequate width for their intended use, durable and convenient to maintain, between the park streets and all community facilities for park residents. Such walkways shall be of a concrete construction of four inches on a four-inch stone base constructed to Township standards.
A. 
Where pedestrian traffic is concentrated, each walk shall have a minimum width of five feet.
B. 
All mobile home sites shall be connected to common walks and to streets or to driveways connecting to a paved street. Each such walk shall have a minimum width of 3 1/2 feet.
[Ord. 690, 9/10/2009]
The ground surface on all parts of every mobile home park shall be graded and equipped to drain all surface water in a safe, efficient manner. The provisions of this chapter and Chapter 26, Part 4, Stormwater Management, shall be applicable to all mobile home park developments, and are accordingly incorporated herein by reference.
[Ord. 690, 9/10/2009]
1. 
Wherever an existing public water system is geographically and economically accessible to the proposed mobile home park, a distribution system connecting thereto shall be designed to furnish an adequate supply of water to each mobile home and all service buildings with adequate main sizes and fire hydrant locations to meet the specifications of the Warminster Township Municipal Authority.
2. 
Where a satisfactory public water supply system is not available, a mobile home park shall be served by a private water supply system which shall meet all the applicable requirements and regulations of state and county agencies having jurisdiction and the Warminster Township Municipal Authority.
[Ord. 690, 9/10/2009]
1. 
The proposed mobile home park shall utilize the public sanitary sewage collection system operated by the Warminster Township Municipal Authority.
2. 
The internal sanitary collection system must be designed to meet the "Standard Specifications for Sanitary Sewer Construction" approved by the Warminster Township Municipal Authority.
[Ord. 690, 9/10/2009]
All utilities shall be installed and maintained in accordance with the utility company specifications regulating such systems, and all shall be underground.
[Ord. 690, 9/10/2009]
1. 
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 hilly or wooded areas, land which is left in its natural state. Such location and design shall be subject to the provisions of §§ 22-603 and 22-604 of this chapter and Chapter 27, Zoning, Part 21.
2. 
Buffered setbacks shall consist of a visual screen of mixed evergreen and deciduous plant materials of varying species in accordance with § 22-523 of this chapter.
A. 
The plantings shall be maintained permanently and replaced within one year in the event of death of any plant material. Plantings shall not be placed closer than three feet from any property line.
B. 
All existing deciduous and evergreen trees above two inches in caliper and/or six feet in height shall be preserved in the buffer areas, except where clearance is required to insure sight distance.
[Ord. 690, 9/10/2009]
1. 
Where a service building is provided, it must contain at least one water closet and lavatory for each sex and adequate storage areas for occupants of the park. In addition, the owner may provide showers, laundry facilities, management office, repair shop, indoor recreational facilities, and/or commercial uses to supply essential goods and services to park residents only. It is also recommended that the applicant provide sheltered waiting areas for transportation and a mail box area for residents.
2. 
Construction requirements and maintenance. Construction of service buildings shall be in compliance with all applicable building codes, plumbing codes, etc., and shall be maintained in a clean, sanitary, and structurally safe condition.
[Ord. 690, 9/10/2009]
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 35 P.S. § 1329.1 et seq., the Propane and Liquefied Petroleum Gas Act, as it may be amended; and to the regulations therefor promulgated by the Pennsylvania Department of Labor and Industry, or its successor, as may be amended; and to the Pennsylvania Uniform Construction Code regulations as adopted by Warminster Township pertaining to liquefied petroleum gas systems.
[Amended by Ord. 737, 1/19/2017]
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 Pennsylvania Uniform Construction Code as adopted by Warminster Township pertaining to liquefied petroleum gas systems 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 homes shall be well supported and protected against mechanical injury. Undiluted liquefied petroleum gas in liquid form shall be conveyed through piping equipment or systems in mobile homes.
(4) 
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.
(5) 
No liquefied petroleum gas vessel shall be stored or located inside or beneath any storage cabinet, car port, mobile home or any other structures.
(6) 
All piping shall be copper and all pipe connections shall be a flare type.
2. 
Fuel oil supply systems.
A. 
All fuel oil supply systems provided for mobile homes, service buildings or other structures shall be installed and maintained in conformity with the rules and regulations of the governmental authority having jurisdiction.
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 or 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 be not 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.
[Ord. 690, 9/10/2009]
1. 
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. Placement of fire hydrants shall be subject to review by the Fire Marshal and Warminster Township Municipal Authority.
2. 
Portable hand-operated fire extinguishers of a type suitable for use on oil fires and approved by the Warminster Township Fire Marshal 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.
[Ord. 690, 9/10/2009]
1. 
No tree masses or portions thereof with an average tree caliper of four inches or greater shall be cleared unless clearly necessary for effectuation of the proposed mobile park development. Applicants shall make all reasonable efforts to harmonize their plans with the preservation of existing trees.
2. 
In addition to plantings for buffered setbacks, a mobile home park shall be provided with the following landscaping requirements:
A. 
Disturbed topsoil shall be stockpiled and replaced after construction.
B. 
Deciduous trees of varying species shall be planted within the mobile home park at the ratio of two per mobile home pad. In the event that a substantial portion of the tract is wooded and a substantial number of trees remain after development, the Board of Supervisors may modify this requirement.
C. 
Deciduous and/or evergreen shrubs of varying species shall also be planted within the mobile home park at the ratio of at least four per mobile home pad.
D. 
Planting of landscape materials shall be in accordance a plan prepared by a registered landscape architect.
[Ord. 690, 9/10/2009]
1. 
It shall be unlawful for any person to construct, alter, extend or operate a mobile home park within Warminster Township unless and until he obtains:
A. 
A valid permit issued by the Bucks County Department of Health, in the name of the operator, for a specified construction, alteration or extension proposed.
B. 
A permit issued by Warminster Township Zoning Officer in the name of the operator, which shall not be issued until a copy of the Health Department permit has been furnished, all permits for water supply and sewage systems have been obtained, and all other requirements contained herein have been complied with, and final approval of the application has been granted by the Board of Supervisors.
2. 
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 the Warminster Township Zoning Officer 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 Part 7. The license so issued shall be valid for one year from the date of issuance.
3. 
Fees.
A. 
Fees for the initial application and preliminary and final approvals shall be prescribed by resolution by the Board of Supervisors of Warminster Township.
B. 
The fee for the annual license shall be prescribed by resolution of the Board of Supervisors and shall be submitted to the Zoning Officer with the application for the annual license.
4. 
Inspection.
A. 
Upon notification to the licensee, manager or person in charge of a mobile home park, a representative of Warminster Township may inspect a mobile home park at any reasonable time to determine compliance with this Part 7.
B. 
Upon receipt of the application for an annual license and before issuing such annual license, the Zoning Officer or other designated representative of Warminster Township shall make an inspection at the mobile home park to determine compliance with this Part 7. The Zoning Officer or other representative shall thereafter notify the licensee of any instances of noncompliance with this Part 7 and shall not issue the annual license until the licensee has corrected all such violations.
[Ord. 690, 9/10/2009]
The operator and owner shall be responsible for maintaining all common facilities, including but not limited to roads, parking areas, sidewalks, pathways, common open space, water supply and sewage disposal systems, stormwater management system, and service building in a condition of proper 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 operator or licensee of the particulars of any such violation.
[Ord. 690, 9/10/2009]
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.
[Ord. 690, 9/10/2009]
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 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 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.
2. 
In the event of noncompliance with an order pursuant to this Part 7, whether a thirty-day order or an order to correct violations forthwith, the Township may forfeit the maintenance bond and use the proceeds thereof to effect correction of the violations.
[Ord. 690, 9/10/2009]
1. 
The person to whom a license for a mobile home park is issued shall operate the park in compliance with this Part 7 and shall provide adequate supervision to maintain the park, its facilities, and equipment in good repair and in a clean and sanitary condition.
2. 
The park management shall supervise the placement of each mobile home on its home site which includes securing its stability and installing all utility connections.
3. 
The park management shall give the Warminster Township Zoning Officer or his designee free access to all mobile home sites, service buildings, and other service facilities for the purpose of inspection.
4. 
The mobile home park operator shall maintain a register of all occupants and notify the Board of Supervisors, in writing, of the name of the owner of each mobile home in the park and of the arrival and departure of each mobile home.
5. 
The person to whom a license for a mobile home park is issued shall be the person responsible for any violations of this Part 7 and shall be liable for prosecution thereof.
6. 
The park management shall make provisions so that all park streets shall be maintained in passable condition and snow shall be removed commensurate with Township requirements.
7. 
A copy of this Part 7 and copies of all rules and regulations of the mobile home park management shall be posted at a place accessible to all park occupants.
[Ord. 690, 9/10/2009]
No mobile home, in a mobile home park, shall be removed from Warminster Township without first obtaining a permit from the Township Tax Collector, as required by Act 54, 1969 of the Pennsylvania General Assembly.[1] Such permit shall be issued upon payment of a fee to be established from time to time by resolution of the Board of Supervisors and taxes assessed against the home and all occupants thereof remaining unpaid at the time the permit is requested.
[1]
Editor's Note: See 72 P.S. § 5433.617a(c).
[Ord. 690, 9/10/2009]
Upon repeated violations by the same permittee, his right to the issuance of a permit, or to continue operation under a permit, 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.