No person, firm or corporation shall construct, maintain or operate a mobile home park within the Township without obtaining a mobile home park permit from both Southampton Township and the Department of Environmental Protection. The procedures for reviewing mobile home park plans shall be the same as for subdivision and land development plans in accordance with the provisions of this chapter. Unless specified in this article, the design standards and improvement requirements for mobile home parks shall be the same as for subdivision and land development projects in accordance with the provisions of this chapter.
Prior to the issuance of a mobile home park permit, plans shall be submitted to and approved by the Township in accordance with the requirements and procedures of this chapter regarding preapplication consultation, preliminary plans and final record plans. In addition to the site plan information required elsewhere in this chapter, the following information shall be provided on the plans:
A.
License and permit. It shall be unlawful for any person to construct, alter, extend, or operate any park unless he has been issued a permit by Southampton Township hereunder; and unless he complies with provisions of this chapter and regulations.
B.
Application to Southampton Township. Owner shall also make application to the Township Supervisors on the form furnished by said officials for permit to operate a park in the Township, designating the person within the Township upon whom service of notices and proceedings hereunder can be served.
C.
Inspection and issuance of permit. Upon receipt of such application, the Township Supervisors shall inspect applicant's proposed park to determine compliance with the provisions of this chapter. Upon approval, the Board of Supervisors shall issue a park permit to applicant which shall be valid for the period of one year thereunder. Upon determination that applicant does not comply with this chapter, the Board of Supervisors shall give notice with conditions required to be met prior to reconsideration of the application.
D.
Renewal permits. Renewal permits for a like period shall be issued by the Township Supervisors upon application and compliance with this chapter and state requirements.
E.
Applicability to existing parks.
(1)
Parks in existence upon effective date of this chapter will be required to meet standards of the Department of Environmental Protection and maintenance and operating standards of this chapter as a prerequisite to issuance of a permit or a renewal permit.
(2)
Park operation and maintenance and expansion of existing parks shall comply with this chapter.
(3)
Parks in existence, in operation, or approved under prior ordinance, at time of enactment of this chapter, whether or not issued a permit, shall, within 120 days after the effective date of this chapter, make application for permit hereunder and shall comply with provisions of this chapter applicable to parks in existence prior to enactment.
(4)
Any existing park which, in the opinion of the Board of Supervisors, creates a fire, health, or safety hazard shall be required to comply with the provisions of this chapter within a reasonable period of time as determined by the Board of Supervisors.
Every person holding a permit shall file notice, in writing, to the Township Supervisors within 10 days after having sold, transferred, given away, or otherwise disposed of interest in or control of any park. If the license is transferred by the Department of Environmental Protection, proof of such transfer shall be furnished to the Township Supervisors forthwith.
A.
On land laid out as a mobile home park, not served by a public or mobile treatment system, the land meeting the necessary percolation and soil survey requirements and approved by the Department of Environmental Protection, the lots shall not be less than 100 feet wide measured at the minimum required setback line nor less than 40,000 square feet in area, per mobile home unit, exclusive of streets and other public uses.
B.
On land laid out as a mobile home park, served by a public or mobile home park water system and not by a public or park sewerage collection and treatment system, the land meeting the necessary percolation and soil survey requirements and approved by the Department of Environmental Protection, the lots shall be not less than 75 feet wide measured at the minimum required setback line nor less than 20,000 square feet in area, per mobile home unit, exclusive of streets and other public uses.
C.
On land laid out as a mobile home park, served by both a public or mobile home park water system and a public or mobile home park sewerage collection and treatment system acceptable to the Department of Environmental Protection, the lots shall be not less than 60 feet wide measured at the minimum required setback line nor less than 5,000 square feet in area, per mobile home, unit exclusive of streets and other public areas.
[Amended 7-12-1994 by Ord. No. 1994-2]
A.
In a mobile home park, the setback lines must conform to any applicable zoning or mobile home park ordinance. Where no such ordinance exists, the minimum setback from the right-of-way line of a dedicated public street or highway shall be as follows:
C.
In a mobile home park, side and rear building lines shall be not less than 10 feet from the side and rear lot lines of each mobile home lot, and not less than 25 feet from the mobile home park property lines on the sides and rear not adjacent to a dedicated public street right-of-way.
A.
Park access. Each mobile home park planned for more than 10 mobile homes shall be provided with at least two points of ingress and egress and a distance of at least 150 feet shall be maintained between center lines of access streets.
B.
Lot access. All mobile home parks shall be provided with safe and convenient paved access streets to and from each and every mobile home lot. Alignment and gradient shall be properly adapted to topography.
C.
Streets. All collector streets within any mobile home park shall have a minimum right-of-way width of 60 feet and a minimum pavement width of 24 feet; all minor streets shall have a minimum right-of-way width of 50 feet and a minimum pavement width of 22 feet; all one-way streets shall have a minimum pavement width of 20 feet. In all other respects the streets shall be designed and paved in accordance with Southampton Township specifications and shall be kept in good repair. All streets within the mobile home park shall remain under single ownership with the park, unless dedicated to and accepted by the Township Supervisors.
A.
In a mobile home park, paved off-street parking areas shall be provided at the rate of two vehicular parking spaces for each mobile home lot.
B.
Each such off-street parking area shall contain at least 400 square feet and shall be located within 100 feet of the mobile home lot it is intended to serve.
A.
Sewer and water. All mobile homes in mobile home parks shall be connected to public or centralized sewer and water systems approved by the Department of Environmental Protection where such facilities are available in accordance with § 295-503 of this chapter.
B.
Electrical distribution and television service. All mobile home parks shall have underground electrical distribution systems and telephone service which shall be installed and maintained in accordance with the local company's specifications regulating such systems.
C.
Individual electrical connections.
(1)
Each mobile home lot shall be provided with an approved disconnecting device and overcurrent protective equipment. The minimum service per outlet shall be 120/240 volts AC 100 amperes.
(2)
All exposed non-current-carrying metal parts of mobile homes and all other equipment shall be grounded by means of an approved grounding connector run with branch circuit conductors or other approved methods of grounded metallic wiring. The neutral conductor shall not be used as an equipment ground for mobile homes or other equipment.
D.
Natural gas system. Any natural gas system shall be installed and maintained in accordance with the regulations and specifications of the company supplying said natural gas.
E.
Liquefied petroleum gas system. Liquefied petroleum gas systems provided for mobile homes, service buildings or other structures 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 LPG piping outside of the mobile homes shall be well supported and protected against mechanical injury. Undiluted liquefied petroleum gas liquid form shall not be conveyed through piping equipment and systems in mobile homes.
(4)
Any vessel containing liquefied petroleum gas shall be secured but not permanently fastened to prevent accidental overturning. Vessels with a capacity greater than 100 gallons must be placed no nearer than 10 feet from any building. Vessels with a capacity greater than 500 gallons are prohibited, and no mobile home shall have a total capacity greater than 500 gallons.
(5)
No LPG vessel shall be stored or located inside or beneath any storage cabinet, carport, mobile home or any other structure unless such installations are specifically approved by Southampton Township.
F.
Fuel oil supply systems. All fuel oil supply systems provided for mobile homes, servicing buildings and other structures shall be installed and maintained in conformity with the following regulations:
(1)
All piping from outside fuel storage tanks or cylinders to mobile homes shall be securely, but not permanently, fastened in place.
(2)
All fuel oil supply systems provided for mobile homes, service buildings and other structures shall have shut-off valves located within five inches of storage tanks.
(3)
All fuel storage tanks or cylinders shall be securely placed and shall not be less than 10 feet from any mobile home exit.
(4)
Storage tanks located in areas subject to traffic shall be protected against physical damage.
(5)
Storage tanks shall not be located under mobile homes.
B.
Exposed ground surface in all parts of every park shall be protected with a vegetation growth that is capable of preventing soil erosion and the emanation of dust during dry weather.
C.
Park grounds shall be maintained free of vegetation growth which is poisonous or which may harbor rodents, insects, or other pests harmful to man.
A.
In a mobile home park, no part of the park shall be used for a nonresidential purpose, except such uses that are specifically required for the direct servicing and well-being of park residents and for 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 an individual lot and connected to the pertinent utilities.
C.
No more than 5% of the mobile home lots in a mobile home park may be used for transient use, and all such transient uses shall attach to all water and sewage facilities, or the mobile home park shall provide for sanitary facilities in accordance with Department of Environmental Protection regulations.
Where a mobile home park is proposed, one accessory building may be erected within one of the side yards or rear yard, provided that such accessory building be located not less than five feet from the side or rear lot line or 10 feet from any building, except when an accessory building is erected within the side or rear yard adjacent to a side street on a corner lot, the accessory building shall be not less than the required front yard depth from the exterior side lot line. No building may be erected within an area designated in the mobile home park plan as a utility or drainage easement.
In a mobile home park all improvements, construction requirements, and engineering specifications for the improvements required shall be provided in accordance with Article V of this chapter and shall also provide the following additional improvements.
A.
Buffer strips.
(1)
In a mobile home park, a suitably screened or landscaped buffer strip at least 10 feet wide, approved by the Township shall be provided by the developer along all of the property lines separating the mobile home park from adjacent uses.
(2)
A required screen shall be composed of evergreen trees at least five feet in height. Such trees shall be planted offset in two parallel rows, with a six-foot minimum distance between the trunks of each of the plants, measured in one continuous direction. All required planted materials shall be well maintained and any that die or fail to survive shall be replaced within 12 months by the then-owner of the development with trees of original planting size.
B.
Walkways.
(1)
General requirements. All parks shall be provided with safe, convenient, all-season pedestrian walks of adequate width for intended use, durable and convenient to maintain between individual mobile home lots, the park streets and all community facilities provided for park residents. Sudden change in alignment and gradient shall be avoided.
(2)
Common walk system. A common walk system shall be provided and maintained between locations where pedestrian traffic is concentrated. Such common walks shall have a width of four feet.
(3)
Individual walks. All mobile home lots shall be connected to common walks, to paved streets, or to paved driveways or parking spaces connecting to a paved street. Such individual walks shall have a minimum width of two feet.
C.
Signs and lighting.
(1)
Signs may be permitted subject to the approval of the Township.
(2)
All means of ingress and egress, walkways, streets, and parking lots shall be adequately lighted during nighttime hours, by the use of luminaires each with a minimum rating of 8600 lumens, mounted at a minimum height of 16 feet. Park illumination for streets and other public areas shall be serviced by a separate circuit.
(3)
Along park streets and walkways, luminaires shall be provided at maximum intervals of 200 feet, except within 200 feet of intersections of park streets, where the maximum intervals shall be 100 feet.
(4)
Park entrance ways, where the park street connects with the public street, shall have at least two luminaires at the street intersection.
(5)
Auxiliary parking lots shall have one luminaire for each 20 parking spaces, or fraction thereof, which shall be located to distribute the light as evenly as practical.
D.
Other site improvements.
(1)
An enclosure of compatible design and material shall be erected around the entire base of each mobile home. Such enclosure shall provide sufficient ventilation to inhibit decay and deterioration of the structure.
(2)
Anchorage to prevent the movement of the mobile home by natural causes shall be provided for each mobile home. Anchorage may be provided for by eyelets embedded in the concrete platforms with adequate anchorage or hooks, or by other suitable means.
(3)
Each mobile home lot shall be provided with a four-inch concrete slab on a stable surface at least 10 feet by 18 feet in size for use as a terrace and so located so as to be adjoining and parallel to the mobile home and not extend into the front or rear yards.
(a)
In place of a concrete slab, a structurally stable porch may be constructed at the elevation of the entrance way. It must be located so as to be adjoining and parallel to the mobile home and not extended into the front or rear yards. The porch shall be of either metal or pressure treated wood construction at least 10 feet by 18 feet in size.
(4)
Individual tenants at the mobile home park may construct attached enclosures or covered patios to individual mobile homes, provided that such enclosure does not encroach into the front, side, or rear yard areas. Township approval shall be required in each case.
(5)
Provisions shall be made by the park operator to have garbage and waste collected at least once every week. Any refuse disposal site proposed within the mobile home park shall be subject to the approval of the Pennsylvania Department of Environmental Protection.
(6)
There shall be provided in each mobile home park such other improvements as the Township may require whereby such requirements shall at all times be in the best interests of the park residents.
A mobile home park shall have a gross area of at least 40,000 square feet and shall contain no more than six mobile home lots per acre.
A.
Operator shall operate a park in compliance with this chapter and shall provide adequate supervision to maintain park, its facilities and equipment in good repair and in a clean and sanitary condition. Operator shall notify Southampton Township within five days of placement of additional mobile homes and no less than five days prior to the scheduled departure of a mobile home from the park.
B.
Operator shall provide to Southampton Township Supervisors and Health Authority access at reasonable times to the park and facilities to inspect to ensure compliance; and shall maintain a register containing names of all park occupants to be available to any authorized person inspecting park, for health, assessment, taxation and other purposes.
C.
Operator shall notify Department of any suspected communicable or contagious disease within the park.
A.
Whenever the Board determines there are reasonable grounds to believe a violation of any provision of this chapter has occurred, the Board shall give notice of alleged violation to operator. Notice shall:
(1)
Be in writing.
(2)
Include statement of reasons for issuance.
(3)
Allow reasonable time for performance of any act to correct the violation.
(4)
Be served upon owner or his designated agent, or upon any adult in charge of the premises, personally or by certified mail.
(5)
State action required by mobile home park operator to comply with provisions of this chapter.
B.
Upon operator's failure to comply with notice, the Board shall hold a hearing with at least 10 days' written notice to operator. Operator and interested parties shall have an opportunity to be heard and to show why the notice of violation should be modified or withdrawn.
C.
After the hearing, the Board shall make findings as to compliance or noncompliance with this chapter and shall have the power to suspend permit of operator for noncompliance with provisions of this chapter. During suspension no mobile home may be placed, leased, sold or interest transferred in said park without approval of the Board. Penalty provisions for violation of this chapter or regulations may be imposed notwithstanding suspension of permits. Board shall also have the power to modify or withdraw notice.
D.
Proceedings at hearing, including findings and decisions of Board together with a copy of every notice and order related thereto shall be filed as part of the Southampton Township records. Transcript of proceedings need not be transcribed unless judicial review of decision is sought as provided by this section. Any person aggrieved by decision of Board may seek relief therefrom in any court of competent jurisdiction, as provided by laws of the commonwealth.
E.
Whenever Board finds that an emergency exists which requires immediate action to protect public health, it may without notice or hearing issue an order reciting the existence of such an emergency and requiring such action be taken as the Board deems necessary to meet the emergency, including the suspension of permit. Notwithstanding any other provisions of this chapter, such order shall be effective immediately. Any person to whom such an order is directed shall comply therewith immediately, but upon petition to Board shall be afforded a prompt hearing in accordance with § 295-616A, B, C and D.
F.
Reinstatement of suspended permit. A suspended permit shall not be reinstated until operator complies with the order. Reinstatement shall require new application and showing by operator that action has been taken to prevent reoccurrence of conditions resulting in the order.
A.
At the time of filing the preliminary plat and final plat for the development of a tract of land for a mobile home park, the applicant shall be required to pay to the Township fees in accordance with the requirements of Article VIII of this chapter. Fees for renewal application shall be $1 per lot or $15 whichever is greater. Fee for individual mobile home placed in park after approval of original mobile home park application is $5. Fees shall be for cost of inspection and administration.
B.
It shall be incumbent upon the proprietor of a mobile home park to keep a register and to report therein the name of person or head of family occupying each said mobile home, showing date of entry on said land, license number of automobile, serial number, and make and size of trailer, the last permanent address of the person or head of family using said mobile home, and the names of all persons using or living in said mobile home park. Any changes in occupancy shall be reported to the County Tax Assessor's Office within one month.
C.
Said register and mobile home park shall be subject to inspection by the County Tax Assessment Officer upon his request or upon the request of the County Board of Commissioners or upon the written request of the Southampton Township Board of Supervisors.
The application for any modification of requirements shall be in accordance with the requirements of Article IX of this chapter.
The enforcement, penalties, severability and amendments shall be in accordance with the rules and regulations of Article X of this chapter.