[HISTORY: Adopted by the Board of Supervisors of the Township of Bridgewater 1-16-1991 by Ord. No. 1-91B; amended in its entirety 4-4-2016 by Ord. No. 1-91-B Amended. Subsequent amendments noted where applicable.]
As used in this chapter, the following terms shall have the meanings indicated, unless a different meaning clearly appears from the context:
- Suitable for habitation with a reasonable level of assurance that home is safe from possible health and safety issues.
- The written approval, as issued by the Township Supervisors or their agent, authorizing a person to operate and maintain a mobile home park under the provisions of this chapter.
- MANUFACTURED HOME
- A factory-built structure that meets habitability guidelines as published by the Department of Community and Economic Development, issued under Section 5 of the Manufactured Housing Improvement Act (35 P.S. § 1658.5, as amended May 9, 2012).
- MANUFACTURED/MOBILE HOME
- A single-family dwelling which is designed after assembly and fabrication, for transportation on streets and highways on its own running gear, and which may be temporarily affixed to real estate, used for nontransient residential purposes, and constructed with the same, or similar, electrical, plumbing, and sanitary facilities as immobile housing.
- MANUFACTURED/MOBILE HOME PARK
- Any plot of ground which is leased or rented and upon which two or more mobile homes, occupied for dwelling or sleeping purposes, are located.
- MANUFACTURED/MOBILE HOME SPACE
- A plot of ground within a mobile home park, designated for the accommodation of one mobile home and leased or rented for that purpose.
- Any individual, firm, trust, partnership, corporation, company, association, or other legal entity which rents or leases spaces in a mobile home park.
- SERVICE BUILDING
- A structure which contains operational, office, recreational, sanitary, maintenance, or other facilities built for the use of the mobile home park residents or owner.
- SEWER CONNECTION
- 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.
- TOWNSHIP AGENT
- Person or organization appointed by Township Supervisors to enforce ordinances and codes approved by the Board.
- WATER CONNECTION
- All pipes, fittings and appurtenances from the water riser pipe to the water inlet pipe of the distribution system within the mobile home.
- WATER RISER PIPE
- That portion of the water service pipe which extends vertically to the ground elevation and terminates at a designated point on each mobile home lot.
- WATER SERVICE PIPE
- All pipes, fittings, valves and appurtenances from the water main of the park distribution system to the water outlet of the distribution system within the mobile home.
License required. It shall be unlawful for any person to maintain, construct, alter or extend any manufactured/mobile home park within the limits of the Township of Bridgewater unless he holds a license issued by the Township or their agent in the name of such person for the specific maintenance, construction, alteration or extension proposed. The municipal license shall be conspicuously posted in the office or on the premises of the manufactured/mobile home park at all times.
Application to Bridgewater Township. The applicant shall also submit an application to the Township Supervisors or their agent using a form furnished by the Township for a license to operate a manufactured/mobile home park in the Township of Bridgewater. Applicant must submit proof of approval from the Susquehanna County Planning Commission.
License renewal. The license shall be renewed annually by the Township or their agent upon furnishing of proof by the applicant that his park continues to meet the standards prescribed by this chapter.
Inspection of manufactured/mobile home parks. The Township agent may inspect a manufactured/mobile home park at reasonable intervals, and at reasonable times, to determine compliance with this chapter.
Compliance of existing manufactured/mobile home parks.
Manufactured/mobile home parks in existence at the date of adoption of this chapter may be continued so long as they otherwise remain lawful.
Any subsequent new construction, alteration or extension of an existing manufactured/mobile home park shall comply with the provisions of the Bridgewater Township land use regulations in effect at the time and the Susquehanna County Subdivision and Land Development Ordinance.
Any existing manufactured/mobile home park which in the opinion of Township Supervisors creates a safety hazard shall be required to comply with this chapter within a reasonable period of time as determined by the Township.
Individual manufactured/mobile homes. Individual manufactured/mobile homes permitted in areas as set forth in the land use regulations and not located in a manufactured/mobile home park shall not be required to obtain a manufactured/mobile home park license; however, they shall be required to obtain building permits as prescribed by the Bridgewater Township ordinances. Individual manufactured/mobile homes shall comply with all other applicable county and municipal ordinances and regulations governing single-family homes.
Inspection; revocation of license appeals.
Whenever, upon inspection of any manufactured/mobile home park, it is determined that conditions or practices exist which are in violation of any provision of their ordinance, or of any regulations adopted pursuant thereto, the Township Supervisor or their agent shall give notice in writing in accordance with the provisions of this chapter to the person to whom the license was issued, advising him/her that unless such conditions or practices are corrected within a reasonable period of time specified in the notice, the license to operate in the Township of Bridgewater shall be suspended. At the end of such period, such manufactured/mobile home park shall be inspected, and, if such conditions or practices have not been corrected, the Township Supervisors shall suspend the license and give notice in writing of such suspension to the person to whom the license is issued. For non-Building-Code issues, the licensee or applicant may appeal the decision of the Township Supervisors or their agent petitioning for a hearing within 21 days of the decision. Within 45 days of the petition, the Township shall hold a hearing and render its decision.
Appeals for Building Code issues will be reviewed by the UCC Building Code Appeals Board which is in place at the time of the appeal. These appeals will follow the procedures established by the regulations governing UCC appeals.
A schedule of fees for applications, licenses and/or inspections shall be established by the Township pursuant to a resolution and will include, but not limited to:
Application for the manufactured/mobile home park license shall be filed with the Township or their agent with 10 copies. The application shall be in writing, signed by the owner and shall include the following:
Name and address of the owner;
Location and legal description of the mobile home park;
Plans and specifications of all buildings, improvements and facilities constructed or to be constructed within the mobile home park; and
Such further information as may be requested by the various municipal, county, and state agencies to enable them to determine if the proposed park will comply with legal requirements.
General requirements. An adequate supply of water shall be provided for manufactured/mobile homes, service buildings, and other accessory facilities as required by this chapter. Where a public water supply system of satisfactory quantity, quality and pressure is available, connection shall be made thereto and its supply shall be used exclusively. Where a satisfactory public water supply system is not available, the development of a private water supply system shall be approved by the Pennsylvania Department of Environmental Resources or other authorities having jurisdiction over water supply systems.
Fire hydrants. Where a public supply of water is provided, fire hydrants shall be installed as agreed upon by the Township Supervisor and the agency responsible for supplying water.
Individual water-riser pipes and connections.
Individual water-riser pipes shall be located within the confined area of the manufactured/mobile home stand at a point where the water connection will approximate a vertical position, thereby ensuring the shortest water connection possible and decreasing susceptibility to water pipe freezing.
The water-riser pipe shall have a minimum inside diameter of 3/4 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.
Adequate provisions shall be made to prevent freezing of service lines, valves and riser pipe and to protect risers from heaving and shoving actions of ground during freezing weather. Surface drainage shall be diverted from the location of the riser pipe.
A shutoff water valve below the frost lines shall be provided near the water-riser pipe in each mobile home lot. Underground stop-and-waste valves are prohibited unless their types of manufacture and their method of installation are approved by the Township.
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.
The sewer connection (See § 200-1 for definition.) shall have a 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.
All materials used for a sewer connection shall be semi-rigid, corrosive resistant, nonabsorbent and durable. The inner surface shall be smooth.
Provisions shall be made for plugging the sewer riser pipe when a mobile home does not occupy the lot. Surface drainage shall be diverted away from the riser.
General requirements. Every park shall contain an electrical wiring system consisting of wiring, fixtures, equipment and appurtenances which shall be installed and maintained in accordance with the Township, county, and state legislation regulating such systems.
Power distribution lines. Main power lines not located underground shall be suspended at least 18 feet above the ground, and shall have a minimum vertical clearance of eight feet above any mobile home, service building or other structure.
The requirements of this section shall apply to service buildings, recreation buildings and other community service facilities when constructed such as: management offices, repair shops and storage areas; laundry facilities; and indoor recreation areas.
All structural requirements shall be in accordance with the Township, county or state requirements regulating same.
The storage, collection, and disposal of refuse in the manufactured/mobile home park shall be so managed as to not create health hazards, rodent harborages, insect-breeding areas, accident or fire hazards or air pollution, and shall be in accordance with Township ordinances. Reference: Section 308 of the International Property Maintenance Code adopted by ordinance, November 3, 2003.
Fire protection provisions shall be in accordance with the Township, county, and state regulations.
All piping from outside fuel storage tanks or cylinders to manufactured/mobile homes shall be copper or other acceptable metallic tubing and shall be permanently installed and securely fastened in place. All fuel storage tanks or cylinders shall be securely fastened in place and shall not be located inside or beneath the mobile home or less than five feet from any mobile home exit.
The person to whom a license for a manufactured/mobile home park is issued shall operate the park in compliance with this chapter and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition.
The park management shall supervise the placement of each manufactured/mobile home on its manufactured/mobile home stand which includes securing its stability and installing all utility connections per the Building Code in effect at the time.
The park management shall give the Township or their agent free access to all manufactured/mobile home lots, service buildings and other community service facilities for the purpose of inspection.
The management shall maintain a register containing the names and addresses of all park occupants. Such register shall be available to any authorized person inspecting the park.
Whenever, upon inspection of any manufactured/mobile home park, it is determined that conditions or practices exist which are in violation of any provision of this chapter, or of any regulations adopted pursuant thereto, the Township Supervisor or agent shall give notice in writing to the person to whom the license was issued, advising them that unless such conditions or practices are corrected within the period of time specified in the notice, the license to operate shall be suspended. At the end of such period, such mobile home park shall be reinspected and, if such conditions or practices have not been corrected, the Township Supervisor or agent shall suspend the license and give notice in writing of such suspension to the person to whom the license is issued. An aggrieved party may file an appeal to the Township. (See § 200-2G.)
Any person, firm or corporation who shall violate any provision of this chapter shall, upon conviction thereof, be sentenced to pay a fine not more than $600, and in default of payment, to imprisonment for a term not to exceed 30 days. Each day that a violation of this chapter continues shall constitute a separate offense.
All manufactured/mobile homes going into the park shall require a building permit from the Bridgewater Township Supervisors or their agent.
Owners of said manufactured/mobile home park shall furnish the Township with a listing of all tenants yearly.
Prohibited manufactured/mobile homes. Manufactured/mobile homes shall be prohibited that:
New manufactured/mobile homes must comply with Act 158 of 2004.
Relocated manufactured/mobile homes must comply with habitability guidelines as published by the Pennsylvania Department of Community and Economic Development (DCED). Reference: The Manufactured Housing Improvement Act (35 P.S. § 1658.5, as amended May 9, 2012).
All manufactured/mobile homes must have been constructed to "manufactured home construction and safety standards (HUD Code)" and bear the manufacturer's certification label(s).
All parks shall be maintained free of nuisances such as excessive heat, glare, or vibration, smoke, toxic matter, radiation and fire or explosive hazards.
No part of any manufactured mobile home park shall be used for nonresidential purposes except such uses that are required for the direct servicing and well-being of park residents and for management and maintenance of the park. Exceptions to this will be provisions for a manufactured mobile home sales office and display area.
The provisions of this chapter supersede the provisions of the Susquehanna County Subdivision and Land Development Ordinance.
This chapter shall become effective on the 5th day of April, 2016.