[Ord. 559, 9/4/2012]
Unless otherwise expressly stated, the following words and phrases
shall be construed throughout this part to have the meanings herein
indicated. The singular shall include the plural, and the plural shall
include the singular. The past tense shall include the future tense.
The word "shall" is always mandatory.
A parcel or parcels of land or an area of water or a combination
of land and water within a development site and designed and intended
for the use or enjoyment of residents of a development, not including
streets, off-street parking areas, and areas set aside for public
facilities.
The legal or beneficial owner or owners of land, including
the holder of an option or contract to purchase (whether or not such
option or contract is subject to any condition), a lessee if he is
authorized under the lease to experience the rights of the landowner,
or other person having a proprietary interest in the land.
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.
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.
A concrete pad at least six inches in thickness of 4,000
psi concrete with six inches stone base on compacted subbase, with
at least six tie-down rings to which the mobile home shall be secured,
and at least equal in length and width to the dimension of the mobile
home to be placed thereon. The space between the base of the mobile
home and top of the concrete pad shall be completely enclosed, except
for approved vents, by means of skirting of compatible material and
design around the outside perimeter, or by means of a cinder or concrete
block skirt.
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.
[Ord. 559, 9/4/2012]
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. 559, 9/4/2012]
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. 559, 9/4/2012]
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.
3.
There shall be no other mobile home unit within 15 feet from all
walls of any other mobile home, and no mobile home within 15 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 Chapter 27, Zoning.
5.
Buffers shall comply with this chapter.
[Ord. 559, 9/4/2012]
1.
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.
2.
Street construction and design.
A.
Grades. Grades of all streets within a mobile home park shall be
sufficient to ensure 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.
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 offset 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 Lower Southampton Township Specifications
and Design Standards.
3.
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.
4.
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. 559, 9/4/2012]
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 Chapter 27, Zoning, 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-inch on a four-inch stone base constructed to
Township standards.
[Ord. 559, 9/4/2012]
The provisions of this chapter and Chapter 17, Stormwater Management, shall be applicable to all mobile home park developments and are accordingly incorporated herein by reference.
[Ord. 559, 9/4/2012]
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 Lower Southampton 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 Lower Southampton
Municipal Authority.
[Ord. 559, 9/4/2012]
1.
The proposed mobile home park shall utilize the public sanitary sewage
collection system operated by the Lower Southampton Municipal Authority.
2.
The internal sanitary collection system must be designed to meet
the "Standard Specifications for Sanitary Sewer Construction" approved
by the Lower Southampton Municipal Authority.
[Ord. 559, 9/4/2012]
All utilities shall be installed and maintained in accordance
with the utility company specifications regulating such systems, and
all shall be underground.
[Ord. 559, 9/4/2012]
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 Chapter 27, Zoning.
2.
Buffered setbacks shall consist of a visual screen of mixed evergreen
and deciduous plant materials of varying species in accordance with
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 ensure sight distance.
[Ord. 559, 9/4/2012]
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 mailbox 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. 559, 9/4/2012]
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; and to the regulations therefor
promulgated by the Pennsylvania Department of Labor and Industry,
or its successor, as may be amended; and to the BOCA Building Code
regulations as adopted by Lower Southampton Township pertaining to
liquefied petroleum gas systems.
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 BOCA Building Code regulations (Chapter 5) as adopted by Lower Southampton 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, carport, 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. 559, 9/4/2012]
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 Lower Southampton
Municipal Authority.
2.
Portable hand-operated fire extinguishers of a type suitable for
use on oil fires and approved by the Lower Southampton 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. 559, 9/4/2012]
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 with a plan
prepared by a registered landscape architect.
[Ord. 559, 9/4/2012]
1.
It shall be unlawful for any person to construct, alter, extend or
operate a mobile home park within Lower Southampton 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 the Lower Southampton 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 Lower Southampton 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. 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 Lower
Southampton 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 Lower Southampton Township
may inspect a mobile home park at any reasonable time to determine
compliance with this part.
B.
Upon receipt of the application for annual license and before issuing
such annual license, the Zoning Officer or other designated representative
of Lower Southampton Township shall make an inspection at the mobile
home park to determine compliance with this part. The Zoning Officer
or other representative shall thereafter notify the licensee of any
instances of noncompliance with this part and shall not issue an annual
license until the licensee has corrected all such violations.
[Ord. 559, 9/4/2012]
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. 559, 9/4/2012]
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. 559, 9/4/2012]
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,
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. 559, 9/4/2012]
1.
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.
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 Lower Southampton 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 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 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. 559, 9/4/2012]
No mobile home in a mobile home park shall be removed from Lower
Southampton Township without first obtaining a permit from the Township
Tax Collector, as required by Act 54 of 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 now 53 Pa.C.S.A. § 8821(d).
[Ord. 559, 9/4/2012]
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 Common
Pleas Court.
